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1234 Main St.
Pewee Valley, Ky 40056
12/11/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
23
Maintenance/informational
61
Deficiencies
1
Safety hazard/immediate concerns

1 - General

Present
Client
Client present at end
Yes
Age Source
Municipal records or property listing
Number of residential units inspected.
1
Occupied?
Furniture or stored items were present
Weather
Dry (no rain), Overcast
Temperature
20 degrees
Type of property
Single family
Inspection Fee
395

2 - Grounds

Soils / Drainage / Landscaping: Site Profile
Level
Driveway: Condition
Serviceable
Driveway: Material
Asphalt, Poured in place concrete
Sidewalks / Patios: Condition
Appeared Serviceable
Sidewalks / Patios: Material
Poured in place concrete
Stairs : Condition
Appeared serviceable
Stairs : Exterior stair material
Concrete
Exterior Pictures
Limitations
Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only. 
$
Credit
Comment
2.1.1 - Soils / Drainage / Landscaping

Standing water or silt in yard, no drain
Rear

Significant amounts of standing water or evidence of past accumulated water were found at one or more locations in the yard or landscaped areas, and no drain was visible. If evidence of past water was found (e.g. silt accumulation or staining), monitor these areas in the future during periods of heavy rain. If standing water exists, recommend that a qualified person repair as necessary. For example, installing one or more drains, or grading soil.
Grass Lawncare Professional
$
Credit
Comment
2.2.1 - Driveway

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.

Contractor Qualified Professional
$
Credit
Comment
2.3.1 - Sidewalks / Patios

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.

Contractor Qualified Professional
$
Credit
Comment
2.4.1 - Stairs

Riser heights vary
Front Porch

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.
Contractor Qualified Professional

3 - Exterior & Foundation

Exterior Walls / Trim: Inspection method
Viewed from ground
Exterior Walls / Trim: Wall Cover
Wood, Brick veneer
Exterior Walls / Trim: Wall cover condition
Appeared serviceable, Required repairs or replacement
Exterior Walls / Trim: Wall structure
Wood frame
Foundation: Condition
Appeared serviceable, Required repairs or replacement
Foundation: Material
Poured in place concrete, Concrete block
Foundation: Type
Crawl space, Unfinished basement, Finished basement
Foundation: Footing material
Not determined (inaccessible or obscured)
Crawl Space: Material
Poured in place concrete, Concrete block
Crawl Space: Footing material
Not determined (inaccessible or obscured)
Limitations
The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Crawl Space: Condition
Appeared serviceable, Required repairs or replacement
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.

$
Credit
Comment
3.1.1 - Exterior Walls / Trim

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.  

Contractor Qualified Professional
$
Credit
Comment
3.1.2 - Exterior Walls / Trim

Brick, Stone Veneer - Cracks, deterioration

The masonry (brick or stone) veneer was deteriorated or damaged in some areas. Where cracks or openings are exposed, water can enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.
Contractor Qualified Professional
$
Credit
Comment
3.2.1 - Foundation

Cracks - Minor

One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
Contractor Qualified Professional
$
Credit
Comment
3.2.2 - Foundation

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.

Mag glass Monitor
$
Credit
Comment
3.3.1 - Crawl Space

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.  

Contractor Qualified Professional
$
Credit
Comment
3.3.2 - Crawl Space

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.  

Contractor Qualified Professional

4 - Basement

Stairs: Condition
Appeared serviceable, Required repairs or replacement
Handrails: Condition
Required repairs or replacement
General: Limitations
Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. 

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. 
$
Credit
Comment
4.1.1 - General

Past water intrusion

Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains or rust at support post bases, efflorescence on the foundation, etc. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. Recommend reviewing any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:
  • 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
Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.
Contractor Qualified Professional
$
Credit
Comment
4.2.1 - Stairs

Door swings out over

A door swung outward over one or more sets of stairs, and either no landing was installed, or the landing didn't extend at least 20 inches beyond the outermost swing area of the door. This a safety hazard since someone standing on the stairs can fall or be pushed backwards if the door is opened. Recommend that a qualified contractor repair per standard building practices.
Contractor Qualified Professional
$
Credit
Comment
4.2.2 - 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.
Contractor Qualified Professional
$
Credit
Comment
4.2.3 - Stairs

Treads <10" deep

Treads for stairs at one or more locations were less than 10 inches deep and pose a fall or trip hazard. Stair treads should be at least 10 inches deep. 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.
Contractor Qualified Professional
$
Credit
Comment
4.3.1 - Handrails

Missing, >3 steps

Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
Contractor Qualified Professional

5 - Roof

General: Method
Traversed
General: Condition
Appeared serviceable
General: Roof surface material
Asphalt or fiberglass composition shingles
General: Roof type
Hipped
Shingles / Shakes: Layers
Not determined
Flashings: Condition of exposed flashings
Appeared serviceable, Required repair or replacement and/or evaluation
Gutters / Downspouts / Extensions: Condition
Appeared serviceable, Required repair or replacement
General: Limitations
The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free. 
$
Credit
Comment
5.1.1 - General

Rot

Fungal rot or significant water damage was found at one or more roof areas at edges of roof sheathing / rafter tails / barge boards / fascia boards / soffits. Recommend that a qualified contractor repair as necessary. For example, by replacing all rotten wood, priming and painting new wood and installing flashing.
Contractor Qualified Professional
$
Credit
Comment
5.3.1 - Flashings

Substandard lead at vent pipe tops

Lead flashing at one or more plumbing vent pipes was improperly installed. For example, shorter than the vent pipe or not bent over the edge of the vent pipe. Properly installed, the flashing should extend up and over the top edge of the pipe, and be bent down into the pipe. Otherwise, rain water can flow between the pipe and the flashing, resulting in leaks. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair per standard building practices.
Contractor Qualified Professional
$
Credit
Comment
5.4.1 - Gutters / Downspouts / Extensions

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

Contractor Qualified Professional
$
Credit
Comment
5.4.2 - Gutters / Downspouts / Extensions

Stains, past leaks

Stains were found on one or more gutters that indicate past leaks have occurred. However, the inspector was unable to verify that the gutters do or don't leak because of lack of recent rainfall. Monitor the gutters in the future while it's raining to determine if gutters leak. If they do, then recommend that a qualified person repair as necessary to prevent water from coming in contact with the building or accumulating around the building foundation.
Contractor Qualified Professional
$
Credit
Comment
5.4.3 - Gutters / Downspouts / Extensions

Gutter / Downspout loose

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

Contractor Qualified Professional

6 - Attic & Roof Structure

Roof Structure: Ceiling structure
Ceiling joists
Roof Structure: Condition
Appeared serviceable
Roof Structure: Roof structure type
Rafters
Roof Structure: Condition
Appeared serviceable
Insulation: Insulation condition
Required repair or replacement
Insulation: Rating
Not determined
Insulation: Type
Fiberglass roll or batt, Cellulose loose fill
Ventilation: Condition
Appeared serviceable
Ventilation: Types
Box vents (roof jacks), Open soffit vents
Access: Method
Second Floor
Traversed
Limitations
The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. 
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
Attic not inspected because no access was found
or because access was blocked
$
Credit
Comment
6.1.1 - Access

Both

One or more attic access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency. For more information, visit:
Attic Access
Contractor Qualified Professional
$
Credit
Comment
6.2.1 - Roof Structure

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.

Contractor Qualified Professional
$
Credit
Comment
6.3.1 - Insulation

Rodent damage, replace all

Insulation was damaged or deteriorated, apparently by rodents. This may result in reduced energy efficiency. Recommend that a qualified person replace insulation as necessary. For sanitary reasons and to reduce odors from rodent waste, consider having all insulation replaced.
Contractor Qualified Professional
$
Credit
Comment
6.3.2 - Insulation

Substandard (< R-38)

The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.
 
Contractor Qualified Professional

7 - Garage or Carport

General: Type
Attached, Garage
Attached Garage-House Door: Condition
Required repair or replacement
Attached Garage-House Door: Type
Hollow core
Vehicle Door: Type
Sectional
Vehicle Door: # of Doors
1
Automatic Opener: Condition
Appeared serviceable
Automatic Opener: Mechanical auto-reverse operable
Yes
Floor: Condition
Appeared serviceable
Interior/Walls/Ceilings: Condition
Appeared serviceable, Required repair or replacement
Interior/Walls/Ceilings: Ventilation
Exists
General: Limitations
The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities. 
Vehicle Door: Condition
Appeared serviceable, Required repair or replacement
$
Credit
Comment
7.1.1 - General

Door swings out over

A door swung outward over one or more sets of stairs, and either no landing was installed, or the landing didn't extend at least 20 inches beyond the outermost swing area of the door. This a safety hazard since someone standing on the stairs can fall or be pushed backwards if the door is opened. Recommend that a qualified contractor repair per standard building practices.
Contractor Qualified Professional
$
Credit
Comment
7.2.1 - Attached Garage-House Door

Not fire resistant

The door between the garage and the house did not appear to be fire resistant, or the inspector was unable to verify that it was via a label. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices. For more information, visit: AGFR
Contractor Qualified Professional
$
Credit
Comment
7.3.1 - Vehicle Door

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

Garage Garage Door Contractor
$
Credit
Comment
7.6.1 - Interior/Walls/Ceilings

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.
Mag glass Monitor
$
Credit
Comment
7.6.2 - Interior/Walls/Ceilings

Minor cracks, nail pops

Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
ECC
Contractor Qualified Professional
$
Credit
Comment
7.6.3 - Interior/Walls/Ceilings

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.

Mag glass Monitor

8 - Electric

Service: Condition
Appeared serviceable, Required repair or replacement
Service: Type
Overhead
Service: Voltage
Not determined
Service: Amperage
100
Service: Protection
Breakers
Service: System ground
Not determined
Service: Service entrance conductor material
Stranded Copper
Service: Main disconnect rating
100
Panels: Main service panel condition
Appeared serviceable, Required repair or Replacement
Panels: Sub-panel(s) condition
Not applicable
Panels: Location of MAIN panel #B
Not applicable
Panels: Location of MAIN panel #C
Not applicable
Wiring: Condition
Serviceable, Required repair or replacement
Wiring: Branch circuit wiring type
Non-metallic sheathed
Wiring: Solid strand aluminum wiring present
None visible
Wiring: GFCI present
No
Receptacles: Condition
Serviceable, Required repair or replacement
Switches: Condition
Serviceable, Required repair or replacement
Smoke and CO alarms: CO alarms installed
No recommend install
Panels: Location of main disconnect
Not determined
Smoke and CO alarms: Smoke alarms installed
No recommend install
Limitations
The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician. 
Service: Number of conductors
3
Panels: Location of MAIN panel #A
Basement
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.

$
Credit
Comment
8.1.1 - Service

Rust on service

Rust on meter base and or mast and conduit. Recommend qualified professional remove and paint rusted areas.

Contractor Qualified Professional
$
Credit
Comment
8.2.1 - Panels

Rust and/or water in panel

Evidence of moisture and rust in panel. Have evaluated by professional

Contractor Qualified Professional
$
Credit
Comment
8.2.2 - Panels

Legend missing, substandard

The legend for circuit breakers or fuses in panel(s) #A and/or #Bwas missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
Electric Electrical Contractor
$
Credit
Comment
8.2.3 - Panels

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.

Electric Electrical Contractor
$
Credit
Comment
8.2.4 - Panels

Contamination

Significant amounts of contaminants or foreign material such as drywall texture or paint were found in panel(s) #A / B / C / D / E. No approved method exists for cleaning contaminants from panel interiors or components such as bus or terminal bars, circuit breakers or fuses. This may affect future modifications to the panel, such as installing additional circuit breakers. Recommend that a qualified electrician evaluate and replace components if necessary.
Electric Electrical Contractor
$
Credit
Comment
8.2.5 - Panels

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.

Electric Electrical Contractor
$
Credit
Comment
8.3.1 - Wiring

Pre-1987 wiring, newer fixtures warning

Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.

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.
Contractor Qualified Professional
$
Credit
Comment
8.3.2 - Wiring

Not terminated

Bare wire ends, or wires with a substandard termination, were found at one or more locations. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.
Electric Electrical Contractor
$
Credit
Comment
8.4.1 - Receptacles

Loose

One or more electric receptacles and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
Electric Electrical Contractor
$
Credit
Comment
8.4.2 - Receptacles

No power
Rear left bedroom

One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated or GFCI/AFCI protection may need to be reset to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
Electric Electrical Contractor
$
Credit
Comment
8.4.3 - Receptacles

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.
                 

                 

Electric Electrical Contractor
$
Credit
Comment
8.4.4 - Receptacles

GFCI Missing
Baths and Kitchen

One or more electric receptacles at thekitchen / bathroom(s) / 1/2 bath / 3/4 bath / full bath / master bath / wet bar / laundry area / utility sink / garage / exterior / basement / crawl space / pool / spa / jetted tub / boat househad no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • 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)
For more information, visit:
GFCI
Electric Electrical Contractor
$
Credit
Comment
8.5.1 - Switches

Broken, damaged
Dining Room

One or more wall switches were broken or damaged. Recommend that a qualified electrician replace wall switches as necessary.
Electric Electrical Contractor
$
Credit
Comment
8.7.1 - Exterior

Exterior

One or more cover plates / light fixtures / electric boxes / conduits or conduit fittings installed outside were loose / damaged / deteriorated / corroded / substandard / missing components. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.
Electric Electrical Contractor
$
Credit
Comment
8.7.2 - 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.

Electric Electrical Contractor
$
Credit
Comment
8.8.1 - Smoke and CO alarms

None - Smoke Alarm

No permanently installed smoke alarms were found. This is a potential safety hazard. A qualified electrician should install smoke alarms per standard building practices (e.g. in hallways leading to bedrooms, in each bedroom, on each floor and in attached garages). For more information, visit:
SMKALRM
Wrench DIY
$
Credit
Comment
8.8.2 - Smoke and CO alarms

None - CO Alarms

No permanently installed carbon monoxide alarms were found. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
COALRM
Contractor Qualified Professional

9 - Plumbing / Fuel Systems

Service / Main Line: Condition
Appeared serviceable
Service / Main Line: Type
Public
Service / Main Line: Water Pressure PSI
Not Inspected
Supply Lines: Condition
Appeared serviceable
Supply Lines: Type
Copper
Drain and Waste Lines: Drain pipe condition
Appeared serviceable, Required repair or replacement
Drain and Waste Lines: Waste pipe condition
Appeared serviceable
Drain and Waste Lines: Drain pipe material
Plastic
Drain and Waste Lines: Waste pipe material
Plastic
Venting: Condition
Appeared serviceable
Venting: Vent pipe material
Plastic
Irrigation: Irrigation system
Not applicable
Irrigation: # of Zones
Not applicable
Fuel Systems: Condition
Appeared serviceable
Fuel Systems: Location of main fuel shut-off
At gas meter, By furnace
Fuel Systems: Visible fuel storage systems
None visible
Service / Main Line: Main shut-off location
Basement
General: Limitations
The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
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
The water supply to some plumbing system fixtures / appliances / componentsappeared to be shut off during the inspection and these were not fully evaluated. They are excluded from the inspection.
Supply Lines: Hose bibbs Winterized, not eval'd
Left side of house
$
Credit
Comment
9.3.1 - Supply Lines

Hose bib appears serviceable
Rear or house

Contractor Qualified Professional
$
Credit
Comment
9.4.1 - Drain and Waste Lines

S, U, drum drain traps

One or more drain line traps were substandard (e.g. "S", "U" or drum traps). Traps can siphon or run dry and cause sewer gases to enter living spaces. Recommend that a qualified plumber repair per standard building practices. For example, by replacing with modern "P" traps. For more information, visit:
TRAPS
Pipes Plumbing Contractor

10 - Water Heater

General: Condition
Appeared serviceable
General: Energy source
Natural gas
General: Type
Tank
General: Estimated Age
2016-07-21
General: Capacity
40
General: Location
Basement
General: TPR valve
Yes
General: Water Temp
warm
Temp: Good
Burners: Condition
Appeared serviceable
Flues: Condition
Appeared Serviceable
General: Limitations
Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated. 
General: Not fully evaluated
The water heater's gas supply was off / local gas shut-off was off / pilot light was off / electricity supply was off / overcurrent protection device was off, tripped or missing / safety switch was off. The water heater and hot water supply system (e.g. faucets, controls) were not fully evaluated because of this. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the water heater is operable. Note that per the standards of practice for various professional home inspection organizations, the inspector does not operate shut-off valves, pilot lights or over-current protection devices, or any controls other than "normal controls."

11 - Heating, Ventilation and Air Condition (HVAC)

Heating: Distribution Type
Ducts and registers
Heating: Primary heating last service date
Unknown
Heating: Date of Manufacture
2009-12-01
Forced Air: Condition
Appeared serviceable
Forced Air: Fuel Type
Natural gas
Forced Air: Location
Basement
Forced Air: Capacity in BTUs or kilowatts
80,000
Forced Air: BTU's Adequate?
Not determined
Filters: Condition
Appeared serviceable
Ducts & Registers: Condition
Appeared serviceable
Burners (furnace or boiler): Condition
Appeared serviceable
Combustion Air: Type
Intake duct
Flues: Condition
Appeared serviceable
Heat Pump; AC: Condition
Appeared serviceable
Heat Pump; AC: Cooling fuel type
Electric
Heat Pump; AC: Date of Manufacture
2010-04-01
Heat Pump; AC: Location
Building exterior
Filters: Filter location
At base of air handler
Normal Controls: Condition
Appeared serviceable
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
Forced air, Furnace
Heat Pump; AC: Type
Packaged unit
Heat Pump; AC: A/C, <65 degrees
The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
$
Credit
Comment
11.3.1 - Forced Air

Service Gas or oil Now and annually

The last service date of the gas or oil-fired forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
ANFURINSP
Contractor Qualified Professional

12 - Fireplaces, Stoves, Chimneys and Flues

General: Limitations
The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
$
Credit
Comment
12.1.1 - General

Chimney / Fireplace cleaning and service

Recommend having fireplace and chimney cleaned and serviced annually before first seasonal use.

Contractor Qualified Professional
$
Credit
Comment
12.1.2 - General

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.

Contractor Qualified Professional

13 - Kitchen

Counters: Condition
Appeared serviceable, Required repair or replacement
Counters: Material
Formica
Cabinets: Condition
Appeared serviceable, Required repair or replacement
Floors: Type or covering
Vinyl linoleum or marmoleum
Floors: Condition
Appeared serviceable, Required repair or replacement
Sinks: Condition
Appeared serviceable
Under-Sink Food Disposal: Condition
Not applicable
Dishwasher: Condition
Appeared serviceable, Near at or beyond service life
Range/Cooktop/Oven: Fuel Type
Electric
Ventilation: Type
Hood or built into microwave over range or cooktop
Refrigerator: Condition
Appeared serviceable
Microwave: Condition
Appeared serviceable
Range/Cooktop/Oven: Condition
Appeared serviceable
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. 
$
Credit
Comment
13.1.1 - Counters

Counters, backsplash damaged, deteriorated

Countertops and/or backsplashes were damaged or deteriorated. Recommend repairing or replacing as necessary.
 
Wrenches Handyman
$
Credit
Comment
13.1.2 - Counters

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.
 
Contractor Qualified Professional
$
Credit
Comment
13.2.1 - Cabinets

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.
 
Wrenches Handyman
$
Credit
Comment
13.2.2 - Cabinets

Drawers

One or more cabinet drawers weredifficult to open or close / loose / damaged. Recommend that a qualified person repair as necessary.
Wrenches Handyman
$
Credit
Comment
13.3.1 - Floors

Vinyl floor damaged or deteriorating

Contractor Qualified Professional
$
Credit
Comment
13.4.1 - Sinks

No aerator

No aerator was installed on the sink faucet. Aerators save water and reduce splashing. Recommend installing one.
 
Contractor Qualified Professional
$
Credit
Comment
13.4.2 - Sinks

Sprayer

The sink sprayer was inoperable / leaking / damaged. Recommend that a qualified person repair or replace as necessary.
 
Contractor Qualified Professional
$
Credit
Comment
13.6.1 - Dishwasher

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.
 
Contractor Qualified Professional
$
Credit
Comment
13.8.1 - Ventilation

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.
 
Contractor Qualified Professional
$
Credit
Comment
13.8.2 - Ventilation

Filter

One or more filters for the cooktop exhaust fan were missing / damaged. Recommend replacing filters as necessary.
 
Contractor Qualified Professional

14 - Bathroom, Laundry and sinks

Location #A
Half bath, first floor
Location #B
Full bath, Half bath, second floor
Location #C
Full bath, Master bath, second floor
Location #D
None
Location #E
None
Location #F
None
Counters: Condition
Appeared serviceable
Counters: Material
Cultured Marble
Cabinets: Condition
Appeared serviceable
Floors: Condition
Appeared serviceable, Required repair or replacement
Floors: Type or covering
Vinyl linoleum or marmoleum, Tile
Showers: Condition
Not applicable
Ventilation: Condition
Appeared serviceable
Ventilation: Bathroom and laundry ventilation type
Windows, Spot exhaust fans
Laundry: Gas supply for laundry equipment present
No
Limitations
The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances. 
Sinks: Condition
Appeared serviceable, Required repair or replacement
Toilets: Condition
Appeared serviceable, Required repair or replacement
Bathtubs: Condition
Appeared serviceable, Required repair or replacement
Laundry: 240 present
Yes
$
Credit
Comment
14.1.1 - Counters

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.
 
Contractor Qualified Professional
$
Credit
Comment
14.2.1 - Cabinets

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.
 
Contractor Qualified Professional
$
Credit
Comment
14.3.1 - Floors

Tile, stone, grout deteriorated, substandard

Tile, stone and/or grout in the flooring at location(s) #A / B / C / D / E / Fwas deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the sub-floor as a result. Recommend that a qualified contractor repair as necessary.
Contractor Qualified Professional
$
Credit
Comment
14.4.1 - Sinks

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.
 
Contractor Qualified Professional
$
Credit
Comment
14.5.1 - Toilets

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.
 
Contractor Qualified Professional
$
Credit
Comment
14.5.2 - Toilets

Toilet seat

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

Contractor Qualified Professional
$
Credit
Comment
14.6.1 - Bathtubs

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.
 
Contractor Qualified Professional
$
Credit
Comment
14.6.2 - Bathtubs

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.
 
Contractor Qualified Professional
$
Credit
Comment
14.6.3 - Bathtubs

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.
 
Contractor Qualified Professional

15 - Interior, Doors and Windows

Exterior Doors: Condition
Appeared serviceable, Required repair or replacement
Exterior Doors: Exterior door material
Wood
Interior Doors: Condition
Appeared serviceable, Required repair or replacement
Windows & Skylights: Condition
Appeared serviceable, Required repair or replacement
Windows & Skylights: Window Type
Wood, Single-pane, Single-hung
Walls, Ceilings and Fixtures: Ceiling type or covering
Drywall
Walls, Ceilings and Fixtures: Condition
Appeared serviceable, Required repairs or replacement
Walls, Ceilings and Fixtures: Wall type or covering
Drywall
Walls, Ceilings and Fixtures: Condition
Appeared serviceable, Required repairs or replacement
Floors: Condition
Appeared serviceable
Floors: Concrete slab condition
Appeared serviceable
Floors: Type or covering
Carpet, Vinyl linoleum or marmoleum, Wood or wood products, Tile
Stairs/Handrails/Gaurdrails: Condition
Appeared serviceable
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.

$
Credit
Comment
15.1.1 - Exterior Doors

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.
 
Contractor Qualified Professional
$
Credit
Comment
15.2.1 - Interior Doors

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.
Contractor Qualified Professional
$
Credit
Comment
15.2.2 - Interior Doors

Doors

One or more interior doors were damaged / deteriorated / missing. Recommend that a qualified person replace or repair doors as necessary.
Contractor Qualified Professional
$
Credit
Comment
15.2.3 - Interior Doors

Hardware

Some interior door hardware (locksets / hinges) were inoperable / damaged / loose / missing. Recommend that a qualified person repair or replace as necessary.
Contractor Qualified Professional
$
Credit
Comment
15.3.1 - Windows & Skylights

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

Windows

One or more windows that were designed to open and close werestuck shut / difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
Contractor Qualified Professional
$
Credit
Comment
15.3.3 - Windows & Skylights

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:

EGRESS
                 

Contractor Qualified Professional
$
Credit
Comment
15.3.4 - Windows & Skylights

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

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.
                 

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

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

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

Minor cracks, nail pops

Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
ECC
Contractor Qualified Professional
$
Credit
Comment
15.5.1 - Floors

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.
Contractor Qualified Professional
$
Credit
Comment
15.6.1 - Stairs/Handrails/Gaurdrails

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.
Contractor Qualified Professional