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1234 Main St.
Alexander City, AL 35010
02/18/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
12
Upgrade/maintenance item
6
Moderate items

Thank you for choosing Lake Martin Inspections, LLC to perform your home inspection!

The inspection itself and the inspection report comply with the requirements of the Standards of Practice of the State of Alabama as well as the International Association of Certified Home Inspectors (InterNACHI). These Standards of Practice define the scope of a home inspection.  Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourage you to read the Standards of Practice so that you clearly understand what things are included in the home inspection and report.  We have attached them to this report and linked them in your inspection agreement for your convenience.

This Inspection Report is based on a visual, non-invasive, snapshot-in-time inspection of readily accessible installed systems and components, for a fee, and designed to identify defects within specific systems and components defined by these Standards of Practice that are both observed and deemed material by the inspector.  While every effort is made to identify and report all current or potential issues, please understand that there are simply areas that are not visible or accessible such as within the wall structure or slab, hidden components of appliances, areas blocked by personal property/storage, etc.  

The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed and deemed material on the date of the inspection.  Home inspectors cannot predict future conditions, and as such, we cannot be responsible for things that are concealed or occur after the inspection.  

A material defect is a specific issue with a system or component that may have a significant, adverse impact on the value of the property, that is not in normal working order, and/or that poses an unreasonable risk to people.  The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect.

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 of repair items or the method or materials for repair.  For this reason, you will find that it is sometimes recommended to seek further evaluation by a qualified professional.  

The General Home Inspection is not a building code-compliance inspection, but a visual inspection for safety and system defects. The Inspection Report may comment on and identify as problems systems, components and/or conditions which may violate building codes, but although safety defects and building code violation may coincide at the time of inspection, confirmation of compliance with any building code or identification of any building code or identification of any building code violation is not the goal of this Inspection Report and lies beyond the scope of the General Home Inspection. If you wish to ascertain the degree to which the home complies with any applicable building codes, you should schedule a building code-compliance inspection.

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.

Photographs and/or videos have been included to help you to understand what was observed during the inspection. Neither the report nor the photos are to be used separately. When describing defects, photos are intended to show an example of a defect, but may not show every occurrence of the defect. When correcting these problems, you Page 3 of 48 SAMPLE STREET, ANYWHERE, AL 35010 should have a qualified specialist carefully check for all similar occurrences. Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.

Recommendations are organized into three categories by level of severity: 

1) Upgrades and/or Minor Maintenance RecommendationsThese recommendations are more informational in nature and represent more of a future to-do list rather than something you might use as a negotiation or seller-repair item.  A Summary Report can be created should you choose to view a report without these minor items.

2) Moderate RecommendationsMost items typically fall into this category.  These recommendations may require a qualified contractor to evaluate further and repair or replace, but the cost is somewhat reasonable.  These recommendations may also include maintenance items that if left unattended will result in 

3) Significant and/or Safety Concerns - This category is composed of immediate safety concerns and/or items that could represent a significant expense to repair/replace.  

The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not be responsible to any parties for the contents of the report, other than the party named herein .  The report is copyrighted and may not be used in whole or in part without our express written permission.

This is meant to be an Honest, Impartial, Third-Party assessment. I am 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

Home Faces:
West
Type of Building
Single Family
Inspection Type
General Home Inspection
Inspection Start Time
09:00 AM
Inspection End Time
12:30 PM
Occupancy
Occupied, Furnished
Approximate Age
6 Years Old
In Attendance
Home Owner
Utilities On
Electrical, Water
Weather Conditions
Clear
Relative Humidity (Outside)
75 %
Rain in the last 3 days:
Unknown
General Recommendations: Home Set-Up and Maintenance
Exterior Photos
Interior Photos
Temperature (approximate)
80 Fahrenheit

The outside temperature will impact various portions of the inspection. If its too cool, we will be unable to fully test the A/C.

$
Credit
Comment
1.1.1 - General Recommendations

Obtain Information

We recommend obtaining from the Owner (and Public Records) all available Information, User's Guides/Owner's Manuals, Receipts, Warranties, Permits, Insurance Claims, and Warranty Transferability & Fees regarding the Repairs, Upgrades, and Components of the Home & Lot.

