Loading
Document Name
Sort Generated Document By
Total Credit Requested
$ 0.00
Preview
Create
Header Text
Total Credit Requested
$ 0.00
Preview
Create
Viewing:

1234 Main St.
Southington, CT 06489
12/05/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
12
Minor findings
8
Notable items
1
Immediate attention recommended

A Message to the Home Buyer 

This building inspection is being conducted in accordance with the State of Connecticut Department of Consumer Protection (of which you were given a copy of and I highly recommend that you read thoroughly) home inspector regulations recognized standards of practice and is for the purpose of identifying major deficiencies which might affect your decision whether to purchase. Although major problems may be mentioned, this report does not attempt to list them all. 

You are urged to attend the inspection and accompany the inspector during his examination of the building. The information you will gain from this will be of great value to you. This report is a summary of that information. 

It is important that you understand exactly what your professional building inspector is able to do for you and what the limitations are in his inspection and analysis. The inspection is of readily accessible areas of the building and is limited to visual observations only. The inspector cannot report on obscured or concealed defects and he may not move furniture, lift carpeting, remove or dismantle any items or equipment. 

Homebuyers, after settlement and occupying the building, sometimes overlook important information and warnings contained in their reports. This can result in failure of equipment or other damage which could have been prevented if the inspector's advice and recommendations had been followed. 

After occupancy, all building may have some defects which are not identified in the inspection report. If a problem occurs that you feel the inspector's report did not give you sufficient warning of, call him. A phone consultation may be helpful to you in deciding what corrective measures to take and the inspector may be able to advise you in assessing proposals offered by building contractors for remedying the problem. 

This report is not a guarantee or warranty; we cannot eliminate all your risk in purchasing. 

All buildings will have issues, regardless of age or usage. It is not the purpose of this report to compile a complete, definitive, or exhaustive list of items that need attention, but to document the general condition of the building and note visible and apparent defects in the systems and components that are readily visible and accessible at the time of the inspection. Not all minor cosmetic items, such as marred finishes or minor drywall settlement cracks, will be identified during this inspection. Minor cosmetic items may be mentioned as a courtesy during your discussions with me as we both examine the home, but may be omitted from the written report. Components such as wooden framing behind the wooden shingled siding, finished attic areas, or above closed, fixed ceilings - cannot be seen, probed, or evaluated. 

It is the goal of the inspection to put a buyer in a better position to make a more informed buying decision. Unexpected, or routine maintenance repairs should still be anticipated after purchasing this home. All conditions reported are as they existed at the time of the inspection and may be subject to change or deterioration any time after the inspection. 

NOTICE TO THIRD PARTIES: This document is the exclusive property of Modern Home Inspections LLC and the client(s) listed above and is not transferable to any third parties or subsequent buyers. Our inspection services have been performed via a written contract agreement that limits its scope and usefulness. Unauthorized recipients of any knowledge, written or verbal, garnered as a result of our services tendered as part of this agreement are therefore advised not to rely upon this information, but rather to retain the services of an appropriately qualified home inspector of their choice to provide them with their own property evaluation. 

Comment Key or Definitions 

All comments by the inspector should be considered before purchasing this home. Some recommendations as noted 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 

Unless otherwise noted, my inspection of the exterior of this home was conducted from ground level. 

Please review this report for information, suggestions, and recommendations as they pertain to this home. 

It is always recommended that major components of the home, (Examples: heating systems, air conditioning systems, water heaters, fireplaces and appliances.) be cleaned, serviced and inspected if they have not been within the last year. 

All directional references to left, right, front, or rear assume the reader is standing in the street, facing the front doors of the home being referenced. 

  • Immediate Attention Recommended: Is an indication that further evaluation by a licensed contractor or professional is needed and should take priority and may be a significant safety concern. The red sections is a convenience for you. It is strongly recommended that you read the entire report.
  • Notable Items: Is an indication that further evaluation by a licensed contractor or professional is needed. The orange sections is a convenience for you. It is strongly recommended that you read the entire report. 
  • Minor Findings: Is an indication of a maintenance issue or minor issue/defect. The blue sections is a convenience for you. It is strongly recommended that you read the entire report. 

As explained to you at the time of the inspection, certain conditions may exist that prevent us from accessing and observing items that can often be seen and inspected. Examples are as follows: 

  • The report is not a compliance inspection or certification for past or present governmental codes or regulations of any kind. 
  • Exclusions: The inspection and report do not address and are not intended to address the possible presence of or danger from any potentially harmful substances or environmental hazards including but not limited to radon gas, lead paint, asbestos, urea formaldehyde, toxic or flammable chemicals and water or airborne hazards. Note: Separate testing may have been ordered for radon, water and radon in water testing. If asbestos is noted in the inspection report, it is recommended to have an asbestos abatement company evaluate the material and then make recommendations. 
  • The exterior of the home and its trim appeared to be approximately one hundred percent encased with exterior siding. Consequently we could not see any of the framing. 
  • Maintenance and other items may be discussed, but they are not part of our inspection. The report is not a compliance inspection or certification for past or present governmental codes or regulations of any kind. The inspection also does not comment on if any permits were pulled and any certificates of occupancy. 
  • Mold testing was not conducted during the inspection. Current information indicates that the presence of some types of mold may cause health problems in certain individuals. Not all molds are detectable by visual inspections conducted by a certified professional home inspector. Properties may have hidden mold problems of which the Seller/Lessor is not aware. The only way to provide reasonable assurances that the property does not have a mold problem or a moisture problem that creates the potential for a mold problem is to retain the services of a professional mold inspector to conduct the appropriate inspection and testing necessary for the property. This may consist of interior and exterior examination of the property and can include moisture detection by use of a calibrated meter as well as sampling for airborne spores or taking samples of visible mold. These are some basic procedures and further procedures or recommended protocol may be required. Note: If a visual presence of mold is noted during the inspection, it will be noted in the report and a certified professional should be consulted for a mold inspection. 
  • The home inspection does not include if permits were pulled on any structure or component of the home. If you are purchasing a home or commercial property you should carefully check if any additions or improvements to the property were made after the original construction. If you don't research the status of past and current Building Permit activity for the property with the local Building Department having jurisdiction for the property, you could be at risk if you purchase. If renovations were made by a prior property owner that required a permit and the property was later bought and sold several times, the building official may have the authority to force the "Current Owner" to obtain the permit and satisfy all code requirements. All previous owners including the one(s) that made the renovations are off the hook and the current owner becomes responsible for compliance. If you just purchased the property then you are now the "Current Owner". 
  • We do not determine if the home is on a flood plain. It is your responsibility to call the local town hall to see if your home is on a flood plain. 
  • Client is solely responsible for completion of the pre-closing walk-through checklist in order to verify that the condition of the home has not changed since the inspection and to check for any defects that may have been concealed by the prior owners personal belongings at the time of the inspection. Modern Home Inspections LLC is available to assist with this walk through for an additional fee. 
  • The attic may have no flooring and entering this area is not possible. Inspection was limited from the attic access. 
  • Older homes have some special considerations while inspecting. It is common to have areas that do not comply with current code. This is not a new home and this home may be expected to meet current code standards. While this inspection makes every effort to point out safety issues, it does not inspect for code. It is common that homes of any age will have had repairs performed and some repairs may not be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for items that are not functioning as intended. It does not grade the repair. It is common to see old plumbing or mixed materials. Sometimes water signs in crawlspaces or basements could be years old from a problem that no longer exists. Or, it may still need further attention and repair. Determining this can be difficult on an older home. Sometimes in older homes there are signs of damage to wood from wood eating insects. Having this is typical and fairly common. If the home inspection reveals signs of damage you should have a pest control company inspect further for activity and possible hidden damage. The home inspection does not look for possible manufacturer re-calls on components that could be in this home. Always consider hiring the appropriate expert for any repairs or further inspection. It is always recommended to inquire if a permit was pulled for all construction or remodeling.


1 - Inspection Details

Inspection Purpose
Real Estate Transaction Inspection
Inspection Start Time
900 am
Inspection End Time
1215 pm
In Attendance
Client, Client Agent, Home Owner, Listing Agent, Family Members
Occupancy
Occupied, Furnished
Style
Single family
Temperature
41 degrees F

Temperature is an approximate outside temperature measured and recorded at the beginning of the inspection.

Weather
Cool, Clear
Age built
2005

2 - Exterior

Exterior Foundation: Exterior foundation materials
Poured concrete
Exterior Foundation: Limitation of exterior foundation inspection
  • Structural components concealed behind finished surfaces could not be inspected.
  • Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection.
  • Vegetation near the foundation can limit the inspection.
  • The majority of the exterior foundation is covered with soil. This limited the inspection of the foundation.
  • Sections of the foundation covered by porches and that are inaccessible to visually inspect can limit the inspection.
  • Sections of the foundation limited by high grading can limit the inspection.
  • The exterior foundation appears to be made from the selected material(s) and is not intended as a guarantee of materials used. Not all areas may be visible or accessible and certain types of materials have similar physical properties to each other.

Special Note: If any cracking of the foundation was noted in this report, it is strongly recommended that you have a concrete contractor and or a foundation specialist come out and completely evaluate the foundation due to the crumbling foundation issue in Connecticut. (years 1980 - 2016)

Owners Note: Proper draining is critical to the future performance of the foundation. Trees and shrubs around foundation can affect soil moisture content and thus the foundation. Experts recommend that trees and shrubs be planted away from foundations, or that good root barriers be installed to prevent roots from getting under slab. Poor drainage away from slab, or ponding against it, can also affect foundation performance. If for any reason water ponds at any location near the foundation for any extended period of time (24 hours of more) drainage corrections will have to be made.

Siding: Siding type
Vinyl
Siding: Limitations of inspection
This is a VISUAL inspection only. I cannot make judgements regarding conditions behind exterior coverings of walls. I make every reasonable effort to look for indications of pest or moisture damage to walls and other structural systems. However, it is beyond the scope of this inspection to make judgements about concealed conditions in these areas. If it is suspected that concealed damage may be possible, then a contractor should make a more detailed and exhaustive evaluation of areas with suspected hidden damage.
Exterior Trim (soffit, fascia, eaves): Exterior Trim
Metal, Vinyl
Exterior Trim (soffit, fascia, eaves): Limitation of trim inspection

Inspection in most areas was visual. Inspection in all areas may not be possible due to grading, height, vegetation, or conditions that make inspecting the area unsafe.

Exterior Trim (soffit, fascia, eaves): Trim

Observation: Trim appeared to be in good condition at the time of inspection.

Note: Minor defects such as small holes and damage from landscaping equipment may have been noted at the time of the inspection, but are not part of this report. Mildew noted at the inspection should also be cleaned off the siding.

Windows and Window Wells: Window types
Single Hung, Double hung, Thermopane
Windows and Window Wells: Limitation of inspection
  • Trim on second floor windows if not accessible may only be visually inspected from the ground.
  • Windows with broken glass are not opened and closed.
  • A representative number of windows have been inspected to determine their condition.

Note: The proper installation of flashing around windows is critical to water proofing the exterior walls. Missing, damaged or improperly installed flashing are the most common cause of moisture intrusion to walls and baseboards beneath windows. Because these flashing are concealed by the exterior wall covering, we cannot endorse them and specifically disclaim any evaluation of these flashing, and leaks may become evident only during heavy, prolonged or wind-driven rainfall. The window screens are not evaluated because many people choose to remove them for aesthetic reasons. Also, they are easily damaged and can be removed after our inspection. Windows with access issues were not inspected.

Windows and Window Wells: Thermopane

Observation: The thermopane windows on the house appeared in good condition at the time of the exterior inspection.

Doors: Materials
Metal/Glass, Sliding glass
Doors: Doors

Observation: At the time of the inspection the doors at the above listed location(s) appeared functional and there was not any significant rot noted around the door trim.

Roof Drainage Systems (Gutters & Downspouts): Limitation of Inspection
  • Inspection of the gutters is visual only. Every attempt is made to verify the condition and likely function of gutters, downspouts, and drains based on their pitch, overall visual appearance, and locations. The presence of gutters may mask fascia and/or rafter tail deterioration and/or damage.
  • Evaluating the functionality of the gutter system is not possible on days in which it is not precipitating heavily. You should evaluate this on a suitable day and if any overflow, pooling, or leaking is noted you should contact a qualified professional to evaluate for possible modification.


Roof Drainage Systems (Gutters & Downspouts): Gutter material
Aluminum
Roof Drainage Systems (Gutters & Downspouts): In ground drainage
Observation: I did note several downspouts connected to inground drainage. Inspection of this type of system is not possible.

Recommendation: Recommend that you monitor all downspouts during periods of rain to ensure that water is not backing up.

Grading, drainage, vegetation: Limitations of inspection

Anything beyond a distance of six-feet from the primary structure and the primary parking structure is not within the scope of our inspection. As a courtesy we may include our observations of the general condition of paving, fencing, hardscaping or conditions on the property that we think might be useful to you in making your purchase decision. Please note, we do not render opinions regarding soil quality or stability nor determine property lines or ownership of fences. 

Owners Note: Client is urged to keep soil levels a minimum of 4-6 below top of slab and graded away to promote positive drainage and to prevent water from ponding around foundation. Proper soil levels will also help deter insects should they try to enter the home from the outside. High soil levels are considered conducive for Wood Destroying Insects and can prevent a visual inspection of the foundation in these areas.

Grading, drainage, vegetation: Grading - dry conditions

Observation: The grading around the house appears to be acceptable and it appears that water will move away from the majority of the house. At the time of the inspection it was a dry day so it could not be determined if there are any drainage issues. There was no standing water the day of the inspection near the house. 

Note: This is not a guarantee that water intrusion into the home will not occur.

Electrical Service Entry: Electric Service Entry
Underground
Electrical Service Entry: Electrical Service Entry Below Ground

The electrical service entry is below ground and that section could not be inspected. The above ground section looked to be free of rust and seemed secure and tight to the home.

Exterior Outlets: # of exterior outlets
Front & Right side & Rear
3

Outlets may have been missed and therefore not counted due to them being hidden or otherwise obstructed from visibility.

Exterior Outlets: Limitation of inspection

Exterior outlets that are not accessible due to vegetation, construction, or are otherwise deemed unsafe to access are not included in this inspection.


Exterior Outlets: Outlets GFCI
Rear

Observation: The outlet(s) listed above on the exterior of the house appear to be GFCI protected. They were tested and all were functional at the time of the inspection. 

Note: If exterior outlets are missing water proof covers, I recommend you have them installed.

Exterior Faucets: Number of exterior faucets
Front & Rear
2

Faucets covered by debris, vegetation, personal property may not be counted or inspected.

Exterior Faucets: Limitations of inspection
  • The home inspection does not include operation of safety valves or shut-off valves.
  • If anti-siphon devices are not present at all the exterior faucets there is a potential for cross contamination. The inspector recommends installing anti-siphon devices at hose bibs that do not currently have this protection.
  • If water is turned off the exterior faucets it will not be inspected for operation
  • Faucets covered by debris, vegetation, personal property may not be counted or inspected.


Steps to Building: Entry steps
Concrete
Steps to Building: Entry steps observations
Solid under foot, Level, Tight to the home

2015 IRC requires a handrail on at least one side of stairs with four or more risers

Walkways: Walkway type
Pavers, Concrete
Walkways: Concrete

Observation: The walkway appears to be in good condition. I did not note any major cracking, depressions, or excessively loose or missing materials.

Walkways: Pavers
Observation: The front walkway appears to be pavers. It was even and in good condition.
Patio: Patio
Pavers
Driveway: Driveway
Asphalt
Driveway: Driveway

Observation: I did not note any major cracking or depressions at the time of the inspection.

Note: Minor cracking may have been noted at the inspection, but was not significant enough to put in the report.

Basement Entrance: Basement entry type
Bulkhead
Basement Entrance: Limitations of inspection

Inspection of the basement entry systems is not a guarantee that water intrusion will never occur. Weather conditions and other factors can lead to weather and water intrusion during the time you own the home.

Exterior Lighting/Doorbell: Exterior Lighting

Observation: The exterior lighting at the above listed location(s) seems to function properly and are appropriately located.

Note: For dwelling units, attached garages, and detached garages with electric power, at least one wall switchcontrolled lighting outlet shall be installed to provide illumination on the exterior side of outdoor entrances or exits with grade level access. A vehicle door in a garage shall not be considered as an outdoor entrance or exit.

Exterior Lighting/Doorbell: Door Bell Worked
Observation: The door bell functioned at the time of the inspection
Decks, Balconies, Stoops, Steps, Porches and Railings: Limitation of deck/porch inspection

An attempt is made to point out visible deck/porch defects discovered during the course of a normal home inspection. However, every deck/porch is unique and determining the overall structural stability and load carrying capacity of individual members and connections is outside the scope of this inspection. Many critical items and details that affect the stability and load carrying capacity can be hidden from view such as verifying the presence and condition of flashing between the ledger board and the house, the condition of bolts, nails and screws, including rust and corrosion, the grade and moisture content and extent of decay in wood members, the condition of columns and members in contact with soil, and depth and size of footings below ground.

Decks, porches, and/or similar structures whose construction components are inaccessible partially or entirely due to lattice or other obstruction are inspected as well as possible however with limited access not all areas may be noted or inspected.

Decks, Balconies, Stoops, Steps, Porches and Railings: Deck/Porch
Front & Rear
Wood, Composite (Trex), Concrete
Decks, Balconies, Stoops, Steps, Porches and Railings: Deck/Porch components noted
Front
Tight to home, Solid under foot, Level, Baluster spacing Ok

Decks, Balconies, Stoops, Steps, Porches and Railings: Deck/Porch components noted
Solid under foot, Tight to home, Footing brackets, Concrete footings present, Level, Baluster spacing Ok

Decks, Balconies, Stoops, Steps, Porches and Railings: Deck/Balcony railing height
36 inches

AC Condenser: Expectation

Failure of the compressor or any related equipment can occur at anytime. It is recommended that you have the compressor and related equipment cleaned and inspected if it has not been in the last year. The typical life expectancy of these units is approx 15 years with routine maintenance.

AC Condenser: Limitation - Temperature too low

According to most central cooling manufacturers, operation of an electric-gas compression air conditioning system when the outdoor temperatures have not been at least 65 degrees Fahrenheit, for at least 48 hours prior, can result in possible serious damage to the compressor. Conditions at the time of the inspection were not appropriate for the operation of the air conditioning system. Have an inspection and evaluation of the performance of the system when conditions are appropriate.

Extra Information: In most cases the HVAC contractors will not run the air-conditioners in the winter time. The ability to test requires installing a heater onto the compressor for a period of time to detach the refrigerant from the oil to prevent oil slugging when the compressor turns on. This oil slugging is what causes damage to reciprocal compressors. The next obstacle is to overcome the low outdoor ambient temperature. Head pressure controllers make the equipment think that it's hot outside. After all this is said and done, the analysis is limited to determine that the components actually functions but that capacity or refrigerant charge cannot be determined as there is an insufficient load on the equipment and differential pressures are obtained artificially.

AC Condenser: Manufacturer
INT. COMFORT
AC Condenser: Date Manufactured
2005
AC Condenser: Condenser

Observation: The AC condenser appeared to be in overall good shape. It was sitting level. It did not appear to have excessive rust or corrosion on the unit. Insulation on the lines into the house appeared to be in acceptable condition.

Fencing: Fencing type
Metal, Vinyl
Fencing: Fencing

Observation: The fencing in the above listed location(s) is in acceptable condition and seems solid.

Shed/Barn: Shed not inspected

Shed(s) were noted on the property. Shed(s) were not inspected the day of the inspection. You may consider having a licensed contractor come out and inspect the sheds.

Propane Tanks: Propane tanks not inspected

Buried propane tank(s) were noted on the property. They were not inspected. Contact the propane company to inspect and service the tank.

Pool: Pool/Spa

A pool/spa was noted on the property and it was not inspected. Pools/spas fall outside of the scope of a home inspection. We do recommend that you hire a qualified pool/spa inspector to thoroughly inspect the pool and/or spa and we recommend that you contact the municipality to obtain any local requirements for residential pools and spas.

Credit
Comment
2.1.1 - Exterior Foundation

Foundation cracks

Observation:  Cracks were observed in the walls of the foundation. These cracks do not appear to have structural effect on the foundation.

Recommendation: Consider filling these cracks and monitor for future movement. I strongly recommend consultation with a concrete contractor and or a foundation specialist for further evaluation. 

Special Note: If any cracking of the foundation was noted in this report, and your home was built between 1983 and 2016, it is strongly recommended that you have a concrete contractor and/or a foundation specialist completely evaluate the foundation due to the crumbling foundation issue in Connecticut.


Credit
Comment
2.2.1 - Siding

Siding

Observation: The siding by the garage is showing sections of damage/rippling. This may be secondary to sun reflection off of neighboring home windows. 

Recommendation: Have a contractor evaluate the siding further and make recommendations.

Credit
Comment
2.9.1 - Exterior Outlets

No power to outlet(s)
Front & Right side

Observation: At the time of inspection there appears to be no power to the above listed outlets. The front receptacle appears to be GFCI and will not reset.

Recommendation: Recommend you have a electrical professional make repairs as needed.

Credit
Comment
2.13.1 - Patio

Patio - Settled
Rear

Observation: The patio at the above listed location(s) appears to have settled and is not level in areas.

Recommendation: A contractor should be hired to evaluate further and provide options.

3 - Roofing

Style
Gable
Inspected method
Ground, Binoculars, Edge of roof
Limitations of Roof Inspection
  • Roof inspection may be limited by access, condition, weather or other safety concerns.
  • If the roof was inspected visually from the ground then binoculars were also used.
  • Some sections of the roof may not be able to be viewed due to a lack of access, pitch, obstructions, etc.

This inspection is not a warranty, guarantee or insurance policy and it is not intended to predict how long the roof will last or if it will leak. Leaks can develop at any time depending on rain intensity, wind direction, ice build-up and other factors. All roofs should be inspected annually in order to last typical life spans.

Roof Coverings: Materials
Architectural
Roof Coverings: Roof covering

Observation: At the time of the inspection, the roof where visible and accessible, seems to be performing its intended function of keeping out rain water and other related weather. The roof lines appeared straight.

Note: This inspection is not a warranty, guarantee or insurance policy and it is not intended to predict how long the roof will last or if it will leak. Leaks can develop at any time depending on rain intensity, wind direction, ice build-up and other factors. All roofs should be inspected annually in order to last typical life spans. The inspection is not an evaluation of the quality of the shingle. The inspection also does not determine the number of layers.

Vent Pipes & Roof Penetrations: Vent Pipe

Observation: The vent pipes where visible appear to be the appropriate height and well flashed.

Note: Inspection of the vent pipe flashing is not a guarantee that water intrusion will never occur.

4 - Attached Garage

Garage Type
Attached
# of Garage Doors
2
Garage windows: Window types
Double hung, Thermopane
Garage windows: Limitation of inspection
  • Trim on second floor windows if not accessible may only be visually inspected from the ground.
  • Windows with broken glass are not opened and closed.
  • A representative number of windows have been inspected to determine their condition.

Note: The proper installation of flashing around windows is critical to water proofing the exterior walls. Missing, damaged or improperly installed flashing are the most common cause of moisture intrusion to walls and baseboards beneath windows. Because these flashing are concealed by the exterior wall covering, we cannot endorse them and specifically disclaim any evaluation of these flashing, and leaks may become evident only during heavy, prolonged or wind-driven rainfall. The window screens are not evaluated because many people choose to remove them for aesthetic reasons. Also, they are easily damaged and can be removed after our inspection. Windows with access issues were not inspected.

Garage windows: Thermopane

Observation: The thermopane windows on the house appeared in good condition at the time of the exterior inspection.

Garage Foundation: Foundation materials
Poured concrete
Garage Foundation: Exterior Foundation Limitations
  • Structural components concealed behind finished surfaces could not be inspected.
  • Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection.
  • Vegetation near the foundation can limit the inspection.
  • The majority of the exterior foundation is covered with soil. This limited the inspection of the foundation.
  • Sections of the foundation covered by porches and that are inaccessible to visually inspect can limit the inspection.
  • Sections of the foundation limited by high grading can limit the inspection.
  • The exterior foundation appears to be made from the selected material(s) and is not intended as a guarantee of materials used. Not all areas may be visible or accessible and certain types of materials have similar physical properties to each other.

Special Note: If any cracking of the foundation was noted in this report, it is strongly recommended that you have a concrete contractor and or a foundation specialist come out and completely evaluate the foundation due to the crumbling foundation issue in Connecticut. (years 1980 - 2016)

Owners Note: Proper draining is critical to the future performance of the foundation. Trees and shrubs around foundation can affect soil moisture content and thus the foundation. Experts recommend that trees and shrubs be planted away from foundations, or that good root barriers be installed to prevent roots from getting under slab. Poor drainage away from slab, or ponding against it, can also affect foundation performance. If for any reason water ponds at any location near the foundation for any extended period of time (24 hours of more) drainage corrections will have to be made.

Garage Foundation: Limitation of Inspection - Storage

Inspection was limited due to storage in the garage.

Garage floor: Garage floor material
Poured concrete
Garage floor: Limitation of Inspection - Storage

Inspection was limited due to storage in the garage.

Garage floor: Limitation of Inspection - Vehicles

Vehicles in the garage limited the inspection of the garage flooring.

Garage floor: Garage floor

Observation:  Where visible and accessible no major cracks, holes, gaps, missing materials, or other indicators of major deficiencies were noted on the garage flooring.

Note: Minor cracking may have been noted at the inspection, but was not significant enough to be mentioned in this report.

Garage Sill: Limitation of Inspection - Sills Encapsulated

The garage has finished walls and ceilings. There was no access to the sills, therefore, they could not be probed.

Garage Walls/Ceilings: Garage Ceiling
Finished
Garage Walls/Ceilings: Garage Walls
Finished
Garage Walls/Ceilings: Garage Lighting
Functioning
Garage Walls/Ceilings: CO detector present?
No
Garage Walls/Ceilings: Smoke detector present?
No
Garage Walls/Ceilings: Attached Garage Walls

Observation: The garage walls where visible seemed at the time of the inspection to be in good condition. Areas adjacent to living space appear appropriately encapsulated. I did not note any significant staining or cracking.

Note: Minor damage such as small holes and tape joints that have let loose are mentioned at the inspection but are not part of this inspection report. If these issues are noted, it is recommended that repairs be made as needed.

Garage Rafters/Decking: Limitations

Pictures are used to demonstrate that the inspector makes every effort to visually inspect all accessible areas or show limitations of access. In accordance with our standards, we do not attempt to enter attics that have less than thirty-six inches of headroom, or are restricted by ducts, or in which the insulation obscures the joists and thereby makes mobility hazardous, in which case we would inspect them as best we can from the access point. In regard to evaluating the type and amount of insulation on the attic floor, we use only generic terms and approximate measurements, and do not sample nor test the material for specific identification. Also, we do not disturb or move any portion of it, and it may well obscure water pipes, electrical conduits, junction boxes, exhaust fans, and other components.

Garage Rafters/Decking: Limitation of Inspection - Enclosed ceiling

There is an enclosed ceiling. Therefore the garage rafters and roof decking could not be inspected.

Door for garage to living space: Door type
Metal
Door for garage to living space: Closes Ok

Observation: The door to the living space functioned properly during the inspection. The door closes by itself when opened. Verify that the door is fire rated. 

Garage Electric: Limitation of inspection

Outlets that are not accessible due to storage of items or are otherwise deemed unsafe to access are not included in this inspection. A representative number of outlets are inspected.


Garage Electric: Outlets GFCI
Left side & Rear

Observation: The outlets tested in the garage appear to be GFCI protected. They were tested and were functional at the time of the inspection.

Garage doors: Garage Door Type
Automatic
Garage doors: Garage Door Material
Fiberglass
Garage doors: Auto-opener Manufacturer
1/2 HORSEPOWER, Build Mark
Garage doors: Safety cables
Present
Garage doors: Garage door(s)

Observation: The garage door(s) listed above were operated and at the time of inspection appeared to operate properly. Garage door(s) appeared to be in good condition.

Note: The safety features of automatic garage door openers should be tested periodically to ensure proper and safe operation. Photo sensors are safety standards designed to protect small children from harm and should be installed 6" from the floor. The safety reverse function should reverse when the door meets resistance. Occasionally the setting at the opener may need to be adjusted.

Garage doors: Doors reverse on resistance

Observation: The garage door(s) listed above reversed on resistance at the time of inspection.

Credit
Comment
4.2.1 - Garage Foundation

Foundation cracks

Observation: The foundation for its age appears in good condition. I observed cracks in the walls of the foundation. These cracks do not appear to have structural effect on the foundation. The foundation was even on either side of the cracks. The width of the cracks was less than the thickness of a quarter.

Recommendation: Consider filling these cracks and monitor for future movement. I strongly recommend consultation with a concrete contractor and or a foundation specialist for further evaluation. 

Special Note: If any cracking of the foundation was noted in this report, it is strongly recommended that you have a concrete contractor and/or a foundation specialist completely evaluate the foundation due to the crumbling foundation issue in Connecticut.


Credit
Comment
4.8.1 - Garage Electric

No power on any outlets
Garage outside wall (right side)

Observation: At the time of inspection there appears to be no power to the above listed outlets.

Recommendation: Recommend you have an electrician evaluate further and make repairs as needed.

Credit
Comment
4.9.1 - Garage doors

Sensors not functioning
Right side & Left side

Observation: The garage door safety sensors were not functioning properly at time of inspection.

Recommendation: Have a licensed garage door company evaluate and repair/replace sensors.

5 - Kitchen

General: Inspection method
Entered
Sink & Under Sink: Limitation of sink inspection

Inspection of the sink is at the time of inspection, is visual, and is not a guarantee. Leaking and other issues may occur in the future.

Sink & Under Sink: Sink

Observation: The faucet was run, both hot and cold, and the water volume appears adequate. Shut offs under the sink were noted. No leaking was noted from them at the time of the inspection. The drain pitch looked to be correct. The sink appear to drain at an acceptable rate.

Disposal: Disposer Brand
BADGER
Disposal: Size
1/2 HP
Disposal: Disposal

Observation: The kitchen disposal was turned on and it ran at the time of the inspection.

Kitchen Outlets: GFCI OK

Observation: Where appropriate, the kitchen outlets are GFI protected and functioned properly during the inspection.

Life cycles of GFCI'S: There are two types of GFCIs that can be installed, GFCI circuit breakers and GFCI receptacles. While many people prefer to use GFCI receptacles inside the house and circuit breaker types for the outside power. The two main disadvantages of GFCI circuit breakers over receptacles can be cost and inconvenience (resetting), but GFCI circuit breakers will typically outlast GFCI receptacle. While one of the common complaints concerning a GFCI receptacle is their short life span. Even though some can last a very long time, others just a few years, and some can fail shortly after installation. Typically using a higher grade GFCI receptacle will give a longer life span; look for specification grade, commercial grade, and hospital grade. These are much higher quality units for just a few dollars more.

Lighting and Switches: Lighting & switches
Observation: At the time of the inspection the lighting and the switches appeared to turn on and off and work properly.
Ceiling / Walls: Wall materials
Drywall

This is a VISUAL inspection only. It is not possible to make judgements regarding conditions behind interior coverings of walls. Every reasonable effort is made to look for indications of pest or moisture damage to walls and other structural systems. However, it is beyond the scope of this inspection to make judgements about concealed conditions in these areas. If it is suspected that concealed damage may be possible, then a contractor should make a more detailed and exhaustive evaluation of areas with suspected hidden damage.

Ceiling / Walls: Ceiling material
Sheetrock
Ceiling / Walls: Limitations of Inspection

This is a VISUAL inspection only. I cannot make judgments regarding conditions behind interior coverings of walls. I make every reasonable effort to look for indications of pest or moisture damage to walls and other structural systems. However, it is beyond the scope of this inspection to make judgments about concealed conditions in these areas. If it is suspected that concealed damage may be possible, then a contractor should make a more detailed and exhaustive evaluation of areas with suspected hidden damage.

Ceiling / Walls: Ceiling/walls

Observation: At the time of the inspection, there were no major cracks on the kitchen ceilings or walls and I did not note any significant staining.

Note: Minor cracking or damage may have been noted at the inspection, but was not significant enough to mention in the report.

Floor: Inspection method
Walked on
Floor: Floor material
Hardwood
Floor: Floor

Observation: The flooring appeared to be in good overall shape.

Heat Source: Heat Source
Yes
Cabinets: Cabinet materials
Wood
Cabinets: Cabinets

Observation: The majority of cabinets were opened and closed and they appeared to operate adequately.

Note: Every effort is made to open each cabinet and draw. Access may restrict inspection. A representative number of cabinet and draws may have been inspected.

Countertops: Countertop Material
Composite
Kitchen Appliances: Range/Oven Brand
GE
Kitchen Appliances: Dishwasher Brand
GE
Kitchen Appliances: Refrigerator Brand
GE
Kitchen Appliances: Built in Microwave Brand
GE
Kitchen Appliances: Applianaces

Observation: All the kitchen appliances appear to be functional the day of the inspection, the range did heat up and all cook top burners heated up. The refrigerator was in good working order. The microwave seemed to function normally at the time of the inspection. The lighting and fan functioned properly.

Note: All the kitchen appliances are not required to be inspected by the state of Connecticut. Inspection was done as a added service to you. The inspection of the appliances does not constitute a warranty express or implied. If installed, trash compactors are not inspected during the inspection.

Kitchen Appliances: Limitation of Inspection - Dishwasher not run

Observation: The dishwasher was not run.

Recommendation: Recommend you have it tested.

Ventilation: Ventilation
Microwave fan
Credit
Comment
5.2.1 - Sink & Under Sink

Dishwasher - No high Loop

Observation: The dishwasher drain lacks a "high loop" to prevent back flow from the sink drain into the unit.

Recommendation: Have a licensed plumber install a high loop.

Credit
Comment
5.11.1 - Kitchen Appliances

Not 18 inches above stove

Observation: At least 18 inches of space above the range is desired. It was noted that you have less than that. This can be a fire hazard and a nuisance when cooking with large pots. 

Recommendation: Recommend you consult with a carpenter about this spacing.

6 - Entryway, Stairs, Balconies

Entryway, Stairways, Balconies and railings: Entryway materials
Hardwood
Entryway, Stairways, Balconies and railings: Entryway

Observation: The entryway appeared to be in good condition, was solid under foot, and appeared level.

7 - Interior rooms

Ceiling / Walls: Wall materials
Drywall, Wood panel

This is a VISUAL inspection only. It is not possible to make judgements regarding conditions behind interior coverings of walls. Every reasonable effort is made to look for indications of pest or moisture damage to walls and other structural systems. However, it is beyond the scope of this inspection to make judgements about concealed conditions in these areas. If it is suspected that concealed damage may be possible, then a contractor should make a more detailed and exhaustive evaluation of areas with suspected hidden damage.

Ceiling / Walls: Ceiling material
Sheetrock
Ceiling / Walls: CO detectors (1 per floor?)
Missing

CO detectors are only inspected for their presence and not tested for function. Pressing the "test" button simply tests the audible alarm function of the device and does not test the intended function of the device itself (alarming with the presence of Carbon Monoxide per manufacturer guidelines).

Ceiling / Walls: Smoke detectors (1 per floor?)
Present

Smoke detectors are only inspected for their presence and not tested for function. Pressing the "test" button simply tests the audible alarm function of the device and does not test the intended function of the device itself (alarming with the presence of smoke).

Ceiling / Walls: Limitations of Inspection

This is a VISUAL inspection only. I cannot make judgements regarding conditions behind interior coverings of walls. I make every reasonable effort to look for indications of pest or moisture damage to walls and other structural systems. However, it is beyond the scope of this inspection to make judgements about concealed conditions in these areas. If it is suspected that concealed damage may be possible, then a contractor should make a more detailed and exhaustive evaluation of areas with suspected hidden damage

Ceiling / Walls: Walls

Observation: At the time of the inspection there appeared to be no major cracks or significant staining on the kitchen walls.

Note: Minor cracking or damage may have been noted at the inspection, but was not significant enough to mention in the report.

Floor: Floor material
Hardwood, Carpet
Windows: Window Types
Thermal/Insulated, Double-hung, Single-hung
Windows: Limitation of inspection

A representative number of windows have been tested for function and to determine their condition. Not all windows were operated.

Switches and Recepticles: Lights/Switches

Many lights and switches were operated. Ceiling fans and other lighting appeared to function properly during the inspection.

Note: Every attempt is made to find missing junction box covers and missing cover plates. Missing cover plates can be hidden by storage and or furniture. If not noted in this report and found, I recommend you install a new cover plate where needed. 

Switches and Recepticles: Outlets

Observation: At the time of the inspection a representative number of outlets were tested and appeared to be wired correctly.

Switches and Recepticles: GFCI statement

Ground Fault Interrupter (GFCI) outlets are recommended for installation if missing at exterior, garage, bathrooms & kitchen outlets.

Switches and Recepticles: Connected devices and fixtures

Not all connected devices and fixtures are inspected/tested; only observed from a representative number operation of ceiling fans, lighting fixtures, switches, and receptacles located inside the house, garage, and on the dwelling's exterior walls.

Doors: Doors
Wood
Doors: Door

Observation: The majority of the doors were opened and closed and they appeared to function properly.

Recommendation: Recommend you install any missing door stops.

Note: Missing and damaged interior doors can go unnoticed. Storage and access can also limit the inspection of interior doors. It is always recommended that on the final walk through you make sure there are no missing or damaged door.

Chimney, Flues, Vents: Fire Place
Tile
Chimney, Flues, Vents: Limitation of Inspection - Gas fireplace

Observation: There is a gas fireplace. Access to inspect the flue was not possible. We do not inspect gas fireplaces.

Recommendation: Have a heating company clean and service the unit.

Heat Source: Heat source?
Present
Credit
Comment
7.1.1 - Ceiling / Walls

Ceiling Damage/Staining

Observation: Staining and/or damage was noted on the ceilings.

Recommendation: Recommend that you consult with a contractor on recommendations for repairs.

Credit
Comment
7.1.2 - Ceiling / Walls

Missing Carbon Monoxide Detector(s)

Observation: Carbon monoxide detector(s) were noted to be missing. There should be a CO detector on every level of the home. 

Recommendation: Have a fire safety professional evaluate and place detectors as needed.

Credit
Comment
7.3.1 - Windows

Fogging window(s)

Observation: During exterior inspection thermopane window(s) were noted to have fogging. This may be caused by damage, worn, or broken seals.

Recommendation: Consult a qualified window professional for recommendations for repair/replacement. Have them evaluate all of the windows at the same time.

8 - Bathroom

General: Location
1st Floor
General: Type
Full
General: Heat source?
No
General: Limitations of Inspection

Our inspection of the bathrooms included a visual examination to determine if there were any active leaks, water damage, deterioration to floors and walls, proper function of components, excessive or unusual wear and general state of repair. Bathroom fixtures are run simultaneously to check for adequate water pressure and volume. Unusual bath features like steam generators or saunas are not inspected unless specifically discussed in this report. The pictures demonstrate that every effort was made to test all bathroom plumbing fixtures in the house, and check that hot water was being delivered. All the bathroom fixtures may not be pictured here. Personal belongings are not moved and may conceal issues. Supply valves are not tested as part of a standard home inspection. Any issues will be noted in the appropriate section. Water intrusion from bathtubs and shower enclosures is a common cause of damage behind walls, sub floors, and ceilings below bathrooms. As such, periodic re-caulking and grouting of tub and shower areas is an ongoing maintenance task which should not be neglected.

Sink & Under Sink: Limitation of sink inspection

Inspection of the sink is at the time of inspection, is visual, and is not a guarantee. Leaking and other issues may occur in the future.

Sink & Under Sink: Sink

Observation: The faucet was run, both hot and cold, and the water volume appears adequate. Shut offs under the sink were noted. No leaking was noted from them at the time of the inspection. The drain pitch looked to be correct. The sink appear to drain at an acceptable rate.

Toilet: Limitation of toilet inspection

Inspection of the toilet is limited to a visual inspection only. Determining if there is any deterioration or damage under the toilet is not possible.

Toilet: Bathroom Toilet

Observation: The toilet was flushed and it appeared to function properly. It is tight to the floor and I did not see any leaking at the time of the inspection. 

Note: If the configuration of the toilet allows, I check for leaking where the tank connects to the bowl. At the time of the inspection, I found no leaking at that connection.

GFCI/Electrical/Lighting: Outlets
GFCI
GFCI/Electrical/Lighting: Outlet(s) GFCI

Observation: The outlet(s) in the bathroom are GFCI protected and it appeared to function properly during the inspection.

GFCI/Electrical/Lighting: Lighting

Observation: The bathroom lights appears to function properly at the time of the inspection.

Ventilation: Fan

Observation: The bathroom utilizes a fan which appeared function properly at the time of the inspection.

Note: ventilation fans should be cleaned/serviced regularly.

Tub/Shower: Type
Tub/Shower
Tub/Shower: Shower/tub tile

Observation: The shower/tub tile appeared to have no major defects and the caulking appears to be in good condition. No leaking was noted at time of inspection.

Ceiling / Walls: Wall materials
Drywall
Ceiling / Walls: Ceiling material
Sheetrock
Ceiling / Walls: Limitations of Inspection

This is a VISUAL inspection only. I cannot make judgements regarding conditions behind interior coverings of walls. I make every reasonable effort to look for indications of pest or moisture damage to walls and other structural systems. However, it is beyond the scope of this inspection to make judgements about concealed conditions in these areas. If it is suspected that concealed damage may be possible, then a contractor should make a more detailed and exhaustive evaluation of areas with suspected hidden damage

Ceiling / Walls: Ceiling/walls

Observation: At the time of the inspection, there were no major cracks on the kitchen ceilings or walls and I did not note any significant staining.

Note: Minor cracking or damage may have been noted at the inspection, but was not significant enough to mention in the report.

Floor: Floor material
Tile
Floor: Floor

Observation: The flooring appeared to be in good overall shape.

Bathroom Door: Door

Observation: The bathroom door functioned properly during the inspection.

9 - Bathroom 2

General: Location
1st Floor, Master
General: Type
3/4
General: Heat source?
Yes
General: Limitations of Inspection

Our inspection of the bathrooms included a visual examination to determine if there were any active leaks, water damage, deterioration to floors and walls, proper function of components, excessive or unusual wear and general state of repair. Bathroom fixtures are run simultaneously to check for adequate water pressure and volume. Unusual bath features like steam generators or saunas are not inspected unless specifically discussed in this report. The pictures demonstrate that every effort was made to test all bathroom plumbing fixtures in the house, and check that hot water was being delivered. All the bathroom fixtures may not be pictured here. Personal belongings are not moved and may conceal issues. Supply valves are not tested as part of a standard home inspection. Any issues will be noted in the appropriate section. Water intrusion from bathtubs and shower enclosures is a common cause of damage behind walls, sub floors, and ceilings below bathrooms. As such, periodic re-caulking and grouting of tub and shower areas is an ongoing maintenance task which should not be neglected.

Sink & Under Sink: Limitation of sink inspection

Inspection of the sink is at the time of inspection, is visual, and is not a guarantee. Leaking and other issues may occur in the future.

Sink & Under Sink: Sink

Observation: The faucet was run, both hot and cold, and the water volume appears adequate. Shut offs under the sink were noted. No leaking was noted from them at the time of the inspection. The drain pitch looked to be correct. The sink appear to drain at an acceptable rate.

Toilet: Limitation of toilet inspection

Inspection of the toilet is limited to a visual inspection only. Determining if there is any deterioration or damage under the toilet is not possible.

Toilet: Bathroom Toilet

Observation: The toilet was flushed and it appeared to function properly. It is tight to the floor and I did not see any leaking at the time of the inspection. 

Note: If the configuration of the toilet allows, I check for leaking where the tank connects to the bowl. At the time of the inspection, I found no leaking at that connection.

GFCI/Electrical/Lighting: Outlets
GFCI
GFCI/Electrical/Lighting: Outlet(s) GFCI

Observation: The outlet(s) in the bathroom are GFCI protected and it appeared to function properly during the inspection.

GFCI/Electrical/Lighting: Lighting

Observation: The bathroom lights appears to function properly at the time of the inspection.

Ventilation: Fan

Observation: The bathroom utilizes a fan which appeared function properly at the time of the inspection.

Note: ventilation fans should be cleaned/serviced regularly.

Tub/Shower: Type
Stall
Tub/Shower: Shower/tub tile

Observation: The shower/tub tile appeared to have no major defects and the caulking appears to be in good condition. No leaking was noted at time of inspection.

Ceiling / Walls: Wall materials
Drywall
Ceiling / Walls: Ceiling material
Sheetrock
Ceiling / Walls: Limitations of Inspection

This is a VISUAL inspection only. I cannot make judgements regarding conditions behind interior coverings of walls. I make every reasonable effort to look for indications of pest or moisture damage to walls and other structural systems. However, it is beyond the scope of this inspection to make judgements about concealed conditions in these areas. If it is suspected that concealed damage may be possible, then a contractor should make a more detailed and exhaustive evaluation of areas with suspected hidden damage

Ceiling / Walls: Ceiling/walls

Observation: At the time of the inspection, there were no major cracks on the kitchen ceilings or walls and I did not note any significant staining.

Note: Minor cracking or damage may have been noted at the inspection, but was not significant enough to mention in the report.

Floor: Floor material
Tile
Floor: Floor

Observation: The flooring appeared to be in good overall shape.

Windows: Windows

Observation: The bathroom window(s) opened and closed normally at the time of my inspection.

Note: A representative number of windows have been tested for function and to determine their condition. The windows were opened and closed and they seemed to function properly. The locks worked and their hardware functioned correctly.

Bathroom Door: Door

Observation: The bathroom door functioned properly during the inspection.

10 - Bathroom 3

General: Location
1st Floor
General: Type
Half
General: Heat source?
Yes
General: Limitations of Inspection

Our inspection of the bathrooms included a visual examination to determine if there were any active leaks, water damage, deterioration to floors and walls, proper function of components, excessive or unusual wear and general state of repair. Bathroom fixtures are run simultaneously to check for adequate water pressure and volume. Unusual bath features like steam generators or saunas are not inspected unless specifically discussed in this report. The pictures demonstrate that every effort was made to test all bathroom plumbing fixtures in the house, and check that hot water was being delivered. All the bathroom fixtures may not be pictured here. Personal belongings are not moved and may conceal issues. Supply valves are not tested as part of a standard home inspection. Any issues will be noted in the appropriate section. Water intrusion from bathtubs and shower enclosures is a common cause of damage behind walls, sub floors, and ceilings below bathrooms. As such, periodic re-caulking and grouting of tub and shower areas is an ongoing maintenance task which should not be neglected.

Sink & Under Sink: Limitation of sink inspection

Inspection of the sink is at the time of inspection, is visual, and is not a guarantee. Leaking and other issues may occur in the future.

Sink & Under Sink: Sink

Observation: The faucet was run, both hot and cold, and the water volume appears adequate. Shut offs under the sink were noted. No leaking was noted from them at the time of the inspection. The drain pitch looked to be correct. The sink appear to drain at an acceptable rate.

Toilet: Limitation of toilet inspection

Inspection of the toilet is limited to a visual inspection only. Determining if there is any deterioration or damage under the toilet is not possible.

Toilet: Bathroom Toilet

Observation: The toilet was flushed and it appeared to function properly. It is tight to the floor and I did not see any leaking at the time of the inspection. 

Note: If the configuration of the toilet allows, I check for leaking where the tank connects to the bowl. At the time of the inspection, I found no leaking at that connection.

GFCI/Electrical/Lighting: Outlets
GFCI
GFCI/Electrical/Lighting: Outlet(s) GFCI

Observation: The outlet(s) in the bathroom are GFCI protected and it appeared to function properly during the inspection.

Ceiling / Walls: Wall materials
Drywall
Ceiling / Walls: Ceiling material
Sheetrock
Ceiling / Walls: Limitations of Inspection

This is a VISUAL inspection only. I cannot make judgements regarding conditions behind interior coverings of walls. I make every reasonable effort to look for indications of pest or moisture damage to walls and other structural systems. However, it is beyond the scope of this inspection to make judgements about concealed conditions in these areas. If it is suspected that concealed damage may be possible, then a contractor should make a more detailed and exhaustive evaluation of areas with suspected hidden damage

Ceiling / Walls: Ceiling/walls

Observation: At the time of the inspection, there were no major cracks on the kitchen ceilings or walls and I did not note any significant staining.

Note: Minor cracking or damage may have been noted at the inspection, but was not significant enough to mention in the report.

Floor: Floor material
Tile
Floor: Floor

Observation: The flooring appeared to be in good overall shape.

Windows: Windows

Observation: The bathroom window(s) opened and closed normally at the time of my inspection.

Note: A representative number of windows have been tested for function and to determine their condition. The windows were opened and closed and they seemed to function properly. The locks worked and their hardware functioned correctly.

Bathroom Door: Door

Observation: The bathroom door functioned properly during the inspection.

Credit
Comment
10.5.1 - Ventilation

Window for vent

Observation: The bathroom utilizes a window for ventilation.

Note: Bathroom ventilation improves air quality and helps to maintain proper moisture levels in the home. Excess moisture can migrate into wall and floor cavities and into the attic if the bathroom is not properly vented, and this moisture can damage materials and provide moisture for microbial growth. Ventilation may not have been required when the house was built, but the installation of mechanical ventilation is recommended.

Recommendation: There was no mechanical ventilation provided. There was a window installed which will most likely not be used to ventilate in the winter. It is recommended that you have a mechanical ventilation fan installed.

11 - Attic

Inspection Method
Visual from scuttle
Collar Ties Present
Yes
Chutes Present
Yes
Power Venting
None
Access: Attic access
Scuttle
Access: Attic access location
Master closet
Access: Limitation of inspection

The pictures are used to demonstrate that the inspector makes every effort to visually inspect all accessible areas or show limitations of access. In accordance with our standards, we do not attempt to enter attics that have less than thirty-six inches of headroom, or are restricted by ducts, or in which the insulation obscures the joists and thereby makes mobility hazardous, in which case we would inspect them as best we can from the access point. In regard to evaluating the type and amount of insulation on the attic floor, we use only generic terms and approximate measurements, and do not sample nor test the material for specific identification. Also, we do not disturb or move any portion of it, and it may well obscure water pipes, electrical conduits, junction boxes, exhaust fans, and other components.

Evidence of Water Penetration: Limitations of Inspection

This inspection is not a warranty or guarantee. Leaks can develop at anytime.

Evidence of Water Penetration: Limitation of Inspection - No flooring

Inspection was limited as the attic is not floored making access to the whole attic area not possible. 

Evidence of Water Penetration: Attic Water Penatration

Observation: At the time of inspection, where visible and accessible, there was no evidence of water penetration into the attic.

Note: Past staining may have been noted at the inspection, but was not significant enough to put in the report.

Roof Decking: Roof Decking

Observation: The roof backing is wood and where visible and accessible there appears to be in overall good condition.

Roof Decking: Limitation of Inspection - No flooring

Inspection was extremely limited from the scuttle. There appears to be no flooring.

Roof Framing: Roof framing

Observation: From inside the attic where visible and accessible the framing for the roof looks to be in good condition. The framing appears to be straight and even and there appears to be no major gaps between the joints.

Roof Framing: Roof rafter
2x10
Roof Framing: Limitations of Roof Rafters Inspection

The pictures are used to demonstrate that the inspector makes every effort to visually inspect all accessible areas or show limitations of access. In accordance with our standards, we do not attempt to enter attics that have less than thirty-six inches of headroom, or are restricted by ducts, or in which the insulation obscures the joists and thereby makes mobility hazardous, in which case we would inspect them as best we can from the access point. In regard to evaluating the type and amount of insulation on the attic floor, we use only generic terms and approximate measurements, and do not sample nor test the material for specific identification. Also, we do not disturb or move any portion of it, and it may well obscure water pipes, electrical conduits, junction boxes, exhaust fans, and other components.

Venting into Attic?: Any venting into attic?
None noted

Limitation of inspection: Where visible and accessible.

Insulation in attic: Insulation info
Rolled

Recommendation: You may consider having your local utility perform a free or low cost energy audit. This will determine the pay back of updating the insulation. The insulation installed when the home was built may have been adequate then, but you may achieve more cost savings with today's insulation standards.

Insulation in attic: Depth
8 inches

Insulation depth is an estimate and may not represent the insulation depth in all areas of the attic space.

Ventilation of the attic: Ventilation type
Ridge Vent
Ventilation of the attic: Roof Ventilation - Information
Note: Roofs and attics need year round ventilation. There are no seasonal efficiencies gained by blocking roof ventilation. Ventilation of roof spaces is essential to removing moisture from the air. If air is not circulated this can lead to premature failure of roofing materials, rot, mildew and mold.
Ventilation of the attic: Ridge Vent

Observation: The roof utilizes a ridge vent for ventilation and that vent runs the length of the house.

Ventilation of the attic: Soffit vents

Observation: The roof utilizes soffit vents for ventilation.

Storage: Storage space
0 % floored

This is an estimate of floored space in the attic that may be used for storage. This takes into account ease of attic access. This is not an exact percentage of space floored nor is it a guarantee that the flooring is adequate for storage. Consult with a contractor to ensure the flooring is appropriate.

Wiring in Attic: Wiring
Observation: Where visible and accessible no significant issues were noted with the wiring in the attic.
Dry venting: Dry Venting through attic space

Observation: The wood around the dry venting, where visible and accessible, was clean and clear. No water staining was noted. Light coming from the outside was not visible.

Dry venting: Limitation - not visible

Dry venting was not visible on the left side as the attic could not be fully accessed due to no flooring.

12 - Basement or Lower Level

Access
Bulkhead, Interior staircase
Multiple forms of egress
No
Smoke detector present?
Present
Is Basement Heated
Appears not to be heated
Is basement Air Conditioned
Appears not to have air conditioning
% of Basement Finished: % basement finished
Some finished walls

Evaluation of the amount of finished basement is purely an estimate based on an overall visual inspection.

Sink/Wet Bar: Limitation of sink inspection

Inspection of the sink is at the time of inspection, is visual, and is not a guarantee. Leaking and other issues may occur in the future.

Sink/Wet Bar: Sink

Observation: The faucet was run, both hot and cold, and the water volume appears adequate. Shut offs under the sink were noted. No leaking was noted from them at the time of the inspection. The drain pitch looked to be correct. The sink appear to drain at an acceptable rate.

Basement foundation and Crawlspaces: Limitations of Inspection

Structural components concealed behind finished surfaces could not be inspected. Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection.

Basement foundation and Crawlspaces: Foundation materials
Poured concrete
Basement Sill: Sills

Observation: Where visible and accessible the basement sill appeared not to show signs of rot at the time of the inspection. Many areas were probed. 

Basement Floor: Floor material
Concrete
Basement Window: Basement Windows

Observation: The basement window(s) appear to be functioning properly.

Joists: Joist size
2x10
Joists: Limitation of Inspection - Insulation

Inspection was limited due to insulation covering the majority of the joists.

Sub Floor above basement: Limitation of Inspection - Insulation covering sub floor

Inspection was not possible due to insulation covering the majority of the sub floor.

Insulation in Ceiling: Basement Insulation

Observation: There is blanket insulation in between the joists and it seems to be in functional condition.

Finished Ceiling / Walls: Wall materials
Wood panel

This is a VISUAL inspection only. It is not possible to make judgements regarding conditions behind interior coverings of walls. Every reasonable effort is made to look for indications of pest or moisture damage to walls and other structural systems. However, it is beyond the scope of this inspection to make judgements about concealed conditions in these areas. If it is suspected that concealed damage may be possible, then a contractor should make a more detailed and exhaustive evaluation of areas with suspected hidden damage.

Finished Ceiling / Walls: Walls

Observation: At the time of the inspection there appeared to be no major cracks or significant staining on the kitchen walls.

Note: Minor cracking or damage may have been noted at the inspection, but was not significant enough to mention in the report.

Load Bearing Girders: Load bearing girder material
Steel
Load Bearing Girders: Steel I beam
Observation: The girder appears to be a metal I Beam. Where visible It seems to be in good condition.
Load Bearing Girders: Support column material
Metal, Painted
Bulkhead/Basement Entrance: Basement entry type
Interior stairs, Bulkhead
Bulkhead/Basement Entrance: Bulkhead

Observation: The bulkhead at the time of the inspection appeared dry and showed no signs of water leakage or stains either past or present. The stairs were solid under foot.

Note: Inspection of the bulkhead is not a guarantee that water intrusion will never occur. Weather conditions and other factors can lead to weather and water intrusion during the time you own the home.

Sump Pump: Sump Pump items present
Drains outside, Covered hole, Check valve

Findings are at time of inspection.

Sump Pump: Sump Pump

Observation: There is a sump pump in the basement. It was tested and appeared to function properly.

Recommendation: Recommend you have a battery back up installed if one is not already in use.

Stairs & Handrails: Railings
Observation: The basement stairs have railing(s) and appear to be solid with no movement noted at the time of my inspection.
Lights, Outlets, Devices: GFCI statement & Limitation of Inspection

Ground Fault Interrupter (GFCI) outlets are recommended for installation if missing at exterior, garage, bathrooms & kitchen outlets.

Not all connected devices and fixtures are inspected/tested; only observed from a representative number operation of ceiling fans, lighting fixtures, switches, and receptacles located inside the house, garage, and on the dwelling's exterior walls.

Lights, Outlets, Devices: Connected devices and fixtures

Many lights and switches were operated and appeared to function properly during the inspection.

Note: Every attempt is made to find missing junction box covers and missing cover plates. Missing cover plates can be hidden by storage and or furniture. If not noted in this report and found, I recommend you install a new cover plate where needed. 

Credit
Comment
12.3.1 - Basement foundation and Crawlspaces

Past cracking repaired

Observation: Area(s) of past cracking repair work was noted. No water leakage was noted from the repaired area at the time of the inspection.

Recommendation: Have a contractor evaluate the repair work and make recommendations.

Credit
Comment
12.5.1 - Basement Floor

Floor cracks moderate

Observation: Several cracks in the floor were noted. Some areas have signs of some water intrusion.

Recommendation: Have a contractor evaluate and make recommendations.

Credit
Comment
12.11.1 - Load Bearing Girders

Rust on columns

Observation: Some exterior rust on the main girder support columns was noted.

Recommendation: Have the rust removed and the supports painted.

Credit
Comment
12.15.1 - Lights, Outlets, Devices

Combo GFCI/non-GFCI

Observation: There appear to be a combination of GFCI and non GFCI outlets. All appeared to function properly during the inspection.

Ground Fault Interrupter (GFCI) outlets are recommended for installation if missing at exterior, garage, bathrooms & kitchen outlets.

Credit
Comment
12.16.1 - Wiring in Basement

Missing Junction box covers

Observation: Missing junction box covers were noted.

Note: It may not be possible to find every missing cover during the inspection.

Recommendation:  Replace any missing covers.

13 - Heating / Central Air Conditioning

Heating System(s): Limitations of Heating Inspection
  • The adequacy of the heat supply or distribution balance is not inspected.
  • The interior of flues or chimneys which are not readily accessible are not inspected.
  • The heating systems heat exchanger, burn chamber, humidifier, or dehumidifier and electronic air filters are not inspected. Note: The interior of the heating system is not inspected.
  • Programmable thermostats are not tested.
  • Inspection of the heating systems is not a guarantee or warranty.
Heating System(s): Carbon Monoxide Information

Oil, propane, and natural gas fired heating systems, gas appliances and fireplaces all release carbon monoxide as they burn and can be health and fire hazards. Therefore, the potential exists for the units to malfunction causing the release of an orderless, colorless, poisonous gas called Carbon Monoxide. In addition to having these mechanical systems serviced on a regular basis to maintain their proper operation, it is recommended and now mandated by the State of Connecticut to install Carbon Monoxide detectors in the house. The manufacturer's directions should be followed for correct placement and installation of the detectors. It is recommended to install a carbon monoxide detector per the manufacturer's specifications.

Heating System(s): Heat Type
Furnace
Heating System(s): Number of zones
2
Heating System(s): Energy Source
Propane
Heating System(s): Heat System Brand
Heil
Heating System(s): Year manufactured
2005
Heating System(s): Shut off for heating system
On unit(s)
Heating System(s): Thermostat location
Hallway, Living room
Heating System(s): Date of Last Service
Unknown

This is not a guarantee of service simply that evidence of previous service was present on site. You should contact the HVAC service company directly for any records of service. 

Heating System(s): Filter Size
20x25x5
Heating System(s): Furnace

Observation: The furnace in the house did fire when run and it produced heat at the time of inspection. The unit did not make any unusual noises or fumes and it did turn off when the emergency switch(s) was turned off. The life expectancy of this type of unit is anywhere from 18 - 22 years. The unit functioned normally at the time of the inspection. The fan motor functioned normally at the time of the inspection. I did not notice any significant soot or dirt near the air vents throughout the house. It is also recommended to consult with a licensed contractor to confirm the venting for all systems into the flue(s) are appropriate.

Distribution systems: Limitation of Inspection

The inspection of the distribution system is not a guarantee or warranty. I make every effort to make sure heat is being supplied to all registers, duct work and radiators. The inspection can be limited by storage, radiators can be shut off and not active. Duct work can be covered by finished ceilings and walls. It is always recommended to check during the final walk through that the heating system and its distribution system is functional.

Distribution systems: Ductwork

Observation: The distribution system for the heating system appears to be ductwork and areas visible appear to be in acceptable shape. Much of the duct work is encapsulated behind finished walls and is unable to be inspected.

Main fuel shut off: Limitation of Inspection - Fuel shut off

Testing of this shut off is outside the scope of the inspection.

Main fuel shut off: Fuel shut off location
Outside
Cooling: Cooling Equipment Type
Central Air
Cooling: Limitation of Inspection - A/C Not Tested - too cool
Observation: According to most central cooling manufacturers, operation of an electric-gas compression air conditioning system when the outdoor temperatures have not been at least 65 degrees Fahrenheit, for at least 48 hours prior, can result in possible serious damage to the compressor. Conditions at the time of the inspection were not appropriate for the operation of the air conditioning system.

Recommendation: I recommend inspection and evaluation of the performance of the system, when conditions are appropriate.

Extra Information: In most cases the HVAC contractors will not run the air-conditioners in the winter time. The ability to test requires installing a heater onto the compressor for a period of time to detach the refrigerant from the oil to prevent oil slugging when the compressor turns on. This oil slugging is what causes damage to reciprocal compressors.

The next obstacle is to overcome the low outdoor ambient temperature. Head pressure controllers make the equipment think that it's hot outside.

After all this is said and done, the analysis is limited to determine that the components actually functions but that capacity or refrigerant charge cannot be determined as there is an insufficient load on the equipment and differential pressures are obtained artificially.

Air Handler Unit: Air handler location
Basement

What is an air handler unit?

An air handler is usually a large metal box containing a blower, heating or cooling elements, filter racks or chambers, sound attenuators, and dampers. Air handlers usually connect to a ductwork ventilation system that distributes the conditioned air through the building and returns it to the AHU.

14 - Plumbing System

Plumbing Water Supply (into home)
Copper
Water hammering?
None noted
Water Filters
Appear to be none
Water Service: Water service type
Public

It is recommended that you contact the local municipality to verify that this home is being serviced with either public water supply or private water supply. Try the assessor's office first.

Water Service: Public Water General

Observation: The house appears to be supplied by a public water connection with a municipal water supply network.

Recommendation: It is recommended that you call the local municipality to verify that this home is being serviced with the city water. Try the assessor's office first.

Note: Determining the integrity of the connection between the home and main water supply is not part of this inspection. Shut-off valve exclusions: water shutoff valves, including the "main" and any such valves at sinks, toilets, dishwashers, washing machines, and water heaters are never routinely operated by home inspectors. Only normal controls are tested for functionality. It is recommended that client(s) verify, prior to moving in large amounts of storage and belongings, that all shutoffs are fully functional, properly located, and easily accessible at standard and critical areas. It is not uncommon to find that shutoff valves are rusted in position, difficult to operate or they may have leaks around the valve stems when operated. On older valves, care must be used for the valve may break, leak and/or flood. Some problems, when present, can often be corrected by tightening the appropriate part of the valve. Older valves may need to be replaced to have a functioning shut off in an emergency. If problems are noted or plumbing work is required, consult with a licensed plumber.

Main water shut off: Main water shut off location
Basement by main service panel

Testing the operation of this valve is not within the scope of a home inspection. Operation of the valve from time to time will keep it functional and maximize its useful life.

Interior Water Pipes: Plumbing Water Distribution (inside home)
Copper
Interior Water Pipes: Interior Pipes
Observation: The interior pipes where visible appear in serviceable condition and no leaks were observed.

Note: Leaks can develope at anytime. The inspection of the water and waste lines is at the time of the inspection only. No one can guarantee that leaks will not develope in the future.

Waste Disposal Pipes: Waste type
Public

It is recommended that you contact the local municipality to verify that this home is being serviced with either public sewer or private sewer. Try the assessor's office first.

Waste Disposal Pipes: Waste pipe materials
ABS, PVC
Waste Disposal Pipes: Floor drain
Appears to be none present
Waste Disposal Pipes: Plumbing waste lines

Observation: Main waste lines where visible and accessible appear to be free of cracks and leaks. They appeared pitched correctly and appear to be secured appropriately.

Note: Leaks can develop at anytime. The inspection of the water and waste lines is at the time of the inspection only. No one can guarantee that leaks will not develop in the future. It is always recommended to call your local town or city hall to confirm the type of waste service for the home. There is also no guarantee that there won't be a sewage backup from the street. We do not open any cleanout covers and do not inspect the waste or water piping that can not be accessed. The internal workings of the waste pipes are not inspected.

Washer / Dryer and Connections: Wash machine drain size
Not visible
Washer / Dryer and Connections: Dryer Power Source
220 Electric
Washer / Dryer and Connections: Dryer Vent
Flexible Metal
Washer / Dryer and Connections: Limitation of Inspection - Washer/Dryer not inspected

Observation: The washing machine and dryer were not operated at the time of the inspection. Therefore, I was unable to test the washing machine drain.

Recommendation: Recommend you check the dryer vent yearly for lint build-up and if necessary replace venting. Recommend the installation of metal clad washing machine lines.

Limitation of Inspection:

Laundry appliances are not tested or moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned.

There is no specific requirement in the NEC for the washing machine itself to have GFCI protection. Section 210.52(F) requires a receptacle outlet to be installed for the laundry area and it must be supplied by a 20-ampere branch circuit in accordance with 210.11(C)(2).

Water Heater: Water Heater Power Source
Propane
Water Heater: Pressure Relief Extension
Missing
Water Heater: Manufacturer
State Industries
Water Heater: Water heater manufactured date
2018
Water Heater: Water Heater

Observation: At the time of the inspection the water heater, appears to be in good condition with no signs of leaks or physical damage. No rusting was noted. Hot water was run through multiple fixtures for a brief period and it appeared acceptable at the time of inspection. 

The expected life cycle of this type of unit is approximately 12-15 years. The water heater age, if noted, will be listed. Water heater age is only a part of the equation to determine how long the unit will last. Other factors will be the condition of the supply water, the pressure, the heat that the tank maintains and the general maintenance that is performed on the tank regularly. Failure of the water heater or any associated equipment can occur at anytime during or after the inspection.FYI: The application of an insulation blanket may void the warranty for this water heater. Furthermore, the application of an insulation blanket may interfere with the operation of this water heater, possibly resulting in property damage or injury. Modern water heaters typically are double-walled, and insulation blankets typically serve no useful purpose, particularly in an enclosed space. The inspector recommends that you consult the product manual to determine if the use of an insulation blanket is allowed. Special Note: Recommend draining and flushing unit at least once a year to reduce deposits/noise and extend life. Note: The T&P valve is a safety device that releases water from the heater (ideally to the outside of the dwelling) if the temperature of the water, or the pressure in the tank, reaches certain preset levels. This is so that water that may have exceeded the boiling point due to a runaway burner or electric element control that fails to function properly does not result in a steam explosion should the tank burst. It is also recommended to consult with a licensed contractor to confirm the venting for all systems into the flue(s) are appropriate.

Credit
Comment
14.5.1 - Washer / Dryer and Connections

Rubber hoses

Observation: The wash machine supply lines were noted to be rubber. These are susceptible to breaking. 

Recommendation: Have metal hoses installed.

Credit
Comment
14.6.1 - Water Heater

TPR valve extension

Observation: A temperature relief valve (TPR) extension was not noted. This should terminate no higher than 6 inches from the ground. 

Recommendation: Have a plumber evaluate and make changes.

15 - Electrical Service

Main Service Panel: Limitation of inspection
  • Electrical components concealed behind finished surfaces are not inspected.
  • Only a representative sampling of outlets and light fixtures were tested.
  • Furniture and/or storage restricted access to some electrical components.
  • The inspection does not include remote control devices, alarm systems and components, low voltage wiring and systems and components which are not part of the primary electrical power distribution system.
  • Inspection of the branch wiring was limited due to access. I was unable to determine if some of the branch wiring is copper as the wire is deeply set into the breakers.
  • The main disconnect breaker was not tested the day of the inspection. (computers and other components of the home may be affected by testing of the breaker.)
  • Inspection of the electrical panel is a limited inspection. Rust, corrosion, amperage, double tapping and missing components are noted.

Note: If evaluation of the panel is noted in this report, the electrician may find other items that may be outside the scope of the home inspection. These limitations apply to the main service panel and any sub-panels located in the home.

Main Service Panel: Limitation of Inspection - Generator hookup

Observation: There appears to be a generator hookup for the home. This is outside the scope of a home inspection.

Recommendation: Recommend you have a licensed electrician come out evaluate.

Main Service Panel: Service Panel Box Location
Basement
Main Service Panel: Service Panel Manufacturer
GENERAL ELECTRIC
Main Service Panel: Panel Size
200
Main Service Panel: Main disconnect location
Inside the panel
Main Service Panel: Type of Breakers
Circuit Breakers
Main Service Panel: Service Wiring
Stranded aluminum
Main Service Panel: Branch Wiring
Copper
Main Service Panel: Wiring Methods
Romex
Main Service Panel: Service Ground
Water line (5ft from entrance to home)
Main Service Panel: Space in box
Full
Main Service Panel: Electrical

Observation: At the time of inspection the main electrical panel did not appear to have excess rust or corrosion, it was tight to the wall, and appeared to be in good overall shape.

16 - Radon testing

Radon Testing

A radon in the air test was performed on this property using EPA testing guidelines. Unless otherwise specified the test was performed using a continuous monitoring machine. Ser attached complete radon report for details. 

Radon In Air Testing Results: Radon In Air Testing Results
3.5 pCi/L

17 - Radon Mitigation System

Credit
Comment
17.1.1 - Radon Mitigation System

Radon mitigation system turned off

Observation: There appears to be a radon mitigation system installed in the home. The power appears to be disconnected and it not running.

Recommendation: Consult with a radon mitigation company as to why the system is not running and ensure that the system functions properly. The EPA recommends yearly radon in air testing as well.