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1234 Main St.
Austin, TX 78734
08/20/2019 9:00AM

Sample agent
agent

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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.

1 - ADDITIONAL INFORMATION PROVIDED BY THE INSPECTOR

Type of Building
Town Home
In Attendance
Buyer's Agent
Weather
Clear
Temperature
Over 65
Rain in Last 3 Days
Yes
Soil Surface
Damp
Appurtenance
Porch, Deck, Stairs
Garage
N/A
Some Areas Locked/Inaccessible
Down stairwell closet

Some ares around the home were inaccessible or lock at the time of inspection and may not have been inspected. The inspector makes every practical effort to be thorough and complete, but items such as furniture, appliances or occupant belongings may not have been moved. 

Fresh Paint
Exterior trim

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.

2 - I. STRUCTURAL SYSTEMS

I NI NP D
2.1 A. Foundations X X X
2.2 B. Grading and Drainage X X
2.3 C. Roof Covering Materials X
2.4 D. Roof Structures and Attics X X X
2.5 E. Walls (Interior and Exterior) X
2.6 F. Ceilings and Floors X 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
2.11 K. Porches, Balconies, Decks and Carports X X
2.12 L. Other X
A. Foundations: Type of Foundation(s)
Pier & Beam
A. Foundations: Method used to observe Crawlspace
No access
A. Foundations: Columns or Piers
Concrete Blocks
C. Roof Covering Materials: Types of Roof Coverings
Asphalt Composition Architectural Shingles
C. Roof Covering Materials: Viewed From
Drone
C. Roof Covering Materials: Roof Type
Gable
D. Roof Structures and Attics: Approximate Depth of Insulation
Not Visible
D. Roof Structures and Attics: Roof Structure Type
Not visible
D. Roof Structures and Attics: Attic
Inaccessible
E. Walls (Interior and Exterior): Wall Structure
Not Visible
E. Walls (Interior and Exterior): Wall Material
Gypsum Board
E. Walls (Interior and Exterior): Siding Material
Hardie Board, Shingles
F. Ceilings and Floors: Ceiling Structure
Not visible
F. Ceilings and Floors: Ceiling Materials
Gypsum Board
F. Ceilings and Floors: Floor Structure
Wood joists
F. Ceilings and Floors: Floor Coverings
Carpet, Tile
G. Doors (Interior and Exterior): Interior Doors
Hollow core
G. Doors (Interior and Exterior): Exterior Entry Doors
Steel, Hollow core
G. Doors (Interior and Exterior): Garage Door Material
N/A
H. Windows: Sky Light(s)
None
J. Fireplaces and Chimneys: Types of Fireplaces
None
J. Fireplaces and Chimneys: Chimney (exterior)
N/A
L. Other: Type
N/A
D. Roof Structures and Attics: Viewed From
Inaccessible
A. Foundations: Foundation Performing

The foundation appeared to be performing and in satisfactory condition at the time of the inspection.

H. Windows: Windows
Single Pane

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

A. Foundations: Inaccessible Crawlspace

The crawlspace for this home was inaccessible at the time of inspection and was not fully inspected. 

B. Grading and Drainage: Not Inspected - Condominium
D. Roof Structures and Attics: Inaccessible attic

This access to the attic was not accessible at the time of inspection.

H. Windows: Inaccessible Windows
stairwell

Some windows were inaccessible at the time of inspection. Could not tell completely if there was any damage to the window from the exterior.

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.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
2.1.1 - A. Foundations

Signs of movement (sheetrock)

Sheetrock has been patched and is a sign of previous movement

Credit
Comment
2.1.2 - A. Foundations

Floor uneven in areas

It appears that there has been some settlement and the flooring is uneven in places.

Credit
Comment
2.4.1 - D. Roof Structures and Attics

Insulation - Missing / Not performing
attic next to living room, old flue chase

Insulation in the attic appears to be missing or not performing in areas. This could be a result of previous repairs or installation defects. Installing a complete layer of insulation is always recommended to reduce heating/cooling costs.

