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1234 Main St.
New Kent, VA 23124
02/18/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
5
Maintenance/informational
33
Deficiencies
8
Safety hazard/immediate concern

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.

1 - Inspection Details

In Attendance
Listing Agent, Inspector


Occupancy
Furnished
Type of Building
Single Family, 2 Story
Approx. Age of House
Over 100
Weather Conditions
Clear
Temperature (approximate)
71 Fahrenheit (F)
Ground Surface Conditions
Dry
Inspection Categories: Understanding Your Report

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.

MAINTENANCE/INFORMATIONAL

  • Maintenance items, DIY items, or recommended upgrades will fall into this category. These concerns will ultimately lead to Prioritized Observations or Immediate Concerns if left neglected for extended periods of time. These items are generally more straightforward to remedy.

DEFICIENCIES 

  • A functional component that is not operating as intended or defective. Items that inevitably lead to, or directly cause (if not addressed in a timely manner) adverse impact on the value of the home, or unreasonable risk (unsafe) to people or property. These concerns typically require further evaluation or may be more complicated to remedy.

SAFETY HAZARD/IMMEDIATE CONCERN

  • A specific issue with a system or component that may have a significant, adverse impact on the condition of the property, or that poses an immediate risk to people or property. These immediate items are often imminent or may be very difficult or expensive to remedy.

PHOTOS 

  • Your completed report may contain photographs of various conditions noted during the inspection. Photographs provided in this report are intended to help interested parties understand the context of this report, but may not represent the sum total of all conditions. You must read the entire report.
     
    SUMMARY
  • Not all observations will be listed in the summary. You should read the entire report for all observations and recommendations.
  • The report is based on the inspector's observations at the time of the inspection. Not everything in the home will be observed.

YOU SHOULD READ THE ENTIRE REPORT TO UNDERSTAND ALL OBSERVATIONS AND RECOMMENDATIONS.

Aesthetics and Comestic Damage/Degradation

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. 

Detached Structure(s): Detached Structure(s) Not Inspected

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.

Utilities Shut Off: Water

The water service was not turned on during the inspection. The inspector operates only "normal" controls such as faucets and does not operate shut-off valves to the water meter or house. As a result, plumbing supply, drain waste and vent lines, traps, pumps, fixtures, and some appliances such as water heaters weren't fully evaluated. The water pressure was not determined. Recommend that a qualified person make a full evaluation of the plumbing system after the water supply is turned back on. Areas below the house should be evaluated after plumbing has been operated to check for leaks. Any problems that are found after this evaluation should be repaired by a qualified plumber.

2 - Roof

Inspection Method
Binoculars, Partially Walked
Roof Type/Style
Gable
Coverings: Condition
Required Repair or Replacement, Near/At/Beyond Service Life

Appeared Serviceable, 

Coverings: Material
Asphalt
Coverings: Number of Layers
1 layer
Gutters/Downspouts/Extensions: Condition
Appeared Serviceable, Limited Evaluation
Gutters/Downspouts/Extensions: Gutter Material
Aluminum
Gutters/Downspouts/Extensions: Downspout Material
Aluminum
Flashings: Condition
Require Repair or Replacement
Vents: Condition
Not Determined
Limitations

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, and extensions perform adequately or are leak-free.

Coverings: Different Aged Shingles

Two different aged shingles were noted installed. Service lifespan will be different.

Vents: Plumbing Vents Not Present

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 inspector's opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.


$
Credit
Comment
2.1.1 - Coverings

Damaged (General)

Roof coverings had visual damage in noted locations; not all areas may be shown. Recommend further evaluation and repair/replace fouled coverings.

Roof Roofing Professional
$
Credit
Comment
2.1.2 - Coverings

Possible Leak Point

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.

Roof Roofing Professional
$
Credit
Comment
2.1.3 - Coverings

Shingle Raised

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.

Roof Roofing Professional
$
Credit
Comment
2.1.4 - Coverings

Shingles Beyond Useful Service Life

Shingles are beyond useful service life. Recommend correction by replacement coverings.

Roof Roofing Professional
$
Credit
Comment
2.1.5 - Coverings

Tree Overhang

Trees were overhanging the roof in noted locations which drops debris onto coverings. This could lead to premature aging of roof coverings by not allowing surfaces to dry as quick by holding moisture. Recommend cutting back from roof surfaces.
Yard scissors Tree Service
$
Credit
Comment
2.2.1 - Gutters/Downspouts/Extensions

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
2.3.1 - Flashings

Flashing Loose/Separated
Chimney

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.

3 - Exterior

Exterior Doors: Condition
Require Repair or Replacement
Exterior Doors: Exterior door material
Metal
Exterior Window: Condition
Require Repair or Replacement
Siding, Flashing & Trim: Condition
Require Repair or Replacement
Siding, Flashing & Trim: Siding Style
Lap
Siding, Flashing & Trim: Siding Material
Vinyl
Eaves, Soffits & Fascia: Condition
Appeared Serviceable
Decks, Balconies, Porches & Steps: Condition
Require Repair or Replacement
Decks, Balconies, Porches & Steps: Appurtenance
Stoop
Walkways, Patios & Driveways: Condition
Appeared Serviceable
Walkways, Patios & Driveways: Material
Dirt, Grass
General: Limitations

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.

Vegetation, Grading, Drainage & Retaining Walls (With respect to their effect on the condition of the building): Vegetation on Siding
Exterior

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. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

$
Credit
Comment
3.2.1 - Exterior Doors

Need replacing
Kitchen

One or more exterior doors were significantly damaged or deteriorated. Recommend that a qualified person replace door(s) as necessary.
 
Door Door Repair and Installation Contractor
$
Credit
Comment
3.3.1 - Exterior Window

Water Damage

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. 

Contractor Qualified Professional
$
Credit
Comment
3.4.1 - Siding, Flashing & Trim

Siding Damage

1 or more holes were noted at the time of the inspection in the siding. 

Contractor Qualified Professional
$
Credit
Comment
3.4.2 - Siding, Flashing & Trim

Siding Loose/Gaps

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.

$
Credit
Comment
3.4.3 - Siding, Flashing & Trim

Siding Missing

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.

Siding Siding Contractor
$
Credit
Comment
3.4.4 - Siding, Flashing & Trim

Trim Gaps

One or more areas of the trim had gaps which could allow moisture and pests intrusion. Recommend repair or seal gaps.

Siding Siding Contractor
$
Credit
Comment
3.6.1 - Exterior Lights

Lights Not Operating

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.

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

Steps Riser Too High

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. 

Contractor Qualified Professional

4 - Foundation & Structure

Inspection Method
Attic Access, Crawlspace Access
Foundation: Condition
Require Repair or Replacement, Require Evaluation
Foundation: Material
Brick, Masonry Block
Floor Structure: Condition
Require Evaluation
Floor Structure: Material
Wood I-Joists
Floor Structure: Sub-floor
Plank
Floor Structure: Basement/Crawlspace Floor
Dirt
Wall Structure: Condition
Appeared Serviceable
Wall Structure: Material
Wood
Ceiling Structure: Condition
Require Repair or Replacement, Not Determined
Ceiling Structure: Material
Not Visible
Crawlspaces: Condition
Require Evaluation
Crawlspaces: Crawlspace Access
Hatch Foundation
Attic Structure & Sheathing: Condition
Require Repair or Replacement
Attic Structure & Sheathing: Access Type
Ceiling hatch
Attic Structure & Sheathing: Attic Inspection
Inspection from hatch
Attic Structure & Sheathing: Sheathing Material
Dimensional Lumber
Attic Structure & Sheathing: Structure Type
Stick Built
Limitations

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.

Wall Structure: Balloon Frame Structure

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.


Crawlspaces: Limitations

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.

Crawlspaces: Crawlspace Inspection
Inspection by direct entry

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.

Attic Structure & Sheathing: Limitations

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.

Foundation: Vegetation on Foundation

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 A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. 

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.

$
Credit
Comment
4.1.1 - Foundation

Columns Degraded

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. 

Contractor Qualified Professional
$
Credit
Comment
4.2.1 - Floor Structure

Joists Need Repair
Hallway and Living Room

One or more floor joists were damaged or improperly installed. This can cause damage to the structural integrity of the home. Recommend a qualified structural engineer evaluate and advise on how to correct.
House construction Structural Engineer
$
Credit
Comment
4.2.2 - Floor Structure

Uneven Floor
Hallway, Living Room, Upstairs Bedroom

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.

House construction Structural Engineer
$
Credit
Comment
4.5.1 - Crawlspaces

Microbial Growth
Crawlspace

Likely microbial growthwas noted on floor sheathing and/or wood joists at time of inspection. Recommend further evaluation and remediation.

Mold Mold Remediation Contractor
$
Credit
Comment
4.5.2 - Crawlspaces

Exposed Wiring

Wires were found to be exposed and not properly capped or terminated in the crawlspace. Recommend repair/replace by a qualified professional.

Electric Electrical Contractor
$
Credit
Comment
4.6.1 - Attic Structure & Sheathing

Dry Stains

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.

Mag glass Monitor
$
Credit
Comment
4.6.2 - Attic Structure & Sheathing

Gable Vent Mesh Damaged

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.

Contractor Qualified Professional

5 - Heating and Cooling

Cooling Equipment: Condition
No HVAC System
Heating Equipment: Condition
No HVAC System
Ducts & Registers: Condition
N/A (none visible)
Thermostat Controls: Condition
N/A (none visible)
General: Limitations
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). 

Cooling

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.

Heating

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.

$
Credit
Comment
5.2.1 - Cooling Equipment

No cooling source in some livable rooms

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.
Fire HVAC Professional
$
Credit
Comment
5.3.1 - Heating Equipment

No heat source in some livable rooms

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.
Fire HVAC Professional

6 - Plumbing

Main Water Shut-off Valve: Condition
Not Determined
Main Water Shut-off Valve: Location
Unable to Locate
Drain, Waste, & Vent Systems: Condition
Appeared Serviceable
Drain, Waste, & Vent Systems: Washer Drain Size
Drain not present
Drain, Waste, & Vent Systems: Plumbing Waste Material
PVC
Water Supply, Distribution Systems: Condition
Not Determined
Water Supply, Distribution Systems: Water Source
Well
Water Supply, Distribution Systems: Water Supply Material
Unknown
Water Supply, Distribution Systems: Distribution Material
Unknown
Washer Connections / Drain Pipe: Condition
Not Determined
Hot Water Systems and Controls: Condition
None
Hot Water Systems and Controls: Location
None
Fixtures & Faucets: Condition
Not Determined
Shower, Tubs & Sinks: Condition
Not Determined
Fuel Storage & Distribution Systems: Condition
Not Determined
General: Limitations

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 do not determine the existence or condition of underground or above-ground fuel tanks.

Hot Water Systems and Controls: Limitations

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: Well System Used

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. 

Drain, Waste, & Vent Systems: No Water

Due to lack of water supplied to building the inspector is unable to test discarge lines to ensure not leaks.

Water Supply, Distribution Systems: No Water

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 / Drain Pipe: Washer Connections Not Noted

Washer connections were not noted in the home.

Hot Water Systems and Controls: Water Heater Not Present

Water heater was not present at time of inspection so testing was not possible.

Fixtures & Faucets: Toilet Not Tested

Toilet was unable to be flushed at time of inspection. Not tested for function.

Shower, Tubs & Sinks: Showers, Tubs, and Sinks Not Tested

Due to the water being turned off, these items could not be tested at the time of the inspection. 

Well System: Well System Not Fully Inspected

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.

$
Credit
Comment
6.8.1 - Shower, Tubs & Sinks

Missing Caulk

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.

Contractor Qualified Professional

7 - Electrical

Service Entrance Conductors: Condition
Appeared Serviceable
Service Entrance Conductors: Electrical Service Conductors
Overhead
Main Service Panel: Condition
Require Repair or Replacement
Main Service Panel: Location
Hallway
Main Service Panel: Panel Capacity
200 AMP
Main Service Panel: Panel Manufacturer
Cutler Hammer
Main Service Panel: Panel Type
Circuit Breaker
Branch Wiring Circuits, Breakers & Fuses: Condition
Require Evaluation
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15/20 AMP
Aluminum
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Outlets, Lighting, Switches, and Fans (All Accessible): Condition
Require Repair or Replacement
Main Service Panel: Panel Equipment Photos
General: Limitations

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.

Outlets, Lighting, Switches, and Fans (All Accessible): GFCI Tested

Installed GFCIs were tested and functional unless otherwise noted in this report.

Smoke Detectors: Smoke Detectors

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: Smoke Detectors Not Installed

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 service entrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors.

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.

$
Credit
Comment
7.4.1 - Branch Wiring Circuits, Breakers & Fuses

Different Brand Breakers
Main Panel

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.

Electric Electrical Contractor
$
Credit
Comment
7.5.1 - Outlets, Lighting, Switches, and Fans (All Accessible)

Light Fixture Not Operable
Throughout

One or more lights are not operating. New light bulb possibly needed.
Contractor Qualified Professional
$
Credit
Comment
7.5.2 - Outlets, Lighting, Switches, and Fans (All Accessible)

Receptacle Cover Gap
Downstairs Back Room

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.

Electric Electrical Contractor
$
Credit
Comment
7.5.3 - Outlets, Lighting, Switches, and Fans (All Accessible)

Receptacle Damaged
Kitchen

One or more of the receptacle(s) were noted as damaged which is a shock hazard. Recommend receptacle is replaced.

Electric Electrical Contractor
$
Credit
Comment
7.5.4 - Outlets, Lighting, Switches, and Fans (All Accessible)

Receptacle Not Operable
Kitchen

Receptacles in noted locations did not operate when tested. Recommend qualified electrician evaluate and repair. 

Electric Electrical Contractor
$
Credit
Comment
7.5.5 - Outlets, Lighting, Switches, and Fans (All Accessible)

Reverse Polarity

*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.

Electric Electrical Contractor
$
Credit
Comment
7.5.6 - Outlets, Lighting, Switches, and Fans (All Accessible)

Receptacle Cover Damaged - Exterior

Receptacle cover had rust at the time of inspection. Recommend repair/replace by a qualified professional.

Electric Electrical Contractor

8 - Interior, Doors and Windows

Interior Doors: Condition
Require Repair or Replacement
Windows & Skylights: Condition
Require Repair or Replacement, Near/At/Beyond Service Life
Windows & Skylights: Window Type
Single-pane
Walls, Ceilings and Fixtures: Condition
Require Repair or Replacement
Walls, Ceilings and Fixtures: Ceiling type or covering
Drywall
Walls, Ceilings and Fixtures: Wall type or covering
Drywall
Floors: Condition
Require Repair or Replacement
Floors: Type or covering
Carpet
Stairs/Handrails/Gaurdrails: Condition
Appeared Serviceable
General: Limitation

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.

$
Credit
Comment
8.2.1 - Interior Doors

Binds in jam
Bathroom

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.
Contractor Qualified Professional
$
Credit
Comment
8.3.1 - Windows & Skylights

Window broken, missing
Througout

Glass in one or more windows / skylights was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
Window Window Repair and Installation Contractor
$
Credit
Comment
8.3.2 - Windows & Skylights

Windows
Throughout

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.

Window Window Repair and Installation Contractor
$
Credit
Comment
8.4.1 - Walls, Ceilings and Fixtures

Ceiling - Dry stains, monitor
Various Rooms

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.
Contractor Qualified Professional
$
Credit
Comment
8.4.2 - Walls, Ceilings and Fixtures

Major cracks, door jambs not square, many doors bind

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.
Hardhat General Contractor
$
Credit
Comment
8.5.1 - Floors

Carpet damaged or deteriorated

Carpeting in one or more areas was damaged or deteriorated. Recommend that a qualified contractor replace as necessary.
Flooring Flooring Contractor
$
Credit
Comment
8.5.2 - Floors

Floors not level
Hallway, Living Room, Upstairs Bedroom

Floors in one or more areas were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams. Significant repairs may be needed to make floors level. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.
Contractor Qualified Professional
$
Credit
Comment
8.5.3 - Floors

Water Stain

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).

Contractor Qualified Professional

9 - Insulation, Ventilation & Exhaust

Exhaust Systems: Condition
Not Determined
Exhaust Systems: Exhaust Fan
Window in place of fan
Exhaust Systems: Dryer Exhaust
None
Insulation: Condition
Near/At/Beyond Service Life
Insulation: Attic Insulation Type
Fiberglass
Insulation: Flooring Insulation
None
Ventilation: Condition
Require Repair or Replacement
Ventilation: Ventilation Type
Gable Vents, Soffit Vents
Ventilation: Dryer Vent
None Found
Vapor Retarders (Crawlspace or Basement): Condition
None
Vapor Retarders (Crawlspace or Basement): Vapor Barrier Recommended
A vapor barrier is recommended on the dirt portions of the crawlspace which will limit moisture in the area. 

I. The inspector shall inspect A. insulation in unfinished spaces, including attics, crawlspaces, and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed, and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces.

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.

$
Credit
Comment
9.2.1 - Insulation

Missing Insulation (Crawlspace)

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. 

Contractor Qualified Professional
$
Credit
Comment
9.3.1 - Ventilation

Vent Damaged

One or more vents were found to be damaged at the time of the inspection. Recommend repair/replace by a qualified professional. 

Contractor Qualified Professional
$
Credit
Comment
9.4.1 - Vapor Retarders (Crawlspace or Basement)

No Vapor Barrier

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.

10 - Kitchen

Counters: Condition
Appeared Serviceable
Counters: Material
Laminate
Cabinets: Condition
Appeared Serviceable
Cabinets: Material
Wood
Floors: Condition
Require Repair or Replacement
Floors: Type or covering
Vinyl linoleum or marmoleum
Sinks: Condition
Not Determined
Dishwasher: Condition
N/A (none installed)
Range/Cooktop/Oven: Condition
N/A (none installed)
Ventilation: Condition
N/A (none installed)
Ventilation: Type
None visible
Refrigerator: Condition
N/A (none installed)
Microwave: Condition
N/A (none installed)
General: Limitations
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. 
Sinks: Unable to Test Sink
$
Credit
Comment
10.4.1 - Floors

Water Damage
Kitchen

Flooring in the kitchen appeared to have been damaged by water. Recommend repair/replace by a qualified professional. 

Contractor Qualified Professional
$
Credit
Comment
10.4.2 - Floors

Worn
Kitchen

Flooring is well worn. Recommend replacing.

Contractor Qualified Professional
$
Credit
Comment
10.8.1 - Ventilation

No hood or fan

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.
 
Contractor Qualified Professional

11 - Fireplaces, Stoves, Chimneys and Flues

General: Type
Wood
General: Limitations
The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
General: Specialist inspect, clean, repair all wood burning devices
One or more wood-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at:
CSIA

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. 

12 - Misc Photos

Additional Photos

These photos are additional photos of the house and property. These photos are for informational purposes only for the client.