Agent Name
Comment Key or Definitions
The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.
Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.
Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.
Not Present (NP) = This item, component or unit is not in this home or building.
Deficient (D) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.
After the inspection report is issued, it is recommended that the repairs be completed, or agreements made to complete the repairs before final closing. The buyer accepts all material defects, latent or exposed, upon closing. It is also recommended to have an annual reinspection performed by an inspector, or further evaluation by qualified contractors. This will ensure that repairs are made properly, as well as further evaluating systems and components over time. It is also recommended to purchase a home warranty for at least the first year in your new home.
Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.
Homes that are occupied or staged typically present limitations to the inspection process. Furniture, belongings, appliances and floor or wall coverings can potentially cover up problems that may otherwise be detected in an empty home.
INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", OR PROVIDED AS AN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION AND MAY CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT UNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT AN ATTORNEY.
| I | NI | NP | D | ||
|---|---|---|---|---|---|
| 2.1 | A. Foundations | X | X | ||
| 2.2 | B. Grading and Drainage | X | X | ||
| 2.3 | C. Roof Covering Materials | X | X | ||
| 2.4 | D. Roof Structures and Attics | X | X | ||
| 2.5 | E. Walls (Interior and Exterior) | X | X | ||
| 2.6 | F. Ceilings and Floors | X | |||
| 2.7 | G. Doors (Interior and Exterior) | X | |||
| 2.8 | H. Windows | X | X | ||
| 2.9 | I. Stairways (Interior and Exterior) | X | X | ||
| 2.10 | J. Fireplaces and Chimneys | X | X | ||
| 2.11 | K. Porches, Balconies, Decks and Carports | X | |||
| 2.12 | L. Other | X |
The foundation appeared to be performing and in satisfactory condition at the time of the inspection.
Planting beds have been constructed near the exterior walls. Water for plants will eventually soak into soil and may reach soil supporting the foundation. Excessively high moisture levels in soil supporting the foundation can effect its ability to support the weight of the structure above.
Condensation or signs of moisture between panes of double pane windows typically indicates failure of the seals and may not be visible at all times, depending on weather conditions and other factors. The inspector reports the condition of the property at the time of inspection and makes every effort to find and report all defects, but signs of failed seals may be detected after the inspection as conditions change. Click here for more information
The roofing material is made of metal. The roof could be damaged from the inspector walking on the roof so the inspector will inspect by other means.
The attic was not completely inspected because the access hatch was too small to provide safe entry.
All areas of the attic are typically not accessible for inspection due to low headroom, lack of attic walkways, occupant's belongings or other factors. Insulation is not disturbed or removed during the inspection.
Garage doors are not connected and they were filled with personal items below.
The fireplace was not operated at the time of Inspection. The unit was not remotely controlled or automatic. The Inspector is not required to apply open flame to any appliance.
The inspector shall inspect: The foundation. The crawlspace. The visible structural components. Any present conditions or clear indications of active water penetration observed by the inspector. And report any general indications of foundation movement that are observed by the inspector, such as but not limited to sheetrock cracks, brick cracks, out-of-square door frames or floor slopes.
The inspector is not required to: Enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector, Move stored items or debris, Operate sump pumps with inaccessible floats, Identify size, spacing, span, location or determine adequacy of foundation bolting, bracing, joists, joist spans or support systems, Provide any engineering or architectural service, Report on the adequacy of any structural system or component.
Typical shrinkage cracks visible in the foundation slab are not a structural concern. Shrinkage is a natural part of the curing process of concrete and surface cracking is common.
Wood structural members are in direct contact with soil. This condition is improper and should ideally be corrected by a qualified professional to help prevent further deterioration.
There appears to be improper slope in some areas around the perimeter of the foundation. This should be monitored or corrected to help prevent future foundation problems.
A few fasteners were under driven or protruding though the overlying shingles. This should be corrected to help prevent moisture intrusion into the roof structure.
At the time of the inspection, roof flashing was showing signs of rust or corrosion. It may need to be replaced before it begins to leak to help prevent damage from moisture intrusion to the home materials, the roof structure and to help prevent development of microbial growth such as mold.
The plumbing vent is made of PVC with is susceptible to long term damage by UV rays. It is recommended to have a metal cover or have the PVC painted.
White plastic PVC pipes were exposed to direct sunlight. This type material is deteriorated by the ultra-violet (UV) radiation in sunlight, and this condition will result in premature failure of pipes compared to similar pipes protected from UV. The Inspector recommends that PVC pipes be painted to help prevent premature deterioration.
The roof insulation in the attic is loose in areas.
There were signs of pests in the attic. Appears to be wasp or dirt dobber nests.
Looks like a previous repair but should be done better. A continuous rafter or a "sister rafter" would have been better.
Siding covering exterior walls had inadequate clearance from grade. This condition may result in damage to lower courses of shingles from decay caused by moisture absorption. Siding should ideally have a minimum clearance of 6 inches from grade. 4 inches for masonry
Weep holes did not appear to be installed above the steel lintel at the time of inspection. Weep holes are typically required to be installed every 33 inches along the brick veneer wall and above steel lintels.
Window screens around the home appeared to be missing at the time of inspection.
Exterior windows did not appear to have cap flashing properly installed at the top edge to help prevent water intrusion into the wall structure. Further evaluation and correction is recommended by a qualified professional.
A horizontal guardrail or handrail assembly protecting this stairwell had spaces between components that allowed the passage of a 4-inch sphere. To improve child safety, the Inspector recommends altering the guardrail assembly in a manner which will prevent the passage of a 4-inch sphere.
The chimney cap or flashing was visibly rusted at the time of inspection and may need to be repaired or replaced to help prevent water intrusion into the roof structure.
| I | NI | NP | D | ||
|---|---|---|---|---|---|
| 3.1 | A. Service Entrance and Panels | X | X | ||
| 3.2 | B. Branch Circuits, Connected Devices and Fixtures | X | X |
Plugs, switches, junction box covers and light fixtures are typically not removed during the inspection. Disassembly of the electrical system is beyond the scope of a home inspection and may reveal defects that were not visible at the time of inspection.
The inspector shall inspect: The service line. The meter box. The main disconnect. And determine the rating of the service amperage. Panels, breakers and fuses. The service grounding and bonding. A representative sampling of switches, receptacles, light fixtures, AFCI receptacles and test all GFCI receptacles and GFCI circuit breakers observed and deemed to be GFCI's during the inspection. And report the presence of solid conductor aluminum branch circuit wiring if readily visible. And report on any GFCI-tested receptacles in which power is not present, polarity is incorrect, the receptacle is not grounded, is not secured to the wall, the cover is not in place, the ground fault circuit interrupter devices are not properly installed or do not operate properly, or evidence of arcing or excessive heat is present. The service entrance conductors and the condition of their sheathing. The ground fault circuit interrupters observed and deemed to be GFCI's during the inspection with a GFCI tester. And describe the amperage rating of the service. And report the absence of smoke detectors. Service entrance cables and report as in need of repair deficiencies in the integrity of the insulation, drip loop, or separation of conductors at weatherheads and clearances.
The inspector is not required to: Insert any tool, probe or device into the main panel, sub-panels, downstream panel, or electrical fixtures. Operate electrical systems that are shut down. Remove panel covers or dead front covers if not readily accessible. Operate over current protection devices. Operate non-accessible smoke detectors. Measure or determine the amperage or voltage of the main service if not visibly labeled. Inspect the alarm system and components. Inspect the ancillary wiring or remote control devices. Activate any electrical systems or branch circuits which are not energized. Operate overload devices. Inspect low voltage systems, electrical de-icing tapes, swimming pool wiring or any time-controlled devices. Verify the continuity of the connected service ground. Inspect private or emergency electrical supply sources, including but not limited to generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. Inspect spark or lightning arrestors. Conduct voltage drop calculations. Determine the accuracy of breaker labeling. Inspect exterior lighting.
Neutral conductors did not terminate individually on a bus bar in the electrical service panel but were double-lugged. This is a defective installation and should be corrected by a qualified electrical contractor.