Credit
Comment
2.4.2 - D. Roof Structures and Attics

Attic Ventilation Insufficient
Attic

Attic venting appeared to be insufficient at the time of the inspection. The approximate rule of thumb is 1.5 sq. ft. of vent area for every 300 sq. feet of attic floor. A full evaluation lies beyond the the scope of a home inspection.
Credit
Comment
2.4.3 - D. Roof Structures and Attics

Sagging and signs of previous repair
front

Appears that the roof structure has some sag in a location and was later supported with an addition structural column. If you are concerned about this part of the structure, I'd recommend further evaluation by a structural engineer.

House construction Structural Engineer
Credit
Comment
2.6.1 - F. Ceilings and Floors

Cracked floor tiles
Entry, kitchen

Cracked floor tiles visible at the time of the inspection will need to be replaced. 

Credit
Comment
2.6.2 - F. Ceilings and Floors

Signs of previous repairs
1st Bathroom

Credit
Comment
2.6.3 - F. Ceilings and Floors

Sign of previous water intrusion

Credit
Comment
2.6.4 - F. Ceilings and Floors

Floor squeeks

Credit
Comment
2.8.1 - H. Windows

Safety Glass
Stairs, living room

An etching indicating the glass is tempered was not observed at a window. The etching may have worn off or the glass may not be tempered, which is typically required in this area to help minimize the potential for injury.

Credit
Comment
2.8.2 - H. Windows

Painted shut
Front Bedroom 1st Floor

Windows in the home were painted in a manner that prevented it from opening. Windows in sleeping rooms should be operable to allow for escape in the event of an emergency. 

Credit
Comment
2.9.1 - I. Stairways (Interior and Exterior)

Excessive baluster spaces
Exterior and Interior stairs

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.

Credit
Comment
2.9.2 - I. Stairways (Interior and Exterior)

Loose balusters
Front stairs

The horizontal guardrail or handrail assembly protecting this stairwell had loose balusters that- for safety reasons- should be securely fastened by a qualified contractor.

Credit
Comment
2.9.3 - I. Stairways (Interior and Exterior)

Inadequate light switching
Downstairs staircase interior

This staircase did not have a safe light switch configuration. Staircase illumination should be controlled by switches installed at and operable from both the top and bottom of the staircase. This condition is a fall hazard. For safety reasons, the Inspector recommends correction by a qualified contractor.
Credit
Comment
2.9.4 - I. Stairways (Interior and Exterior)

Open risers
Front, interior stairs, back exterior

This staircase had open risers in which the space between treads allowed the passage of a 4-inch sphere. In staircases having 4 or more risers, such as this one, the space between treads should be less than 4 inches for child-safety reasons. The Inspector recommends correction by a qualified contractor.
Credit
Comment
2.9.5 - I. Stairways (Interior and Exterior)

Inconsistent risers
Front stairs

Credit
Comment
2.9.6 - I. Stairways (Interior and Exterior)

Loose supports
Front stairs

This supports for the stairs are loose.

Credit
Comment
2.9.7 - I. Stairways (Interior and Exterior)

Stair stringers improper
Front stairs

The stair stringers were found to be supported in an improper manner.

Credit
Comment
2.11.1 - K. Porches, Balconies, Decks and Carports

Loose guardrail posts
Back decks

Post(s) supporting the porch guardrail assembly were loose and should be secured.

Credit
Comment
2.11.2 - K. Porches, Balconies, Decks and Carports

Inadequate Support
deck

Joists for deck framing should ideally bear directly on beams or posts. 

3 - II. ELECTRICAL SYSTEMS

I NI NP D
3.1 A. Service Entrance and Panels X X
3.2 B. Branch Circuits, Connected Devices and Fixtures X X
A. Service Entrance and Panels: Sub-Panel Location
Downstairs utility
A. Service Entrance and Panels: Electrical Service
Underground
A. Service Entrance and Panels: Panel Type
Circuit breakers
A. Service Entrance and Panels: Electrical Panel Capacity
200 Amps
A. Service Entrance and Panels: Electric Panel Manufacturer
GENERAL ELECTRIC
B. Branch Circuits, Connected Devices and Fixtures: Type of Wiring
Aluminum
B. Branch Circuits, Connected Devices and Fixtures: Wiring Methods
Romex
A. Service Entrance and Panels: Service Panel Location
Back down porch
A. Service Entrance and Panels: Panel inaccessible

This panel was not accessible at the time of the inspection. It should be made accessible to allow circuits to be shut off in an emergency. This panel was inspected.

B. Branch Circuits, Connected Devices and Fixtures: Plugs, Switches - Not Removed

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.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
3.1.1 - A. Service Entrance and Panels

AFCI missing
Sub panel

The service panel did not contain Arc Fault Circuit Interrupter (AFCI) breakers designed to provide fire protection by shutting off current flow should sensors detect arcing at outlets on the protected circuit. AFCI protection of electrical outlets in kitchens, family rooms, dining rooms, dens, bedrooms, sunrooms, closets, hallways, laundry rooms and sleeping rooms is required in new construction.

Credit
Comment
3.1.2 - A. Service Entrance and Panels

Cabinet Deterioration/Rust
Main panel

This panel showed signs of deterioration or rust, which may eventually lead to premature failure. Further evaluation and correction by a qualified professional is recommended in this area to help prevent further deterioration. 

Credit
Comment
3.2.1 - B. Branch Circuits, Connected Devices and Fixtures

Painted outlets

Some electrical receptacles in the home had been painted, making insertion of a plug difficult. Some outlets will need to be replaced for this reason. All electrical work should be performed by a qualified electrical contractor.
Electric Electrical Contractor
Credit
Comment
3.2.2 - B. Branch Circuits, Connected Devices and Fixtures

No GFCI

No ground fault circuit interrupter (GFCI) protection of home electrical receptacles was provided in areas at the time of inspection. 

Electric Electrical Contractor
Credit
Comment
3.2.3 - B. Branch Circuits, Connected Devices and Fixtures

Aluminum wiring

Aluminum wire is installed on 120 VAC branch electrical circuits in the subject house. These single strand, branch circuit aluminum wires were used widely in houses during the mid 1960s and 1970s. According to the U.S. Consumer Product Safety Commission, problems due to expansion can cause overheating at connections between the wire and devices (switches and outlets) or at splices, which has resulted in fires. It is recommended that the electrical system be evaluated by a licensed electrical contractor. Click here for more information

Electric Electrical Contractor
Credit
Comment
3.2.4 - B. Branch Circuits, Connected Devices and Fixtures

Damaged receptacle
Upstairs 1st Bedroom

A damaged electrical receptacle was visible that should be replaced by a qualified electrical contractor.

Electric Electrical Contractor
Credit
Comment
3.2.5 - B. Branch Circuits, Connected Devices and Fixtures

No smoke detectors installed

No smoke detectors were installed in the home at the time of the inspection. The Inspector recommends installation of smoke detectors by a qualified contractor to provide fire protection to sleeping areas. This is a life-safety issue.
Credit
Comment
3.2.6 - B. Branch Circuits, Connected Devices and Fixtures

GFCI Failure
Kitchen, upstairs bathroom

A ground fault circuit interrupter (GFCI) electrical receptacle did not respond to testing, did not re-set, was slow to re-set or made a buzzing sound when re-set. The Inspector recommends replacement of the receptacle to ensure that it works correctly when required. All work should be performed by a qualified contractor.

Electric Electrical Contractor
Credit
Comment
3.2.7 - B. Branch Circuits, Connected Devices and Fixtures

No receptacle in area
Back decks

Theres a lack of receptacles and want to more areas.

4 - III. HEATING, VENTILATION, AND AIR CONDITIONING SYSTEMS

I NI NP D
4.1 A. Heating Equipment X
4.2 B. Cooling Equipment X X
4.3 C. Duct Systems, Chases and Vents X X
A. Heating Equipment: Type of Systems
Furnace

Furnace

A. Heating Equipment: Energy Sources
Electric
A. Heating Equipment: Furnace Location
downstairs utility
B. Cooling Equipment: Type of Systems
Central Air Conditioner, Window Units
B. Cooling Equipment: Cooling Equipment Energy Source
Electricity
B. Cooling Equipment: Central Air Brand
RHEEM
C. Duct Systems, Chases and Vents: Ductwork
Not Visible
C. Duct Systems, Chases and Vents: Filter Type
Disposable
C. Duct Systems, Chases and Vents: Filter Size
20x25
A. Heating Equipment: Heat System Brand
RHEEM
A. Heating Equipment: Furnace - Date of Manufacture
unable to determine, looks like 1995

The date of manufacture is derived from the serial number on the furnace data plate. 

B. Cooling Equipment: Condenser - Date of Manufacture
1996

The date of manufacture is derived from the serial number on the condenser unit data plate.

B. Cooling Equipment: R-22

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 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.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
4.2.1 - B. Cooling Equipment

Deteriorated insulation
condenser outside

The insulation on the suction line is deteriorated.

Credit
Comment
4.3.1 - C. Duct Systems, Chases and Vents

Possible leaking duct
Inside wall chase next to 1st floor bathroom

An air supply duct could possible be leaking air into a chase. Only blower door test and or further destructive testing will be able to verify if the ducts are leaking inside the wall chase.

Credit
Comment
4.3.2 - C. Duct Systems, Chases and Vents

Supply ducts disconnected
upstairs

One or more heat supply duct(s) were disconnected and should be reconnected to supply ac or heat to the affected living space. It appears that window units were installed. Possibly used to have another unit upstairs or had another zone that has been disconnected.

Fire HVAC Professional

5 - IV. PLUMBING SYSTEMS

I NI NP D
5.1 A. Plumbing Supply, Distribution System and Fixtures X X
5.2 B. Drains, Wastes and Vents X X
5.3 C. Water Heating Equipment X X
5.4 D. Hydro-Massage Therapy Equipment X
5.5 E. Other X
A. Plumbing Supply, Distribution System and Fixtures: Water Supply
Public
A. Plumbing Supply, Distribution System and Fixtures: Water Supply into Home
Not Visible
A. Plumbing Supply, Distribution System and Fixtures: Plumbing Water Distribution Inside home
PVC
B. Drains, Wastes and Vents: Plumbing Waste
Listing says public, appears that it could be septic
B. Drains, Wastes and Vents: Plumbing Waste Pipe
Unable to see but suspect ABS
C. Water Heating Equipment: Energy Sources
Electric
C. Water Heating Equipment: Capacity
50 Gallon
C. Water Heating Equipment: Water Heater Manufacturer
GE
C. Water Heating Equipment: Water Heater Location
Downstairs utility
A. Plumbing Supply, Distribution System and Fixtures: Location of water meter
at street, Behind unit
A. Plumbing Supply, Distribution System and Fixtures: Location of main water supply valve
Outside, at street, Behind unit
A. Plumbing Supply, Distribution System and Fixtures: Static water pressure reading
64 psi
C. Water Heating Equipment: Water Heater - Date of Manufacture
2010

The date of manufacture is derived from the serial number on the data plate.

E. Other: Not Pressure Tested

Gas/LP piping was not exhaustively tested for for leaks and a pressure test was not performed at the time of inspection. 

A. Plumbing Supply, Distribution System and Fixtures: Shut-Off Valves - Not Operated

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. 

B. Drains, Wastes and Vents: Drain, Waste & Vent Pipes - Not Visible

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. 

C. Water Heating Equipment: TP&R Not Operated

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.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
5.1.1 - A. Plumbing Supply, Distribution System and Fixtures

Hose bib Backflow preventer

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

Credit
Comment
5.1.2 - A. Plumbing Supply, Distribution System and Fixtures

Hot-cold reversed- shower
Upstairs bath

Hot and cold water connections were reversed at the shower. To avoid possible scalding, the inspector recommends correction by a qualified plumbing contractor.

Credit
Comment
5.2.1 - B. Drains, Wastes and Vents

Leaking drains
Kitchen, upstairs bath

Drain  pipes visibly leaking at the time of the inspection should be repaired to prevent the development of unhealthy conditions.

Pipes Plumbing Contractor
Credit
Comment
5.2.2 - B. Drains, Wastes and Vents

Missing/inoperable stopper
1st Bathroom, master bath, upstairs bath

Missing or inoperable stoppers were observed for one or more plumbing fixtures in the home.

Pipes Plumbing Contractor
Credit
Comment
5.3.1 - C. Water Heating Equipment

Improper TP&R discharge material
downstairs utility

The discharge pipe of this water heater temperature & pressure relief (TP&R) valve was of an improper material. TP&R discharge pipes should be galvanized steel, copper pipe, or CPVC. The Inspector recommends correction by a qualified contractor.

Pipes Plumbing Contractor
Credit
Comment
5.3.2 - C. Water Heating Equipment

Water Temperature
downstairs utility

Hot water temperatures were observed to be excessively high at the time of inspection. The water heater should be set at safe levels to help avoid possible injuries from scalding hot water. 120 degrees is about as hot as it should be able to get. Adjustment is recommended.

Credit
Comment
5.3.3 - C. Water Heating Equipment

Exposed Wiring
downstairs utility

Wiring or splices were found to be exposed at the electric water heater connections. This potentially hazardous condition should be corrected by a qualified professional. 

6 - V. APPLIANCES

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
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 X
A. Dishwasher: Dishwasher Brand
KENMORE
B. Food Waste Disposers: Disposer Brand
IN SINK ERATOR
C. Range Hood and Exhaust System: Exhaust/Range hood
NONE
D. Ranges, Cooktops and Ovens: Energy Source
Electricity
D. Ranges, Cooktops and Ovens: Oven temp

When tested with controls at 350 degrees Fahrenheit.

D. Ranges, Cooktops and Ovens: Type
Range
D. Ranges, Cooktops and Ovens: Range/Oven Manufacturer
GENERAL ELECTRIC
E. Microwave Ovens: Built in Microwave Manufacturer
KENMORE
G. Garage Door Operator(s): Auto-opener Manufacturer
N/A
I. Other: Refrigerator Manufacturer
Samsung
D. Ranges, Cooktops and Ovens: Oven temp
350 degrees Fahrenheit
C. Range Hood and Exhaust System: Microwave Vent
The range hood exhaust system was part of a combination vent hood/microwave oven appliance.
H. Dryer Exhaust System: Dryer Lint

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.

H. Dryer Exhaust System: Dryer connected

Unable to inspect the interior of the dryer vent as there was a dryer connected at the time of inspection.

I. Other: Washer/Dryer Not Operated

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.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
6.1.1 - A. Dishwasher

High loop

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.

Credit
Comment
6.4.1 - D. Ranges, Cooktops and Ovens

No anti-tip bracket

An anti-tip device was not installed for the range at the time of inspection. This condition is considered to be a life-safety issue and should ideally be corrected. The Inspector recommends installation of an approved anti-tip device.
Credit
Comment
6.5.1 - E. Microwave Ovens

Unusual noise
Kitchen

The microwave unit made a slightly elevated noise when starting up, indicating it may need to be serviced soon.

Credit
Comment
6.6.1 - F. Mechanical Exhaust Vents and bathroom Heaters

No exhaust vent
all bathrooms

The bathroom contained a shower, but had no exhaust fan to help carry excessive moisture away from building materials. To help avoid poor conditions resulting from excessively moist air, the Inspector recommends installation of an exhaust fan in this area.

7 - VI. OPTIONAL SYSTEMS

I NI NP D
7.1 A. Landscape Irrigation (Sprinkler) Systems X
7.2 B. Swimming Pools, Spas, Hot Tubs and Equipment 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 X
7.6 F. Other X
B. Swimming Pools, Spas, Hot Tubs and Equipment: Type of Construction
N/A
B. Swimming Pools, Spas, Hot Tubs and Equipment: Pool Shape
N/A
D. Private Water Wells (a coliform analysis is recommended): Type of Pump
N/A
D. Private Water Wells (a coliform analysis is recommended): Type of Storage Equipment
N/A
D. Private Water Wells (a coliform analysis is recommended): Proximity to any known septic system
N/A
E. Private Sewage Disposal (Septic) System: Type of System
N/A
E. Private Sewage Disposal (Septic) System: Location of Drain Field
N/A
E. Private Sewage Disposal (Septic) System: Proximity to any known water well
N/A
E. Private Sewage Disposal (Septic) System: Unsure if there is septic

The property is listed as having city sewer, but there appears to be something that looks like a septic system on the property. Inspector will call the city during business hours to try and confirm.

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.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient