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1234 Main St.
Blue Springs MO 64015
12/16/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name
62
Items Inspected
9
Maintenance, monitor, cosmetic
14
Repair/evaluation
2
High importance

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.


Please Read All Components

This report includes multiple sections and areas of information, each section has a limitation and SOP section headers.

While the summary typically covers the report there is limitation that you should be aware of.  


It is recommended that any noted deficiencies be evaluated and repaired by a certified contractor of trade.


1 - Inspection details

Start Time
4:00
Finish Time
7:00
Ground Condition
Damp
Present at time of the inspection
Owner
Property Occupancy
Yes
Temperature
73 Fahrenheit
Weather Condition
Cloudy
Rain in the last few days
Yes
Structure Details: Structures Inspected
House
Structure Details: Type of Structure
Single Family
Structure Details: Age of the Structure
4
Structure Details: Foundation Type
Basement
Structure Details: Structure Faces
East
Structure Details: Utilities
All Utilities on
The following items have been excluded from the inspection.
Irrigation system
Category description

Listed below is a description of the Categories used throughout the report to help understand the severity of an item.  Any items list in the below categories may be based on the inspectors opinion.  These categories are not designed to be considered as an enforceable repair or responsibility of the current homeowner, but designed to inform the current client of the current condition of the property and structure.  They may be used in negotiations between real estate professionals. 

Maintain, Montior, or Cosmetic =  The item, component, or system while perhaps is functioning as intended may be in need of minor repair, service, or maintenance; is showing wear or deterioration that could result in an adverse condition at some point in the future; or consideration should be made in upgrading the item, component, or system to enhance the function, efficiency, and/or safety.  Items that fall into this category frequently be addressed by a homeowner or Licensed Handyman and are considered to be cosmetic, routine homeowner maintenance (DIY) or recommended upgrades.   


Repair or Evaluation =  The item, component, or system while perhaps functioning as intended is in need of moderate repair, service, is showing signs of wear or deterioration that could result is an adverse condition at some point in the future; consideration should be made in upgrading the item, component, or system to enhance the function, efficiency and/or safety. Items falling into this category can frequently be addressed by a licensed handyman or qualified contractor of trade and are not considered routine maintenance or DIY items. Items that may need further evaluation by a licensed contractor fall into this category. 


High Importance =  The item, component, or system may need immediate attention, inspector feels need addressing, or may pose a safety concern in or around the home.  Some listed concerns may have been considered acceptable for the time of the structures construction, but pose a current risk.  

The item, component or system is not functioning as intended, or needs further inspection by a qualified license contractor of trade; possible damage to the structure, item, or component may occur. Repairs may be possible to satisfactory condition with out replacement.  Repair or replacement may be needed. 

Overview

A home inspection is not a pass or fail type of inspection.It is a visual only evaluation of the conditions of the systems and accessible components of the home designed to identify areas of concern within specific systems or components, that are both observed and deemed material by the inspector at the exact date and time of inspection. Conditions can and will change after the inspection over time. Future conditions or component failure can not be foreseen or reported on. Components that are not readily accessible can not be inspected.Issues that are considered as cosmetic are not addressed in this report. (Holes, stains, scratches, unevenness, missing trim, paint and finish flaws or odors). It is not the intent of this report to make the house new again.Any and all recommendations for repair, replacement, evaluation, and maintenance issues found, should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues than able to be noted from a purely visual inspection of the property. This inspection will not reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises.

Left or right of home
When the direction of "Left or Right" is mentioned, it is a description of the area of the house, facing the house from the street looking towards the house, unless otherwise stated.
Structure Details: Occupied
Some areas and items at this property were obscured by furniture, stored items, or debris. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

MoKan Home Inspections is pleased to submit the enclosed report. This report is a professional opinion based on a visual inspection of the readily accessible areas and components of the building. This report is neither an engineering inspection nor an exhaustive technical evaluation. An engineering inspection or a technical evaluation of this nature would cost many times more and take days, if not weeks, to complete.


