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 building will be considered as the portion of the building with the front door. Anything stated "left" or "right" will be as if you were facing the front door.
KC Property Experts inspects the readily accessible, visually observable, installed systems and components of a building. While every effort is made to identify and report all current or potential issues with a building, 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. Typically, these items are considered to be a DIY/HANDYMAN issue.
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 and/or Safety Hazards - Include items or components that were found to have significant defects and or pose an immediate threat to the safety of the occupants or property. These will typically fall into one of the following four categories: and should be addressed immediately by a Qualified Licensed Professional
1. Significant defects. An example of this would be a structural failure like a broken roof rafter
2. Things that may lead to Significant defects, such as a small roof leak.
3. Things that may hinder your ability to finance, legally occupy, or insure the home such as a severely deteriorated foundation.
4. Safety hazards, such as a loose railing on a deck
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.
Any home built prior to 1978 may contain asbestos or lead base paint. 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.
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.
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.
Roof coverings showed moderate damage. Recommend a qualified roofing professional evaluate and repair.
Roof shingles were discolored, which can be caused by moisture, rust or soot. Recommend a qualified roofing contractor evaluate and remedy with a roof cleaning or repair.
Here is a helpful article on common roof stains.
Observed ponding in one or more areas of roof. Ponding can lead to accelerated erosion and deterioration. Recommend a qualified roofing contractor evaluate and repair.
At the time of inspection, one or more areas of the roofs shingles showed signs of granular erosion. This is primarily caused by weather conditions and the natural aging process of the roof. Recommend further evaluation by a qualified roofing contractor.
One or more downspouts drain too close to the foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor adjust downspout extensions to drain at least 4-6 feet from the foundation.
Gutters were damaged.This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor evaluate and repair.
Gutters in certain areas sloped incorrectly. This condition can result in water pooling in the gutters, which will encourage corrosion and shorten gutter lifespan. It can also result in spillage and runoff draining to the foundation. Gutter spillage can result in excessively high moisture levels in soil at the foundation. Excessive moisture levels in soil near the foundation can affect the ability of the soil to support the weight of the structure above. The Inspector recommends repair of the roof drainage system to help protect the home structure and occupants. All work should be performed by a qualified contractor.
Downspouts at the home were connected to (underground) perimeter drains. Any blockage in the perimeter drain pipes may cause roof drainage to be diverted to soil around and beneath the home foundation. In the spring, underground drains may remain frozen after ice in gutters and downspouts has melted, causing roof drainage to overflow the gutters and spill onto soil near the foundation. This condition can result in excessively high moisture levels in soil at the foundation and can cause damage related to soil/foundation movement. Excessive moisture levels in soil near the foundation can effect the ability of the soil to support the weight of the structure above and can cause damage related to soil/foundation movement. The inspector recommends re-routing roof drainage so that it drains into soil away from the foundation
Moderate cracking visible in the chimney cap should be filled with an appropriate sealant to prevent worsening damage caused by moisture in the cracks expanding as it freezes. All work should be performed by a qualified contractor.
Determining the effectiveness of the homes Stucco system is beyond the scope of a general home inspection as general home inspections are visual and non-invasive only. In the inspectors opinion there were a few deficiencies found in the Stucco system and should be evaluated further by a certified Stucco Inspector.
Inadequate clearance between siding and ground. Recommend a minimum ground clearance between bottom of siding and ground of 4". Siding in contact with the ground or soil is a serious concern because that condition can provide direct access for wood destroying insects.
One or more areas of the siding, flashing, and or trim showed signs of past repairs. Recommend monitoring for any future issues.
At the time of inspection, damage was observed at one or more areas of the siding. These areas should be evaluated by a qualified siding contractor for repair or replacement.
Possible water damage to contents, finishes and/or structure.
Possible water damage to contents, finishes and/or finishes.
Trees observed overhanging the roof. This can cause damage to the roof and prevent proper drainage. Recommend a qualified tree service trim to allow for proper drainage.
Grading is flat or sloping towards the structure in some areas. This could lead to water intrusion and foundation issues. Recommend qualified landscaper or foundation contractor regrade so water flows away from building.
Here is a helpful article discussing negative grading.
Wood in direct contact with soil near the home can attract termites and/or other wood destroying insects.
Retaining wall(s) were severely leaning at time of inspection. This is due to the expansion and pressure of soil and possible improper construction. Recommend evaluation and repair by qualified Retaining wall contractor.
Potential safety hazard.
Inspection of home cooling systems typically includes visual examination of readily observable components for adequate condition, and system testing for proper operation using normal controls. Cooling system inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) system contractor. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified HVAC contractor.
A representative sample of the visible heating and cooling distribution components (duct work) were inspected. Full inspection of all duct work is not possible in areas/rooms where there are finished walls, ceilings and floors. Video inspection of duct work is not part of a general home inspection and should be completed if desired by a qualified HVAC contractor who provides such inspections.
The A/C unit was not tested due to low outdoor temperature. Operating the unit when then the temperature has been below 65 degrees Fahrenheit for the previous 24 hours may cause damage the unit. It is recommended that you consult your real estate about getting a cold weather addendum if they have not already done so.
At time of inspection the condenser fins were damaged and bent. This restricts the incoming air and and can damage the compressor. Recommend repair by qualified HVAC contractor.
Air conditioner unit showed normal signs of wear and tear but is near the end of its useful life. Most AC units have a life expectancy of 12-15 years. Recommend monitoring it's effectiveness and replacing in the near future.
R22 free-on is no longer being manufactured. The cost of R22 free-on is rising. When upgrading AC unit to R410-A free-on, the a-coil must be replaced (adding additional cost when replacing the AC unit).
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).
Potential equipment failure and safety hazard.
At time of inspection, the building was occupied and fully furnished. 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 inspection does not include evaluation of structural components hidden behind finishing materials, but is visual and non-invasive only.
Potential for structural damage.
Previous repair have been made to foundation walls. Recommend obtaining a copy of information and repairs made and or warranty from seller if available. Continued monitoring is needed.
Water intrusion was evident on the surface of the floor slab or in the basement/crawlspace. This can compromise the soil's ability to stabilize the structure and could cause damage. Recommend a qualified contractor identify the source of moisture and remedy.
Areas of the roof sagged, indicating sheathing or rafter deficiencies. Recommend a qualified roofing contractor evaluate and repair.
I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding.
The inspector was unable to identify the main water supply shut-off. The Inspector recommends evaluation of the water distribution system and tagging of the main shut-off valve by a qualified plumbing contractor.
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.
Switches are sometimes connected to fixtures that require specialized conditions, such as darkness or movement, to respond. Sometimes they are connected to electrical receptacles (and sometimes only the top or bottom half of an receptacle). Often, outlets are inaccessible due to furniture or other obstructions. This being said, functionality of all switches in the home may not be confirmed by the inspector.