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1234 Main St.
Overland Park, KANSAS 66207
12/15/2019 9:00AM

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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.

Orientation

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.

1 - Inspection Details

General: In Attendance
Inspector(s)
General: Occupancy
Occupied, Vacant
General: Type of Building
Multi-Family
General: Weather Conditions
Clear
General: Utilities
All Utilities On


General: Temperature (approximate)
54 Fahrenheit (F)
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. Also, ideally we would like an indoor/outdoor temperature differential of 20 or more for best results on portions of an Infrared inspection.
General: Detached Garage/Building/Shed/Structure Not Inspected
General: Possible Asbestos and/or Lead Base Paint

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. 

General: Radon Mitigation Installed
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Comment
1.1.1 - General

Radon Mitigation Inoperative

Contractor Qualified Professional

2 - Roof

Inspection Method
Walked the Roof
Coverings: Material
Asphalt, Roll roofing
Coverings: Approximate Age (Visual Only)
5-10 Years
Chimney (Fireplace): Flue inspection disclaimer

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.

Underlayment: Disclaimer- Completely Hidden

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.

$
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Comment
2.1.1 - Coverings

Damaged (General)
Various locations Throughout

Roof coverings showed moderate damage. Recommend a qualified roofing professional evaluate and repair. 

Roof Roofing Professional
$
Credit
Comment
2.1.2 - Coverings

Discoloration
Various locations Throughout

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. 

Roof Roofing Professional
$
Credit
Comment
2.1.3 - Coverings

Ponding
Various locations Throughout

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. 

Roof Roofing Professional
$
Credit
Comment
2.1.4 - Coverings

Granular Erosion
Various locations Throughout

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.

Roof Roofing Professional
$
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Comment
2.1.5 - Coverings

Drain Clogged
Various locations Throughout

Contractor Qualified Professional
$
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Comment
2.3.1 - Roof Drainage Systems

Downspouts Drain Near Structure
Multiple locations

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.

Here is a helpful DIY link .

Tools Handyman/DIY
$
Credit
Comment
2.3.2 - Roof Drainage Systems

Gutter Damaged
Various locations Throughout

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.

Roof Roofing Professional
$
Credit
Comment
2.3.3 - Roof Drainage Systems

Gutter Improperly Sloped
Various locations Throughout

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.

Roof Roofing Professional
$
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Comment
2.3.4 - Roof Drainage Systems

Downspout to Perimeter Drain
Various locations

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

Yard scissors Landscaping Contractor
$
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Comment
2.6.1 - Chimney (Fireplace)

Chimney Cap- Moderate Cracking
Throughout

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.

Fireplace Chimney Repair Contractor

3 - Exterior

Inspection Method
Visual
Siding, Flashing & Trim: Stucco - Further Evaluation

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.

$
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3.1.1 - Siding, Flashing & Trim

Ground Clearance
Various locations

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.

Siding Siding Contractor
$
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Comment
3.1.2 - Siding, Flashing & Trim

Evidence of past repair

One or more areas of the siding, flashing, and or trim showed signs of past repairs. Recommend monitoring for any future issues.

Mag glass Monitor
$
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Comment
3.1.3 - Siding, Flashing & Trim

Siding Damage (General)
Various locations

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.

Siding Siding Contractor
$
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Comment
3.1.4 - Siding, Flashing & Trim

Wood rot
Various locations

Possible water damage to contents, finishes and/or structure.

Contractor Qualified Professional
$
Credit
Comment
3.1.5 - Siding, Flashing & Trim

Damaged/cracked stucco
Multiple locations

Possible water damage to contents, finishes and/or finishes. 

Stucco Stucco Repair Contractor
$
Credit
Comment
3.3.1 - Vegetation and Trees

Tree Overhang
Various locations

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. 

Yard scissors Tree Service
$
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Comment
3.4.1 - Grading and Drainage

Negative Grading
Multiple locations Throughout

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. 

Yard scissors Landscaping Contractor
$
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Comment
3.4.2 - Grading and Drainage

Wood in direct contact with soil

Wood in direct contact with soil near the home can attract termites and/or other wood destroying insects. 

Tools Handyman/DIY
$
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Comment
3.5.1 - Retaining Walls

Retaining Walls Leaning

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.

Contractor Qualified Professional
$
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Comment
3.7.1 - Deck/porch/patio

Disrepair

Potential safety hazard. 

House front 1 Deck Contractor
$
Credit
Comment
3.7.2 - Deck/porch/patio

Settling
Multiple locations

Contractor Qualified Professional
$
Credit
Comment
3.9.1 - Walkways

Disrepair

Contractor Qualified Professional
$
Credit
Comment
3.9.2 - Walkways

Baluster spaces too wide
Multiple locations Throughout

Contractor Qualified Professional
$
Credit
Comment
3.9.3 - Walkways

Loose handrail
Multiple locations Throughout

Contractor Qualified Professional

4 - Cooling

Cooling Equipment: Approximate age in years
8, 9, 2, Various, 23, 25, 16, 1, 7, 3, 6
Cooling Equipment: Size (Tons)
Various
Cooling Equipment: Type of free-on
R-22, R-410A
Cooling Equipment: Average life expectancy is 12-15 years
Normal Operating Controls: Thermostat Location
Hallway
Distribution System: Configuration
Central
Disclaimer

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.