Please understand that there are limitations to this type of visual inspection. Many components of the property are not visual during the inspection and very little historical information (if any) is provided in advance of, or even during, the inspection, While we believe we can reduce your risk of purchasing a property, we can not eliminate it, nor can or do we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommended that you budget for unexpected repairs. On the average, we have found it necessary for you to set aside a percentage of the value of the home on an annual basis that will be sufficient to cover unexpected repairs. This maybe 1 % for a modest home and a higher amount, say maybe 3 % or so, for a more complex and /or an older home with aging systems and some deferred maintenance.


Your attention is directed to your copy of the Pre-Inspection Agreement. It more specifically explains the scope of the inspection and the limit of our ability in performing this inspection. The Standards of Practice and Code of Ethics of the National Association of Certification Home Inspectors (NACHI) prohibit us from making any repairs or referring any contractors. We are not associated with any other party to the transaction of this property, except as may be disclosed by you.


The information provided in this report is solely for your use. MoKan Home Inspections will not release a copy or this report, nor will we discuss its contents with any third party, without your written consent.


We know you had many options in your choice of an inspection company. Thank you for selecting us. We appreciate the opportunity to be your choice in the building inspection industry. Should you have any questions about the general conditions of the house in the future, we would be happy to answer these. There is no fee for your 1st telephone consulting call. Additional calls may incur additional fees. Our inspection fees are based on a single visit to the property. If additional visits are required for any reason, additional fees will be assessed.

 

Credit
Comment
1.1.1 - Structure Details

Change Locks

MoKan Home Inspections recommends that ALL locks and Security codes be changed before moving into the house.

Wrench DIY

2 - Roof

General: Roof Type
Hipped
General: Roof covering
Asphalt/Fiberglass Shingles
General: Estimated roof age(main)
4 year(s)
General: Roof Drainage
Gutter system
Shingles: Layers Visible
One Layer
Shingles: Representative Shingle condition
Skylights: General Exterior Skylight
General: Roof Inspection method
Viewed from eaves with ladder, Viewed from ground with binoculars, Viewed with SpectoScope
We normally conduct our typical roof inspection by walking on the roof's surface in what we call the "random walk" methodology. This method of inspection is not intended to cover every square inch of the roof's surface, nor will it. Further we could not recreate the route of a random walk even if we tried to. We do arrive at an overall impression of the roof's condition developed during this random walk inspection and extrapolate it to the entire roof's surface.
If any discrepancies are in fact identified, it is recommended that to accurately determined the scope of the actual discrepancies, as well as any cost of correction, you consult with a licensed roofing contractor. Not all roof will be walked, dimension, slope, weather, etc may allow the roof to be accessed.
General: Roof repairs
It is recommended that a certified roofing contractor make any needed repairs to the roof system.
General: Roof Pictures
General: Couldn't Traverse
Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to type of roof covering (slippery or fragile) / roof configuration (steep or very high) / slippery conditions, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface
General: Flashings, Penetrations, Components

Certain areas of the roof (i.e. flashing, valley, overlaps) are only partially visible due to roof design. 

General: Roof Structure

Note that all areas of the attic and roof components may not be visible during the inspection, design and conditions may limit.  All accessible areas are visually inspected and reported based on the condition at the time of inspection.  The inspection is a snap shot in time, inspector can not predict future issue, which may occur post inspection. 

Gutters/drains: Underground Termination
Northeast Garage

Underground termination or operation can not be tested for operation or function. 

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.

