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1 - Inspection Details

In Attendance: Present
Client, Seller
Building Type: Structure Description
Single Family
Utilities: Status
All Utilities On
Weather Conditions: At Time of Inspection
Sunny, 70 - 75 Degrees
Introduction: Thank you for allowing Neal Inspections to provide your inspection services!
We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process.

Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; this report will focus on safety and function, but not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. Please note, the inspector shall not evaluate or attempt to inspect any item or component that could pose a hazard to the inspector, client, attendees, or to the home itself. 

For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide.

Overall:
A home inspection is a non-invasive visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, prior to the inspection process. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection and not the prediction of future conditions. A home inspection will not reveal every concern that exists or ever could exist, but only those Material Defects observed on the day of the inspection. A Material Defect is a condition within a residential real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect. An Inspection report shall describe and identify in written format the inspected systems, structures, and components of the dwelling and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required.
 
Occupancy: Status
Occupied, Furnished
Note: During the inspection of an occupied and/or furnished home: 

Access to some items such as: Electrical outlets/receptacles; windows; wall/floor surfaces; and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report. 

2 - Grounds

General Information
Inspectors shall inspect adjacent or entryway walkways, patios, driveways, vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building.

Limitations:
The following items and any related equipment are excluded from this inspection unless otherwise agreed upon prior to inspection: detached buildings or structures; fences and gates; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks, boatlifts, and boathouses; retractable awnings. Structural, geological soil, wave action or hydrological stability, soil and earth measurements and stability, landslide, hydrologic measurements or activity, landslide, survey, engineer analysis, architectural, seismic safety, code and zoning items, underground utilities, sinkhole, and flood plain activity. Any comments made regarding these items are as a courtesy to the client only.
Credit
Comment
2.1.1 - Grading & Vegetation

Tree In Contact With Building

Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds, or may have already occurred (see other comments in this report if applicable). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.

Yard scissors Tree Service
Credit
Comment
2.1.2 - Grading & Vegetation

Vegetation Contact With Structure

Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 10 inches of space between it and the building exterior. An 18 inch clearance is better.

Grass Lawncare Professional
Credit
Comment
2.2.1 - Driveways, Sidewalks, Patios

Sidewalk Trip Hazard
Exterior Front

Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards. May need deferred to HOA. 

Contractor Qualified Professional

3 - Exterior

Exterior Walls/Trim: Dwelling Construction
Concrete Block, Wood Frame
Exterior Walls/Trim: Wall Covering
Stucco
General Information
This section describes the visible exterior wall coverings and trim. Inspectors are required to inspect the visible exterior wall coverings, flashing, trim, all exterior doors, the stoops, steps porches and their associated railings, any attached decks and balconies and eaves, soffits and fascias accessible from ground level.

Exterior 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. Integrity and moisture content of framing, sheathing, and older exterior finished that have been encapsulated by finished coverings are not visible and beyond the scope of this inspection. The lack of proper installation techniques resulting in water entrapment within walls and subsequent damages such as rot, microbial growth, WDO, and structural damage are not inspected. Determining proper installation techniques requires destructive testing not permitted during a limited visual inspection.
Exterior Walls/Trim: Exterior Views
Credit
Comment
3.1.1 - Exterior Walls/Trim

Caulking / Sealant Needed

Caulking or sealant was substandard in some areas as noted.  Recommend that a qualified person renew or install caulking as necessary to prevent any moisture or pest intrusion. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. 

 

Wrench DIY
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Comment
3.1.2 - Exterior Walls/Trim

Holes/Gaps
Exterior Right

One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.

Wrenches Handyman
Credit
Comment
3.1.3 - Exterior Walls/Trim

Stucco Hairline Cracks

One or more minor hairline cracks were found in the stucco or wall areas. It is unknown the age of these cracks. At the time of inspection nothing out of the ordinary of normalized cracking was noticed. Recommend caulking and painting these areas, along with monitoring for future movement/widening. Stucco cracks over framing can allow moisture penetration behind wall areas and can potentially damage sheathing/framing. Note that areas concealed behind walls are not able to be evaluated without invasive testing and cannot be evaluated.

Wrench DIY

4 - Garage

Credit
Comment
4.1.1 - Occupant Doors

Auto-Closure Feature Missing

Doors that egress to garage should have an auto-close feature as a fire barrier, and as a barrier against the passage of gas and exhaust fumes. 

Wrench DIY
Credit
Comment
4.3.1 - Floor, Walls, Ceiling

Wall/Ceiling Damaged

One or more interior garage walls or ceilings was/were damaged. Recommend a qualified person evaluate and repair as necessary. (See also Roof & Attic)

Putty knife Drywall Contractor

5 - Pool

Fences and Gates: Type
Screened Enclosure
Condition: General Pool Condition
Clear Water
Body, Deck, Copings: Pool Material Types
Below Ground Pool, Plaster Gunite Body, Brick/Paver Deck, Brick Coping
General Information
Pool Limitations:
The following items are not included in this inspection unless otherwise indicated in writing, prior to inspection : swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolet light systems; filter backflushing mechanisms, evaluation of solar heating systems, chlorine generators. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters; remove pool covers; determine if swimming pool bodies, filters, or skimmers leak; nor determine if swimming pool bodies are level.
Pumps, Filter, Skimmer: Filter Type
Cartridge Filter
Electrical: Electric Information
Disconnect at Subpanel By Equipment
Heater: Heater Type
Electric
Credit
Comment
5.3.1 - Fences and Gates

Tension Wire Loose

One or more diagonal tensioning wires were loose.  These wires help provide reinforcement to the structure in the event of higher wind events. Recommend repair.

Contractor Qualified Professional
Credit
Comment
5.5.1 - Electrical

Bonding Missing

Bonding was missing at one or more pool components (required at all pumps, heaters, pool cages, or metal component within 5 feet of pool water).This is a safety hazard due to the risk of shock. Standard building practices require that all metal equipment around a pool or spa be bonded with a #8 bare copper wire. Recommend electrician evaluate and repair.

Electric Electrical Contractor
Credit
Comment
5.5.2 - Electrical

Substandard Wiring

Substandard wiring was found in one or more pool areas. This is a potential safety hazard for shock or fire. A qualified electrician should evaluate and repair as necessary and as per standard building practices.

Electric Electrical Contractor

6 - Attic, Insulation & Ventilation

Access: Method Viewed
Traversed
Structure & Sheathing: Structure & Sheathing Types
Trusses, Plywood Sheathing
Attic Insulation: Insulation Type
Fiberglass Loose Fill, Fiberglass Roll
Exhaust & Ventilation: Ventilation Type
Soffit Vents, Off Ridge Vents
Attic Insulation: Insulation Depth
8" - 12"
General Information: General Information
This section describes the method used to inspect any accessible attics; and describes the insulation and vapor retarders used in unfinished spaces when readily accessible and the absence of insulation in unfinished spaces at conditioned surfaces. Inspectors are required to inspect insulation and vapor retarders in unfinished spaces when accessible and passive/mechanical ventilation of attic areas, if present.

Attic 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. 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.
Credit
Comment
6.2.1 - Access

Pull Down Ladder

Recommend professional installation of a Pull Down Ladder in garage for ease of attic access.
Wrenches Handyman
Credit
Comment
6.3.1 - Structure & Sheathing

Active Leak
Garage Attic Access

One active roof leak was found.  Recommend a qualified roofing contractor evaluate and repair any roof leaks.  Recommend obtaining estimate(s) prior to closing.

Roof Roofing Professional
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Comment
6.4.1 - Attic Insulation

Rodent Tunneling

Evedence of rodent tunnels were noted in the insulation. Although there was no evidence of active pests, we recommend evaluation by a pest control specialist.

Pest control Pest Control Pro

7 - Foundation

Foundation: Foundation Type
Concrete Slab on Grade
General Information

This section describes the foundation, floor, wall, ceiling and roof structures and the method used to inspect any accessible under floor crawlspace areas. Inspectors inspect and probe the structural components of the home, including the foundation and framing, where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not done when doing so will damage finished surfaces or when no deterioration is visible or presumed to exist. Inspectors are not required to offer an opinion as to the structural adequacy of any structural systems or components or provide architectural services or an engineering or structural analysis of any kind. Despite all efforts, it is impossible for a home inspection to provide any guarantee that the foundation, and the overall structure and structural elements of the building is sound.


Foundation 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.

8 - Roof

Coverings: Inspection Method
Ladder
Coverings: Materials
Concrete Tile
General Information
Adequate attic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of a roof significantly. It's recommended to know the age and history of the roof. On any home that is over 3 years old, experts recommend that you obtain a roof certification to determine its serviceability and the number of layers on the roof. We certainly recommend this for any roof over 5 years of age.

Roof 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. Note that the inspector does not provide an estimate of remaining life of 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 at any point in the future past the date of inspection. The inspector does not provide ages of roofs or roofing components.  Any comments made regarding these items are made as a courtesy only. The inspector does not issue 'passing' or 'failing' grades of the roof surface as it relates to the actual inspection. Regarding the roof drainage system, the inspector is unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Coverings: Roof Permit Dates Found
2004

Roofing permit(s) were found online for the listed noted dates. We recommend following up with the appropriate city/county building department to ensure this is the actual main roof age and any other information you, the client, deem necessary. If no permit date was found, recommend any sellers disclosures/documentation regarding the roof be obtained. Please note the inspector does not take responsibility for determining the roof's exact age, we do not issue a 'pass or fail' grade on a roof, nor do we determine if a roofing contractor determines its necessity or replacement.  We report only its visible physical condition at the time of inspection to you, the client. Any concerns over the age of the roof and its longevity should be directed to a state licensed roofing contractor.

Coverings: Roof Views
Credit
Comment
8.1.1 - Coverings

Cracked Tile / Leak

At least one tile cracked in valley, where a leak may have started. 

Roof Roofing Professional
Credit
Comment
8.3.1 - Gutters

Extensions Damaged/Missing

Extensions such as splash blocks or drain pipes for one or more downspouts were damaged or missing. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.

Wrench DIY

9 - HVAC

Equipment: A/C Estimated Age
11/2004
Equipment: Air Handler - Condition & Location
Upstairs Utility Closet
Equipment: Air Handler Estimated Age
11/2004
Filter & Thermostat: Thermostat
Digital Programmable
General Information

The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood.

The inspector will usually test the heating and air conditioner using the thermostat or other normal controls. For a more thorough investigation of the system please contact a licensed HVAC service person.

HVAC Limitations
The following items are not included in this inspection unless otherwise indicated in writing, prior to the inspection: humidifiers, dehumidifiers, electronic air filters; solar heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas. 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. Inspector does not determine continuity or performance of condensate drainage systems or devices or overflow protection devices. Any comments relating to these items are offered as a courtesy only. In instances where the manufacture date is not readily listed on the label, the inspection company utilizes a 3rd party website to decode the age of components by their serial number. In some rare instances, this information has been found to be incorrect. The inspector's estimated age is just that, an estimate, based on information available to us. Client should follow up with selling party for any disclosures as to the age of components. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Client should have the HVAC system fully serviced at their expense during their inspection contingency period to determine if greater issues such as refrigerant leaks, worn out capacitors or fan motors, relays, pumps, etc exist. The inspection tests basic functionality only.

Equipment: A/C - Condition & Location
Exterior
Ducts and Registers: System Functional
Heating Effectively, Cooling Effectively
The temperature split differential between the return and registers was within the desired range at time of inspection.
Filter & Thermostat: Filter Maintentenance
Clean
The air filter(s) should be inspected at least monthly and cleaned or replaced as required. There are two types of filters commonly used: (1) Washable filters (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water. Or (2) Fiberglass disposable filters that must be replaced before they become clogged. Remember that dirty filters are the most common cause of inadequate heating or cooling performance.
Credit
Comment
9.1.1 - Equipment

Insulation Missing/Deteriorated

Insulation on HVAC lines was damaged or missing. Recommend repair.

Fire HVAC Professional
Credit
Comment
9.1.2 - Equipment

Near Lifespan

By industry lifespan standards, one or more hvac components appeared to be at or near its useful lifespan (~15 years) and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future or discussing replacement options with a qualified HVAC technician to determine applicable costs.

Fire HVAC Professional

10 - HVAC2

Equipment: Equipment Photos
Equipment: Condenser Estimated Age
09/2004
Equipment: Condenser Location
Exterior
Equipment: Air Handler Estimated Age
11/2004
Equipment: Air Handler Location
Upstairs Utility Closet
Credit
Comment
10.1.1 - Equipment

Dirty Disconnect Gasket

Air Handler disconnect gaskets appear to have dust, dirt, or microbial growth inside. Recommend cleaning or replacing gasket.
Contractor Qualified Professional

11 - Plumbing

Water Main: Location
Unknown
Not observed. Please contact seller to advise. 
Water Main (Reclaimed): Materials
PVC
Water Heater: Power Source/Type
Gas
Water Heater: Capacity
50 Gallon
Water Heater: Location
Garage
Supply Lines: Materials Observed
Copper
Laundry: Laundry Information
Washing Machine Present, Dryer Present
Water Main: Water Pressure (PSI)
80-85 PSI
Water Main (Reclaimed): Location
Exterior
Water Heater: Estimated Water Heater Age
1/2016
Sprinkler System: Water Source
Reclaimed Water
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
General Information

Plumbing is an important concern in any structure. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring. The plumbing inspection does not include testing for radon, mold, or other hazardous materials unless agreeed upon in writing prior to the inspection.  

Note that if in a rural location, sewer service and/or water service might be provided by private waste disposal system and/or well. Inspection, testing, analysis, or opinion of condition and function of private waste disposal systems and wells is not within the scope of a home inspection. Recommend consulting with seller concerning private systems and inspection, if present, by appropriate licensed professional familiar with such private systems.  If a Septic System is on the property, pumping is generally recommended prior to purchase, and then every three years.   


Plumbing 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 does not determine the existence or condition of underground or above-ground fuel tanks. Landscaping sprinkler systems are tested only for visible areas and included as a courtesy only. Underground pipes, drip irrigation, microspray irrigation, or any areas that cannot be readily visibly inspected are not included in this test.
Water Heater: General Information
Water Heater Limitations:
Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: 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. In instances where the manufacture date is not readily listed on the label, the inspection company utilizes a 3rd party website to decode the age of components by their serial number. In some rare instances, this information has been found to be incorrect. The inspector's estimated age is just that, an estimate, based on information available to us.
Water Heater: Equipment Photos
Credit
Comment
11.4.1 - Supply Lines

Leaks Supply Pipes
Exterior Left

One or more leaks were found in water supply pipes or fittings. A qualified plumber should evaluate and repair as necessary.

Pipes Plumbing Contractor
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Comment
11.4.2 - Supply Lines

Substandard Support

One or more water supply pipes had substandard support or were loose. Leaks may occur as a result. Recommend that a qualified person install hangers or secure pipes per standard building practices.

Pipes Plumbing Contractor
Credit
Comment
11.8.1 - Laundry

Unable to Inspect Laundry Plumbing

Unable to inspect laundry plumbing due to size of appliances. Recommend visually inspecting for corrosion/leaks prior to first use.
Wrench DIY
Credit
Comment
11.9.1 - Sprinkler System

Zone Inoperable
Right Exterior

It is apparent that at least one zone is not operable in the sprinkler system, so it could not be inspected. Seller mentioned this area (right side of house) gets over saturated, and turned this zone off. Please seek advice from seller if desired

Wrenches Handyman
Credit
Comment
11.11.1 - Utility Sink

Loose to wall
Garage

Utility sink was loose at the wall. Recommend attaching and sealant.
Wrench DIY

12 - Electrical

Panels: Main Panel Location
Garage
Panel #2: Main Panel Location
Garage
Panels: Panel Capacity
Right Panel
200 AMP
Wiring & Breakers: Wiring Type
Right Panel Breakers
Non Metallic Sheathed, Copper
Panel #2: Panel Capacity
Left Panel
200 AMP
Wiring & Breakers #2: Wiring Type
Left Panel Breakers
Non Metallic Sheathed, Copper
General Information
This section describes the amperage and voltage rating of the service, the location of the main disconnect and any sub panel(s), the presence of solid conductor aluminum branch circuit wiring, and the presence or absence of smoke detectors. Inspectors are required to inspect the viewable portions of the service drop from the utility to the house, the service entrance conductors, cables and raceways, the service equipment and main disconnects, the service grounding, the interior components of the service panels and sub panels, the conductors, the over-current protection devices (fuses or breakers), ground fault circuit interrupters and a representative number of installed lighting fixtures, switches and receptacles. All issues or concerns listed in this Electrical section should be construed as current and a potential personal safety or fire hazard. Repairs should be a priority, and should be made by a qualified, licensed electrician.

Electric 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, such as landscape lighting. Any comments made regarding these items are as a courtesy only. The inspector does not determine the future capacity of the system based on the client's future needs. Any comments regarding this are a courtesy only based on the inspector's judgement. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector attempts to evaluate readily accessible switches and receptables. Fixtures with burnt bulbs may not respond to switch operation. 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 3 prong configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for, and strategic 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 can sometimes be concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. Any repairs recommended should be made by a licensed electrician. Older wiring pre-dating modern sheathed Romex is not evaluated as a majority of these systems lie within walls or beneath insulation in the attic. Older homes typically have older wiring and may need upgrading.
Service: Service Information
Underground
Doorbell & Smoke Detectors: General Information
Full testing of smoke detectors is not included in this inspection. Pushing the "Test" button only verifies that there is power at the detector--either a battery or hard wired to the house power, and not the operational workings of the detector. The operational check is done by filling the sensor with smoke and is beyond the scope of this inspection.

13 - Interior, Doors, Windows

Fireplace: Chimney Type
Metal Finish, Gas Direct Vent
Fireplace: Fireplace Type
Metal Pre-Fab
General Information

Interior areas consist of bedrooms, baths, kitchen, laundry, hallways, foyer, and other open areas. All exposed walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Although excluded from inspection requirements, we will inform you of obvious broken gas seals in windows. Please realize that they are not always visible, due to temperature, humidity, window coverings, light source, etc. Your inspection will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas, as the inspector will not move personal items.

Interior Limitations:
The following items are not included in this inspection: security, intercom and sound systems; communications wiring and equipment, cable/fiber optic wiring and equipment, central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, seam joints, scuff marks, dents, dings, stains, cracks, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; pet stains or pet odors of any kind, 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. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The inspector does not note adjustment issues such as out of track closet doors, loose door hardware, or missing components. The client should be aware that paint may cover wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may hide 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.

Fireplace: General Information
Fireplace 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.
Credit
Comment
13.2.1 - Doors

Won't Latch
1st Floor Master Bathroom

One or more doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.

Wrenches Handyman
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Comment
13.2.2 - Doors

Door Loose
1st Floor Half Bath

One or more doors were loose when latched. Recommend that a qualified person adjust the hardware for proper seal.
Wrenches Handyman
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Comment
13.2.3 - Doors

Taped Strike Plate
Downstairs front bedroom

Strike plate has tape over it to prevent door from latching. Contact seller about purpose. Recommend removing tape to allow door to latch properly.
Wrench DIY
Credit
Comment
13.3.1 - Windows

Caulking / Sealant Recommended

Caulking or sealant was substandard in some areas around doors, trim, and/or windows. Recommend that a qualified person renew or install caulking as necessary to prevent any moisture or pest intrusion. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. 
Wrench DIY
Credit
Comment
13.3.2 - Windows

Screens Damaged

One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.

Window Window Repair and Installation Contractor

14 - Built-in Appliances

Garbage Disposal: Operated & Appeared Functional at Time of Inspection
Dishwasher: Operated & Appeared Functional at Time of Inspection
Refrigerator: Operated & Appeared Functional at Time of Inspection
Microwave: Operated & Appeared Functional at Time of Inspection
General Information
The inspector will operate appliances under normal operating controls and report accordingly. The inspector will not: Activate any system or appliance that is shut down, disconnected, or otherwise rendered inoperable; Operate or evaluate any system, component or appliance that does not respond to normal user controls; Operate any gas appliance that requires the manual lighting of a pilot light or burner device; Operate any system, appliance or feature that requires the use of special codes, keys, combinations, or devices or where user manual reference is required. Operate any system, component, or appliance where in the opinion of the inspector, damage may occur, or a hazard may be present.

Limitations:
The following items are not included in this inspection unless otherwise indicated in writing, prior to inspection: Household appliances such as griddles, broilers, trash compactors, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning & defrost operations (such as ovens, dishwashers, or freezers), thermostat or temperature control accuracy. Any comments made regarding these items are as a courtesy only. Please note that the inspector does not provide an estimate of the remaining life of appliances. Inspector does not test every feature, adequecy, or efficiency of appliances, nor determine leakage from microwave ovens. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection. Areas and components obscured by household items are excluded from this inspection. Also, it is the client's determination if a kitchen range anti-tip bracket is warranted for their use/occupancy. 
Range/Oven/Cooktop: Operated & Appeared Functional at Time of Inspection