Cooling Equipment: Brand
Goodman, Trane, Rheem, Lennox
Cooling Equipment: Data Plate Photo(s)
Distribution System: Disclaimer

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.

Cooling Equipment: Low Temperature

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. 

$
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Comment
4.1.1 - Cooling Equipment

Insulation Missing or Damaged
Multiple locations Throughout

Missing or damaged insulation on refrigerant line can cause energy loss and condensation.
Fire HVAC Professional
$
Credit
Comment
4.1.2 - Cooling Equipment

Damaged/Bent Condenser Fins
Multiple locations

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.

Fire HVAC Professional
$
Credit
Comment
4.1.3 - Cooling Equipment

Near End of Life
Various locations

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.

Contractor Qualified Professional
$
Credit
Comment
4.1.4 - Cooling Equipment

R22 Free-on obsolete
Various locations

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).

Contractor Qualified Professional
$
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Comment
4.1.5 - Cooling Equipment

Too cold to test 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).

Contractor Qualified Professional
$
Credit
Comment
4.1.6 - Cooling Equipment

Damage

Potential equipment failure and safety hazard. 

Fire HVAC Professional

5 - Structure

Foundation & Basement: Inspection Method
Visual
Foundation & Basement: Material
Concrete
Foundation & Basement: Type
Full Basement
Overhead Floor Structure: Material
Standard wood joists
Wall Structure: Type of framing
Unknown
Roof & Ceiling Structure (attic): Material
Inaccessible
Roof & Ceiling Structure (attic): Inspection Method
No Access
Foundation & Basement: Limited Visibility

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

Foundation & Basement: Finished basement
Overhead Floor Structure: Floor Structure

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.

Wall Structure: Wall Structure

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.

$
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Comment
5.1.1 - Foundation & Basement

Possible Structural Movement

Potential for structural damage. 

House construction Structural Engineer
$
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Comment
5.1.2 - Foundation & Basement

Previous Repair of Foundation

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.

Mag glass Monitor
$
Credit
Comment
5.1.3 - Foundation & Basement

Evidence of Water Intrusion

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. 

Contractor Qualified Professional
$
Credit
Comment
5.1.4 - Foundation & Basement

Minor Crack

Contractor Qualified Professional
$
Credit
Comment
5.1.5 - Foundation & Basement

Possible Mold

Hardhat Mold Inspector
$
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Comment
5.2.1 - Overhead Floor Structure

Water damage and/or possible mold

Contractor Qualified Professional
$
Credit
Comment
5.4.1 - Roof & Ceiling Structure (attic)

Sagging
Various locations Throughout

Areas of the roof sagged, indicating sheathing or rafter deficiencies. Recommend a qualified roofing contractor evaluate and repair.

Roof Roofing Professional

6 - Plumbing

Water Source
Not Determined
Main Water Shut-off Device: Location
Unknown
Water Heater: Approximate age
3, 7, 5, 1, 8, 6
Water Heater: Fuel
Gas
Water Heater: Location
Basement
Water Heater: Tank Capacity
Various, 50, 40, 74
Water Heater: Average life expectancy is 8-12 years.
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Fuel Storage & Distribution Systems: Gas Pipe Type
Black Iron Pipe
Fuel Storage & Distribution Systems: Gas Type
Natural Gas
Water Heater: Manufacturer
Rheem, GE, State, AO Smith

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. 

Here is a nice maintenance guide from Lowe's to help. 

Water Heater: Data Plate Photo(s)
Main Water Shut-off Device: Unable to Identify Main Shut-off

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.

Water Supply, Distribution Systems & Fixtures: Most Not Visible

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.

Fuel Storage & Distribution Systems: Could not verify gas pipe bonding
$
Credit
Comment
6.3.1 - Water Heater

Corrosion

Corrosion was noted at the burn chamber or pipe fittings. Recommend a qualified plumber evaluate for repair/replacement.
Pipes Plumbing Contractor
$
Credit
Comment
6.3.2 - Water Heater

No Expansion Tank
Throughout

No expansion tank was present. Expansion tanks allow for the thermal expansion of water in the pipes. These are required in certain areas for new installs. Recommend a qualified plumber evaluate and install.
Pipes Plumbing Contractor
$
Credit
Comment
6.3.3 - Water Heater

TPR Discharge Pipe Not Present

Contractor Qualified Professional
$
Credit
Comment
6.3.4 - Water Heater

Burner cover missing

Fire/safety hazard. 

Contractor Qualified Professional

7 - Electrical

Service Entrance Conductors: Service/Main Disconnect Location
Inside
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Distribution Panel Capacity
100 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Service Entrance Conductors: Electrical Service Conductors
Overhead
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement
Lighting Fixtures, Switches & Receptacles: Disclaimer- Switches

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.

$
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Comment
7.3.1 - Lighting Fixtures, Switches & Receptacles

Exterior receptacle not covered

Contractor Qualified Professional