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1234 Main St.
Coxs Creek KY 40013
03/25/2019 9:00AM

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WHAT REALLY MATTERS IN A HOME INSPECTION  

The process can be stressful. A home inspection is supposed to give you reassurance but often has the opposite effect. You will be asked to absorb a lot of information in a short time. This often includes a written report, checklist, photographs, environmental reports and what the inspector himself says during the inspection. All this combined with the seller's disclosure and what you notice yourself makes the experience even more overwhelming. What should you do? Relax. Most of your inspection will be maintenance recommendations, life expediencies and minor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories:  1. Major defects. An example of this would be a significant structural failure. 2. Things that may lead to major defects. A small water leak coming from a piece of roof flashing, for example. 3. Things that may hinder your ability to finance, legally occupy or insure the home. Structural damaged caused by termite infestation, for example. 4. Safety hazards. Such as a lack of AFCI/GFCI outlet protection. Anything in these categories should be corrected.  Often a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4). Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report. No home is perfect.

In this report, items will be classified in 3 categories to help you prioritize but know that all the categories should be considered. 

MINOR CONCERN

  • Maintenance items, DIY items, or recommended upgrades will fall into this category. These concerns will ultimately lead to Moderate Concerns and Major Concerns if left neglected for extended periods of time. These Concerns may be more straightforward to remedy.

MODERATE CONCERN

  • Most items will fall into this category. Concerns 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.

MAJOR CONCERN

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


INSPECTION DETAILS 

Introduction: The following numbered and attached pages are your home inspection report. The report includes video, pictures, information and recommendations. This inspection was performed in accordance with the current Standards of Practice and Code of Ethics of InterNACHI (International Association of Certified Home Inspectors). The Standards contain certain and very important limitations, expectations and exclusions to the inspection. A copy is available prior to, during and after the inspection and it is part of the report.

Scope: A home inspection is intended to assist in evaluating the overall condition of the dwelling. The inspection is based on observation of the visible, readily accessible and apparent condition of the structure and its components on this day. The results of this inspection are not intended to make any representation regarding the presence or absence of concealed defects that are not reasonably ascertainable or readily accessible in a competently performed inspection. No warranty, guarantee or insurance by Crepps Home Inspection LLC is expressed or implied. This report does not include inspection for wood destroying insects, mold, lead or asbestos. A representative sampling of the building components is viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of components is performed. Not all defects will be identified during this inspection. Unexpected repairs should be anticipated. The person conducting your inspection is not a Structural Engineer or other professional whose license authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts. You are advised to seek two professional opinions and acquire estimates of repair as to any defects, comments, improvements or recommendations mentioned in this report. Crepps Home Inspections LLC recommends that the professional making any repairs inspect the property further, in order to discover and repair related problems that were not identified in the report. We recommend that all repairs, corrections and cost estimates be completed and documented prior to closing or purchasing the property. Feel free to hire other professionals to inspect the property prior to closing, including Qualified HVAC, Plumbing, Electrical, Engineering and Roofing Contractors.

Use of photos and video: Your report includes many photographs which help to clarify where the inspector went, what was looked at, and the condition of a system or component at the time of the inspection. Some of the pictures may be of deficiencies or problem areas, these are to help you better understand what is documented in this report and may allow you see areas or items that you normally would not see. A pictured issue does not necessarily mean that the issue was limited to that area only, but may be a representation of a condition that is in multiple places. Not all areas of deficiencies or conditions will be supported with photos.

Unsafe (*Safety*) is defined as “A condition in a readily accessible, installed system or component that is judged to be a significant risk of bodily injury during normal, day-to-day use; the risk may be due to damage, deterioration, improper installation, or a change in accepted residential construction standards.” The Grouping is not intended to determine which items may need to be addressed per the contractual requirements of the sale of the property. All items of concern to you should be addressed as deemed necessary by you. Any areas of uncertainty regarding the contract should be clarified by consulting an attorney.  The complete report may include additional information of concern. It is recommended that you read the complete report. The entire Inspection Report, including the InterNACHI Standards of Practice, limitations and scope of Inspection, and Pre-Inspection Agreement must be carefully read to fully assess the findings of the inspection.  It is strongly recommended that you have appropriately licensed contractors evaluate each concern listed in the report further, along with the entire system, for additional concerns that may be outside our area of expertise or the scope of our inspection before the close of escrow. Please call us, 270-734-3845, for any clarifications or further questions. 

This report is the property of the client for whom it was prepared. Any unauthorized use or sharing of this report can leave the client vulnerable to liability. This report should only be shared as it pertains to the purchase contract of the client. Should the client choose not to buy this house the seller does not have the right to share or distribute this report. The disclosure form for the property should be updated appropriately and the report discarded.



1 - Inspection Details

Weather Conditions
Exterior Photos
Introduction

I offer all my clients a 90 Day Buy Back Guarantee. If I miss something Im supposed to catch, within 90 days of closing, well buy your house back. What that tells you is, I dont want to buy your house back. So... be prepared for a lot of information below. Reach out if you have any questions! 