2 - Site

IN NI NP R
2.1 Driveways X
2.2 Walkways X
2.3 Vegetation, Grading, Drainage & Retaining Walls X
Driveways: Driveway Discription
Concrete
Walkways: Walkway Discription
Concrete
Vegetation, Grading, Drainage & Retaining Walls: Site Drainage
Sloped Away From Structure
Vegetation, Grading, Drainage & Retaining Walls: Vegetation
Generally Maintained
Vegetation, Grading, Drainage & Retaining Walls: Retaining Wall Material
N/A
Site Photos
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

3 - Exterior

IN NI NP R
3.1 Siding, Flashing & Trim X X
3.2 Eaves, Soffits & Fascia X
3.3 Exterior Doors X X
3.4 Window Exteriors X
3.5 Patios X
3.6 Decks, Balconies, Appurtenances X
Siding, Flashing & Trim: Siding Style
Board and Batten, Clapboard, Stone Veneer
Siding, Flashing & Trim: Siding Material
Stone Veneer, Fiber Cement
Siding, Flashing & Trim: Exterior Trim Material
Fiber Cement
Eaves, Soffits & Fascia: Materials
Vinyl, Aluminum
Exterior Doors: Exterior Entry Door- Front
Wood
Exterior Doors: Exterior Entry Door- Rear
Metal Clad
Exterior Doors: Exterior Entry Door- Garage (Man Door)
Wood
Window Exteriors: Window Material
Vinyl
Patios: Patio Description
Concrete
Patios: Stoop/Porch
Concrete
Decks, Balconies, Appurtenances: Appurtenances
Deck
Decks, Balconies, Appurtenances: Material
Wood
Inspection Method
Visual

Inspection of the home exterior typically includes: exterior wall covering materials, window and door exteriors, adequate surface drainage, driveway and walkways, window wells, exterior electrical components, exterior plumbing components, potential tree problems, and retaining wall conditions that may affect the home structure. 

Note: The General Home Inspection does not include inspection of detached structures, landscaping, landscape irrigation and drainage systems, fencing, ponds, fountains, decorative items, well & septic systems, or swimming pools/spas unless pre-arranged as ancillary inspections.

Comment on any nearby water courses is not within the scope of our inspection. The owner/occupant may have information regarding the volume of water during adverse weather and if there has been flooding or erosion in the past.

Environmental issues are outside the scope of a home inspection.  This includes issues such as mold, lead-based paint, radon, asbestos, meth, rot, pests, and wood-destroying organisms. 

Eaves, Soffits & Fascia: Eaves, Soffits and Fascia
The eaves are the edges of the roof which overhang the face of a wall and, normally, project beyond the side of a building. The eaves form an overhang to throw water clear of the walls.  The Soffit is the underside of the eave whereas the Fascia is the outward-facing vertical portion.

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Parge Coat Cracks

Visible cracks in the masonry parge coat were observed. While parge coat cracking is typically a cosmetic concern, the inspector is unable to observe the masonry behind the parge coat. These areas should be monitored for movement. 

Mag glass Monitor
$
Credit
Comment
3.3.1 - Exterior Doors

Sweep damaged
Front Door

At the time of the inspection, the sweep at an exterior door was damaged or deteriorated and should be replaced to help prevent air/heat leakage which will increase heating/cooling costs and reduce home comfort. Sweeps are gaskets which seal the area between the bottom of a door and the threshold.

Contractor Qualified Professional
$
Credit
Comment
3.3.2 - Exterior Doors

Light Visible
Front Door , Garage

Light visible at the exterior doors indicate improper seal at the weather-stripping. More weather-stripping may need to be installed to help prevent air/heat leakage which will increase heating/cooling costs and reduce home comfort.

Tools Handyman/DIY
$
Credit
Comment
3.3.3 - Exterior Doors

Door Damage
Front Door

The door was damaged at the lower floor lock.

Contractor Qualified Professional
$
Credit
Comment
3.6.1 - Decks, Balconies, Appurtenances

Loose/Missing Spindles

Contractor Qualified Professional
$
Credit
Comment
3.6.2 - Decks, Balconies, Appurtenances

Gate Latch Inoperable

The gate latch was inoperable.  

Tools Handyman/DIY
$
Credit
Comment
3.6.3 - Decks, Balconies, Appurtenances

Gate Needs Adjustment

The gate needs adjustment to close and latch properly.  

Tools Handyman/DIY

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP R
4.1 Foundation X
4.2 Basements & Crawl Space X
4.3 Floor Structure X
4.4 Vapor Retarders (Crawlspace or Basement) X
Inspection Method
Attic Access, Crawlspace Access, Visual
Foundation: Material
Masonry Block
Foundation: Foundation Type
Crawlspace
Basements & Crawl Space: Basement/Crawlspace Floor
Dirt
Basements & Crawl Space: Visible Plumbing Distribution Pipes
PEX
Floor Structure: Material
Wood Floor Joist
Floor Structure: Sub-floor
OSB
Vapor Retarders (Crawlspace or Basement): Encapsulated Crawlspace

The crawlspace was fully encapsulated and a dehumidifier was used to control the humidity in the crawlspace. I designed correctly this can provide a dryer and healthier environment within the home. 

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

5 - Roof

IN NI NP R
5.1 Coverings X
5.2 Underlayment X
5.3 Roof Drainage Systems X X
5.4 Flashings X
Inspection Method
Ladder, Ground
Roof Age
Unknown
Roof Age Determined By
Not Determined
Coverings: Material
Asphalt, Architectural/Dimensional
Underlayment: Underlayment Material
Present- Specific Type Unknown
Roof Drainage Systems: Gutter Material
Aluminum
Roof Drainage Systems: Gutter Discharge
Near Foundation
Flashings: Material
Metal
Roof Type/Style
Gable
General Introduction

The roof inspection portion of the General Home 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 Home Inspection does not include confirmation of proper installation. Home 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.

Flashings: General Flashing Description

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).

Underlayment: Underlayment Disclaimer

The underlayment was hidden beneath the roof-covering material.  Some edges may have been visible.  It was not fully inspected, and the Inspector disclaims responsibility for evaluating its condition or confirming its presence. 

I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
5.3.1 - Roof Drainage Systems

Downspouts Drain Near House

One or more downspouts drain too close to the home's foundation. Adjust downspout extensions to drain at least 4-6 feet from the foundation.

6 - Attic, Insulation & Ventilation

IN NI NP R
6.1 Roof Structure & Attic X
6.2 Attic Access/Pull Down Attic Ladder X
6.3 Attic Insulation X
6.4 Attic Ventilation X
6.5 Ceiling Structure X
6.6 Exhaust Systems X X
Insulation
Loose Fill Fiberglass
Roof Structure & Attic: Material
2" by 6" Rafters/Roof Joists
Attic Access/Pull Down Attic Ladder: Location
Bedroom Closet
Attic Insulation: Insulation Type
Blown, Fiberglass
Attic Ventilation: Ventilation Type
Gable Vents, Ridge Vents, Soffit Vents
Ceiling Structure: Ceiling Structure
Ceiling Joists
Ceiling Structure: Ceiling Material
Drywall
Exhaust Systems: Bathroom Exhaust Present
Fan Only, Discharges to Exterior
Attic Photos
Attic Ventilation: Attic Ventilation Disclaimer

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.

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
6.6.1 - Exhaust Systems

Vent Duct Damage
Attic

The vent duct was damaged.  

Tools Handyman/DIY

7 - Electrical

IN NI NP R
7.1 Service Entrance Conductors X
7.2 Service Panel & Grounding, Main Overcurrent Device X
7.3 Sub Panel X
7.4 Branch Wiring X
7.5 Lighting Fixtures, Switches & Receptacles X X
7.6 GFCI & AFCI X
7.7 Smoke Detectors X
7.8 Door Bell X
Service Entrance Conductors: Location
Left Side
Service Entrance Conductors: Electrical Service Conductors
Below Ground, 240 Volts
Service Panel & Grounding, Main Overcurrent Device: Service Line Material
Stranded Aluminum
Service Panel & Grounding, Main Overcurrent Device: Main Panel Location
Left Exterior
Service Panel & Grounding, Main Overcurrent Device: Panel Manufacturer
Siemens
Service Panel & Grounding, Main Overcurrent Device: Panel Type
Type 3R Enclosure
Service Panel & Grounding, Main Overcurrent Device: Panel Service Size
200 Amps
Service Panel & Grounding, Main Overcurrent Device: Main Disconnect/Service Box Rating
200 Amps
Service Panel & Grounding, Main Overcurrent Device: Service Grounding
Ground Connection Not Visible
Service Panel & Grounding, Main Overcurrent Device: Overcurrent Protection
Circuit Breaker
Service Panel & Grounding, Main Overcurrent Device: Branch Wiring
Non-Metallic Shielded Copper, Stranded Aluminum
Service Panel & Grounding, Main Overcurrent Device: Service Rating
200 amp
Sub Panel: Sub Panel Location
Laundry
Sub Panel: Panel Manufacturer
Siemens
Sub Panel: Panel Type
Type 1 Enclosure
Sub Panel: Panel Service Size
125 Amps
Sub Panel: Overcurrent Protection
Circuit Breaker
Sub Panel: Branch Wiring
Non-Metallic Shielded Copper
Branch Wiring : Branch Wire Material
Copper
Branch Wiring : Wiring Method
Romex
GFCI & AFCI: GFCI Location
Kitchen, Exterior, Laundry Room, Garage
GFCI & AFCI: GFCI Reset Location
At the Receptacle
Smoke Detectors: Location of Smoke Detectors
Hallways, Bedrooms
GFCI & AFCI: AFCI Protection Installed

Arc-fault circuit interrupter (AFCI) protection was installed to protect electrical circuits in bedrooms.

Branch Wiring : Branch Circuit Limitation

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.

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.

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
7.5.1 - Lighting Fixtures, Switches & Receptacles

Light Fixture Globe Missing
Laundry

One or more light fixtures were missing the globe or covers. 

Wrench DIY

8 - Garage

IN NI NP R
8.1 Ceiling X
8.2 Floor X
8.3 Garage Door X
8.4 Garage Door Opener X
8.5 Occupant Door (From garage to inside of home) X
Size/Type
2-Car
Ceiling: Ceiling Covering
Drywall

 

Floor: Floor Material
Concrete
Garage Door: Material
Metal
Garage Door: Type
Sectional
Garage Door Opener: Brand
Overhead Door
Occupant Door (From garage to inside of home): Door Material
Wood

M

Occupant Door (From garage to inside of home): Door Type
Hinged
Garage Introduction

Inspection of the garage typically includes examination of the following:

- general structure

- floor, wall and ceiling surfaces

- operation of all accessible conventional doors and door hardware

- overhead door condition and operation including manual and automatic safety component operation and switch placement

- proper electrical condition including Ground Fault Circuit Interrupter (GFCI) protection

- interior and exterior lighting

- stairs and stairways

- proper firewall separation from living space

- proper floor drainage

Garage Door: Overhead Door Introduction

Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components:

- door condition

- mounting brackets

- automatic opener

- automatic reverse

- photo sensor

- switch placement

- track & rollers

- manual disconnect

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

9 - HVAC

IN NI NP R
9.1 Cooling X
9.2 Heating Equipment X
9.3 Distribution Systems & Filters X
9.4 NG/LP Firelogs & Fireplaces X
Service Area
Main Floor
Thermostat Type
Digital, Programmable, WiFi

Click here to see: Benefits of Setback Thermostats

Thermostat Brand & Location
Nest
Cooling: Brand
Rheem
Cooling: Energy Source/Type
Electric, Heat Pump
Cooling: Unit Disconnect
Beside Unit
Cooling: Condenser Model Number
13PJL42A01
Cooling: Condenser Serial Number
7691W141315225
Cooling: Age
6

Typical Life Expectancy: 12-15 Years

Cooling: Cooling Capacity/Tonage
3.5 Tons
Cooling: Evaporator Unit Location
Crawlspace
Cooling: Evaporator Model Number
RHSL-HM4221JA
Cooling: Evaporator Serial Number
W141321720
Cooling: Condensate Overflow Switch
On Condensate Pipe
Cooling: Condensate Overflow Drain Location
None
Cooling: Return Temperature
72
Cooling: Temperature Differential
18
Heating Equipment: Brand
Rheem
Heating Equipment: Model Number
RHSL-HM4221JA
Heating Equipment: Serial Number
W141321720
Heating Equipment: Energy Source
Electric
Heating Equipment: Unit Disconnect
Beside Unit
Heating Equipment: Heat Type
Forced Air, Heat Pump
Heating Equipment: Efficiency
High
Heating Equipment: Temperature Output
100
Distribution Systems & Filters: Ductwork
Insulated, Flex Duct
Distribution Systems & Filters: HVAC Filter Location
Living Room
Distribution Systems & Filters: HVAC Filter Size
20 x 30
NG/LP Firelogs & Fireplaces: Fuel & Style
Propane
NG/LP Firelogs & Fireplaces: Combustion Source
Interior
Cooling: Data Plate Photo(s)
Heating Equipment: Data Plate Photo(s)
NG/LP Firelogs & Fireplaces: No Propane Supply

Propane fireplace was not ignited due to an apparent lack of propane. 

Disclaimer

Inspection of HVAC systems is limited to basic evaluation based on visual examination and operation using normal controls. 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 heating, ventilating, and air-conditioning (HVAC) contractor.

Inspection of HVAC systems typically includes:

- system operation: confirmation of adequate response to the thermostat

- proper location

- proper system configuration

- component condition

- exterior cabinet condition

- fuel supply configuration and condition

- combustion exhaust venting

- air distribution components

- proper condensation discharge


Split System

The air conditioning system was a split system in which the cabinet housing the compressor, cooling fan and condensing coils was located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinet was located at the home's exterior so that the heat collected inside the home could be released to the outside air. Evaporator coils designed to collect heat from the home interior were located inside a duct at the furnace and were not directly visible.

Cooling: Refrigerant Type
R-410A

The EPA is phasing out R22 refrigerant and it  will be more costly to replace than the newer R410A refrigerant. Any air conditioners installed before 2010 likely have R22. Click the link below to read further on R22 refrigerant. 

R22 Refrigerant

Cooling: Supply Temperature Range
54

The air conditioning equipment was not tested due to low outdoor temperature. Air conditioning equipment should not be operated when outdoor temperatures are below 65 degrees within the past or future 24 hours.

Heating Equipment: Age
6

Typical Life Expectancy:

Conventional/Mid Efficiency:  18-25 Years

High Efficiency:  10-15 Years

Heat

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

Cooling

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

10 - HVAC 2

IN NI NP R
10.1 Cooling X
10.2 Heating Equipment X
10.3 Distribution Systems & Filters X
Service Area
Upstairs
Thermostat Type
Digital, Programmable, WiFi
Thermostat Brand & Location
Nest
Cooling: Brand
Rheem
Cooling: Energy Source/Type
Electric, Heat Pump
Cooling: Unit Disconnect
Beside Unit
Cooling: Condenser Model Number
13PJL18A01
Cooling: Condenser Serial Number
7687W181310199
Cooling: Age
6

Typical Life Expectancy: 12-15 Years

Cooling: Cooling Capacity/Tonage
1.5 Tons
Cooling: Refrigerant Type
R-410A
Cooling: Evaporator Unit Location
Attic
Cooling: Evaporator Model Number
RHSL-HM1817JA
Cooling: Evaporator Serial Number
W101325474
Cooling: Condensate Overflow Switch
On Condensate Pipe
Cooling: Condensate Overflow Drain Location
None
Cooling: Supply Temperature Range
55
Cooling: Return Temperature
71
Cooling: Temperature Differential
16
Heating Equipment: Brand
Rheem
Heating Equipment: Model Number
RHSL-HM1817JA
Heating Equipment: Serial Number
W101325474
Heating Equipment: Energy Source
Electric
Heating Equipment: Unit Disconnect
Beside Unit
Heating Equipment: Heat Type
Forced Air, Heat Pump
Heating Equipment: Efficiency
High
Heating Equipment: Temperature Output
105
Distribution Systems & Filters: Ductwork
Insulated, Flex Duct
Distribution Systems & Filters: HVAC Filter Location
Hallway
Distribution Systems & Filters: HVAC Filter Size
20 x 25
Cooling: Data Plate Photo(s)
Heating Equipment: Data Plate Photo(s)
Disclaimer

