Virginia Licensed Home Inspector - 3380001482 NRS
The inspection was essentially visual, not technically exhaustive, and did not imply that every defect would be discovered. The project was based upon conditions that existed at the time of the inspection. This inspection excluded and did not intend to cover any and all components, items, and conditions by nature of their location were concealed or otherwise difficult to inspect. There was no dismantling, destructive analysis, or technical testing of any component. Excluded were all cosmetic conditions, such as carpeting, vinyl floors, wallpapering, and painting. The inspection covered only the listed items and was evaluated for function and safety, not code compliance. This was not intended to reflect the value of the premises and did not make any representation as to the advisability or inadvisability of purchase. Hypothetical repair costs may have been discussed but must be confirmed by qualified contractor estimates.
THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING OF ANY ENVIRONMENTAL HEALTH HAZARDS. No tests were conducted to determine the presence of airborne particles such as asbestos, noxious gases such as radon, formaldehyde, toxic, carcinogenic or malodorous substances or other conditions of air quality that may have been present; nor conditions which may cause the above. No representations were made as to the existence or possible condition of the lead paint, abandoned wells, private sewage systems, or underground fuel storage tanks. There were no representations as to any above or below ground pollutants, contaminants, or hazardous wastes. The quality of drinking water was excluded from this inspection.
THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING FOR CONCEALED WOOD DECAY, MOLD, MILDEW OR FUNGI GROWTH (UNLESS OTHERWISE PURCHASED SEPARATE FROM HOME INSPECTION).
THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING FOR INSECTS AND VERMIN.
THE INSPECTION AND REPORT ARE NOT A GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, OF THIS BUILDING OR ANY OF ITS COMPONENTS. The inspection and report are furnished on ‘opinion only’ basis. This company assumes no liability and shall not be liable for any mistakes, omissions, or errors in judgment beyond the cost of this report. We assume no responsibility for the cost of repairing or replacing any unreported defects or conditions. This report is for the sole use of our client and no third party liability is assumed.
Understanding Your Report
As agreed to, the inspection was performed substantially according to the Standards of Practice set forth by the International Association of Certified Home Inspectors.
SAFETY HAZARD/IMMEDIATE CONCERN
YOU SHOULD READ THE ENTIRE REPORT TO UNDERSTAND ALL OBSERVATIONS AND RECOMMENDATIONS.
Home was considered a 'fixer-upper' and had many interior cosmetic and aesthetic issues the client was visually briefed and verbally made aware of. In homes of this nature, the inspector will not call out most of these types of issues and will concentrate on the larger functional defects such as electrical, plumbing, structural, and HVAC units.
The property included one or more detached structure (structures not attached to the home) which were not included as part of a General Home Inspection and were not inspected. The Inspector disclaims any responsibility for providing any information as to their condition.
The water service was not turned on during the inspection. The inspector operates only "normal" controls such as faucets
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, melting snow) 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
Two different aged shingles were noted installed. Service lifespan will be different.
Plumbing vents were not present and inspector in unsure if plumbing discharge system is vented to exterior of home. Recommend further evaluation and repair as needed.
I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe A. the type of roof covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks.
IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the
Roof coverings had visual damage in noted locations; not all areas may be shown. Recommend further evaluation and repair/replace fouled coverings.
The location noted is a possible cause of internal leaking. Inspector was not able to isolate the exact problem due to limitations. Recommend a roofing professional further evaluate and advise on repair.
One or more shingles were noted raised (likely due to nail pops) which could allow moisture intrusion and increase potential for wind damage over time. Recommend shingles are properly secured and monitored for any future problems.
Shingles are beyond useful service life. Recommend correction by replacement coverings.
Extensions such as splash blocks or drain pipes for one or more downspouts were missing / poorly sloped /
Flashing observed to be loose or separated, which can lead to water intrusion and/or moisture damage to underlying structure. Recommend replacing, repairing or refastening flashing.
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
Vegetation was noted growing onto or against siding. Vegetation can quickly degrade siding by not allowing proper drying and degradation of protective paint/stain. Recommend removal and monitoring.
I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles, and rails. IV.
The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C.
|One or more exterior doors were significantly damaged or deteriorated. Recommend that a qualified person replace door(s) as necessary.
One or more exterior windows and/or the window trim was found to have water damage and wood rot. Recommend repair/replace by a qualified professional.
1 or more holes were noted at the time of the inspection in the siding.
The siding had a gap and/or is loose in one or more that could allow for moisture penetration to the wall structure. Recommend either sliding panel to cover the gap or sealed.
One or more areas of the siding was missing at the time of the inspection which could allow for moisture intrusion to supportive wall. Recommend correction by installation of approved siding.
One or more areas of the trim had gaps which could allow moisture and pests intrusion. Recommend repair or seal gaps.
1 or more exterior lights did not operate at the time of inspection. This may be due to needing a new light bulb. Recommend repair/replace by qualified professional.
Step riser was higher than 7 inches and/or has and is a trip hazard. Recommend correction by building or installing stairs that have a maximum of 7 inches inch rise per step.
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.
This house has characteristics that are consistent with balloon frame construction. This type of construction was popular in the late 1800s and early 1900s. The most unusual feature of a balloon-frame house is the fabrication of is exterior walls.
This type of construction has framing members or studs that run from the sill plate on top of the foundation up to the roof without any breaks. Its less expensive than timber framing because it uses less wood and the studs may have spacing as narrow as 12 on center, which means the center of every stud is 12 inches from the center of the one beside it. The structural elements are usually nailed together instead of interlocking with fine joinery work.
The main problem with a balloon-frame house is the risk of rapid fire spread. Due to a lack of fire stops in the framing and hollows that extend from the foundation to the roof create a sort of chimney effect, which means a fire can spread quickly. Balloon-frame homes built later in the period may have fire breaks added to improve fire safety. These structural elements are horizontal framing members anchored between studs that slow the spread of fire.
Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Inspection typically includes evaluation of crawlspace floor; framed floor structure; foundation walls; plumbing (water, sewer, gas and any sump pumps); electrical; and HVAC (ducts and any equipment); insulation, vapor barrier.
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.
Due to the amount of vegetation located on and around the foundation, the inspector was unable to inspect the condition of the foundation from the exterior of the house.
I. The inspector shall inspect A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe
IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.
1 or more columns or piers located in the crawl space was found to be degraded or improperly shored. Recommend evaluation and repair/replacement by a qualified professional.
Uneven floors were noted in certain locations in the home, most notably in living room and hallway, likely caused by support column settling and shifting or damaged joists; not all areas may be shown. Recommend further evaluation and repair as needed.
Likely microbial growthwas noted on floor sheathing and/or wood joists at time of inspection. Recommend further evaluation and remediation.
Wires were found to be exposed and not properly capped or terminated in the crawlspace. Recommend repair/replace by a qualified professional.
One or more dry stains were observed in the attic. These areas did not test as being actively moist at time of inspection. This may be an old leak area, or in the absence of moisture/rainfall may not be testing as an ongoing leak. Client should monitor moving forward and checking during periods of active heavy rain, or consult with a licensed roofing contractor for evaluation during these weather periods. In the absence of pouring rain, the inspector cannot guarantee the water tightness of the roof.
One or more of the gable vent protective screens/mesh is degraded and/or damaged which could allow pests access into attic as well as water damage. Recommend qualified professional repair/replace.
|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).|
I. The inspector shall inspect the cooling system, using normal operating controls. II. The inspector shall describe the location of the thermostat for the cooling system; and the cooling method. III. The inspector shall report as in need of correction: any cooling system that did not operate; and if the cooling system was deemed inaccessible. IV. The inspector is not required to: determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system, inspect portable window units, through-wall units, or electronic air filters, operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment, inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks, examine electrical current, coolant fluids or gases, or coolant leakage.
I. The inspector shall inspect A. the heating system, using normal operating controls. II. The inspector shall describe A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible.
IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.
|One or more "livable" rooms had no visible source of cool air. Examples of livable rooms include bedrooms, kitchens, and living/dining rooms, NOT hallways, closets or bathrooms. Livable rooms without cooling (air conditioner) can be uncomfortable and have high levels of moisture. Depending on the client's needs, recommend consulting with a qualified contractor to determine options for modifying or improving the air conditioning system per standard building practices.|
|One or more "livable" rooms had no visible source of heat. Examples of livable rooms include bedrooms, kitchens and living/dining rooms, NOT hallways, closets or bathrooms. Livable rooms without heat (e.g. heat register, radiator, baseboard or wall heater) can be uncomfortable and have high levels of moisture. Depending on the client's needs, recommend consulting with a qualified heating contractor to determine options for modifying or improving the heating system per standard building practices.|
The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized and
Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. 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 or a shut-off valve to be operated.
Well system located on the property was the primary source of water to the home and was not operational at the time of inspection. Well inspection is outside the scope of a home inspector and recommends contacting a professional to evaluate the well.
Due to lack of water supplied to building the inspector is unable to test discarge lines to ensure not leaks.
Water was not supplied to building at time of the inspection. Inspector was unable to test either distribution or discharge lines for leaks. Main water line was capped off. Recommend water system is engaged and tested before closing.
Washer connections were not noted in the home.
Water heater was not present at time of inspection so testing was not possible.
Toilet was unable to be flushed at time of inspection. Not tested for function.
Due to the water being turned off, these items could not be tested at the time of the inspection.
A full well inspection was not conducted as well systems are not part of the Virginia SOP. Recommend a well specialist fully evaluate and test the system before closing.
I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate.
IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.
Caulk was missing or worn around the bathtub at the time of inspection. Without proper caulking, water can intrude into the floor space and cause water damage to the area surrounding the tub. Recommend repair/replace by a qualified professional.
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.
Installed GFCIs were tested and functional unless otherwise noted in this report.
Smoke detectors are visually identified as installed, yet not tested. Recommend changing the batteries when you take possession of the property and every 6 months afterwards. You will want to test them monthly. Detectors older than 10 years should be replaced.
Smoke detectors not installed.
I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the
IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.
There were 2 or more brands of circuit breakers in the panel box. Manufacturers recommend that switches and circuit breakers used to be of the externally operable type mounted in an enclosure listed for their intended use. Example: Cutler-Hammer panel box should have Cutler-Hammer circuit breakers.
One or more receptacles had a gap in the cover which could allow objects to be inserted behind protective cover and produce a shock hazard. Recommend correction by a qualified professional.
One or more of the receptacle(s) were noted as damaged which is a shock hazard. Recommend receptacle is replaced.
Receptacles in noted locations did not operate when tested. Recommend qualified electrician evaluate and repair.
*Safety* One or more receptacles have been wired with reverse polarity. This can create a shock hazard; GFCI not tripped when tested with disrupted device. Recommend correction by switching hot and neutral conductors on the receptacle.
Receptacle cover had rust at the time of inspection. Recommend repair/replace by a qualified professional.
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. Determining the cause and/or source of odors is not within the scope of this inspection.
I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls, and ceilings; C. stairs, steps, landings, stairways, and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles, and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals.
IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steam generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.
|One or more interior doors were sticking in the door jam and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors.|
|Glass in one or more windows / skylights was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.|
One or more windows that were designed to open and close were stuck shut / difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
|Stains were found in one or more ceiling areas. The stain(s) may be due to past roof and/or plumbing leaks. Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.|
|This structure appears to have settled, or was leaning significantly based on the presence of cracks in walls, ceilings or junctions between them, or numerous door frames not being square, or numerous doors binding in jambs. Recommend that a qualified contractor and/or engineer evaluate further. Significant repairs may be needed. If so, a qualified contractor should make repairs.|
|Carpeting in one or more areas was damaged or deteriorated. Recommend that a qualified contractor replace as necessary.|
Water stains were found in one or more rooms. It is recommended that a qualified professional evaluate the area for leaks and recommend repair/replace the affected area(s).
I. The inspector shall inspect A. insulation in unfinished spaces, including attics, crawlspaces
IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.
Crawlspace had no insulation installed at the time of inspection. Insulation helps to keep cool and warm air inside the home. Recommend installation by a qualified professional.
One or more vents were found to be damaged at the time of the inspection. Recommend repair/replace by a qualified professional.
There is no vapor barrier beneath the flooring in the crawlspace which can result in elevated moisture in the crawlspace. Recommend correction by installing a vapor barrier.
|The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.|
Flooring in the kitchen appeared to have been damaged by water. Recommend repair/replace by a qualified professional.
Flooring is well worn. Recommend replacing.
|No exhaust hood, ceiling or wall-mounted exhaust fan or downdraft exhaust system was found for the cook top or range. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor install a venting system per standard building practices.
I. The inspector shall inspect: readily accessible and visible portions of the fireplaces and chimneys; lintels above the fireplace openings; damper doors by opening and closing them, if readily accessible and manually operable; and cleanout doors and frames. II. The inspector shall describe: the type of fireplace. III. The inspector shall report as in need of correction: evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers; manually operated dampers that did not open and close; the lack of a smoke detector in the same room as the fireplace; the lack of a carbon monoxide detector in the same room as the fireplace; and cleanouts not made of metal, pre-cast cement, or other non-combustible material.
IV. The inspector is not required to: inspect the flue or vent system. inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels. determine the need for a chimney sweep. operate gas fireplace inserts. light pilot flames. determine the appropriateness of any installation. inspect automatic fuel-fed devices. inspect combustion and/or make-up air devices. inspect heat-distribution assists, whether gravity-controlled or fan-assisted. ignite or extinguish fires. determine the adequacy of drafts or draft characteristics. move fireplace inserts, stoves or firebox contents. perform a smoke test. dismantle or remove any component. perform a National Fire Protection Association (NFPA)-style inspection. perform a Phase I fireplace and chimney inspection.