2 - Roof

IN NI NP O
2.1 Coverings X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Penetrations X
2.5 Structure X
2.6 Chimney X X
Inspection Method
Walked Upon
General Photos
Coverings: Asphalt Shingles
Good Shape - Minimal Issues Observed

Because of the many variables which affect the lifespan of roof-covering materials, the Inspector does not provide an estimate of the expected long-term service life of any roof-covering materials. This is in accordance with all inspection industry Standards of Practice. The following factors affect the lifespan of roof-covering materials

  • Roofing material quality: Better quality materials generally last longer.
  • Installation method: Improper installation may reduce lifespan.
  • Number of layers: Roofs installed over existing roofs will have reduced lifespan.
  • Structure orientation: South-facing roofs will have shorter lifespans.
  • Degree of roof slope: Flatter roofs will have shorter lifespans.
  • Climate zone (snow & rain): Harsh climates shorten roof lifespans.
  • Temperature swings: climates with large daily temperature differentials will shorten roof lifespans.
  • Homesite conditions (overhanging tree branches, wind, etc.)
  • Roof color: Darker roofs absorb more heat which shortens roof lifespan.
  • Homes at higher elevations are exposed to more ultra violet light, which shortens roof lifespan.
  • Home orientation: Roofs which receive more sun deteriorate more quickly than roofs which receive less sun.
  • Roof structure ventilation: Poor ventilation shortens roof lifespans.
  • Quality of maintenance: Poor maintenance will reduce lifespan.

Two types of warranties are offered when new asphalt shingles are installed; The manufacturers warranty, which covers the shingles themselves and varies among manufacturers, and the contractors warranty, which covers installation and workmanship. When a home is sold, a roof warranty may fully transfer to the buyer, may transfer for a shortened length of time, may transfer with limited coverage or may not transfer at all. You should ask the seller about how the sale of the home will affect any warranty presently covering the roof and confirm any seller claims by reading the warranty.

We are not professional roofers. Feel free to hire one prior to closing. We do our best to inspect the roof system within the time allotted. We inspect the roof covering, drainage systems, the flashings, the skylights, chimneys, and roof penetrations. We are not required to inspect antennae, interiors of flues or chimneys which are not readily accessible, and other installed accessories. This is not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specifications or construction codes. It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection. We recommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurance policy. SOP

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
2.2.1 - Roof Drainage Systems

Debris

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

Here is a DIY resource for cleaning your gutters.

Tools Handyman/DIY
Credit
Comment
2.6.1 - Chimney

Metal Chimney Cap

The cap was damaged or in need of maintenance. Recommend further review and repair to mitigate the risk of pest intrusion. 

Fireplace Chimney Repair Contractor

3 - Exterior

IN NI NP O
3.1 Siding, Flashing & Trim X X
3.2 Eaves, Soffits & Fascia X
3.3 Vegetation, Grading, & Drainage X X
3.4 Gas, Water, & Electric X X
3.5 Exterior Doors X X
3.6 Windows X X
3.7 Driveways & Walkways X X
3.8 Decks & Balconies X X
3.9 Porches & Patios X
3.10 Stairs X X
3.11 Masonry X X
3.12 Foundation Perimeter X
3.13 Fence / Retaining Wall X
3.14 Vents X
Appurtenance
Covered Porch, Deck with Steps, Sidewalk
Exterior Cladding
Vinyl, Brick
Gas, Water, & Electric: Electrical Service
Overhead
Gas, Water, & Electric: Main Gas Shut-off Location
NA
Gas, Water, & Electric: Tank Present/Location
None
Foundation Perimeter : Material
Concrete
Gas, Water, & Electric: Water Pressure
40-80 psi

Residential water pressure tends to range between 45 and 80 psi (pounds per square inch). Anything below 40 psi is considered low and anything below 30 psi is considered too low; the minimum pressure required by most codes is 20 psi. Pressures above 80 psi are too high. Whereas low water pressure is more of a nuisance than a serious problem (some fixtures, like washing machines, have minimum pressure requirements), high water pressure carries with it a significantly increased risk of damage to pipes, joints, fixtures and seals - not to mention increased water waste. Here is a great article about water pressure in your home.

Exterior Doors: Monitor Area For Damage

Exterior doors that are not protected are subject to moisture damage at the jamb and the subfloor. Recommend monitoring the area. Consider installing a storm door to minimize the risk of damage. The door appeared newer and/or no damage was observed.

Exterior Doors: Recommend Changing Hardware

It is recommended that you change the exterior door locks prior to moving in to ensure you have control over the only keys.

We are not exterior experts. Feel free to hire an exterior contractor prior to closing. Water can be destructive and foster conditions that can be harmful to health. For this reason, the ideal property will have the ground around the foundation perimeter that slopes away from the residence about 6 inches for the first 10 feet from the foundation. And the interior floors will be several inches higher than the exterior grade. Also, the residence will have roof gutters and downspouts that discharge into drains or trays that carry or divert water away from the foundation. The sellers or occupants will have a more intimate knowledge of the site than we will have during our limited visit. Recommend asking the seller about water problems including but not limited to water puddles in the yard, gutter or downspout problems, water penetration into the lowest level of the structure, and drainage systems. Recommend closely monitoring and inspecting the exterior during a heavy rainstorm to observe the way the surface water is managed. Standing puddles near the house foundation are to be avoided. SOP

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Gaps / Penetrations

There were one or more locations where gaps might allow for moisture intrusion. Recommend sealing any such gaps or installing flashing as needed.

Tools Handyman/DIY
Credit
Comment
3.1.2 - Siding, Flashing & Trim

Siding - Close to Ground

There should be a gap between the siding and the soil/ground. There is a risk of moisture wicking as well as a pathway for wood destroying insects. Repair.

Contractor Qualified Professional
Credit
Comment
3.1.3 - Siding, Flashing & Trim

Concrete Clearance

There should be a gap between the siding and the concrete and flashing. No major concerns observed but moisture could get trapped between or behind. Heavier rains may impact this area. This is also a potential spot for termite intrusion. 

Credit
Comment
3.3.1 - Vegetation, Grading, & Drainage

Downspouts - Drain Near House

One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation.

Here is a helpful DIY link and video on draining water flow away from your house.

Tools Handyman/DIY
Credit
Comment
3.4.1 - Gas, Water, & Electric

Damaged - In Wall

The hydrant appeared to be damaged inside the wall this is typically caused by freezing. When operating water is dumping inside the wall and there will be no pressure. Replacement is needed. Recommend a frost proof wall hydrant like the one found here. (This is rated major mainly because of the potential for damage. It most likely will not be terribly expensive to fix but it needs to be and may be somewhat difficult to access.) 

Pipes Plumbing Contractor
Credit
Comment
3.4.2 - Gas, Water, & Electric

GFCI - Exterior/Garage

*SAFETY* All exterior/garage receptacles should be GFCI protected. Have an electrician update or repair.

Electric Electrical Contractor
Credit
Comment
3.4.3 - Gas, Water, & Electric

Mast or Meter Not Secured or Loose

The service mast or meter appeared loose or inadequately secured. Further review and correction is needed to prevent failure.

Electric Electrical Contractor
Credit
Comment
3.5.1 - Exterior Doors

Jamb - Moisture Damage

Some moisture induced degradation was noted at one or more exterior jambs and door. Though this is typical, attempts to prevent furthering should be considered. Here is some more information that may be useful.

Wrenches Handyman
Credit
Comment
3.7.1 - Driveways & Walkways

Cracking/Settling

Major cracks and/or settling observed. This may indicate inadequate soil prep or erosion.  It may be a lack of reinforcing bar. Some trip hazards may exist. 

Gardening shovel tool shape Concrete Contractor
Credit
Comment
3.7.2 - Driveways & Walkways

Standing Water

Standing water, or the potential for, was noted. 

Yard scissors Landscaping Contractor
Credit
Comment
3.8.1 - Decks & Balconies

Flashing Improper

Where the deck abuts the home should be flashed to keep moisture from penetrating the exterior wall. Here is an article that explains how a ledger should be installed. Sometimes it is difficult to assess if flashing exists.

House front 1 Deck Contractor
Credit
Comment
3.8.2 - Decks & Balconies

Rim Joist Missing Lag Bolts

*SAFETY* The rim joist on the deck should be bolted to the post. Or the post should be notched. Failure is possible and the deck could collapse. Repair is needed.

House front 1 Deck Contractor
Credit
Comment
3.8.3 - Decks & Balconies

Joist Hanger - Undersized

*SAFETY* Joist hangers are engineered connectors that will not work as intended if they are undersized or modified on site. If a particular span requires a 2x10 joist to carry the load, for example, then you have to use a 2x10 joist hanger; a smaller hanger doesn't have enough capacity. The reason they make larger hangers is that a larger hanger provides for more nails, which can support a larger load. The hanger also keeps the joist from rotating at the end, which helps to stiffen the floor. If the hanger is too short, it won't resist rotation as well as a taller hanger. All the nail holes need to be utilized and they are not.

House front 1 Deck Contractor
Credit
Comment
3.8.4 - Decks & Balconies

Ledger Board Improperly Installed

*SAFETY* The ledger board did not appear to be be adequately attached to the building. This can cause the deck to pull away from the building and possibly collapse. Recommend that the deck and/or ledger board be properly attached by qualifiedcontractor. Here is an article explaining how a ledger board should be installed.

House front 1 Deck Contractor
Credit
Comment
3.8.5 - Decks & Balconies

Post Footings

The covered deck was constructed using buried 4x4 posts. These posts are carrying a larger load and should ideally be resting on footers and piers. The posts are subject to degradation being buried. They may also not be rated for the load. Some slight damage was noted. 

House front 1 Deck Contractor
Credit
Comment
3.8.6 - Decks & Balconies

Improper Deck Construction Practices

Deck was observed to have general poor construction. One or more significant safety concerns exist. Recommend qualified deck contractor evaluate. (This is rated major because of the danger involved with a potential failure more so than the likelihood of failure. That, and there were several different issues. The conditions need further review and correction.)

House front 1 Deck Contractor
Credit
Comment
3.10.1 - Stairs

Railing Unsafe

*SAFETY* There is an unsafe opening in the railing. The spacing on the rail should not exceed 4". An opening greater than 4" is a serious safety hazard especially for children as their head or other body part can become trapped. 

House front 1 Deck Contractor
Credit
Comment
3.10.2 - Stairs

Improper Bearing

The steps should ideally be resting on something solid other than the rock shims. The heel of the stringer should be resting on something solid.

Wrenches Handyman
Credit
Comment
3.11.1 - Masonry

Gaps - Windows/Doors

Any gaps around windows or doors should be sealed to mitigate moisture intrusion. Moisture intrusion between the masonry and framing could cause damage to the framing that would be difficult to observed. Recommend making corrections as needed.

Tools Handyman/DIY
Credit
Comment
3.11.2 - Masonry

Sill Slope Incorrect

There should be a 15 slope on the window sill and it should protruding least 1. The concern is moisture draining back towards the window and behind the brick wall. Monitor area and address condition as needed. 

Mag glass Monitor

4 - Doors, Windows & Interior

IN NI NP O
4.1 Doors X X
4.2 Windows X X
4.3 Floors X X
4.4 Walls X
4.5 Ceilings X
4.6 Steps, Stairways & Railings X X
4.7 Countertops & Cabinets X X
4.8 Laundry X
Laundry: Dryer Vent
Metal
Laundry: Drain Pan

Consider installing a drain pan like this one to help mitigate the risk of moisture damage at the 2nd floor laundry.

Laundry: Regular Maintenance

Regular maintenance is needed on your dryer vent. Here is an article with more information.

We check only a representative number of doors and windows. We are not required to inspect the paint, wallpaper, the carpeting, the window treatments and screens. We do not move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic deficiencies. We may not comment on the cracks that appear around windows and doors, or which follow the lines of framing members and the seams of drywall and plasterboard. These cracks are usually a consequence of movement, such as wood shrinkage and common settling, and will often reappear. We do not report on odors from pets and cigarette smoke. We do not test clothes dryers, nor washing machines and their water connections and drainpipes. If a water catch pan is installed, it is not possible for us to check its performance. We recommend turning off the water supplied to the washer after every load. We recommend having a professional inspect and clean the dryer exhaust pipe twice every year. SOP

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
4.1.1 - Doors

Does Not Latch - Minor

One or more of the doors did not latch properly. While this can be an indication of movement, it appeared to need a simple adjustment. 

Wrenches Handyman
Credit
Comment
4.1.2 - Doors

Door Drags

Door drags slightly, or worse. Recommend sanding down offending sides.

Here is a helpful DIY article on how to fix a sticking door.

Tools Handyman/DIY
Credit
Comment
4.2.1 - Windows

Hazing

One more of the windows had a damaged seal and condensation was noted in between the panes of glass. Recommend further review and correction. 

Window Window Repair and Installation Contractor
Credit
Comment
4.3.1 - Floors

Water

There was water on the floor in the basement. It appeared to most likely be related to the damaged wall hydrant on the front wall. Further review and correction is needed. 

Contractor Qualified Professional
Credit
Comment
4.6.1 - Steps, Stairways & Railings

Baluster Spaces Too Wide

*SAFETY* The baluster space is not up to modern safety standards.The space between balusters should not allow passage of a 4 3/8-inch sphere for child safety. Recommend making improvements to mitigate fall risks. (This is major mainly because of the hazard posed to children.)

Wrenches Handyman
Credit
Comment
4.6.2 - Steps, Stairways & Railings

Handrail - Turn Towards Wall

*SAFETY* Hand rails should turn towards the wall to mitigate the fall risk.

Wrenches Handyman
Credit
Comment
4.7.1 - Countertops & Cabinets

Island - Not Secured

*SAFETY* Island was loose and it presents a tip over hazard. Recommend securing. 

Wrenches Handyman
Credit
Comment
4.7.2 - Countertops & Cabinets

Cabinet Screws

One or more cabinet screws are missing or the wrong type of screws were used. Recommend further review and installing as needed. Drywall screws are tapered and can pull thru the cabinet. Truss head screws should be used. 

Tools Handyman/DIY

5 - Foundation, Crawlspace, Basement, & Structure

IN NI NP O
5.1 Foundation X
5.2 Posts, Piers, & Beams X X
5.3 Basements X X
5.4 Floor, Sill, Rim Joist X
Foundation: Material
Concrete
Basements: Flooring Insulation
Unknown
Floor, Sill, Rim Joist: Material
Wood Joists, Inaccessible
Floor, Sill, Rim Joist: Sub-floor
Inaccessible
Basement

A basement is an accessible space between the soil and the bottom of the first floor of a home. It usually has more headroom than a crawlspace. Basement foundation construction is predominant in cold climates where the foundation needs to be situated below the frost level.

Here is some more information.

Foundation: Covered

The foundation walls were covered and not visible for inspection in some or all areas. 

Floor, Sill, Rim Joist: Covered

Most or some of the floors were concealed. They could not be inspected.

We are not structural engineers. Feel free to hire one prior to closing to consult with and address concerns that you have with the property, even if I do not identify any structural material defects. We inspect the structural components including foundation and framing by probing a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required when probing would damage any finished surface or where no deterioration is visible. SOP

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
5.2.1 - Posts, Piers, & Beams

Adjustable Steel Posts

Adjustable post are not typically rated for permanent use. Recommend further review by a qualified professional. Here are some of the guidelines.


They should also be secured to the girder and they are upside down. 

Contractor Qualified Professional
Credit
Comment
5.3.1 - Basements

Basement Bedroom

"Bedrooms" without an egress window are not considered safe because they lack egress. There should be a second way to get out in case of a fire. These windows do not meet the requirements. Here is some more information. 

Credit
Comment
5.3.2 - Basements

Floor cracks

Typical cracking of floor noted. This is sometimes caused by lack of control joints and an insufficient amount of reinforcement. No major concern at this time.

Contractor Qualified Professional

6 - HVAC

IN NI NP O
6.1 Outside Unit X X
6.2 Inside Unit X
6.3 Filters X X
6.4 Thermostat X
6.5 Distribution Systems X
Inside Unit: Energy Source
Electric
Filters: Filter Info
Missing
Distribution Systems: Ductwork
Duct Board
Outside Unit: Type & Unit Info
Heat Pump
Inside Unit: Unit Info
Thermostat: Thermostat Location
Hallway
Inside Unit: Heating Method
Heat Pump
The determination was based on what was obsereved and what was considered to be the main source of heat. We are not HVAC experts. Feel free to hire an HVAC professional if you have any concerns.
Inside Unit: Age
>20 Years

Determining the age is sometimes difficult and I recommend having an HVAC professional evaluate if you have any questions. The average heat-pump lasts 10-15 years and the average furnace lasts 15-25 years. Here is some more information.

Inside Unit: Low Temperature

Because of the lower external temperatures, the unit was not operated in cool mode. Further review by a licensed HVAC professional is recommended.

We are not HVAC professionals. Feel free to hire one prior to closing. This inspection of the heating system is a visual inspection using only the normal operating controls for the system. The inspection of the heating is general and not technically exhaustive. A detailed evaluation of the interior components of the heating system is beyond the scope of a home inspection. We do not inspect the humidifier or dehumidifier, the electronic air filter, and determine heating supply adequacy or distribution balance. We do not operate the heating system when the air temperature is too hot, to prevent damaging the unit. It is essential that any recommendation that we make for service, correction, or repair be scheduled prior to closing or purchasing the property, because the hired-professional could reveal defects or recommend further repairs that could affect your evaluation of the property. Note: Health is a deeply personal responsibility. You should have the air quality tested and the ductwork or baseboards cleaned as a prudent investment in environmental hygiene, especially if any family member suffers from allergies or asthma. SOP

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
6.1.1 - Outside Unit

Fins Damaged/Dirty

The fins were dirty or damaged. This may inhibit their ability to dissipate heat. Recommend further review by an HVAC professional.

Fire HVAC Professional
Credit
Comment
6.2.1 - Inside Unit

Condensate Overflow Switch

Recommend installing a condensate overflow switch. Otherwise, the condensation could backup and get the area wet. This is more problematic if the unit is in or above a finished area as the potential for damage is greater. 

Fire HVAC Professional
Credit
Comment
6.2.2 - Inside Unit

Coil - Dirty

The coil was dirty and needed to be cleaned at the time of the inspection. Air filters should be changed monthly while the air-conditioning system is in operation. Dirty coil can cause the following problems: - Reduced blower life due to dirt build-up on vanes, which increasing operating costs. - Reduced effectiveness of air filtration resulting in deterioration of indoor air quality. - Frost build-up on air-conditioner evaporator coils, resulting in reduced cooling efficiency and possible damage. - Reduced air flow through the home.
Fire HVAC Professional
Credit
Comment
6.2.3 - Inside Unit

Condensate Tube Damaged

Condensate tube was improper because no trap was installed. This can allow air moving in and out of the air handler at this location. 

Fire HVAC Professional
Credit
Comment
6.2.4 - Inside Unit

Needs Servicing/Cleaning

Furnace should be cleaned and serviced annually. Recommend a qualified HVAC contractor clean, service and certify furnace.

Here is a resource on the importance of furnace maintenance.

Fire HVAC Professional
Credit
Comment
6.3.1 - Filters

Filter Missing

There was no filter observed. This can cause several different issues as follows.

Air filters should be changed monthly while the air-conditioning system is in operation. Dirty or missing air filters can cause the following problems:

  • Reduced blower life due to dirt build-up on vanes, which increasing operating costs.
  • Reduced effectiveness of air filtration resulting in deterioration of indoor air quality.
  • Increased resistance resulting in the filter being sucked into the blower. This condition can be a potential fire hazard.
  • Frost build-up on air-conditioner evaporator coils, resulting in reduced cooling efficiency and possible damage.
  • Reduced air flow through the home.
Tools Handyman/DIY

7 - Plumbing

IN NI NP O
7.1 Main Shut-Off X
7.2 Drain, Waste, & Vent X
7.3 Water Supply X X
7.4 Hot Water - Tank X X
7.5 Sinks X X
7.6 Toilets X
7.7 Tubs/Showers X
7.8 Sump Pump X
Distribution Material
Copper
Onsite Treatment
None Observed
Water Source
Public
Main Shut-Off: Water-Shut Off Valve
Not Located
Main Shut-Off: Water Shut Off

The shut off valve should be located and made accessible.

Drain, Waste, & Vent: Material
PVC
Drain, Waste, & Vent: Waste System
Sewer
Hot Water - Tank: Capacity
50
Sump Pump: Location
None Observed
Hot Water - Tank: Unit Info
Electric
Drain, Waste, & Vent: Roots

Roots from trees growing between the home and the street/septic may pose a threat to the main sewer pipe. Tree roots can damage or invade and form blockages in sewer pipes. Consider having the main sewer line inspected by video camera to discover any damage that may have occurred in time to negotiate with the seller for the cost of correction.

Hot Water - Tank: Approximate Age
20

Based on the manufacturer's suggested service life, the life expectancy of a water heater is about 8 to 12 years. That varies with the location and design of the unit, quality of installation, maintenance schedule and water quality. When to replace a water heater.

We are not plumbers. Feel free to hire a plumber prior to closing. All bathroom fixtures, including toilets, tubs, showers, and sinks are inspected. Readily visible water-supply and drain pipes are inspected. Plumbing access panels are opened, if readily accessible and available to open. Normal foot pressure is applied around the base of each toilet, tub, and shower to check for deteriorated flooring. Normal hand pressure is applied carefully to the walls of each shower to check for deterioration. Re-grouting and sealant around the tub shower, and fixtures should be considered routine maintenance. We do not perform water leak tests on drain lines or shower pans. We simply look for active leaks, which is quite limited by our short time in the property. SOP

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
7.1.1 - Main Shut-Off

Not Accessible/Observed

The main shut off was either not observed or not accessible for inspection. Recommend further review. 
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Comment
7.3.1 - Water Supply

Sediment

There was some sediment buildup in the water lines. Recommend flushing out the water lines. This can be an indication of failure at the water heater as well. Recommend further review and correction as needed by a plumber. 

Pipes Plumbing Contractor
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Comment
7.3.2 - Water Supply

Volume/Pressure Low

The volume/pressure was low at one or more of the fixtures. This may impact the use of some of the fixtures, mainly the tub. 

Pipes Plumbing Contractor
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Comment
7.4.1 - Hot Water - Tank

No Expansion Tank

No expansion tank was present. Expansion tanks allow for the thermal expansion of water in the pipes. Not all jurisdictions require them. 

Pipes Plumbing Contractor
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Comment
7.4.2 - Hot Water - Tank

Connector Missing

There should be a romex connector installed where the wire enters the water heater.

Electric Electrical Contractor
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Comment
7.4.3 - Hot Water - Tank

No Means of Disconnect

There were no means of disconnect noted near the hot water heater. The only disconnect observed at the main panel.

Electric Electrical Contractor
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Comment
7.5.1 - Sinks

Handle Damaged/Loose

The handle was damaged or loose. Repair as needed. 

Wrenches Handyman

8 - Electrical

IN NI NP O
8.1 Panels X X
8.2 Breakers / Fuses X X
8.3 Wiring X
8.4 Receptacles & Switches X X
8.5 Fixtures / Fans X
8.6 GFCI & AFCI X X
8.7 Smoke Detectors X X
8.8 Carbon Monoxide Detectors X X
Branch Wire 15 and 20 AMP
Copper
Wiring Method
ROMEX / NM
Panels: Sub Panel Location
None Observed
Panels: Panel Capacity
150 AMP
Panels: Panel/inspection sticker
GFCI & AFCI: Testing GFCIs

It is recommended that GFCI receptacles be installed and functioning in any location within 6 foot of water. This includes all bathroom, kitchen, outside, or laundry receptacles. It is important to regularly test your GFCIs. Here is a link that explains in more detail.

Smoke Detectors: Change Batteries

Recommend changing the batteries in the smoke detectors prior to moving in. Every bedroom should have a functioning smoke detector. Smoke detectors should be changed every 10 years. It is not a bad practice to replace them with new when moving in. Here is some more information.

Carbon Monoxide Detectors: Carbon Monoxide Detectors

It is recommended that carbon monoxide detectors be installed any time there are gas burning appliances or an attached garage. We recommend choosing carbon monoxide alarms that have the most accurate sensing technology available. Carbon monoxide poisoning is the leading cause of accidental poisoning deaths in America. (Centers for Disease Control) At a minimum, industry experts recommend a CO alarm be installed on each level of the home--ideally on any level with fuel burning appliances and outside of sleeping areas. Additional CO alarms are recommended 5-20 feet from sources of CO such as a furnace, water heater or fireplace. Alarms can alert you to a problems only after smoke or carbon monoxide reach their sensors. Choose locations free of obstructions, where the alarm will stay clean and protected from adverse environmental conditions. Do not place the unit in dead air spaces or next to a window or door. Here is a guide on placement.

Smoke Detectors: Not Operated

Smoke detectors are not tested during an inspection. Smoke detectors should be tested every month.

Carbon Monoxide Detectors: Not Operated

Carbon Monoxide detectors are not tested during an inspection. It is recommended that they be tested regularly. Here is some more information.

We are not electricians. Feel free to hire an electrician prior to closing. If we feel that it is safe enough to open the electrical panel, we will check the interior components of service panels and sub panels, the conductors, and the over-current protection devices. Inside the house, we will check a representative number of installed lighting fixtures, switches, and receptacles. This is not an exhaustive inspection of every component and installation detail. There will be receptacles and switches and lights that we will not have time to inspect. Ask property owner about all of the wall switches. Therefore, it is essential that any recommendations that we may make for correction should be completed before the close of escrow, because an electrician could reveal other problems or recommend repairs. SOP

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
8.1.1 - Panels

Missing Labels

At the time of inspection, panel was missing labeling. Recommend a qualified electrician or person identify and map out locations.

Electric Electrical Contractor
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Comment
8.1.2 - Panels

Neutrals - Shared Terminal

The neutrals and ground should not share the same terminal because it is important to keep the circuit grounded even when the neutral is disconnected. Neutrals should not share the same terminal. These conditions may have been acceptable when this panel was installed but they are now considered unsafe. Recommend making corrections.
Electric Electrical Contractor
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Comment
8.2.1 - Breakers / Fuses

Breaker Faulty

One or more of the breakers did not trip when tested. Recommend further review and replacement as needed.

Electric Electrical Contractor
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Comment
8.2.2 - Breakers / Fuses

Lug Double Tapped

The lug was double tapped. Not all lugs are rated for more than one wire. Recommend correcting as needed.

Electric Electrical Contractor
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Comment
8.4.1 - Receptacles & Switches

Cover Plates Missing

*SAFETY* One or more receptacles are missing a cover plate or the cover was damaged/loose. This causes short and shock risk. Recommend installation of plates.

Tools Handyman/DIY
Credit
Comment
8.4.2 - Receptacles & Switches

Reverse Polarity

One or more receptacles have been wired with reverse polarity. This can create a shock hazard. Recommend licensed electrician evaluate & repair.
Electric Electrical Contractor
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Comment
8.4.3 - Receptacles & Switches

Purpose Not Identifed

There was one or more switches where the purpose was not identified. Based on the homes age, sometimes switches controlled receptacles. 

Mag glass Monitor
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Comment
8.6.1 - GFCI & AFCI

GFCI - Interior

*SAFETY* It is recommended that GFCI receptacles be installed and functioning in any location within 6 foot of water. This includes all bathroom, kitchen, outside, or laundry receptacles.

Electric Electrical Contractor
Credit
Comment
8.7.1 - Smoke Detectors

Smoke Detectors

*SAFETY* Recommend installing smoke detector batteries prior to moving in. Every bedroom should have a functioning smoke detector in addition to other areas. Here is some information on the current recommendations.

Wrench DIY
Credit
Comment
8.8.1 - Carbon Monoxide Detectors

Attached Garage

*SAFETY* Recommend installing CO monitors because of the attached garage. They sell them at most home improvement stores. 

Tools Handyman/DIY

9 - Attic, Insulation & Ventilation

IN NI NP O
9.1 Access X X
9.2 Attic Insulation X X
9.3 Ventilation X
9.4 Exhaust Systems X X
9.5 Attic/Structure X
9.6 Leaks X
Insulation Type (R-Value)
Cellulose (loose) 3.1-3.8
Ventilation Type
Roof
Approximate Thickness & R-Value
6 Inches
Access Locations
Photos
Exhaust Systems: Exhaust System
Fan

Be certain to run exhaust fans or open a window for at least 10 minutes after you take a shower or bath. This helps remove the humidity from the room. If neither option is available, consider installing a fan.

Leaks: Previous Leaks
Previous leaks noted. No active leaks detected. Recommend monitoring.
Access: Inspected from access only

Because of safety considerations, or lack of access, the attic, in the inspectors opinion, could not be entered safetly. 

We inspected the attic by entering it if possible. But there is no flooring, and the insulation is covering the joists or if the clearance is too low, I might not be unable to safely move all around the attic space completely. Inspection restrictions may apply because of this. SOP

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
9.1.1 - Access

Access Panel - Missing Insulation

The access panel was missing insulation. Some energy loss can occur. 

Wrench DIY
Credit
Comment
9.2.1 - Attic Insulation

Insulation - Gaps

There were gaps noted in the insulation. This can enable energy loss and make some areas more difficult to regulate. 

House construction Insulation Contractor
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Comment
9.4.1 - Exhaust Systems

Bathroom Vents Into Attic

Bathroom fan vents into the attic, which can cause moisture and mold. Recommend a qualified attic contractor property install exhaust fan to terminate to the exterior.
Fire HVAC Professional

10 - Built-in Appliances

IN NI NP O
10.1 Dishwasher X X
10.2 Range/Oven/Cooktop X X
10.3 Built-in Microwave X
10.4 Range Exhaust X
Dishwasher: Unit Info
Range/Oven/Cooktop: Unit Info
Electric
Fire Extenguisher

We recommend installing a minimum five pound ABC-type fire extinguisher mounted on the wall inside the kitchen area.

Range Exhaust: Recirculating

The range hood did not exhaust to the outside but re-circulated air through cleanable filters.

We check some of the appliances only as a courtesty to you. Appliances are not within the scope of a home inspection. We are not required to inspect the kitchen appliances. We do not evaluate them for their performance nor for the accuracy of their settings or cycles. Appliances break. We assume no responsibility for future problems with the appliances. If they are older than ten years, they may well exhibit decreased efficiency. Also, many older ovens are not secured to the wall to prevent tipping. Be sure to check the appliance, especially if children are in the house. SOP

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
10.2.1 - Range/Oven/Cooktop

Anti-Tip Device Missing

*SAFETY* There was no anti-tip device installed. Consider installing one like this to mitigate the risk of a tip over. Not having one installed is a safety hazard.

Tools Handyman/DIY

11 - Garage

IN NI NP O
11.1 Ceiling X
11.2 Floor X X
11.3 Walls & Firewalls X X
11.4 Door X
11.5 Garage Door X
11.6 Garage Door Opener X X

We do not evaluate or measure the fire-ratings of the drywall/plaster in the garage or the rating of the door between the garage and the
house. Different areas require different ratings. Ideally, there should be a 5/8-inch Type X drywall or equivalent on the walls and ceiling that
separate the garage from habitable rooms. And a 20-minute fire-rated door separating the house and garage.
We check for breaches of the firewall. We do not pressure test the garage door openers.

Standards of Practice

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
11.2.1 - Floor

Cracking - Normal

Cracking of the floor was noted. This is caused by a lack of control joints and/or insufficient reinforcement. No major concerns observed at this time.
Credit
Comment
11.2.2 - Floor

Standing Water

There were signs of standing water noted in one ore more locations. The cause was not determined. It looks like water may have been coming through the wall at this corner at some point. The area was currently dry. 

Contractor Qualified Professional
Credit
Comment
11.3.1 - Walls & Firewalls

Damaged Drywall

Garage wall had damaged drywall. Recommend drywall contractor repair. 

Putty knife Drywall Contractor
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Comment
11.4.1 - Door

Not Self-closing

*SAFETY* Door from garage to home should have self-closing hinges to help prevent spread of a fire to living space. Most homes dont have them around here but its a good update to make. 

DIY Resource Link.

Tools Handyman/DIY

12 - Fireplaces

IN NI NP O
12.1 Vents, Flues & Chimneys X
12.2 Gas/LP Firelogs & Fireplaces X
12.3 Solid Fuel Heating Device (Fireplace, Woodstove) X
Carbon Monoxide Detector Present in Room
Not Present
Smoke Detector Present In Room
Not Present
Solid Fuel Heating Device (Fireplace, Woodstove): Type
Wood, Insert
Type of Fireplace
Electric
Recommend a Chimney Sweep

Accurate inspection of the chimney flue lies beyond the scope of the General Home Inspection. Although the Inspector may make comments on the condition of the portion of the flue readily visible from the roof, a full, accurate evaluation of the flue condition would require the services of a specialist. Because the accumulation of flammable materials in the flue as a natural result of the wood-burning process is a potential fire hazard, the inspector recommends that before the expiration of your Inspection Objection Deadline you have the flue inspected by a specialist.

Vents, Flues & Chimneys: Chimney Sweep
Home inspectors are not certified chimney professionals. Only a Level 2 inspection performed by a CSIA (Chimney Safety Institute of America)-certified chimney sweep can determine the condition of the flue and whether the fireplace is safe to use.

Recommend a Level 2 inspection and cleaning/servicing of the fireplaces and chimney flues by a qualified professional. Clean chimneys don't catch on fire.

More information about fireplaces and chimneys can be obtained at www.csia.org
Vents, Flues & Chimneys: Chimney Sweep

Home inspectors are not certified chimney professionals. Only a Level 2 inspection performed by a CSIA (Chimney Safety Institute of America)-certified chimney sweep can determine the condition of the flue and whether the fireplace is safe to use.


Recommend a Level 2 inspection and cleaning/servicing of the fireplaces and chimney flues by a qualified professional. Clean chimneys don't catch on fire.


More information about fireplaces and chimneys can be obtained at www.csia.org

We are not certified chimney professionals. Only a level two inspection performed by a CSIA (Chimney Safety Institute of America) certified chimney sweep can determine the condition of the flue and whether the fireplace is safe to use. We recommend a cleaning and level two inspection of the fireplaces and chimney flues before closing. Clean chimneys don't catch on fire. More information about fireplaces and chimneys can be obtained at www.csia.com.


Standards of Practice

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

13 - Disclaimers

IN NI NP O
In Attendance
Client
Mold Disclaimer

The General Home inspection is not an inspection for mold and the inspector specifically disclaims and assumes no responsibility for identifying the presence of mold fungi. Mold fungi are present in all homes and may be present at levels at which sensitive people may react physically to their presence, even at levels at which fungal colonies are not visible, or when fungal colonies are hidden in inaccessible portions of the home.

If you are concerned with mold, the Inspector recommends that you hire a specialist to perform further testing.

Allergen Disclaimer

The General Home inspection does not include confirmation of the presence of allergens of any type. Many types of allergens exist to which different people show widely varying levels of sensitivity. Testing for allergens requires a specialist inspection. The Inspector recommends that you have specialist testing performed if allergens are a concern to you. You should consider having tests performed if you expect those suffering from allergies, asthma, lung disease or who have compromised immune systems to be present in the home.

Older Home

The home was older and may not meet many generally-accepted current building standards. Older homes are inspected within the context of the time period in which they were built, taking into account the generally-accepted building practices of that time period. The Inspection Report will comment on unsafe conditions, but problems will be described as defects at the Inspectors discretion.

Homes are not required to be constantly upgraded to comply with newly-enacted building codes but are only required to comply with building codes or generally-accepted standards which existed at the time of original construction.

An exception may exist when a home is remodeled, depending on the scope of work. New work must usually comply with building codes in effect at the time in which the remodel work is performed.

The General Home Inspection is not a building code-compliance inspection, but an inspection for safety and system defects. The Inspection Report may comment on and identify as problems systems, components and/or conditions which may violate building codes, but confirmation of compliance with any building code or identification of any building code violation is not the goal of this Inspection Report and lies beyond the scope of the General Home Inspection.

If you wish to ascertain the degree to which the home complies with any applicable building codes, you should schedule a code-compliance inspection.

In order to maintain the home value and prevent damage from moisture intrusion it is important that you pay attention to various areas of your home which will require maintenance on a regular schedule. Although as the homeowner, you are responsible for determining necessary maintenance and seeing that it is performed, some basic suggestions might include but are not limited to: Concrete/asphalt surfaces: Seal or patch gaps and cracks to avoid damage from freezing moisture. Freezing moisture will enlarge cracks in concrete and asphalt. Exterior walls: Trim back vegetation Seal gaps or cracks in walls and around doors and windows where moisture may penetrate with an appropriate sealant or paint. Replace any missing exterior wall covering material. Roof: The roof should be free of debris, which will hold moisture next to the roof covering material and hasten deterioration. Keep the gutter system in good repair, sealing leaks and cleaning the gutters and downspouts. Replace missing or damaged shingles and seal areas where flashing may not protect the roof structure. Be sure that downspouts route roof drainage away from the foundation. In cold climates, downspouts which are connected to underground drains are subject to freeze problems in the fall and spring. Keep the finish in good condition. Clear finishes may require maintenance as often as every year or two. Monitor pipe fittings, boilers and water heaters for corrosion or leakage. Maintain major appliances as recommended by local professionals. Have the system, including the cabinet, burners, blower and filter cleaned and adjusted on an appropriate schedule. You can determine what constitutes an appropriate schedule by consulting with a qualified heating contractor. Moisture intrusion can cause damage to the home by effecting the ability of the soil to support the weight of the foundation and by creating conditions favorable to the growth of biological organisms such as mold fungus. Mold fungus will cause wood with which it comes into contact to decay and may create unhealthy conditions by increasing concentrations of mold spores in the indoor air of the home. Always watch for any signs of moisture intrusion and take steps to correct it immediately.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations