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1234 Main St.
DuBois, PA 15801
10/15/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
5
Maintenance item
8
Recommendation
10
Deficiency

PLEASE READ BEFORE CONTINUING THROUGH THIS REPORT


Thank you for choosing Millstone Home Inspections, to perform your home inspection. An earnest effort was made on your behalf to discover visible defects and maintenance deficiencies of this property during the reasonably limited inspection time frame. The photos included in this report represent only a small portion of the total picture taken during the inspection. This inspection report is an opinion report based on the observations made on the date of the inspection and is not a prediction of future conditions. Latent hidden defects cannot be included. This Report is not intended to reflect the value of the property such as an appraisal. This report is for the client's knowledge before the purchase and the inspector does not require noted defects to be repaired. The inspector performs inspections in accordance with the current Standards of Practice and Code of Ethics of the International Association of Certified Home Inspectors® (InterNACHI) which can be viewed at http://www.nachi.org/sop.htm. If you have any question about this report now or in the future please call me anytime.

LEGAL NOTICE TO ANY THIRD PARTIES VIEWING THIS REPORT: This report and any attached reports are the exclusive property of Millstone Home Inspections and the Client whose name appears herewith. The unauthorized use of all or any part of this report for transactions involving this property and anyone other then the client listed above is strictly prohibited and will result in legal action.

1 - Inspection Details

General: In Attendance
Client, Client's Agent
General: Occupancy
Furnished, Occupied, Belongings Present
General: Type of Building
Single Family
General: Construction Type
Stick
General: Temperature (approximate)
63 Fahrenheit (F)
General: Ground Conditions
Wet
General: Weather Conditions
Heavy Rain
General: Wood Distroying Pest Inspection
Performed - See Attachments
General: Radon Testing
Sent to lab

2 - Exterior

Siding, Flashing & Trim: Exterior Material
Vinyl
Walkways, Patios & Driveways: Driveway Material
Asphalt
Walkways, Patios & Driveways: Sidewalk Material
Concrete
Decks, Balconies, Porches & Steps: Attached structures
Front Stoop, Enclosed Porch
Exterior Receptacles and Lighting: Protected Receptacles
No GFCI Protected
Electric Meter: Service Grounding Electrode:
Service Lateral (Not visible)
Credit
Comment
2.2.1 - Exterior Foundation Wall

Foundation - Step Cracks

Moderate step cracking greater than 1/8" was visible to the exterior foundation wall of the garage. This type of crack typically develops shortly after construction from normal settling or shrinking mortar. The inspector is unable to determine if the crack will widen. It's recommended that the crack be sealed to prevent moisture intrusion and monitor for further movement. If further movement is observed, it's recommended that you consult with a qualified foundation specialist.

Foundation Foundation Contractor
Credit
Comment
2.4.1 - Decks, Balconies, Porches & Steps

Deck Flooring - Improper Slope

The back deck and step treads above the enclosed porch was improperly sloped, lacked deck board spacing and was pooling approximately 3/4 inches of water at the time of this inspection.

Contractor Qualified Professional
Credit
Comment
2.4.2 - Decks, Balconies, Porches & Steps

Enclosed Porch Wall Sheathing - Damp
Enclosed Porch Crawlspace

Portions of the OSB wall sheathing visible underneath the enclosed porch structure had visible active moisture and staining. This appeared to be caused by rainwater from the upper deck entering behind the siding and aluminum trim.

Contractor Qualified Professional
Credit
Comment
2.4.3 - Decks, Balconies, Porches & Steps

Active Moisture
Under Encolsed porch

Active moisture was observed dripping from the insulated floor visible in the crawlspace under the enclosed porch. The inspector was not able to identify the source of the moisture. Recommend further evaluation and repair to prevent moisture damage to the structure.

Contractor Qualified Professional
Credit
Comment
2.6.1 - Door and Window Exteriors

Door Trim - Damage/Decay

This exterior door frame had minor decay.

Contractor Qualified Professional
Credit
Comment
2.8.1 - Exterior Receptacles and Lighting

Receptacles - No GFCI

The exterior receptacles lacked Ground Fault Circuit Interrupter (GFCI)-protected electrical receptacles. For safety reasons, the Inspector recommends that all exterior electrical receptacles be provided with GFCI protection in good working order to avoid potential shock or electrocution hazards.

Electric Electrical Contractor

3 - Roof

Method of inspection:
Telescoping pole with HD camera
Primary roof-covering type:
3-tab Fiberglass Asphalt Shingle
Number of roofing layers
One
Roof Drainage System: Drainage system description:
Gutters and downspouts installed
Ridge, Plumbing and Combustion Vents: Drain Waste Vent
Air Admittance Valves
General Roof Photos

General photos showing the roof of the home at the time of this inspection.

Credit
Comment
3.2.1 - Roof Structure Exterior

Roof Sheathing - Decay

This area of roof surface was sagging and isolated moisture decay was observed inside the attic. See the attic portion of this report.

Contractor Qualified Professional
Credit
Comment
3.3.1 - Asphalt Composition Shingle

Shingles - Nail Pop

A few shingles on the main roof structure were slightly raised. This is typically due to a condition known as roofing nail pop. Nail pops can be caused by a variety of reasons. When the temperature changes, expansion and contraction can cause the nails to pop up and lift the shingles. Left unrepaired, this can cause shingles to crack and snow to work up under the shingles which may lead to roof leaks. The inspector recommends evaluation and repair by a qualified contractor.

Contractor Qualified Professional

4 - Interior

Windows: Type
Vinyl, Wood, Multi-pane
Walls: Wall Material
Plaster, Drywall
Ceiling: Ceiling Material
Plaster, Drywall
Floors: Floor Covering Material
Carpet, Hard Wood, Tile
Radon Mitigation System: Radon Sytem
Fan - Operating, Manometer - Working
Credit
Comment
4.1.1 - Exterior Doors

Door - Elevated Moisture

Elevated levels of moisture were detected along this interior door frame and at the top of the door.

Contractor Qualified Professional
Credit
Comment
4.4.1 - Walls

Wall - Moisture
Enclosed Porch

Elevated levels of moisture were detected along the wall, window frame and bottom wall trim in this area of the enclosed back porch. Recommend further evaluation and correction of moisture leaks from the above deck.

Contractor Qualified Professional
Credit
Comment
4.5.1 - Ceiling

Water Stains (Dry)
bedroom

A minor stain/damage was observed to this area of the ceiling. No elevated levels of moisture were detected in this area at the time of this inspection.

Contractor Qualified Professional

5 - Kitchen

Garbage Disposal: Operational
Yes
Dishwasher: Brand
Whirlpool
Dishwasher: Operational
Yes
Range/Oven/Cooktop: Cooking Applinace - Energy Source
Gas Oven
Range/Oven/Cooktop: Operational
Yes
Range/Oven/Cooktop: Range/Oven Brand
Whirlpool
Built-in Microwave: Operational
Yes
Refrigerator: Brand
Whirlpool
Refrigerator: Operational
Yes
General Kitchen Pictures

Below are a few general images of the kitchen area at the time of this inspection.

Electrical Components: GFCI Protected Receptacles
Present

For added safety, Ground-fault Circuit Interrupter (GFCI) protection should be installed for outlets within 6 feet all water sources. If missing, this is typically an inexpensive upgrade to the homes electrical system.

Limited Appliance Inspection

The inspector does a limited cursory check of appliances at his discretion, as specified in the standard operating procedures that are followed. Appliances are tested for basic operation only. We recommend you should ask the seller about their complete functionality.

Credit
Comment
5.1.1 - Electrical Components

GFCI - Won't Reset

This GFCI receptacle failed to reset when tested. The GFCI will not operate and should be replaced.

Contractor Qualified Professional
Credit
Comment
5.7.1 - Built-in Microwave

Built-in Light - Not Working

The built-in light on the micro hood was not working. This is typically due to a burnt out bulb.

Wrench DIY

6 - Bathrooms

Ventilation: Exhaust Fans
Fan with light
Heat: Heating Source
Forced Air Ducts
Tub/Shower: Bathub / Shower:
Bathtub with shower, Walk-in Shower
Electrical Receptacles, Switches and Lighting: GFCI Protected Receptacles
Present - Working

For added safety, Ground-fault Circuit Interrupter (GFCI) protection should be installed for outlets within 6 feet all water sources. If missing, this is typically an inexpensive upgrade to the homes electrical system.

7 - Attic, Insulation & Ventilation

Access Location(s)
Bedroom closet
Attic Space Inspected from
Partially Traversed
Structure & Sheathing: Types
Trusses, Oriented Strand Board (OSB) Sheathing
Attic Insulation: Insulation Type
Fiberglass Loose Fill
Attic Insulation: Insulation - Approximate Depth
20 to 23"
Roof Ventilation: Ventilation Type
Combination Ridge/Soffit Vents, Insulation baffles
Attic Plumbing and Exhaust Vents: Drain Waste Vents
Air Admittance Valve
Attic Plumbing and Exhaust Vents: Bathroom Ventilation Ducts
Deep Insulation (Not Visible)
General Attic Pictures

Below are a few general photos of the attic space.

Access Limited

Not all areas of the attic space could be accessed by the inspector due to the lack of visible footing and deep insulation. If you have additional concerns on the attic space, we recommend further evaluation when better access can be obtained.

Attic Plumbing and Exhaust Vents: Bathroom Ventilation - Disclaimer

The bathroom ventilation ductwork was not able to be viewed, due to the deep insulation installed in the attic space.

Credit
Comment
7.1.1 - Structure & Sheathing

Sheathing - Damage
attic space

This area of OSB roof sheathing was damaged from decay caused by a leak in the shingle material. This damage corresponded with the minor damage in the bedroom below and the roof sagging noted prior. Recommend immediate repair to avoid further damage to the finished interior structure.

Contractor Qualified Professional
Credit
Comment
7.1.2 - Structure & Sheathing

Sheathing - Minor Sagging

Areas of the roof OSB sheathing were slightly sagging at the center joints. Proper H-clips were installed to limit movement of the sheathing panels.

Contractor Qualified Professional

8 - Basement, Foundation, Crawlspace & Structure

Foundation Type
Crawlspace, Finished Basement
Insulation
Floor Joists, Along Rim Joist
Vapor Barrier
Yes
Foundation: Material
Concrete Masonary Unit (CMU
Foundation: Basement/Crawlspace Floor
Carpet, Dirt Floor (Crawlspace)
Foundation: Basement Egress
Basement Door, Garage Door
Floor Structure: Material
Wood Joists, Wooden Support Columns
Floor Structure: Sub-floor
OSB
General Basement Pictures

Below are a few photos of the basement space from the day of this inspection.

General Crawlspace Pictures

General picture from within the crawlspace.

Insulated Crawlspace

The above floor framing was not completely visible in the crawlspace due to the installed insulation.

Foundation: Finished Basement Area

 Most of the basement foundation structure was not visible due to the finished floors, walls, and ceiling covering.

Floor Structure: Limited View - Insulation

The inspection of the floor joists and subflooring was limited due to the installed insulation between the joists.

Credit
Comment
8.1.1 - Foundation

Crawlspace - High Humidity

High humidity conditions were observed inside the crawlspace. The inspector would recommend removing the installed insulation from the crawlspace vents and operating a dehumidified during wet seasons.

Credit
Comment
8.2.1 - Floor Structure

Floor Joist - Isolated Decay

The inspector observed decay to the bottom of a single floor joist visible inside the crawlspace. This decay only appeared to affect approximately 1/4 of the joists board. This decay appeared to be caused by high humidity conditions inside the crawlspace.

Contractor Qualified Professional
Credit
Comment
8.2.2 - Floor Structure

Support Posts - Improper Support

While properly supported at the ends along the foundation walls, the wood support beam installed in the crawlspace was poorly supported by OSB shims installed above the support posts. These installed shims were damaged and the inspector recommends installing proper center supports to the beam.

Contractor Qualified Professional

9 - Electrical

Service Grounding - Interior: Service Grounding Electrode:
Cable Beneath Slab (not visible)
Service Panel Interior/Exterior: Panel Manufacturer
T&B
Service Panel Interior/Exterior: Panel Capacity
200 AMP
Service Panel Interior/Exterior: Main Panel Location
Garage
Service Panel Interior/Exterior: Main disconnect rating
200 AMP
Visible Branch Wiring: Wiring Type
Non Metallic Sheathed
Service Panel Interior/Exterior: Panel Equipment Photographs

General photos of the service panel exterior and interior.

Smoke Detectors / CO Alarms / Door Bell: Smoke Detector Installed / Location(s)
Yes

Note: Smoke detectors are tested only for audibility and not tested using actual smoke.

Smoke Detectors / CO Alarms / Door Bell: Carbon Monoxide Alarm(s) Installed / Location(s)
Yes

Note: Carbon Monoxide alarms are tested only for audibility and not tested using actual Carbon Monoxide.

Smoke Detectors / CO Alarms / Door Bell: Battery Smoke Detectors - Discliamer

The inspector would recommend replacing battery operated smoke and CO detectors when moving into the property. Due to the time frame involved between this inspection and the closing date, the detector batteries may not be in the same working condition when you move into the property.

Credit
Comment
9.3.1 - Service Panel Interior/Exterior

Screws Pointed

One or more pointed and/or too-long screws are used to fasten the cover to a service panel. These types of screws are more likely to come into contact with energized wiring inside the panel. These should be replaced with stock blunt tip screws to prevent the risk of damage to the energized conductors and or electrocution.

Electric Electrical Contractor
Credit
Comment
9.3.2 - Service Panel Interior/Exterior

Screws Missing

Multiple screws are missing from one or more panel covers and should be replaced. Stock screws from the panel manufacturer should be used, or their equivalent.

Electric Electrical Contractor

10 - Plumbing

Water Service Type
Public
Water Meter/Shut-of Location
Crawlspace
Pressure Regulator Present
Yes
Drains, Sewage Sytem, Plumbing: Exterior Sewage Systems
Sewage Grinder Pump
Water Heater: Estimated Mfg. Year
2019
Water Heater: Energy Source / Type
Tank, Electric
Water Heater: Capacity
50 Gallon
Water Heater: Average Water Temprature
120
Water Heater: Location
Garage
Laundry: Information
240 Volt Electric, Washer Water Supply Hook-ups
Water Shut-off Location

Location of the homes main water shut-off.

Sewer Type
Public

Verifying the underground termination of public and or private septic systems is outside the scope of a general home inspection. The inspector recommends viewing the seller disclosure forms.

Drains, Sewage Sytem, Plumbing: Public Septic System - Disclaimer

The inspection of homes connected to public septic systems is limited to checking functional drainage at the time of the inspection. Only visible interior septic lines and systems are included as part of a general home inspection.


Water Heater: Equipment Photo
Drains, Sewage Sytem, Plumbing: Sewage Grinder Pump and Alert System

The home was serviced by a sewage grinder pump system installed by the local sewage authority. These pumps feature a simplex system inside the home with a failure alarm used to alert the owner when there are problems with the exterior pump. The pump and simplex system are not able to be tested and are excluded from a general home inspection.

Laundry: Laundry Appliances - Limited

The inspector tested the washer and dryer through basic power operation only. 

11 - Heating

Equipment: Heating System
Operational
Equipment: Primary Heat Type
Forced Air
Equipment: Brand
Archoaire
Equipment: Energy Source
Natural Gas
Thermostat Controls: Location of thermostats
Hallway
Distribution Systems: Ductwork or Pipes
Insulated
Gas Meters, Fuel Tanks and Supply Lines: Heating Fuel Source
Gas Meter
Gas Meters, Fuel Tanks and Supply Lines: Fuel Supply Line Material
Black Pipe
Gas/LP Firelogs & Fireplaces: Damper
Ventless
Gas/LP Firelogs & Fireplaces: Gas Fireplace
Operational
Gas/LP Firelogs & Fireplaces: General Fireplace Photos

Below are images of the fireplace at the time of this inspection.

Equipment: Primary Heating System Photos

General photos showing the homes primary heating systems at the time of this inspection.

Equipment: Air Filter Size
16x25

It is recommended that disposable air filters be replaced monthly during normal operation.

Equipment: Estimated Mfg. Year
1996

The estimated industry service life of heating systems is 20 to 30 years. Having older heating/cooling systems serviced and maintained can typically extend their operation well past the manufactures estimated life expectancy.

Equipment: Heat Exchanger - Disclaimer

The Inspector specifically disclaims the heating system exchanger because proper evaluation requires invasive, technically exhaustive measures that exceed the scope of the General Home Inspection. Because of the age of the furnace, The Inspector recommends that you have it certified by a qualified HVAC contractor.

Gas Meters, Fuel Tanks and Supply Lines: Gas Meter - Disclaimer

Other than visual observation of the gas meter, a full inspection is beyond the scope of a general home inspection. Gas meters are typically maintained by the utility provider.

Credit
Comment
11.1.1 - Equipment

Corrosion Inside Furnace

The inspector observed corrosion inside the furnace cabinet below the draft inducer house. This is typically caused by a leak in the housing or condensate line. No active leaking was observed indicating the leak was repaired or is intermittent during regular operation. The inspector would recommend further evaluation by a qualified HVAC contractor.

Contractor Qualified Professional
Credit
Comment
11.1.2 - Equipment

Condensate Trap - Leak

The inspector observed corrosion directly under the condensate trap inside the furnace blower cabinet. A full container of water was observed below the trap leaking trap. The inspector would recommend repair by a qualified HVAC contractor.

Contractor Qualified Professional

12 - Cooling

Cooling System Manufacturer:
Arcoaire
Cooling System Type:
Split System (indoor and outdoor components
Number of cooling systems (excluding window AC)
One
Temperature differential:
Acceptable: withing 14-22 deg. F
AC System Photos

General photos showing the cooling system components at the time of this inspection.

Estimated Mfg. Year
1996

The estimated industry service life of HVAC systems is 20 to 30 years. Having older heating/cooling systems serviced and maintained can typically extend their operation well past the manufactures estimated life expectancy.

13 - Garage Attached/Detached

Structure Type
Basement Garage
Vehicle Door: Automatic Opener Safety Devices
Electronic eye
Vehicle Door: Door Type
Automatic
Fire Separation: Firewall Materials
Drywall
Garage Photos

General garage photos at the time of this inspection.

Switches / Receptacles: GFCI Protected Receptacles
Partial GFCI

For added safety, Ground-fault Circuit Interrupter (GFCI) protection should be installed for outlets within 6 feet all water sources. If missing, this is typically an inexpensive upgrade to the homes electrical system.

Credit
Comment
13.9.1 - Switches / Receptacles

No GFCI

The garage receptacles were grounded and function correctly but lacked GFCI protection. To bring the home up to current safety standards the inspector would recommend installing GFCI receptacles in the garage area.

Contractor Qualified Professional