Inspection of HVAC systems is limited to basic evaluation based on visual examination and operation using normal controls. 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 heating, ventilating, and air-conditioning (HVAC) contractor.

Inspection of HVAC systems typically includes:

- system operation: confirmation of adequate response to the thermostat

- proper location

- proper system configuration

- component condition

- exterior cabinet condition

- fuel supply configuration and condition

- combustion exhaust venting

- air distribution components

- proper condensation discharge


Split System

The air conditioning system was a split system in which the cabinet housing the compressor, cooling fan and condensing coils was located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinet was located at the home's exterior so that the heat collected inside the home could be released to the outside air. Evaporator coils designed to collect heat from the home interior were located inside a duct at the furnace and were not directly visible.

Heating Equipment: Age
6

Typical Life Expectancy:

Conventional/Mid Efficiency:  18-25 Years

High Efficiency:  10-15 Years

Heat

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

Cooling

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

11 - Plumbing

IN NI NP R
11.1 Main Water Shut-off Device X
11.2 Fixtures, Water Supply, & Distribution Systems X X
11.3 Sewage & Drain, Waste, & Vent (DWV) Systems X X
11.4 Water Heater X
11.5 Fuel Storage & Distribution Systems X
Water Source
Public
Filters
None
Water Flow and Pressure
90 psi
Main Water Shut-off Device: Location
At Meter
Fixtures, Water Supply, & Distribution Systems: Water Supply Type
Public
Fixtures, Water Supply, & Distribution Systems: Water Supply Material
PVC
Fixtures, Water Supply, & Distribution Systems: Distribution Material
Pex
Sewage & Drain, Waste, & Vent (DWV) Systems: Drain Size
1 1/2", 2", 3”
Sewage & Drain, Waste, & Vent (DWV) Systems: Material
PVC
Sewage & Drain, Waste, & Vent (DWV) Systems: Sewage System Type
Septic
Sewage & Drain, Waste, & Vent (DWV) Systems: Plumbing Clean-Out Location
Crawlspace
Water Heater: Power Source/Type
Electric
Water Heater: Water Heater Disconnect Location
Beside Water Heater
Water Heater: Model Number
Covered by Insulation
Water Heater: Serial Number
Covered by Insulation
Water Heater: Age
Unknown

Typical Life Expectancy:

Conventional:  8 to 12 Years

Tankless:  20 Years

Water Heater: Capacity
Unable to Determine
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
At Tank
Fuel Storage & Distribution Systems: CSST Gas Distribution Piping
Yellow
General

Inspection of the plumbing system typically includes visual examination of:

- water supply pipes

- drain, waste and vent (DWV) system

- water heater (type, condition and operation)

- sewage disposal system (designation as public or private)

- gas system

- sump pump (confirmation of installation/operation)

Main Water Shut-off Device: Water Meter

We checked the main water meter for evidence of hidden leaks and found none.

Water Heater: Brand & Location
Bradford & White

Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 


Fixtures, Water Supply, & Distribution Systems: 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.

Sewage & Drain, Waste, & Vent (DWV) Systems: Most DWV Pipes Not Visible

Most drain, waste and vent pipes were not visible due to wall, ceiling and floor coverings.

Sewage & Drain, Waste, & Vent (DWV) Systems: Septic System

The home had a private onsite wastewater sewage treatment (septic) system that typically consists of a tank, leach field, and related components. Inspection of this system lies beyond the scope of the General Home Inspection and the Inspector did not inspect it. These systems can be extremely expensive to replace, and the Inspector recommends that before the expiration of your Inspection Objection Deadline, you have the system inspected by a qualified contractor. Inspector did observe an unplugged power cord at the septic alarm. The alarm tone did not sound when tested. The septic alarm also had a steady red light illuminated. 

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
11.2.1 - Fixtures, Water Supply, & Distribution Systems

Toilet Loose
Half Bathroom

The toilet was loose at the floor at the time of the inspection. The should be corrected to prevent damaging of the wax seal and leakage around the toilet.

Tools Handyman/DIY
$
Credit
Comment
11.3.1 - Sewage & Drain, Waste, & Vent (DWV) Systems

Leaking Pipe
Front Left Bathroom

Wet floor sheathing observed in the crawlspace is believed to be from a leaking toilet and tub waste pipes in the front left bathroom. 

Pipes Plumbing Contractor
$
Credit
Comment
11.3.2 - Sewage & Drain, Waste, & Vent (DWV) Systems

Trap Connection Leak
Left Front Bathroom

The waste pipe below the sink was actively leaking. 

Contractor Qualified Professional

12 - Doors, Windows & Interior

IN NI NP R
12.1 Odors X
12.2 Doors X X
12.3 Windows X
12.4 Floors X
12.5 Wall Structure X
12.6 Walls X
12.7 Ceilings X X
12.8 Trim X
12.9 Steps, Stairways & Railings X
12.10 Countertops & Cabinets X
12.11 Tiled Areas- Kitchen, Bath & Laundry X
12.12 Laundry Facilities X
Odors: Odors
Normal
Doors: Interior Door Material
Masonite
Windows: Window Type
Single-hung, Vinyl Clad
Windows: Window Manufacturer
YKK AP
Floors: Floor Coverings
Carpet, Engineered Wood, Tile
Wall Structure: Wall Framing Material
Wood Framing
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Countertops & Cabinets: Cabinetry Material
Wood
Countertops & Cabinets: Countertop Material
Granite
Laundry Facilities: Dryer Power Source
240 volt Electric
Laundry Facilities: Dryer Vent Material
Metal
Laundry Facilities: Dryer Exhaust
Vented to Exterior

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
12.2.1 - Doors

Door Doesn't Latch
Pantry

Door doesn't latch properly. 

$
Credit
Comment
12.2.2 - Doors

Door Rubs Floor
Laundry

Door rubs at floor when operating.

Tools Handyman/DIY
$
Credit
Comment
12.7.1 - Ceilings

Minor Damage
Dining Room

Minor general damage to the ceilings was visible at the time of the inspection.

$
Credit
Comment
12.7.2 - Ceilings

Nail Pops- Moisture Related
Master Bathroom

Protruding nail heads visible at the time of the inspection appeared to be the result of contact with moisture. This is believed to be from elevated humidity while bathing. Ensuring exhaust fans are running during bathing may reduce this issue. Consider painting the area with more moisture resistant finish.  

Tools Handyman/DIY

13 - Built-in Appliances

IN NI NP R
13.1 Dishwasher X
13.2 Cooktop X
13.3 Wall Oven X
13.4 Range Hood/Exhaust System X
13.5 Built-in Microwave X
13.6 Garbage Disposal X
13.7 Refrigerator X
General Appliance Operation

Note: Appliances are operated at the discretion of the Inspector

Dishwasher: Brand
Whirlpool
Cooktop: Cooktop Type
Glass/Ceramic
Cooktop: Cooktop Energy Source
Electric
Cooktop: Cooktop Brand
Whirlpool
Wall Oven: Wall Oven Type
Double
Wall Oven: Wall Oven Energy Source
Electric
Wall Oven: Wall Oven Brand
Whirlpool
Range Hood/Exhaust System: Type
Vented to the Exterior
Range Hood/Exhaust System: Brand
Unknown
Built-in Microwave: Microwave Type
Counter Top
Built-in Microwave: Microwave Brand
Whirlpool
Garbage Disposal: Brand
Badger
Refrigerator: Refrigerator Brand
Whirlpool
Wall Oven: Limited Inspection

The General Home Inspection testing of ovens does not include testing of all oven features, but is limited to confirmation of bake and broil features. You should ask the seller about the functionality of any other features.

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations