Brandon Buttorff

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Summary
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General
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Grounds
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Exterior & Foundation
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Basement
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Roof
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Attic & Roof Structure
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Garage or Carport
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Electric
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Plumbing / Fuel Systems
-
Water Heater
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Heating, Ventilation and Air Condition (HVAC)
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Fireplaces, Stoves, Chimneys and Flues
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Kitchen
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Bathroom, Laundry and sinks
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Interior, Doors and Windows
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Filtered ViewRemove filter
1234 Main St.
Pewee Valley, Ky 40056
12/11/2019 9:00AM

Agent Name
1 - General
2 - Grounds
Soils / Drainage / Landscaping:
Site Profile
Driveway:
Condition
Driveway:
Material
Sidewalks / Patios:
Condition
Sidewalks / Patios:
Material
Stairs :
Condition
Stairs :
Exterior stair material
Exterior Pictures




Limitations
Standing water or silt in yard, no drain
Rear

Driveways - Need Repair
Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.
Asphalt deteriorating. Poured over top of old concrete drive.

Minor
Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Separation under front porch foundation. Appears serviceable. Monitor for movement or settlement.

Riser heights vary
Front Porch

3 - Exterior & Foundation
Exterior Walls / Trim:
Inspection method
Exterior Walls / Trim:
Wall Cover
Exterior Walls / Trim:
Wall cover condition
Exterior Walls / Trim:
Wall structure
Foundation:
Condition
Foundation:
Material
Foundation:
Type
Foundation:
Footing material
Crawl Space:
Material
Crawl Space:
Footing material
Limitations
Crawl Space:
Condition
Crawl Space:
Crawl space access blocked
Rear
Access to crawl space blocked or painted shut and not accessible. No interior crawl space inspection was performed. 1/29/19
Crawl Space:
No access at time of inspection
At the time of the inspection, the crawl space access was blocked / sealed shut. Thus the crawlspace was not inspected. 1/29/19
On 1/31/19, the crawl space was opened by the Pest Inspector. After this the Home Inspector revisited the home to inspect the interior of the crawl space.
Evidence of Wood Destroying Organism Infestation
Rear right sill plate
There is evidence of WDO infestation in the basement, cellar or crawlspace. Recommend further evaluation and repairing the floor joist / plate to help restore the structural strength of the floor in this area. Recommend having the home inspected by a pest control professional and protective treatment applied as necessary.

Brick, Stone Veneer - Cracks, deterioration

Cracks - Minor

Prior Repairs
There is evidence of prior repairs to the foundation. The cause and severity of the original foundation issue, along with the style, type and quality of the repair can not be determined.

Apparent Organic Growth
Observed signs of organic growth in one or more areas in the flooring structure. Recommend identifying source or moisture intrusion and sending samples to a lab for testing.

Joist / Framing Rot Damage
Left Side of Crawl Space
A floor joist / band joist/ subfloor/ plate/ stud has rot damage. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced. Recommend further evaluation and repairing the floor joist to help restore the structural strength of the floor in this area.

4 - Basement
Stairs:
Condition
Handrails:
Condition
General:
Limitations
The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Past water intrusion
- Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
- Improving perimeter grading
- Repairing, installing or improving underground footing and/or curtain drains

Door swings out over

Riser heights vary

Treads <10" deep

Missing, >3 steps

5 - Roof
General:
Method
General:
Condition
General:
Roof surface material
General:
Roof type
Shingles / Shakes:
Layers
Flashings:
Condition of exposed flashings
Gutters / Downspouts / Extensions:
Condition
General:
Limitations
Rot

Substandard lead at vent pipe tops

Downspout extensions
Rear right side
Extensions such as splash blocks or drain pipes for one or more downspouts were missing / poorly sloped / misaligned / clogged / substandard / damaged. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
Recommend moving splash block to catch water from down spout

Stains, past leaks

Gutter / Downspout loose
Gutter or downspout fasteners loose / missing / broken. Recommend that a qualified person repair as necessary.

6 - Attic & Roof Structure
Roof Structure:
Ceiling structure
Roof Structure:
Condition
Roof Structure:
Roof structure type
Roof Structure:
Condition
Insulation:
Insulation condition
Insulation:
Rating
Insulation:
Type
Ventilation:
Condition
Ventilation:
Types
Access:
Method
Second Floor
Limitations
Evidence of rodent and/or pest
Evidence of rodent and/or pest. Rodents and other animals can carry diseases that can be a risk to humans. Also, these animals can cause damage to a building. They chew through exhaust vents, wiring, framing etc. Recommend removal and treatment by qualified professional.
Access:
Method
Garage Attic
or because access was blocked
Both
Attic Access

Sag or dip in rafters
One or more rafters in the roof structure show some sag. If this sags gets worse it could weaken the roof structure. Recommend that a qualified contractor repair as necessary.
Was not able to evaluate from the attic due to blocked attic access.

Rodent damage, replace all

Substandard (< R-38)

7 - Garage or Carport
General:
Type
Attached Garage-House Door:
Condition
Attached Garage-House Door:
Type
Vehicle Door:
Type
Vehicle Door:
# of Doors
Automatic Opener:
Condition
Automatic Opener:
Mechanical auto-reverse operable
Floor:
Condition
Interior/Walls/Ceilings:
Condition
Interior/Walls/Ceilings:
Ventilation
General:
Limitations
Vehicle Door:
Condition
Door swings out over

Not fire resistant

Gaps
Significant gaps were found below or around one or more garage vehicle doors. Vermin and insects can enter the garage as a result. Recommend that a qualified person repair as necessary to eliminate or minimize gaps.
Bottom weather stripping is missing from door

Ceiling - Dry stains, monitor
Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary. |

Minor cracks, nail pops
ECC

Possible mold
Garage Left Wall
Evidence of possible mold growth on wall. Not determined if a health hazard. Recommend clean off surface or wall / ceiling and monitor. If discoloration or fuzzy growth reoccurs, recommend having a mold specialist further evaluate.

8 - Electric
Service:
Condition
Service:
Type
Service:
Voltage
Service:
Amperage
Service:
Protection
Service:
System ground
Service:
Service entrance conductor material
Service:
Main disconnect rating
Panels:
Main service panel condition
Panels:
Sub-panel(s) condition
Panels:
Location of MAIN panel #B
Panels:
Location of MAIN panel #C
Wiring:
Condition
Wiring:
Branch circuit wiring type
Wiring:
Solid strand aluminum wiring present
Wiring:
GFCI present
Receptacles:
Condition
Switches:
Condition
Smoke and CO alarms:
CO alarms installed
Panels:
Location of main disconnect
Smoke and CO alarms:
Smoke alarms installed
Limitations
Service:
Number of conductors
Panels:
Location of MAIN panel #A
Receptacles:
Switches, lighting fixtures and receptacles
The home inspector it to inspect a representative number of a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible This means not ALL switches, lighting fixtures and receptacles have been inspected.
Rust on service
Rust on meter base and or mast and conduit. Recommend qualified professional remove and paint rusted areas.

Rust and/or water in panel
Evidence of moisture and rust in panel. Have evaluated by professional

Legend missing, substandard

Overheated / Damaged Wire
One or more branch circuit wires in panel(s) #A / B / C / D / E appeared to be overheated or damaged. This is a potential fire hazard. Recommend that a qualified electrician repair as necessary.

Contamination

Circuit breakers - Breaker broken, damaged
One or more circuit breakers in panel(s) #A / B / C / D / E were broken or damaged. This is a potential shock or fire hazard. Recommend that a qualified electrician replace circuit breakers and make repairs as necessary.
Evidence that breakers are the incorrect brand and do not match exactly to the panel brand.

Pre-1987 wiring, newer fixtures warning
It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.

Not terminated

Loose

No power
Rear left bedroom

Open neutral
Front Left and Right Bedroom
One or more electric receptacles were incorrectly wired with an open neutral. Recommend that a qualified electrician repair as necessary.

GFCI Missing
Baths and Kitchen
- Outdoors (since 1973)
- Bathrooms (since 1975)
- Garages (since 1978)
- Kitchens (since 1987)
- Crawl spaces and unfinished basements (since 1990)
- Wet bar sinks (since 1993)
- Laundry and utility sinks (since 2005)
GFCI

Broken, damaged
Dining Room

Exterior

Wiring exposed, need conduit
Front Porch
One or more sections of outdoor wiring were exposed and not rated for exterior use / subject to damage. This is a potential shock hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing conduit, re-routing wires or replacing wiring.
Wire is not UF underground rated wire, and not buried to a safe dept.

None - Smoke Alarm
SMKALRM

None - CO Alarms
COALRM

9 - Plumbing / Fuel Systems
Service / Main Line:
Condition
Service / Main Line:
Type
Service / Main Line:
Water Pressure PSI
Supply Lines:
Condition
Supply Lines:
Type
Drain and Waste Lines:
Drain pipe condition
Drain and Waste Lines:
Waste pipe condition
Drain and Waste Lines:
Drain pipe material
Drain and Waste Lines:
Waste pipe material
Venting:
Condition
Venting:
Vent pipe material
Irrigation:
Irrigation system
Irrigation:
# of Zones
Fuel Systems:
Condition
Fuel Systems:
Location of main fuel shut-off
Fuel Systems:
Visible fuel storage systems
Service / Main Line:
Main shut-off location
General:
Limitations
General:
Sump pump
A sump pump was installed in the basement. These are specialty systems and only a limited evaluation was performed as part of this inspection. The inspector does not determine the adequacy of sump pumps and their associated drainage systems. The presence of a sump pump may indicate that water routinely accumulates below or inside the structure. Recommend asking the property owner how often the sump pump operates and for how long at different times of the year. The client should be aware that the service life of most sump pumps is 5-7 years, and that the pump may need replacing soon depending on its age and how often it operates.
General:
Shut off
Supply Lines:
Hose bibbs Winterized, not eval'd
Left side of house
Hose bib appears serviceable
Rear or house

S, U, drum drain traps
TRAPS

10 - Water Heater
General:
Condition
General:
Energy source
General:
Type
General:
Estimated Age
General:
Capacity
General:
Location
General:
TPR valve
General:
Water Temp
Temp:
Good
Burners:
Condition
Flues:
Condition
General:
Limitations
General:
Not fully evaluated
11 - Heating, Ventilation and Air Condition (HVAC)
Heating:
Distribution Type
Heating:
Primary heating last service date
Heating:
Date of Manufacture
Forced Air:
Condition
Forced Air:
Fuel Type
Forced Air:
Location
Forced Air:
Capacity in BTUs or kilowatts
Forced Air:
BTU's Adequate?
Filters:
Condition
Ducts & Registers:
Condition
Burners (furnace or boiler):
Condition
Combustion Air:
Type
Flues:
Condition
Heat Pump; AC:
Condition
Heat Pump; AC:
Cooling fuel type
Heat Pump; AC:
Date of Manufacture
Heat Pump; AC:
Location
Filters:
Filter location
Normal Controls:
Condition
General:
Limitations
The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms). |
Heating:
Heating Type
Heat Pump; AC:
Type
Heat Pump; AC:
A/C, <65 degrees
Service Gas or oil Now and annually
ANFURINSP

12 - Fireplaces, Stoves, Chimneys and Flues
General:
Limitations
Chimney / Fireplace cleaning and service
Recommend having fireplace and chimney cleaned and serviced annually before first seasonal use.

Chimney - cap cracked or damaged
Chimney has signs of potential moisture intrusion. Recommend sealing and/or replacing cap and brick. Then monitor for further issues.

13 - Kitchen
Counters:
Condition
Counters:
Material
Cabinets:
Condition
Floors:
Type or covering
Floors:
Condition
Sinks:
Condition
Under-Sink Food Disposal:
Condition
Dishwasher:
Condition
Range/Cooktop/Oven:
Fuel Type
Ventilation:
Type
Refrigerator:
Condition
Microwave:
Condition
Range/Cooktop/Oven:
Condition
Limitations
The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection. |
Counters, backsplash damaged, deteriorated
Countertops and/or backsplashes were damaged or deteriorated. Recommend repairing or replacing as necessary. |

Need caulk at gaps
Gaps, no caulk, or substandard caulking were found between countertops and backsplashes / around the sink. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk. |

Cabinets, drawers, doors damaged, deteriorated
One or more cabinets, drawers and/or cabinet doors were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary. |

Drawers

Vinyl floor damaged or deteriorating

No aerator
No aerator was installed on the sink faucet. Aerators save water and reduce splashing. Recommend installing one. |

Sprayer
The sink sprayer was inoperable / leaking / damaged. Recommend that a qualified person repair or replace as necessary. |

No air gap
No air gap was visible for the dishwasher drain. An air gap is a device that makes the drain line non-continuous, and prevents waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have this device built in. Recommend determining if an air gap device is built in to this brand and model of dishwasher (e.g. review installation instructions). If not, or if this cannot be determined, then recommend that a qualified contractor install an air gap per standard building practices. |

Fan recirculates
The exhaust fan over the range recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles not being installed, or problems with duct work. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors. |

Filter
One or more filters for the cooktop exhaust fan were missing / damaged. Recommend replacing filters as necessary. |

14 - Bathroom, Laundry and sinks
Location #A
Location #B
Location #C
Location #D
Location #E
Location #F
Counters:
Condition
Counters:
Material
Cabinets:
Condition
Floors:
Condition
Floors:
Type or covering
Showers:
Condition
Ventilation:
Condition
Ventilation:
Bathroom and laundry ventilation type
Laundry:
Gas supply for laundry equipment present
Limitations
Sinks:
Condition
Toilets:
Condition
Bathtubs:
Condition
Laundry:
240 present
Need caulk
Gaps, no caulk, or substandard caulking were found between countertops and backsplashes / around the sink at location(s) #A / B / C / D / E / F. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk. |

Stains
Stains were found in the shelving or cabinets below the sink at location(s) #A / B / C / D / E / F. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary that a qualified person evaluate and repair. |

Tile, stone, grout deteriorated, substandard

Drains slowly
The sink at location(s) #A / B / C / D / E / F drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary. |

Loose, eval, repair
The toilet at location(s) #A / B / C / D / E / F was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking. |

Toilet seat
Toilet seat loose / damages. Repair or replace by qualified professional.

Gap or no caulk behind spout
Caulk was missing around the base of the bathtub spout, or there was a gap behind it, at location(s) #A / B / C / D / E / F. Water may enter the wall structure behind the bathtub. Recommend that a qualified person repair as necessary to eliminate the gap. For example, by installing or replacing caulk if the gap is small enough. For larger gaps, a shorter spout nipple or an escutcheon plate can be installed. |

Need caulk between tub and
Gaps, no caulk, or substandard caulking were found between the bathtub and the floor / walls at location(s) #A / B / C / D / E / F. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary. |

Tile, grout deteriorated, substandard
Tile and/or grout in the bathtub surround at location(s) #A / B / C / D / E / F was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary. |

15 - Interior, Doors and Windows
Exterior Doors:
Condition
Exterior Doors:
Exterior door material
Interior Doors:
Condition
Windows & Skylights:
Condition
Windows & Skylights:
Window Type
Walls, Ceilings and Fixtures:
Ceiling type or covering
Walls, Ceilings and Fixtures:
Condition
Walls, Ceilings and Fixtures:
Wall type or covering
Walls, Ceilings and Fixtures:
Condition
Floors:
Condition
Floors:
Concrete slab condition
Floors:
Type or covering
Stairs/Handrails/Gaurdrails:
Condition
Limitation
The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Major damage/deterioration
One or more exterior doors had major damage and/or deterioration. Although serviceable,recommend replacing to avoid moisture intrusion, compromised security, and/or compromised thermal seal. |

Binds in jamb
One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors. |

Doors
One or more interior doors were damaged / deteriorated / missing. Recommend that a qualified person replace or repair doors as necessary. |

Hardware
Some interior door hardware (locksets / hinges) were inoperable / damaged / loose / missing. Recommend that a qualified person repair or replace as necessary. |

Glazing broken, missing
Glass in one or more windows / skylights was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary. |

Windows

Wouldn't open
One or more bedrooms had windows that wouldn't open or were stuck shut. Unless a bedroom has an exterior entry door, at least one window requires adequate egress in the event of a fire or emergency to allow escape or to allow access by emergency personnel. Recommend that a qualified contractor repair or make modifications per standard building practices. For more information, visit:

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

Window frames / sash(s) damaged
One or more windows have significant damage to frame / sash. Recommend that a qualified person repair and/or replace windows as necessary so they open and close easily.

Ceiling - Dry stains, monitor
Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary. |

Ceiling - Stains, unknown if active leak
Stains were found in one or more ceiling areas. The inspector was unable to determine if an active leak exists (e.g. recent dry weather, inaccessible height). Recommend asking the property owner about this, monitoring the stains in the future, and/or having a qualified contractor evaluate and repair if necessary. |

Minor cracks, nail pops
ECC

Vinyl, linoleum, marmoleum
Vinyl, linoleum or marmoleum flooring in one or more areas was damaged / deteriorated / loose / curling. If in a wet area, water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary. |

Stairs - Riser heights vary
The risers for stairs at one or more locations varied in height and pose a fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices. |
