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1234 Main St.
Saint Louis, MO 63118
04/08/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
4
Maintenance item
14
Recommendation/repair
1
Major concern/safety

1 - INSPECTION DETAIL

Inspection Date
12/18/2019
Start Time
9
Property Type
Single Family
Front-Facing Direction
East
In Attendance
Client, Client's Agent
Occupancy
Occupied
Temperature
26
Weather Conditions (Today)
Clear, Snow
Weather Conditions (Yesterday)
Snow
Report Info

CATEGORIES:
This report divides deficiencies into three categories; Maintenance Items (colored in BLUE), Recommendations (in ORANGE), and MAJOR CONCERN/SAFETY (in RED).

MAINTENANCE ITEMS: Include components that were found to be in need of recurring or basic general maintenance to protect either a the component or the occupants. Also included in this section are items that were beginning to show signs of wear, but were, in the opinion of the inspector, still functional at the time of inspection. Typically these items are considered to represent a less significant immediate cost than those listed in the following two categories.

RECOMMENDATIONS/REPAIR: Include comments of a deficiency, a latent defect or a suggested improvement of a system which may have appeared functional at the time of inspection, however some benefit may be achieved by adhering to the recommendation.

MAJOR CONCERN/SAFETY: Will denote a brief comment of a significantly deficient component or a condition,  which may require a relatively expensive correction and/or replacement or a Safety Item, which may not be severe, but we want you to know its in need of more immediate attention. These will typically fall into one of the following four categories:

1. Major defects. An example of this would be a structural failure,roof replacement etc..
2. Items costing over $1000 or for repair/replacement.
3. Safety hazards - such as an exposed wire, or double taps at main etc...

Anything in these categories should be addressed. Often, a serious problem can be corrected inexpensively to protect both life and property.

This categorization is the opinion of the inspector and is based on what was observed at the time of inspection. It is not intended to imply that items documented in any one category are not in need of correction. Maintenance items or latent defects not repaired in a reasonable amount of time, can soon become significant defects. It should be considered very likely there will be other issues you personally may consider deficient, and you should add these as desired. There may also be defects that you feel belong in a different category, and again, you should feel free to consider the importance you believe they hold and act accordingly.

Please review the report in its entirety. It is ultimately up to your discretion to interpret its findings and to act accordingly. This report does not offer an opinion as to whom among the parties to this transaction should take responsibility for addressing any of these concerns. As with all aspects of your transaction, you should consult with your RealtorĀ® for further advice regarding the contents of this report. Any repairs should be performed by the applicable licensed and bonded tradesman or qualified professional who will provide copies of all receipts, warranties and applicable permits for any repairs that are carried out.

The report lists deficiencies visible at the time of inspection.  The inspector is not required to move furniture, appliances, storage, or disassemble components beyond normal user controls nor perform destructive testing.  Clear Path Property Inspections llc does not accept responsibility for hidden or latent defects discovered upon occupancy or during remodeling after the date of inspection.  Please note that our inspection is thorough but not technically exhaustive.  The intent of this inspection is to discover significant defects as it is not possible to detect every maintenance or minor repair item.  Most homes continue to be occupied after our inspections, thus we do not warrant 100% discovery of all maintenance or minor repair items such as drippy faucets, isolated wood damage, light switch functionality, etc.  We do not inspect for county or municipal code compliance as the St. Louis Metro area and adjacent counties have many jurisdictions, thus codes are interpreted and enforced differently. Clear Path Property Inspections LLC has no legal authority to mandate compliance to the municipal codes and ordinances.  This report does not list municipal or county code infractions.

Use of Report

Our inspection report is for the use of our client(s).  This report is only for the benefit of the person(s) listed on this report unless specifically agreed to otherwise in writing.  
The summary section pages are not the entire report.  The complete report may include additional information of interest or concern to you. It is strongly recommended that you promptly read the complete report. For information regarding the negotiability of any item in this report under the real estate purchase contract, contact your real estate agent or an attorney.

NOT A GUARANTEE

Clear Path Property Inspections llc does not guarantee future performance or provide a warranty, expressed or implied, regarding the inspected property after or during the date of inspection.  Warranty policies are readily available for purchase.  We are not liable for defects covered by the homeowner's hazard insurance policy or items covered by a warranty program.  Should you discover a defect for which you think Clear Path Property Inspections llc may be liable, you must notify us within 24 hours and provide a reasonable opportunity of 2 to 5 business days to reinspect the property before the defect is repaired.  If Clear Path Property Inspections llc is not given the opportunity to review an alleged liability, we absolutely do not accept any responsibility for the claim.  Even properties vacant between the time of inspection and closing can develop mechanical, electrical or plumbing defects.  The purchaser's pre-closing final walk through is extremely important to confirm that all systems are operable, that maintenance or repair issues have not developed since the inspection and any requested repairs have been completed to your satisfaction.  Clear Path Property Inspections ll  accepts no responsibility for defects that could have been observed by you during their final walk through, provided by the St. Louis Association of Realtors Residential Sales Contract. 

Information in this report is based on a limited visual examination given the current conditions at the time of the inspection. It blends observations and facts with inferences and opinions. This information can help you understand the risks of owning this property, but it cannot eliminate those risks, nor can it specifically predict future performance. We help you assess these risks; we do not assume them for you.


Code and Enviromental Issues Excluded

We do not include inspection for "code" compliance.  As contractors make repairs or maintenance to the home, you should expect the need to update items to meet current code requirements.  This may substantially increase cost of the repairs.  
We do not include inspection or testing for EPA listed or any other environmental hazards or materials such as asbestos, mold, lead paint, underground storage tank or other environmentally related items.  
We do not inspect for termites or other vermin unless ordered and paid for during this inspection.  


Photograph Info

Photos are inserted throughout the report and are intended to be used to help further explain the conditions described. The photographs are an example of the condition described and may not show the entire deficiency or all occurrences of the same deficiency.

Snow/ice limit inspections of various exterior components; therefore, the inspection of such components is limited.Electricity is off, which prevents operation of all components which require electricity; such components are visually inspected only.

2 - EXTERIOR

DRIVEWAY : DRIVEWAY MATERIALS
Concrete
WALKS: WALKS
Concrete
WINDOWS: Window Type
Single-hung
WINDOWS: Material
Vinyl
SIDING: SIDING MATERIALS
Vinyl
DOORS: EXTERIOR ENTRY DOORS
Metal
DECKS/BALCONY: Appurtenance
Deck
DECKS/BALCONY: Material
Wood, Vinyl
STAIRS/STEPS : STAIR MATERIALS
Concrete
GARAGE VEHICLE DOOR: Material
Metal
GARAGE VEHICLE DOOR: Type
Sectional
RETAINING WALL: Material
Dry-Lock Blocks
FENCE: Material
Metal
Exterior Maintenance Info

The key to exterior maintenance is prevention of moisture penetration, best accomplished by spot tuck-pointing, painting, caulking, and roofing repair as appropriate and necessary. Caulking the dissimilar materials around the exterior doors, windows and all wall penetrations is recommended in keeping with good building practice.

WALKS: Maintain Walks

Some municipalities require property owners to maintain adjacent sidewalks. Consult the local authorities to determine your repair or maintenance requirements.

WINDOWS: Broken Thermal Seal Info

If you notice condensation or cloudiness between the two layers of thermal glass in the future, you will know the window has a broken seal. Glass replacement will restore original thermal efficiency. Broken seals in many cases are difficult to see and can appear suddenly with a change in the weather. Check the windows/doors carefully during your pre-closing walk through. We will not be responsible for broken seals noticed after this inspection.  If you have broken seals replaced at this time, have contractor check all windows/doors again and replace any additional broken seals that might be discovered.

WINDOWS: Window Leaks Info

Review the exterior of all the windows periodically and ensure they are well sealed/caulked at the exterior.  An exhaustive review of the window caulking was not done as part of this inspection.  Interior wall damage around windows or water damaged to the windows is many times not visible and possibly exists without being noted in this report. Ask seller about any history of water leakage at the windows. It is impossible to determine how the windows were installed and if they follow the manufacture's installation specification by merely a visible inspection.

TRIM: WOOD TRIM INFO

Wood trim is subject to deterioration and requires periodic maintenance, including cleaning. Keep trim material sealed with paint or stain to protect it from moisture penetration. Repair and caulk gaps prior to re-coating.

EAVES,SOFFITS,FASCIA: Wood Trim Info

Wood trim is subject to deterioration and requires periodic maintenance, including cleaning. Keep trim material sealed with paint or stain to protect it from moisture penetration. Repair and caulk gaps prior to recoating.

DECKS/BALCONY: Periodic Deck Maintenance

Wood decks require periodic maintenance. Secure any loose boards and railings with zinc-coated screws. If gray mildew or green algae have accumulated, clean the deck with a dilute- 5% is appropriate- house hold bleach solution or other mildicide. After cleaning the deck treat it with a penetrating preservative such as TWP or other available product. Even Wolmanized treated wood benefits from treatment with an appropriate product to keep it from drying out. Avoid paint and other non-penetrating surface finishes. Remove debris from decking/joist interfaces. If allowed to accumulate it can trap moisture and promote decay.

RETAINING WALL: Block Retaining Walls

The locking block retaining wall, such as used at this property, are made in different styles and sizes and have varying stabilization characteristics. There are also requirements for terracing and installing geo-grid retainers every so many courses depending on the size and type of the block being used. The locking concrete block retaining wall (s) on this property appear to be in acceptable condition at this time and serving as intended. Permits, retaining capability of the block and the installation of a geo-grid were not confirmed at the inspection.

DRIVEWAY : Driveway Blocked or Covered

The driveway had a car,mulch, or some sort of item on the driveway which prevented the full inspection of all areas on the drive.  Therefore, the driveway inspection was limited.

WALKS: Covered Walks/Patios-Limitation

The walks and patios were snow covered and not inspected.

DECKS/BALCONY: Deck/Balcony Covering Material

The deck/balcony cannot be properly inspected because a covering material (e.g., carpet,rug or other material) prevents unobstructed access. Therefore, the inspection is limited.

4.1 The inspector shall: A. inspect: 1. wall coverings, flashing, and trim. 2. exterior doors. 3. attached and adjacent decks, balconies, stoops, steps, porches, and their associated railings. 4. eaves, soffits, and fascias where accessible from the ground level. 5. vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building. 6. adjacent and entryway walkways, patios, and driveways. B. describe wall coverings. 4.2 The inspector is NOT required to inspect: A. screening, shutters, awnings, and similar seasonal accessories. B. fences, boundary walls, and similar structures. C. geological and soil conditions. D. recreational facilities. E. outbuildings other than garages and carports. F. seawalls, break-walls, and docks. G. erosion control and earth stabilization measures.

$
Credit
Comment
2.2.1 - WALKS

Walks Settled or Heaved
Front walk

The walks have settled or uplifted to the extent that they now create a trip hazard. Correct as necessary to prevent a trip hazard.

Gardening shovel tool shape Concrete Contractor
$
Credit
Comment
2.3.1 - WINDOWS

Failed Seal
Multiple windows around the home

Condensation and/or cloudiness is visible, which indicates a broken thermal seal. Glass replacement is necessary to restore original efficiency and cosmetic condition.  If you have broken seals replaced at this time, have contractor check all windows again and replace any additional broken seals that might be discovered. Have a qualified window contractor evaluate & repair.

Window Window Repair and Installation Contractor
$
Credit
Comment
2.3.2 - WINDOWS

Window screen is damaged.
Garage

The window screen is damaged.
Contractor Qualified Professional
$
Credit
Comment
2.8.1 - DECKS/BALCONY

Posts not on Piers
Deck Post

There are no apparent pier below the deck post. This is not to currently accepted standard. If frost heave, settlement or decay causes problems in the future, it may be necessary to appropriately install piers to prevent significant movement.

House front 1 Deck Contractor
$
Credit
Comment
2.8.2 - DECKS/BALCONY

Joist Hangers Missing
Rear Deck

There are missing joist hangers which secure the joists to the ledger board.  Add joists hangers where needed. 

Tools Handyman/DIY

3 - ROOF

COVERING 1: METHOD OF INSPECTION
Viewed from ladder, Walked Accessible Areas
COVERING 1: LOCATION
Main Structure, Garage
COVERING 1: MATERIAL
Snow covered, Fiberglass Architectural Shingle
COVERING 1: Estimated Age (Years)
8-10
FLASHING: Flashing Disclaimer

Flashing areas are vulnerable to leaks and were checked as best as possible. Concealed flashing is not visible for inspection, such as at roof rakes and other enclosed areas.  It was not possible to see if flashing is installed at all needed areas or if it is installed correctly.

COVERING 1: Default Roof Limitation

Roof was visually inspected from accessible points on the interior and/or exterior. If a roof is too high, too steep, is wet, is slippery or is composed of materials which can be damaged if walked upon, the roof is not accessed. Therefore, client is advised that this is a limited review and a qualified roofer should be contacted if a more detailed report is desired.

COVERING 1: Areas not accessible

Some areas are inaccessible and/or not visible due to height, design and materials. Therefore, the inspection is limited.

FLASHING: Inaccessible Areas

There are always some areas of flashing which are inaccessible due to height,design and access.  Consider having a qualified roofer inspect these areas. 

5.1 The inspector shall: A. inspect: 1. roofing materials. 2. roof drainage systems. 3. flashing. 4. skylights, chimneys, and roof penetrations. B. describe: 1. roofing materials. 2. methods used to inspect the roofing. 5.2 The inspector is NOT required to inspect: A. antennas. B. interiors of vent systems, uses, and chimneys that are not readily accessible. C. other installed accessories. 


4 - WATER CONTROL

GUTTERS/DOWNSPOUTS: TYPE
Conventional
GUTTERS/DOWNSPOUTS: Gutter/Downspouts
Aluminum
DRAINS: Type
Surface
DRAINS: Location
Front
GRADING: Type
Neutral
SUMP PUMP: Type
Submersible
SUMP PUMP: Location
Basement
GUTTERS/DOWNSPOUTS: Gutter Maintenance

Expect typical gutter maintenance in the future. Clean the gutters, downspouts and any underground sections as necessary. Re-nail or add additional hangers to maintain good slope and properly secured gutters. Caulk joints when leaks occur. When applicable, adjust splash blocks and surface drainage so water flows away from the foundation.

GUTTERS/DOWNSPOUTS: Overall Slope NOT Evaluated

The slope of the gutters was not evaluated, monitor and adjust as necessary.  Any underground downspout sections were not inspected/tested.

GUTTERS/DOWNSPOUTS: Underground Drains

The condition and routing of the underground portions of gutter system were not evaluated.

DRAINS: Monitor Drainage

Monitor the exterior perimeter during heavy rains and make any necessary corrections. Maintain drainage away from the foundation at all points. Include attention to minor details in any future landscaping changes.

SUMP PUMP: Sump Pump Info

Sump pumps are designed to divert water away from the foundation. Set the pump

to discharge water when the water level is at the bottom of the drain tiles entering the sump. Test the pump regularly to ensure that it is operating properly when energized, that the float moves freely, and that there are no obstructions in the drain line. If the system has a battery backup,test the battery regularly.

GRADING: Snow Cover

Snow as covering the grounds which limited the view of the grading near the home. Check areas around the home when the snow melts. Regrade as needed.

$
Credit
Comment
4.1.1 - GUTTERS/DOWNSPOUTS

Debris
Multiple Locations

Debris has accumulated in the gutters. Recommend cleaning to facilitate water flow.

Here is a DIY resource for cleaning your gutters. 

Tools Handyman/DIY

5 - AIR CONDITIONING/THERMOSTAT

COOLING EQUIPEMENT: Locations
Left-side yard
COOLING EQUIPEMENT: Types
Central Split
COOLING EQUIPEMENT: Energy Source/Type
Electric
COOLING EQUIPEMENT: Brands
Lennox
COOLING EQUIPEMENT: Age (years)
1
COOLING EQUIPEMENT: Number of AC Units
1
COOLING EQUIPEMENT: A/C Maintenance Info

Spray the exterior coils with a garden hose during the summer to keep them clean, improve efficiency and prevent damage. Disconnect the 240-volt circuit during the winter months. This prevents accidental cold weather operation, which can damage the compressor. Do not wrap the exterior coils during winter. It is not necessary and can sometimes create a moisture problem. For the best airflow provide at least 24-inches of clear air space around the compressor.

COOLING EQUIPEMENT: Low Temperature

The outside temperature is too cold to operate the cooling system. Most manufacturers caution that running the AC when it is below 65F can damage the system. Therefore, the cooling system is only inspected visually.

THERMOSTAT: Manual Mode Test Only

The inspector tests thermostat in manual mode only. Internet-capable, automatic and timed features are not tested.

9.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. central and permanently installed cooling equipment. 2. distribution systems. C. describe: 1. energy source(s). 2. cooling systems. 9.2 The inspector is NOT required to: A. inspect electric air cleaning and sanitizing devices. B. determine cooling supply adequacy and distribution balance. C. inspect cooling units that are not permanently installed or that are installed in windows. D. inspect cooling systems using ground source, water source, solar, and renewable energy technologies.

6 - HEATING SYSTEM

HEATING EQUIPEMENT: System Location
Basement
HEATING EQUIPEMENT: Heat Type
Furnace High Efficiency
HEATING EQUIPEMENT: Fuel Type
Natural Gas
HEATING EQUIPEMENT: Manufacturer
Lennox
HEATING EQUIPEMENT: System Age
5-10
DISTRIBUTION : Ductwork Type
Ductwork
DISTRIBUTION : Filter #
1
DISTRIBUTION : Air Filter Size
20x25x5
HEATING EQUIPEMENT: Full Scope Limited due to Independent Evaluation

The full scope of the HVAC system's condition is not included in this report due to an independent specialist's evaluation. Refer to the specialist's report(s) for more information and required actions. Any observations are provided as a courtesy.

HEATING EQUIPEMENT: Accessible Covers Removed with Standard methods to gain access

The accessible covers of the heating system are removed using manufacturer installed hardware and/or standard hand tools. This is done to allow a visual inspection of the interior components.

DISTRIBUTION : Filter Changing Info

Regular furnace filter cleaning or replacement is one of the most important homeowner responsibilities. The interval varies by the type of filter. Some recent products suggest replacement only two to three times a year. Standard fiberglass, however, needs changing every four to six weeks year round.

DISTRIBUTION : Distribution Info

The heating distribution system looks in typical condition, but every section of the duct work was not inspected due to finished or limited access to duct areas.

HEATING EQUIPEMENT: HVAC Default Clause

Adequacy, efficiency, or the balanced distribution of air throughout the home are not performed as part of a home inspection. These calculations are typically performed by designers to determine the required size of HVAC systems.

8.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. installed heating equipment. 2. vent systems, uses, and chimneys. 3. distribution systems. C. describe: 1. energy source(s). 2. heating systems. 8.2 The inspector is NOT required to: A. inspect: 1. interiors of vent systems, uses, and chimneys that are not readily accessible. 2. heat exchangers. 3. humidifiers and dehumidifiers. 4. electric air cleaning and sanitizing devices. 5. heating systems using ground-source, water-source, solar, and renewable energy technologies. 6. heat-recovery and similar whole-house mechanical ventilation systems. B. determine: 1. heat supply adequacy and distribution balance. 2. the adequacy of combustion air components.

7 - INTERIOR

FLOORS: Floor Coverings
Hardwood, Carpet, Tile
WALLS: Wall Material
Drywall
CEILINGS: Ceiling Material
Drywall
STAIRS/STEPS: Type
Conventional
FLOORS: Interior Default Clause

Assessing the quality and condition of interior finishes is highly subjective. Issues such as cleanliness, cosmetic flaws, quality of materials, architectural appeal and color are outside the scope of this inspection. Comments will be general, except where functional concerns exist. Furniture, area rugs, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects. Carpeting, window treatments, central vacuum systems, household appliances, screening, recreational facilities, paint, wallpaper, and other finish treatments are not inspected unless otherwise noted in this report. Recommend thorough review of interior areas during final walk-through inspection prior to closing.

FLOORS: Covering Materials Limited View

The floors cannot be properly inspected because a covering material (e.g., carpet, rug or other material) prevents unobstructed access. Therefore, the inspection is limited.

10.1 The inspector shall inspect: A. walls, ceilings, and floors. B. steps, stairways, and railings. C. countertops and a representative number of installed cabinets. D. a representative number of doors and windows. E. garage vehicle doors and garage vehicle door operators. F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: A. paint, wallpaper, and other finish treatments. B. floor coverings. C. window treatments. D. coatings on and the hermetic seals between panes of window glass. E. central vacuum systems. F. recreational facilities. G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or confirm the operation of every control and feature of an inspected appliance.

$
Credit
Comment
7.1.1 - FLOORS

Floor Tiles are Loose
Master Bathroom

The floor tiles are loose, as apparent by lightly tapping the surface. This reveals tiles that are not bonded to the subfloor. These tiles will move, have grout breakage, crack, and come up.
Flooring Flooring Contractor
$
Credit
Comment
7.1.2 - FLOORS

Carpet is Loose
2nd Floor hall

The carpet is loose on the floor, which creates a trip hazard. Secure the carpet.  

Contractor Qualified Professional
$
Credit
Comment
7.4.1 - STAIRS/STEPS

Handrail is Loose
Basement

The handrail is loose. This is a safety hazard. Repair the loose sections of railing. 

Hammer Carpentry Contractor
$
Credit
Comment
7.6.1 - DOORS

Closet door guides missing

The closet door guys are missing which may cause the doors to pop off the track. Install door guides.

Tools Handyman/DIY

8 - STRUCTURE

FOUNDATION: Type
Basement
FOUNDATION: Material
Concrete
BEAMS: Material
Steel
PIERS/POSTS: Material
Steel
FLOOR: Type
Conventional
FLOOR: Material
Conventional Framing
FLOOR: Sub-floor
Plywood
WALL: TYPE
Wood
ROOF FRAMING: Type
Attic
Truss System
ROOF FRAMING: Material
Dimensional Wood
ROOF SHEATHING: Material
Plywood
ATTIC ACCESS: Access Location
Hallway
ATTIC ACCESS: Access Type
Hatch
ATTIC ACCESS: Method of Entry
Viewed from Access
ATTIC ACCESS: % Visible
40
FOUNDATION: Dehumidifier for Basements

 In the St. Louis area a dehumidifier for the basement is a common practice to lessen mustiness or the potential for mustiness. For Stone or Brick Foundation walls it is a good idea to run a dehumidifier. 

FLOOR: Concrete Floor Crack Info

Cracks in concrete basement floors commonly originate as curing cracks, especially if there are no expansion joints. This type of crack is not structurally significant, but can be a source of water intrusion during periods of high hydrostatic pressure. Caulking can help but is not likely to control significant hydrostatic pressure.

ROOF FRAMING: Truss Info

The roof framing includes manufactured trusses which are composed of wood members and metal gusset plates. Such trusses are not designed to be altered.

FOUNDATION: Default Structural Limitation

A representative sample of the visible structural components were inspected. Full inspection of all structural components (posts/girders, foundation walls, sub flooring, and/or framing) is not possible in areas/rooms where there are finished walls, ceilings and floors. Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection.

FOUNDATION: Areas not accessible

Some areas are inaccessible and/or not visible due to height, design and  stored items. There were visual obstructions at the time of the inspection. Therefore, the inspection is limited.

BEAMS: Areas Inaccessible

Some areas are inaccessible and/or not visible due to design, finished surfaces, and materials. Therefore, the inspection is limited.

PIERS/POSTS: Areas Inaccessible

Some areas are inaccessible and/or not visible due to design, finished surfaces, and materials. Therefore, the inspection is limited.

WALL: Walls Covered w/ Finish Materials

The walls are covered with finish materials. Therefore, the inspection is limited.

ROOF FRAMING: Areas Not Accessible

Some areas are inaccessible and/or not visible due to height, design and materials. Therefore, the inspection is limited.

ROOF FRAMING: Framing Covered

Some roof framing is covered with insulation or blocked from view. Therefore, the inspection is limited.

3. STRUCTURAL COMPONENTS 3.1 The inspector shall: A. inspect structural components including the foundation and framing. B. describe: 1. the methods used to inspect under floor crawlspaces and attics. 2. the foundation. 3. the floor structure. 4. the wall structure. 5. the ceiling structure. 6. the roof structure. 3.2 The inspector is NOT required to: A. provide engineering or architectural services or analysis. B. offer an opinion about the adequacy of structural systems and components. C. enter under floor crawlspace areas that have less than 24 inches of vertical clearance between components and the ground or that have an access opening smaller than 16 inches by 24 inches. D. traverse attic load-bearing components that are concealed by insulation or by other materials.

9 - ELECTRICAL

SERVICE: Service Conductors-Type
Below Ground
SERVICE: Materials
Aluminum
SERVICE: Disconnect Type
Circuit Breaker
SERVICE: Disconnect Location
On Main Panel
SERVICE: Incoming Amperage
200
SERVICE: Meter Amperage
200
PANEL: Panel Locations
Basement
PANEL: Panel Type
Circuit Breaker
GROUNDING/BONDING: Location
On main Panel, Water Line
GROUNDING/BONDING: Type
Water Pipe Service
BRANCH CIRCUITS: Type
Romex
BRANCH CIRCUITS: Material
Copper
PANEL: Panel Amperage
200 AMP
Generator Disclaimer

IF there is a generator installed on the property, this is outside our scope of an inspection.  It is recommended to have a electrical contractor fully review and test the system before closing to ensure it works as it should. Generators an be expensive to repair or replace so make sure the unit is operating as it should be taking possession.

PANEL: Fuse/Breaker Info

Always replace fuses/breakers with the correct size for the attached wire. An oversized fuse/breaker can pass more current than the wire it is designed to protect. Devices rated for 15 amps are designed for #14 gauge wire; 20 amps for #12 gauge wire; 30 amps for #10 gauge wire

RECEPTACLES: GFCI Info

Test GFCI devices regularly to ensure proper working order. Most GFCI manufacturers recommend testing monthly. If any GFCI device does not test or reset properly, it should be replaced. GFCI devices monitor electrical current through a circuit. If electrical current is not balanced, there is a current leakage, also referred to as a ground fault. GFCIs devices sense current leakages as small as .0005 Amps. If the GFCI device senses a ground fault, the GFCI device will terminate the current in approximately 1/40 of a second, fast enough to prevent personal injury. To test GFCI devices, push the test button, which should pop the reset button and terminate power. To restore power, push the reset button. To test GFCI circuit breakers in electrical panels, push the test button. The circuit breaker should switch off and terminate power to the circuit. To restore power, switch the circuit breaker off and then on.

RECEPTACLES: Sampled Outlets

This inspection included an operational check of randomly sampled accessible receptacles and switches.  Those that were checked were found acceptable unless otherwise noted in this report.  Outlets behind heavy furniture or otherwise inaccessible were not checked.  Two prong outlets were not tested.

SMOKE/CO DETECTORS: Carbon Monoxide Info

Carbon monoxide detectors are important in homes in which fossil fuel is burned. Install carbon monoxide detectors upon occupancy, if needed. 

SMOKE/CO DETECTORS: Smoke Detector Info

Testing of the actual smoke detector mechanism requires the use of smoke, which is outside the scope of this inspection. Additionally, only a representative sampling of units are tested even if "smoke sticks" are employed. Smoke alarms which utilize batteries as either a primary or secondary power source should have the batteries replaced twice per year. The smoke detector mechanism of these alarms only has a life span of 10 years, requiring replacement of the entire smoke alarm after this time. When replaced, combination photo-electric and ionization units should be used to protect against smoldering fires and flaming fires, respectively. Alarms presently are being manufactured with enclosed 10 year batteries. This prevents frequent battery replacement and acts a reminder to replace the entire alarm when the battery dies.

Electrical Info Default Clause

Load calculation are not performed to determine service capacity adequacy. The inspection does not involve any electrical stress tests on the system to determine if a breaker trips properly. Labeling of electric circuit locations on electrical panel are not checked for accuracy. Electrical components concealed behind finished surfaces are not visible to be inspected. Determination of the type of branch circuit wiring used in this home was made by inspection of the electric panels only. Inspection of the wiring in or at the receptacles, switches, fixtures, junction boxes, walls, ceiling, floors, etc., is beyond the scope of a home inspection and were not inspected. The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems, and components, ancillary wiring, systems, and other components which are not part of the primary electrical power distribution system.

7.1 The inspector shall: A. inspect: 1. service drop. 2. service entrance conductors, cables, and raceways. 3. service equipment and main disconnects. 4. service grounding. 5. interior components of service panels and subpanels. 6. conductors. 7. overcurrent protection devices. 8. a representative number of installed lighting fixtures, switches, and receptacles. 9. ground fault circuit interrupters and arc fault circuit interrupters. B. describe: 1. amperage rating of the service. 2. location of main disconnect(s) and subpanels. 3. presence or absence of smoke alarms and carbon monoxide alarms. 4. the predominant branch circuit wiring method. 7.2 The inspector is NOT required to: A. inspect: 1. remote control devices. 2. or test smoke and carbon monoxide alarms, security systems, and other signaling and warning devices. 3. low voltage wiring systems and components. 4. ancillary wiring systems and components not a part of the primary electrical power distribution system. 5. solar, geothermal, wind, and other renewable energy systems. B. measure amperage, voltage, and impedance. C. determine the age and type of smoke alarms and carbon monoxide alarms.

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Comment
9.2.1 - PANEL

There are missing knockout covers at the electrical panel. This defeats the panel's fire rating, and permits accidental contact with energized components.
Basement

There are missing knockout covers at the electrical panel. This defeats the panel's fire rating, and permits accidental contact with energized components.
Contractor Qualified Professional
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Credit
Comment
9.4.1 - BRANCH CIRCUITS

Loose Conduit
Basement

Some sections of the wiring conduit are loose. This is a potential shock hazard. Secure the loose conduit and box.


Electric Electrical Contractor
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Credit
Comment
9.5.1 - RECEPTACLES

There are missing cover plates. This is a safety concern that defeats the enclosure's fire rating and permits contact with energized components.
Bedroom

There are missing cover plates. This is a safety concern that defeats the enclosure's fire rating and permits contact with energized components.
Contractor Qualified Professional

10 - PLUMBING

Service
Public
Main Water Shut-Off Device (Location)
Basement
SUPPLY PIPES: Plumbing Supply Pipes
Copper
DRAINS,WASTE,VENTS: Material
PVC
DRAINS,WASTE,VENTS: Type
Public
TOILET: Toilet Testing

We flush each toilet 1-2 times to test for proper functioning. 

WATER HEATER 1: Location
Basement
WATER HEATER 1: Water Heater Type
Conventional Tank
WATER HEATER 1: Fuel Source
Gas
WATER HEATER 1: Tank Size(Gallons)
40
WATER HEATER 1: Age (Years)
0
Material - Distribution
Copper
WATER HEATER 1: Manufacturer
AO Smith
Exercise Water Valves

To ensure that the interior main shut off valve and other interior valves work when needed, make a point of "exercising" them by opening and shutting completely several times a year.

SUPPLY PIPES: Water Pipe Info

Every section of the water piping and all valves were not inspected.  During the inspection the water was left running for about 5 minutes at each sink, tub/shower and all toilets were flushed at least three times.  Per ASHI standards, shut off valves are not turned, including the main water shut off valve.  If desired ask owner to confirm that all shut off valves work properly and don't leak.

DRAINS,WASTE,VENTS: Video Drain Inspection

A video drain line inspection can reveal hidden problems, including issues in the main drain that connects to the municipal sewer. Consider a video drain line inspection to determine if there are additional concerns that cant be detected within the scope of a home inspection.

Don't Determine Source Of Potable Water

The inspector is unable to determine the source of the plumbing system's potable water service. This occurs in cases in which prior service records are unavailable, ownership of installed meter is not apparent, or a neighborhood has a mix of public, community, or private services.

Water Pressure

The inspector DOES NOT measure the plumbing system's water pressure. Therefore,  the water pressure inspection is limited. 

SUPPLY PIPES: Limited Access to Supply Pipes

There is limited access to the supply pipes, therefore, the inspection is limited to what is visually accessible. 

DRAINS,WASTE,VENTS: Restricted Access to Drain Piping

Restricted visual access limits the inspection of plumbing drain piping and fixtures.

SINK: Water Shut Off/Valves Not Turned

Water service for the sink is not turned on; we do not operate shut-off valves. Therefore, portions of the sink, which require water for operation are visually inspected only.

VENTS AND FLUES: Limited Access to Vent Pipes and Flues

The access to all the vent pipes and flues limits the inspection of the pipes. 

6.1 The inspector shall: A. inspect: 1. interior water supply and distribution systems including fixtures and faucets. 2. interior drain, waste, and vent systems including fixtures. 3. water heating equipment and hot water supply systems. 4. vent systems, flues, and chimneys. 5. fuel storage and fuel distribution systems. 6. sewage ejectors, sump pumps, and related piping. B. describe: 1. interior water supply, drain, waste, and vent piping materials. 2. water heating equipment including energy source(s). 3. location of main water and fuel shut-off valves. 6.2 The inspector is NOT required to: A. inspect: 1. clothes washing machine connections. 2. interiors of vent systems, flues, and chimneys that are not readily accessible. 3. wells, well pumps, and water storage related equipment. 4. water conditioning systems. 5. solar, geothermal, and other renewable energy water heating systems. 6. manual and automatic re-extinguishing and sprinkler systems and landscape irrigation systems. 7. septic and other sewage disposal systems. B. determine: 1. whether water supply and sewage disposal are public or private. 2.  the adequacy of combustion air components. 

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Comment
10.3.1 - TOILET

Loose Toilet
Master Bathroom, 2nd Floor Hall Bathroom

The toilet is loose at the floor connection. It is best to replace the wax ring as it is likely smashed down and could leak even after its tightened down.   Have a plumber review and repair/replace toilet as necessary.

Pipes Plumbing Contractor
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Comment
10.4.1 - SINK

Accordian Drain
Master Bathroom, 2nd Floor hall Bathroom

The flexible style of drain piping used under the sink normally performs adequately but is not allowed by some municipality inspections. This type of pipe tends to collect alga and bacteria above the water trap and replacement is recommended in the interest of home health. It is recommended to have it replaced with the proper drain pipe by a plumber or handy man.

Tools Handyman/DIY
$
Credit
Comment
10.4.2 - SINK

Improper Installation
Master Bathroom

Fixtures were installed improperly. The trap is holding water above the trap which indicates improper slope

 Recommend a qualified handyman or plumber evaluate and repair. 

Pipes Plumbing Contractor
$
Credit
Comment
10.4.3 - SINK

Vanity Loose
Basement

Vanity was improperly installed and not secured. Recommend qualified contractor secure vanity or top properly. 

Tools Handyman/DIY

11 - INSULATION AND VENTILATION

ATTIC INSULATION: Insulation Type
Fiberglass
ATTIC INSULATION: Estimated Thickness
11-15"
ATTIC VENTILATION TYPE: Ventilation Type
Gable Vents, Soffit Vents
EXHAUSTS SYSTEMS: Exhaust Fans
Fan Only

11.1 The inspector shall: A. inspect: 1. insulation and vapor retarders in unfinished spaces. 2. ventilation of attics and foundation areas. 3. kitchen, bathroom, laundry, and similar exhaust systems. 4. clothes dryer exhaust systems. B. describe: 1. insulation and vapor retarders in unfinished spaces. 2. absence of insulation in unfinished spaces at conditioned surfaces. 11.2 The inspector is NOT required to disturb insulation.

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Comment
11.2.1 - ATTIC VENTILATION TYPE

There is missing attic vent screening. This permits animal and pest entry.
Attic

There is missing attic vent screening. This permits animal and pest entry.
Contractor Qualified Professional

12 - FUEL SERVICE

FUEL SERVICE-METER: Location
Left side of home
FUEL SERVICE-METER: Shut off Valve Location
On meter

13 - APPLIANCES

RANGE/OVEN: Range/Oven Energy Source
Electric
VENTILATION SYSTEM: Exhaust Type
Re-circulate
GENERAL INFO ON TESTING APPLIANCES: Appliance Testing Info

As a courtesy, we verify that kitchen appliances (except trash compactors, refrigerators, portable microwaves and any other items excluded by our inspection standards) respond to basic controls.  Temperature calibration, timers, latches, and other accessories are beyond the scope of this inspection are not tested/inspected.  Dishwashers are checked that they respond to the controls but are not run or monitored through an entire cycle. Conditions at rear of refrigerator are typically not visible and ice maker/water connections are generally not viewed/visible.  Ice and water dispensers are not tested.


VENTILATION SYSTEM: Re-circulation Fan Info

The exhaust fan is a recirculating type, i.e., the fan does not vent to the exterior. Clean the filter at regular intervals.

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.

14 - ENVIRONMENTAL

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Credit
Comment
14.2.1 - MOLD

There is suspected mold/fungus build-up present. Mold/fungus growth can lead to deterioration of structural members, and may present health problems.
Above hatch door in basement ceiling on framing

There is suspected mold/fungus build-up present. Mold/fungus growth can lead to deterioration of structural members, and may present health problems.
Contractor Qualified Professional