Electrical Contractor
Electrical Contractor
Electrical Contractor
Electrical Contractor
One or more arc-fault circuit interrupter (AFCI)devices or ground-fault circuit interrupters (GFCI) in the home did not function properly at the time of Inspection and may need to be replaced by a qualified professional.
Electrical Contractor
I actually saw something running out of it when I open. This appears to be an active nest. The implication is that they can chew through the wires and it can become a fire hazard.
Electrical Contractor
Electrical receptacles were inoperable at the time of the inspection. This condition should ideally be corrected by a qualified electrical contractor.
No ground fault circuit interrupter (GFCI) protection of home electrical receptacles was provided in areas at the time of inspection.
Electrical Contractor
One or more light fixtures did not respond to the switch. The bulb may need to be replaced or there may be a problem with the switch, wiring or light fixture. If after the bulb is replaced this light still fails to respond to the switch, then correction by a qualified professional may be necessary.
An exterior receptacle was not protected from weather and had no Ground Fault Circuit Interrupter (GFCI) protection. The Inspector recommends correction by a qualified professional. Bubble type cover is the current standard.
In several locations throughout the home
| I | NI | NP | D | ||
|---|---|---|---|---|---|
| 4.1 | A. Heating Equipment | X | |||
| 4.2 | B. Cooling Equipment | X | X | X | |
| 4.3 | C. Duct Systems, Chases and Vents | X | X | X |
Furnace
The date of manufacture is derived from the serial number on the furnace data plate.
The date of manufacture is derived from the serial number on the condenser unit data plate.
The refrigerant for one or more cooling systems appears to be R-22 according to the label on the unit. R-22 is an older refrigerant that can be more costly to refill than R-410A. It may be possible the unit was converted to R-410A without the label being modified to reflect the changes. This is an informational note only
The heat pump was not operated in emergency heat mode since the ambient temperature was above 65 degrees to avoid damaging the unit.
Home uses an evaporative cooling unit and is going to be inspected by someone with better knowledge of the system. This system was only partially inspected because of this.
The inspector shall inspect: The heating system and describe the energy source and heating method using normal operating controls. And report as in need of repair electric furnaces which do not operate. And report if inspector deemed the furnace inaccessible. The central cooling equipment using normal operating controls. The fireplace, and open and close the damper door if readily accessible and operable. Hearth extensions and other permanently installed components. And report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, including clearance from combustible materials.
The inspector is not required to: Inspect or evaluate interiors of flues or chimneys, fire chambers, heat exchangers, humidifiers, dehumidifiers, electronic air filters, solar heating systems, solar heating systems or fuel tanks. Inspect underground fuel tanks. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. Light or ignite pilot flames. Activate heating, heat pump systems, or other heating systems when ambient temperatures or when other circumstances are not conducive to safe operation or may damage the equipment. Override electronic thermostats. Evaluate fuel quality. Verify thermostat calibration, heat anticipation or automatic setbacks, timers, programs or clocks. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. Inspect window units, through-wall units, or electronic air filters. Operate equipment or systems if exterior temperature is below 60 degrees Fahrenheit or when other circumstances are not conducive to safe operation or may damage the equipment. Inspect or determine thermostat calibration, heat anticipation or automatic setbacks or clocks. Examine electrical current, coolant fluids or gasses, or coolant leakage. Inspect the flue or vent system. Inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels. Determine the need for a chimney sweep. Operate gas fireplace inserts. Light pilot flames. Determine the appropriateness of such installation. Inspect automatic fuel feed devices. Inspect combustion and/or make-up air devices. Inspect heat distribution assists whether gravity controlled or fan assisted. Ignite or extinguish fires. Determine draft characteristics. Move fireplace inserts, stoves, or firebox contents. Determine adequacy of draft, perform a smoke test or dismantle or remove any component. Perform an NFPA inspection. Perform a Phase 1 fireplace and chimney inspection.
There is condensation from an uninsulated portion of the suction line entering the unit.
Qualified Professional
The condensation tube designed to properly dispose of condensate produced by the operation of the air-conditioning evaporator coils appeared to be improperly configured and may allow condensate leakage. The Inspector recommends correction by a qualified HVAC technician.
The insulation on the suction line is deteriorated.
Air supply ducts did not appear to beproperly sealed. The Inspector recommends sealing supply and return air ducts with mastic to improve the HVAC system efficiency. All work should be performed by a qualified heating, ventilation and air-conditioning (HVAC) contractor.
| I | NI | NP | D | ||
|---|---|---|---|---|---|
| 5.1 | A. Plumbing Supply, Distribution System and Fixtures | X | X | X | |
| 5.2 | B. Drains, Wastes and Vents | X | X | X | |
| 5.3 | C. Water Heating Equipment | X | |||
| 5.4 | D. Hydro-Massage Therapy Equipment | X | |||
| 5.5 | E. Other | X |
The date of manufacture is derived from the serial number on the data plate.
Gas/LP piping was not exhaustively tested for for leaks and a pressure test was not performed at the time of inspection.
The main water shut-off valve and individual fixture shut-off valves were not operated at the time of inspection to avoid potential water damage from leakage. If the valve has not been operated recently, it may leak and need to be repaired.
These are beyond the scope of this inspection.
Most drain, waste and vent pipes are typically not visible in a finished home and a sewer scope camera was not used at the time of inspection.
The water filtration system is outside of the scope of this inspection
The TP&R valve for the water heater was not operated at the time of inspection, since the water heater was in the attic or the inspector felt that water damage may occur from a malfunction in the valve or piping. Temperature, pressure and relief valves should be tested periodically to ensure proper operation. Consult a qualified plumber if this an area of concern.
The inspector shall: Verify the presence of and identify the location of the main water shutoff valve. Inspect the water heating equipment, including combustion air, venting, connections, energy sources, seismic bracing, and verify the presence or absence of temperature-pressure relief valves and/or Watts 210 valves. Flush toilets. Run water in sinks, tubs, and showers. Inspect the interior water supply including all fixtures and faucets. Inspect the drain, waste and vent systems, including all fixtures. Describe any visible fuel storage systems. Inspect the drainage sump pumps testing sumps with accessible floats. Inspect and describe the water supply, drain, waste and main fuel shut-off valves, as well as the location of the water main and main fuel shut-off valves. Inspect and determine if the water supply is public or private. Inspect and report as in need of repair deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously. Inspect and report as in need of repair deficiencies in installation and identification of hot and cold faucets. Inspect and report as in need of repair mechanical drain-stops that are missing or do not operate if installed in sinks, lavatories and tubs. Inspect and report as in need of repair commodes that have cracks in the ceramic material, are improperly mounted on the floor, leak, or have tank components which do not operate.
The inspector is not required to: Light or ignite pilot flames. Determine the size, temperature, age, life expectancy or adequacy of the water heater. Inspect interiors of flues or chimneys, water softening or filtering systems, well pumps or tanks, safety or shut-of valves, floor drains, lawn sprinkler systems or fire sprinkler systems. Determine the exact flow rate, volume, pressure, temperature, or adequacy of the water supply. Determine the water quality or potability or the reliability of the water supply or source. Open sealed plumbing access panels. Inspect clothes washing machines or their connections. Operate any main, branch or fixture valve. Test shower pans, tub and shower surrounds or enclosures for leakage. Evaluate the compliance with local or state conservation or energy standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. Determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices. Determine whether there are sufficient clean-outs for effective cleaning of drains. Evaluate gas, liquid propane or oil storage tanks. Inspect any private sewage waste disposal system or component of. Inspect water treatment systems or water filters. Inspect water storage tanks, pressure pumps or bladder tanks. Evaluate time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. Evaluate or determine the adequacy of combustion air. Test, operate, open or close safety controls, manual stop valves and/or temperature or pressure relief valves. Examine ancillary systems or components, such as, but not limited to, those relating to solar water heating, hot water circulation.
Exterior hose bibs were found to be missing backflow preventer devices (vacuum breakers). Vacuum breakers are easy to install, inexpensive and should be in place to help prevent possible contamination of water supply. Click here for more information
A water control valve leaked when it was operated. This typically indicates that valve stem seals need replacement. The inspector recommends service by a qualified plumbing contactor.
The showerhead connection leaked when the shower was operated.
One or more exterior hose bibs were found to be leaking at the time of inspection and will likely need to be repaired by a qualified professional to help prevent leakage from affecting the soil beneath the foundation adversely.
The outdoor shower does not have a drain. It also gets on the wood that is on the walls.
Missing or inoperable stoppers were observed for one or more plumbing fixtures in the home.
| I | NI | NP | D | ||
|---|---|---|---|---|---|
| 6.1 | A. Dishwasher | X | X | ||
| 6.2 | B. Food Waste Disposers | X | |||
| 6.3 | C. Range Hood and Exhaust System | X | X | ||
| 6.4 | D. Ranges, Cooktops and Ovens | X | X | ||
| 6.5 | E. Microwave Ovens | X | |||
| 6.6 | F. Mechanical Exhaust Vents and bathroom Heaters | X | X | ||
| 6.7 | G. Garage Door Operator(s) | X | |||
| 6.8 | H. Dryer Exhaust System | X | X | ||
| 6.9 | I. Other | X |
It is typically recommended to have the dryer exhaust ducts cleaned of lint before installing the new dryer and at least once a year. Accumulated lint can be a fire hazard.
No range hood or exhaust system was installed at the time of the inspection. While nor required, it may be recommended that an exhaust hood or air filtration system be installed to help prevent possible moisture damage and grease accumulation on walls and ceiling adjacent to the range.
The garage door opener was not operated at the time of inspection because the unit was disconnected and the inspector felt damage may occur from its operation.
Unable to inspect the interior of the dryer vent as there was a dryer connected at the time of inspection.
Washing machines and dryers are typically not operated during the inspection.
The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.
The dishwasher did not appear to have a high loop installed in the drain line at the time of the inspection. The high loop is designed to prevent wastewater from contaminating the dishwasher. Click here for more information.
There was corrosion present inside the dishwasher at the time of the inspection.
Vent is supposed to be the width of the stove top to provide adequate venting.
Light stays on. It works sometimes.
The exhaust vent terminated in the attic. This condition is improper and should be corrected to help prevent mold growth or damage to home materials. Exhaust vents should ideally terminate at the home exterior.
| I | NI | NP | D | ||
|---|---|---|---|---|---|
| 7.1 | A. Landscape Irrigation (Sprinkler) Systems | X | |||
| 7.2 | B. Swimming Pools, Spas, Hot Tubs and Equipment | X | X | X | |
| 7.3 | C. Out Buildings | X | |||
| 7.4 | D. Private Water Wells (a coliform analysis is recommended) | X | |||
| 7.5 | E. Private Sewage Disposal (Septic) System | X | |||
| 7.6 | F. Other |
The pool was not inspected. The inspector did not perform a pool inspection but did inspect safety items around the pool.
Pools are fun, but children and adults can lose their life quickly. Over 4000 lives annually are lost with one-third under the age of 14. A child can drown in the time it takes to answer a phone. A swimming pool is 14 times more likely than a motor vehicle to be involved in the death of a child age 4 and under. An estimated 5,000 children ages 14 and under are hospitalized due to near-drownings each year; 15 percent die in the hospital and as many as 20 percent suffer severe, permanent brain damage. Of all preschoolers who drown, 70 percent are in the care of one or both parents at the time of the drowning and 75 percent are missing from sight for five minutes or less.
Pools are inspected visually and operated in normal operating ranges, at the time of inspection. Safety equipment such as heater limit switches may not be tested to prevent possible damage to equipment. A water test may be performed, but should not be considered as omniscient. It is recommended to have a professional perform service, water testing and maintenance to the pool initially. A leak test of the pool shell will not be performed at the time of inspection. Underground water lines are not scoped at the time of inspection. If this is an area of concern to you, then further evaluation by a qualified pool contractor is recommended.
A pool alarm with a loud speaker system to sound outside as well as inside the home could save a life. Even if you do not have children you should be concerned. 35% of children that drowned did so in someone else's pool.