The report is not intended to be conclusive regarding the life span of the roofing system or how long it will remain watertight in the future. The inspection and report are based on visual and apparent conditions at the time of the inspection. Unless prolonged and extensive rain has fallen just prior to the inspection, it may not be possible to determine if active leakage is occurring. Even Then, numerous features may conceal active leakage. Usually not all attics are readily accessible for inspection. The client is advised to inquire about the presence of any roof leaks with the present owner.
IF Required, Only Qualified, License personnel Should Carry Out Any Repairs Needed.
All roofs require periodic maintenance to achieve typical lifespans, and should be inspected annually. Expect to make periodical repairs to any roof on a routine basis with replacement at the end of the roof's material Useful Service Life, which may not be equal to its Design Life.
CONCLUSIONS MADE BY THE INSPECTOR DO NOT CONSTITUTE A WARRANTY, GUARANTY, OR POLICY of INSURANCE.

Credit
Comment
2.5.1 - Flashing/Vents

Plumbing Vent Screens

One or more plumbing vents on the roof do not have screens installed. This is a common practice. It is recommended to have screens installed at the top of plumbing vent stacks to reduce the chance of access to the plumbing system by small animals/rodents.
Roof Roofing Professional

3 - Exterior

General: Foundation Material
Concrete
General: Exterior wall structure
wood Frame
General: Wall Covering
Stucco, Hardy Board, Stone Veneer
General: Driveway Material
Concrete
General: Exterior doors
SC Wood
General: Fencing
N/A
General: Garage Door Material
Metal
General: Sidewalk/Patio Material
Concrete
General: Vehicle Parking
Attached Garage, Driveway
General: Exterior Photos

General photos of the exterior for reference

General: Wood Framing walls

The wood framing members(studs) behind the siding are not visible for inspection, Additional damage may be present that may only be discovered during an invasive inspection

Driveway, Walkway, Patio: Cars

Cars were blocking areas of the driveway.  A complete visual evaluation could not be made. 

Driveway, Walkway, Patio: Patio furniture/obstuctions

There is furniture or stored item on areas of the patio.  A full visual evaluation could not be made.  

Exterior issues: Exterior Walls Obscured
Exterior wall sections were obscured by vegetation / stored items / debris and couldn't be fully evaluated. They are excluded from this inspection.
Gutters and Flashing: Underground Termination
Northeast Garage

Underground termination or operation can not be tested for operation or function.

The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement. 

Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only. 
 

Credit
Comment
3.3.1 - Exterior issues

Firewood Storage

Firewood was stored so that it was in contact with or close to the building exterior. This is a conducive condition for wood-destroying organisms. Recommend storing firewood outdoors in an open area, and as far away from buildings as practical to keep insects away from buildings.
Wrench DIY
Credit
Comment
3.4.1 - Electrical

No caulk light

One or more wall-mounted exterior light fixtures had no caulk or deteriorated sealant at the back plate. Water can enter the space behind the back plate and contact wiring. Recommend that a qualified person apply caulk above and around the back plate per standard building practices. A gap should be left at the bottom of the plate so that condensation can drain out.

Tools Handyman/DIY
Credit
Comment
3.4.2 - Electrical

Light loose/substandard

One or more light fixtures are loose or installed in a substandard way. A qualified contractor or electrician should evaluate and make repairs as necessary so light fixtures are securely mounted and installed in accordance with the manufacturer's installation instructions.

Electric Electrical Contractor
Credit
Comment
3.5.1 - Windows and Door

Door damage/Deterioration

One or more exterior doors had minor damage and/or deterioration. Although serviceable, the client may wish to repair or replace such doors for appearances' sake and to help prevent future deterioration. 

Contractor Qualified Professional
Credit
Comment
3.7.1 - Gutters and Flashing

Downspout extensions

Extensions such as splash blocks or drain pipes for one or more downspouts were missing / poorly sloped / misaligned / clogged / substandard / damaged. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.

Contractor Qualified Professional
Credit
Comment
3.9.1 - Deck

Loose Boards

One or more decking boards were loose. In some cases this may pose a trip hazard. Recommend that a qualified person repair as necessary.
Contractor Qualified Professional
Credit
Comment
3.11.1 - Stairs/Handrails/Guardrails

Handrail issues

Handrails at one or more flights of stairs were loose / wobbly / damaged / deteriorated. This is a safety hazard. Recommend that a qualified person repair as necessary.
Contractor Qualified Professional
Credit
Comment
3.11.2 - Stairs/Handrails/Guardrails

Riser opening greater 4"

Openings at stair risers were greater than 4 inches. This is a potential safety hazard for children (e.g. falling through, getting stuck in gaps). Recommend that a qualified contractor repair per standard building practices. For example, by enclosing stair risers.
Contractor Qualified Professional

4 - Interiors

Floors, Walls, Ceilings: Wall material/covering
Drywall
Smoke and CO alarms: Smoke Alarms Present
Yes

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection. 

Credit
Comment
4.1.1 - Electrical

Light fixture-open lamp
Pantry

Lamp holders or light fixtures with fully or partially exposed bulbs are installed in one or more closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
Electric Electrical Contractor
Credit
Comment
4.1.2 - Electrical

Loose plug/cover
Kitchen Island

One or more electric receptacles and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
Electric Electrical Contractor
Credit
Comment
4.1.3 - Electrical

Receptacle Cover Broken
Living Room Floor

One or more exterior receptacle covers were broken. This is a potential shock hazard. Recommend that a qualified person replace covers where necessary.
Electric Electrical Contractor
Credit
Comment
4.1.4 - Electrical

Receptacle Damage
Living Room Floor

One or more receptacles were broken or damaged. This is a potential shock or fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.
Electric Electrical Contractor
Credit
Comment
4.1.5 - Electrical

Cover plate missing
Living Room Floor

Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

Electric Electrical Contractor
Credit
Comment
4.2.1 - Stairs/Handrails/Guardrails

Handrail issues

Handrails at one or more flights of stairs were loose / wobbly / damaged / deteriorated. This is a safety hazard. Recommend that a qualified person repair as necessary.
Contractor Qualified Professional
Credit
Comment
4.3.1 - Floors, Walls, Ceilings

Registers Missing
Pantry

One or more air supply registers are missing. The air flow cannot be controlled as a result. Registers should be installed where missing.
Fire HVAC Professional
Credit
Comment
4.3.2 - Floors, Walls, Ceilings

Trim missing
Kitchen Island

Trim is missing in one or more areas. Recommend having a qualified contractor install trim where missing.
Hammer Carpenter
Credit
Comment
4.5.1 - Windows and Door

Window-screens missing
Living Room

Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
Window Window Repair and Installation Contractor

5 - Plumbing

General: Water Pressure
0 Unverified
General: Location of Water meter
Not Found
General: Location of main fuel shut off
Basement
Utility Room
General: Service Pipe to house
Not Visible
General: Interior Supply piping
Copper, Plastic(PEX)
General: Water Source
Public Water
General: Drain Pipe
Not Visible
General: Vent Pipe
PVC
General: Waste Pipe
Not Visible
General: Location of Main Shut off
Basement
Utility room
General: Meter Not Found
The inspector was not able to find the water meter. Recommend that the client(s) attempt to find the water meter by consulting with the property owner(s), searching for it themselves, or consulting with the local water municipality. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.
General: Plumbing In Walls
As is typical of most buildings, the majority of the supply piping is concealed from view. Basically it is installed inside the walls and under the floors. Where the supply piping was noted, it was found to be copper. This is an excellent water piping material with an indefinite lifespan.

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following.

1) Portions of the plumbing system canceled by finishes and/or storage (below sinks etc.) below the structure, or beneath the ground surface are not inspected.

2) Water quantity and water quality are not tested unless explicitly contracted for and discussed in this or a separate report.

3) Clothes washing machine connections are not inspected.

4) Interior of flues or chimneys which are not readily accessible are not inspected.

5) Water conditioning systems, solar water heaters, fire and lawn sprinklers, and private waste disposal systems are not inspected unless explicitly contracted for and discussed in this or a separate report.

Please refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

6 - Water Heater

Water Heater: Model #
See Pics
Water Heater: Estimated Age
4 Years
Water Heater: Energy Source
Natural Gas
Water Heater: Manufacturer
Rheem
Water Heater: Location
Basement
Understairs
Water Heater: Water Temperature
120 Degrees
Water Heater: Capacity
50
Water Heater: Type
Tank
Water Heater: Serial #
See Pics

The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.

Credit
Comment
6.1.1 - Water Heater

TPR Improper Material

The TPR drain line was made of an improper material. These drains lines are to be made of either CPVC, Copper, or Galvanized piping to prevent melting when hot water or gases escape. Recommend qualified plumber repair.

Pipes Plumbing Contractor

7 - Electric Service

Electric Panel: Amperage
200
Electric Panel: Panel Manufacturer
Unverified due to Limitations
Electric Panel: Protection
Breakers
Electric Panel: Service Voltage
120/240
Electric Panel: Branch Wiring
Copper
Electric Panel: Location of Main Disconnect
Top of Panel
Electric Panel: Service Conductor
Unverified
Electric Panel: Location of Main Panel
Basement Northeast Bedroom
Exterior wall
Electric Panel: Service Type
Underground
Electric Panel: Panel pictures
Electric Panel: Positive Attributes
The size of the electrical service is sufficient for the typical single family needs. The electrical panel is well arranged and all fuses/breakers are properly sized. All outlets and light fixtures that were tasted operated satisfactorily. All 3-prong outlets that were tested were appropriately grounded. Ground fault circuit interrupter (GFCI) devices have been provided in some areas of the home. These devices are extremely valuable, as they offer an extra level of shock protection. All GFCI's that were tested responded properly. Dedicated 220 volt circuits have been provided for all 220 volt appliances within the home. All visible wiring within the home is copper. This is a good quality electrical conductor.
Electric Panel: System Grounding
Cold water Line
Circuit Breakers: AFCI Description
The house has Arc Fault Circuit Interrupter breakers. ( AFCI)
The AFCI is an arc fault circuit interrupter. AFCIs are newly-developed
electrical devices designed to protect against fires caused by arcing faults in the home electrical wiring.

THE FIRE PROBLEM
Annually, over 40,000 fires are attributed to home electrical wiring. These fires result in over 350 deaths and over 1,400 injuries each year. Arcing faults are one of the major causes of these fires. When unwanted arcing occurs, it generates high temperatures that can ignite nearby combustibles such as wood, paper, and carpets. Arcing faults often occur in damaged or deteriorated wires and cords. Some causes of damaged and deteriorated wiring include puncturing of wire insulation from picture hanging or cable staples, poorly installed outlets or switches, cords caught in doors or under furniture, furniture pushed against plugs in an outlet, natural aging, and cord
exposure to heat vents and sunlight.

TESTING AN AFCI
AFCIs should be tested after installation to make sure they are working properly and protecting the circuit. Subsequently, AFCIs should be tested once a month to make sure they are working properly and providing protection from fires initiated by arcing faults.
Electric Panel: Shelving/Structure, Cover not Removed
The main service panel cover couldn't be removed due to lack of access from shelving, cabinets, walls and/or ceilings. This panel wasn't fully evaluated. Repairs should be made so the panel cover can be easily removed.

The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician. 

8 - HVAC

General: Cooling source
Electric
General: Heat Source
Natural Gas
General: Distribution
Sheet Metal Duct
General: A/C Type
Split System
General: Heat Type
Forced Air
General: Last Service Date
Unknown
Condensing Unit: Condenser Serial #
See Pics
Condensing Unit: Manufacturer
Trane
Condensing Unit: Good condition

The condensing unit appeared to be in good condition.

Air Handler: Estimate Age Air Handler
4 Year(s)
Air Handler: Air Handler Model #
See pics
Air Handler: Air Handler Serial #
See pics
Air Handler: Manufacturer
Trane
Condensing Unit: Estimated Age Condensing Unit
4 Year(s)
Air Handler: Filter Location
Side of unit
General: Temperature Differential
19 Degrees
This is the number of degrees the system is cooling (or heating) the house air. Normal range for this number is 14-24 degrees when operating the system during hot weather, lower when ambient temperatures are lower. The system functioned as expected when tested and appeared to be serviceable at the time of the inspection. As with all mechanical equipment, the unit may fail at any time without warning. The inspector cannot determine future failures.
General: Filter Advice
Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season.
Condensing Unit: Condenser Model #
See pics
Condensing Unit: Pictures of Unit
Air Handler: Pictures of unit
Air Handler: Unit in Good Condition

The air handler appeared in good condition.   The unit ran and cold as expected. 

The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).

9 - Kitchen

Sink: Stored items

There are stored items, under the sink can not be fully evaluated.

Credit
Comment
9.3.1 - Electrical

Open Pantry light

Lamp holders or light fixtures with fully or partially exposed bulbs are installed in one or more closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
Electric Electrical Contractor
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9.3.2 - Electrical

Receptacle Loose

One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
Electric Electrical Contractor

10 - Bathrooms

Bathub: Jetted Tub operation
Master Bathroom
The jetted tub operated as expected.
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10.1.1 - Bathub

Grout deteriorated

Grout at the tiles around the bathtub is damaged or deteriorated. This can allow water to intruded behind the tiles cause loose tiles and microbial growth issues behind tiles. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.
Tile Tile Contractor

11 - Garage

Vehicle door: Vehicle Door safety

VEHICLE DOOR: safety tips:

1. The garage door is the largest moving object in the home. It can weigh hundreds of pounds. Often it is supported with spring tension Both the weight of the door itself and the condition of these powerful springs can be dangerous on their own. Combined these two items can become a potentially lethal item. During our inspection, we attempt to inspect vehicle doors for proper operation.

2. Operation of the safety mechanisms should be verified monthly. Switches for door openers should be located as high as practical to prevent children from playing with the door. Children should be warned of the potential risk of injury.

3. Regular lubrication of the garage door tracks, rollers, springs and mounting hardware is recommended. ( consult the owners manual or contact the door/opener manufacture. www.overheaddoor.com/Pages/safety-information.aspx

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11.4.1 - Vehicle door

Auto Reverse closing

One or more garage vehicle doors wouldn't close with the automatic opener because the opener auto-reversed while the door was closing. This can be caused by photoelectric sensors being out of adjustment, the door binding, the mechanical auto-reverse sensor having problems, etc. Note that because of this, the inspector was unable to verify that the auto-reverse functions for the automatic opener were operable. A qualified person should evaluate, repair as necessary and verify that auto-reverse functions are working.
Garage Garage Door Contractor
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11.4.2 - Vehicle door

Photo-eyes too high

The infared "photo eye" devices that trigger the vehicle door opener's auto-reverse feature are located higher than 4 to 6 inches from the floor. This is a potential safety hazard. A qualified contractor should relocate these devices so they're 4 to 6 inches from the floor.
Garage Garage Door Contractor

12 - Attic

General: Ceiling Structure
Beams
General: Inspection Method
Viewed from access
General: Roof Structure
Rafters
General: Insulation Depth
R30
General: Insulation Material
Cellulose loose
General: Attic pictures

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. 


Some attic areas were inaccessible due to the lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection. We conducted our typical attic inspection by walking through the attic areas as much as possible, in what we call the " random walk" methodology. This method of inspection is not intended to cover every square foot of the attic area, nor will it. Further we could not recreate the route of a random walk even if we tried. We do arrive at an overall impression of the attic's condition developed during this random walk inspection and extrapolate it to the entire attic area. In all the attics area shows normal wear and tear for a home of this age.