Certified Master Inspector, InterNachi Certified...
Thank you for choosing KC Property Experts. Please take the time to read through your report. It is ultimately up to you to interpret its findings and to act accordingly.
For the sake of this inspection the front of the home will be considered as the portion of the home with the front door. Anything stated "left" or "right" will be as if you were facing the front door.
KC Property Experts makes every effort to perform all inspections in substantial compliance with the Standards of Practice of the International Association of Certified Home Inspectors (InterNACHI). NACHI.ORG/SOP. As such, we inspect the readily accessible, visually observable, installed systems and components of a home. While every effort is made to identify and report all current or potential issues with a home, please understand that there are simply areas that cannot be seen- such as within the wall structure, nor can we predict future conditions, or determine if latent or concealed defects are present. An inspector is considered to be a "Generalist" in that the job is to identify and report potential issues rather than diagnose the specific cause or repair items. For this reason, you will find that it is often recommended to seek further evaluation by a qualified professional such as an Electrical, Plumbing, or Roofing contractor. The statements made in this report reflect the conditions as existing at the time of Inspection only and expire at the completion of the inspection. Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection.
This inspection is NOT intended to be considered as a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, REGARDING THE CONDITIONS OF THE PROPERTY, INCLUDING THE ITEMS AND SYSTEMS INSPECTED, AND IT SHOULD NOT BE RELIED ON AS SUCH.
Notice to Third Parties: This report is the property of KC Property Experts and the Client named herein and is non-transferable to any and all third-parties or subsequent buyers. THE INFORMATION IN THIS REPORT SHALL NOT BE RELIED UPON BY ANY ONE OTHER THAN THE CLIENT NAMED HEREIN. This report is governed by an Inspection agreement that contained the scope of the inspection, including limitations and exclusions.
The report includes Informational data on various components of the home, Limitations that affected the ability to inspect certain items/areas, and Recommendations for items that require immediate or future attention.
Observations and Recommendations are organized into three categories.
1) Minor/Maintenance Issues - : Primarily comprised of small cosmetic items and includes items or components that were found to be in need of routine or basic general maintenance to protect the life/functionality of the item or component. Also included in this section are items that were beginning to show signs of wear, but were still functional at the time of inspection.
2) Recommendations - Include items or components that were found to have a deficiency but were still functional at the time of inspection, although this functionality may be impaired or not ideal, repairs are recommended for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect. Items categorized in this manner typically require repairs from a Qualified Licensed Professional and are not considered routine maintenance or DIY repairs.
3) Significant Defects- Include items or components that were found to have significant defects.. These should be addressed immediately by a Qualified Licensed Professional
This is meant to be an Honest, Impartial, Third-Party assessment. Oftentimes, in the mind of a buyer, minor items are given too much weight and significant items are under-appreciated. That being said, I would be more than happy to discuss anything in more detail. Please reach out if you have any questions or need further explanation on anything identified in this report.
The outside temperature will impact various portions of the inspection. If its too cool, we will be unable to fully test the A/C. If too warm, same goes for the furnace.
The Inspection does not cover Radon Testing, Termite Inspection, Sewer Camera Inspection or Mold Inspection. These are ancillary services and must be added on.
If you have not chosen to do a radon test, it is recommended to do so. The EPA sees Radon gas as a possible health risk. There is no way to know what the levels of the building are without a test. Here is a link to the EPAs website regarding Radon for further information https://www.epa.gov/radon.
We highly recommend mold inspections because mold is probably the #1 thing that goes undetected in a real estate transaction. Mold detection requires a totally different area of expertise. The whole building inspector is checking electrical, plumbing, mechanical & such. They are not looking for mold. If they see something that may be mold growth they will mention it but even then they will recommend that you have a professional mold assessor come out. The mold inspector will check the entire building from the basement to the attic strictly looking for mold, then they will bring through the mold detection dog, and walk him through every room in the house. You will get a written report that list all the findings and if there is professional treatment required they will also give you a bid for that so that you can negotiate with the seller.
Sewer camera inspections are always recommended no matter the age of the building during the home inspection period. There is no way to know the condition of the main line from the house to the city sewer connections without it. Many issues can go undetected for long periods of time. Running water during an inspection can not and does not stress the system under its normal use. Sewer line repairs can be very expensive and sewage backups can cause damage to the building and/or its contents, finishes and structure.
Please note that if you have not scheduled a termite inspection that one is recommended. Most lenders require a WDI (Wood Destroying Insect) Inspection be completed, please be sure to check with them before skipping this. Termites and other Wood Destroying Insects will not be inspected for if it has not been added. Wood destroying insects can go undetected for long periods of time and cause significant structural issues which can be very expensive to repair.
If the building has a septic tank or septic system, you will need to contact the local authorities of that property. Typically they will be the ones (or an approved vendor) to inspect it. They may require one be done as part of the real estate transaction process. If one is not completed, they may charge you later and still require a septic inspection to be done. Any issues found at that time would be past the due diligence period, requiring you to pay for any repairs needed. Septic repairs can be very costly.
There may come a time when you discover something wrong with the building, and you may be upset or disappointed with your inspection. There are some things we'd like you to keep in mind.
Intermittent or concealed problems: Some problems can only be discovered by living in a building. They cannot be discovered during the few hours of an inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets are lifted, furniture is moved or finishes are removed.
No clues: These problems may have existed at the time of the inspection, but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.
We always miss some minor things: Some say we are inconsistent because our reports identify some minor problems but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $1000 problems. These are the things that affect people's decisions to purchase.
Contractor's advice: A common source of dissatisfaction with inspectors comes from comments made by contractors. Contractors' opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement, when we said that the roof would last a few more years with some minor repairs.
"Last man in" theory: While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the "last man in" theory. The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether or not the roof leak is his fault. Consequently, he won't want to do a minor repair with high liability, when he could re-roof the entire building for more money and reduce the likelihood of a callback. This is understandable.
Most recent advice is best: There is more to the "last man in" theory. It suggests that it is human nature for owners to believe the last bit of expert advice they receive, even if it is contrary to previous advice. As inspectors, we unfortunately find ourselves in the position of "first man in" and consequently it is our advice that is often disbelieved. Why didn't we see it?: Contractors may say, "I can't believe you had this building inspected, and they didn't find this problem." There are several reasons for these apparent oversights: Conditions during inspection: It is difficult for owners to remember the circumstances in the house at the time of the inspection. Owners seldom remember that it was snowing, there was storage everywhere or that the furnace could not be turned on because the air conditioning was operating, etc. It's impossible for contractors to know what the circumstances were when the inspection was performed.
This wisdom of hindsight: When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2" of water on the floor. Predicting the problem is a different story.
A long look; If we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems, too. Unfortunately, the inspection would take several days and would cost considerably more.
We're generalists: We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do. This is because we are expected to have heating expertise and plumbing expertise, structural expertise, electrical expertise, etc.
An invasive look: Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. An inspection is a visual examination. We don't perform invasive or destructive tests.
Not insurance: In conclusion, an inspection is designed to better your odds. It is not designed to eliminate all risk. For that reason, an inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.
Reprinted from ASHI Reporter, By Permission of Alan Carson, Carson Dunlop & Assoc.
Inspector reserves the right to modify the Property Inspection Report for a period of time that shall not exceed forty eight (48) hours after the Property Inspection Report has first been delivered to Client.
Inspectors are looking for issues or situations where potential issues may arise in a property. Over time the building industry has developed new techniques and technologies to make properties better, safer and to last longer. As inspectors we want to provide you with the best information possible based on the most current understanding and knowledge available.
Issues we call out in this inspection may reflect some of this knowledge. For example...
GFCI outlets did not exist in the 1950s, but we will document their absence during an inspection. GFCI outlets are a safety feature and it is recommended for them to be installed in the proper locations.
Inspections are inherently idealistic and that sometimes causes confusion because there is what is realistic. What we mean by realistic is that not every property is constantly being updated at all times to keep current.
As inspectors it is our goal to provide you with the latest information. We do not distinguish between todays standards versus what was acceptable at the time the building was built . We are happy to discuss issues noted in the report to help shed light on these types of issues or refer you to someone who can.
We highly recommend reviewing the entire report before making any decisions and to do further due diligence (for example... contacting an electrician to discuss cost of installing GFCI outlets) and discussing with your real estate agent and/or trusted person(s).
Any property built prior to 1978 may contain lead base paint and any property may contain material that could contain asbestos. It is recommended that a qualified specialist be contacted to inspect and test for these items. Asbestos and lead base paint inspection services were not included as part of this inspection.
This is a visual only (non destructive) inspection. Issues noted in the report are a sampling of what was observed at the time of inspection. To obtain an exhaustive list of all issues, qualified professionals for each trade in regards to construction, repair, etc will need to be contacted.
This is a limited inspection and not to the full standards of practice. The inspection has been limited to the visible and accessible roofing material, foundation, electric meter can (service box), main breaker panel, main water shut off device, water heater, main sewer stack, furnace, ac unit.
Any home built prior to 1978 may contain lead base paint and any home may contain materials with asbestos. It is recommended that a qualified specialist be contacted to inspect and test for these items. Asbestos and lead base paint inspection services were not included as part of this home inspection.
At time of inspection one or more areas throughout the home were observed to have rodents, rodent feces and/or traps. This is a potential health/safety hazard. Recommend further evaluation by a qualified Pest Control Contractor.
These comments and photos are provided by the inspector as a courtesy and are not apart of the limited scope inspection.
Your job as the owner is to monitor the roof covering because any roof can leak. To monitor a roof that is inaccessible or that cannot be walked on safely, use binoculars. Look for deteriorating or loosening of flashing, signs of damage to the roof covering and debris that can clog valleys and gutters.Roofs are designed to be water-resistant. Roofs are not designed to be waterproof. Eventually, the roof system will leak. No one can predict when, where or how a roof will leak. Every roof should be inspected every year as part of a owner's routine maintenance plan. Catch problems before they become major defects.
Your job is to monitor the flashing around the plumbing vent pipes that pass through the roof surface. Sometimes they deteriorate and cause a roof leak. Be sure that the plumbing vent pipes do not get covered, either by debris, a toy, or snow.
Your job is to monitor the flashing around the flue gas vent pipes that pass through the roof surface. Sometimes they deteriorate and cause a roof leak.
Your job is to monitor the gutters and be sure that they function during and after a rainstorm. Look for loose parts, sagging gutter ends, and water leaks. The rain water should be diverted far away from the foundation.
The roof inspection portion of the General Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor. Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General Inspection does not include confirmation of proper installation. Inspectors are trained to identify common deficiencies and to recognize conditions that require evaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary.
Accurate inspection of the chimney flue lies beyond the scope of the General Home Inspection. Although the Inspector may make comments on the condition of the portion of the flue readily visible from the roof, a full, accurate evaluation of the flue condition would require the services of a specialist. Because the accumulation of flammable materials in the flue as a natural result of the wood-burning process is a potential fire hazard, the inspector recommends that before the expiration of your Inspection Objection Deadline you have the flue inspected by a specialist.
Flashing is a general term used to describe sheet metal fabricated into shapes and used to protect areas of the roof from moisture intrusion. Inspection typically includes inspection for condition and proper installation of flashing in the following locations: - roof penetrations such as vents, electrical masts, chimneys, mechanical equipment, patio cover attachment points, and around skylights; - junctions at which roofs meet walls; - roof edges; - areas at which roofs change slope; - areas at which roof-covering materials change; and - areas at which different roof planes meet (such as valleys).
This is a visual-only inspection of the roof-covering materials. It does not include an inspection of the entire system. There are components of the roof that are not visible or accessible at all, including the underlayment, decking, fastening, flashing, age, shingle quality, manufacturer installation recommendations, etc.
Attic ventilation disclaimer
The Inspector disclaims confirmation of adequate attic ventilation year-round performance, but will comment on the apparent adequacy of the system as experienced by the inspector on the day of the inspection. Attic ventilation is not an exact science and a standard ventilation approach that works well in one type of climate zone may not work well in another. The performance of a standard attic ventilation design system can vary even with different homesite locations and conditions or weather conditions within a single climate zone.
The typical approach is to thermally isolate the attic space from the living space by installing some type of thermal insulation on the attic floor. Heat that is radiated into the attic from sunlight shining on the roof is then removed using devices that allow natural air movement to carry hot air to the home exterior. This reduces summer cooling costs and increases comfort levels, and can help prevent roof problems that can develop during the winter such as the forming of ice dams along the roof eves.
Natural air movement is introduced by providing air intake vents low in the attic space and exhaust vents high in the attic space. Thermal buoyancy (the tendency of hot air to rise) causes cool air to flow into the attic to replace hot air flowing out the exhaust vents. Conditions that block ventilation devices, or systems and devices that are poorly designed or installed can reduce the system performance.
The underlayment was hidden beneath the roof-covering material. It was not inspected and the Inspector disclaims responsibility for evaluating its condition or confirming its presence.
Potential fire hazard
One of the most common problems in a house is a wet basement, crawlspace or foundation. You should monitor the walls and floors for signs of water penetration, such as dampness, water stains, peeling paint, efflorescence, and rust on exposed metal parts. In a finished basement, look for rotted or warped wood paneling and doors, loose floor tiles, and mildew stains. It may come through the walls or cracks in the floor, or from backed-up floor drains, leaky plumbing lines, or a clogged air-conditioner condensate line.
At time of inspection, the foundation material had a finish coating applied to the surface. The condition of the foundation/basement structure was not able to be fully inspected.
The overall floor structure of the home can only be seen and evaluated if the structure is visible. ex; unfinished basement ceiling. The general home inspection does not include evaluation of structural components hidden behind finishing materials, but is visual and non-invasive only.
The exterior wall structure was not visible to inspect. The general home inspection does not include evaluation of structural components hidden behind finishing materials, but is visual and non-invasive only.
Water intrusion was evident on the surface of the floor slab or in the basement/crawlspace. Recommend a qualified contractor identify the source of moisture and remedy.
Possible structural movement.
Recommend further evaluation by structural engineer.
Potential structural damage to property.
Observed signs of possible mold growth in one or more areas in the flooring structure. Recommend identifying source or moisture intrusion and consulting qualified mold specialist.
Possible structural movement and or damage.
Possible structural movement and or damage.
Potential safety hazard.
Home branch circuit wiring consists of wiring distributing electricity to devices such as switches, receptacles, and appliances. Most conductors are hidden behind floor, wall and ceiling coverings and cannot be evaluated by the inspector. The Inspector does not remove cover plates and inspection of branch wiring is limited to proper response to testing of switches and a representative number of electrical receptacles.
Double-Tapping/Lugging is when there are two or more conductors terminating under one screw/lug that was only meant for one conductor. This can lead to arcing and overheating of the conductors.
Possible electric shock / fire hazard.
Operating the AC unit when then the temperature has been below 65 degrees Fahrenheit for the previous 24 hours may cause damage the unit and the unit will not be tested (unless the AC unit was already being used upon arrival of the inspection). If the previously mentioned stated conditions existed during the inspection, it is recommended that you consult your real estate about getting a cold weather addendum if they have not already done so.
This is a visual only inspection of the furnace and other combustible gas components in the home. For further evaluation on carbon monoxide levels it is recommended to consult a qualified professional for further testing and evaluation.
Air conditioning units are not operated if the outdoor temperature has been below 65F in the previous 24 hours prior to inspection. A cold weather addendum is recommended (consult real estate agent about cold weather addendum).
Recommended to have breaker turned to on position and confirmation unit is working properly.
Ideal water temperature should be set between 120-130F.
This was an electric water heater. This type of water heater uses electric elements to heat water in the tank. These elements can often be replaced when they burn out. With heaters having two heating elements, the lower element usually burns out first. Heating elements should be replaced only by qualified plumbing contractors or HVAC technicians.
Back Flow prevention devices are not inspected or located during an inspection. If you wish to verify a back flow prevention is in place and/or operating correctly it is recommended to consult a qualified plumber for further evaluation.
Most water distribution pipes were not visible due to wall, floor and ceiling coverings. The Inspector disclaims responsibility for inspection of pipes not directly visible.
The burn chamber of the water heater was sealed and the inspector was unable to evaluate its condition.
Most drain, waste and vent pipes were not visible due to wall, ceiling and floor coverings.
Recommended to purchase main water line insurance.
This water heater was actively leaking at the time of the inspection and should be shut off, drained immediately and an evaluation and any necessary work be performed by a qualified HVAC or plumbing contractor.
Sewer camera inspections are always recommended no matter the age of the home during the home inspection period. There is no way to know the condition of the main line from the house to the city sewer connections without it. Many issues can go undetected for long periods of time. Running water during a home inspection can not and does not stress the system under its normal use. Sewer line repairs can be very expensive and sewage backups can cause damage to the home and/or its contents, finishes and structure.
A sewer inpection does not examine every drain line in your home. It looks at the condition of your main sewer pipe running typically from the stack to the city service, or as close to it as possible. Smaller branch lines are not camera inspected. These include kitchen, laundry, bathroom sink, floor drains, showers and tubs. A sewer inspection is meant to give you information about the current condition of the main line and whether the line has issues that need addressing immediately or in the near future. It is not always possible to examine every bit of the main line, but we'll try to visually inspect, within reason, as much as we can, providing you with pertinent information about problems that are seen.
What is sewer line insurance and where do I get it?
Sewer line insurance is coverage that has the potential to be very beneficial under the right circumstances. This type of coverage is offered by several companies. The companies we hear about most often are: HomeServe and Service Line Warranties Of America. Your local municipality may also offer sewer line insurance. PLEASE NOTE that this type of coverage typically only covers you in the event of a catastrophic failure of your sewer line outside the foundation of your home. Please read the policies carefully before deciding. We typically recommend this coverage if the sewer line is made of clay tile pipe. This type of pipe is prone to cracking and collapsing. We also recommend checking out your homeowners coverage. Some companies are beginning to offer sewer line policies.
Prior to PVC pipe was clay tile pipe. This material has the most problems and here is where tree roots enter the picture. Clay tile pipe is built in sections just a few feet long. There is a bell with a gasket on one end and the next section of pipe slides into the bell forming what was supposed to be a water tight seal. Over time the seal can fail and the smallest of roots start penetrating the line seeking an unlimited supply of water. If not regularly managed, the roots get thicker and thicker and can eventually close off the joint or multiple joints creating a blockage that now requires cleaning/removal. There are a couple of methods to deal with this.
As long as the sewer line is in decent condition structurally then the tree roots can typically be controlled as long as they haven't presently taken over the line. This is accomplished by cleaning with either cable and blade or hydro jetting or in some cases, both processes. Hydro jetting uses water at high pressure to clean the pipe. This process is effective for clearing buildup and debris.
Additional sewer line root control may require a chemical to provide a better result. Foaming tree root killer such as RootX can be put into the line periodically to inhibit root intrusion. This, in conjunciton with cable and blade or hyro jetting, can be very effective in adding years to your sewer line's life.
What is a sag/belly in my sewer line and why does it matter?
Simply put, it is a low spot in the line creating negative pitch. That means waste and water are forced to go uphill. A sag/belly can be mild (causing no issues),to severe (causing plenty of issues). Essentially, it is a stretch of sewer line that holds water and waste all the time. Problems depend on severity which also determine corrective measures. Just because a sag/belly is seen doesn't necessarily mean digging up the line is warranted.
Inspection findings warranty
We warranty our findings for a period of 90 days from the date of inspection given all recommendations provided by us were completed and documentation is given. Our liability will be limited to the correction of something omitted or an error on our part. Any claim beyond this scope is not covered and is the responsibilty of the homeowner. Receiving this by any means including digitally constitutes your understanding and acceptance of our warranty.
I was unable to reach the city sewer main pipe. This is a limitation and the condition of the line from the stoppage point to the city main is unknown.
It is recommended to have the pipe cleaned and reinspected by a qualified plumber.
We strongly advise against the use of flushable wipes and feminine hygiene products from being flushed. Nothing but toilet paper should be flushed down the line. Before finishing the basement it is recommended to have the pipe replaced. The pipe will continue to corrode eventually needing replacement. It is unknow when this will be.
We strongly advise against the use of flushable wipes and feminine hygiene products from being flushed. Nothing but toilet paper should be flushed down the line.
The pipe will continue to move/shift eventually needing replacement/repair. It is unknow when this will be.