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1234 Main St.
Nicholasville, KY 40340-1262
03/30/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
10
Maintenance items
14
Deficiencies
3
Safety hazards

1 - Inspection Details

In Attendance
Client's Agent, Client’s son-in-law
Occupancy
Vacant
Building Type
Multi-Family (Condominium), 2 Story
Foundation Type
Slab-on-Grade
Utilities
Water - On, Electric - On, Gas - On
Weather Conditions
Clear
Soil Conditions
Frozen
Temperature (Approximate)
25°F-35°F

Report Limitations:

This report is intended only as a general guide to help the client make his/her own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon her visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. 

The inspection is performed in compliance with generally accepted standard of practice, a full copy of which can be viewed here and which is incorporated throughout this report in the "Standards" tab shown beside each section heading. Systems and conditions which are not within the scope of the inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection. 

Further, Kentucky state law prohibits Home Inspectors from positively identifying the presence of mold or mold like substances within the scope a general home inspection. However, if your Inspector identifies high moisture conditions in the home, or finds evidence of moisture staining or water damage from a former high moisture condition, the client should assume that the presence of mold is possible, and further assessment and/or testing by a mold professional may be desired. The inspection report should not be construed as a compliance inspection of any governmental or non-governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. 

I certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with trades people or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct. Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration to the Better Business Bureau in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.

2 - Exterior

Inspection Method
Viewed from ground.
Siding, Flashing & Trim: Exterior Wall-Covering Material(s)
Brick, Vinyl Siding
Walkways, Patios & Driveways: Driveway Material
Concrete
Walkways, Patios & Driveways: Walkway Material
Concrete
Walkways, Patios & Driveways: Patio Slab
Cement Pavers
Decks, Balconies, Porches & Steps: Type
Covered Porch
Decks, Balconies, Porches & Steps: Material
Concrete
Eaves, Soffits & Fascia: Materials
Vinyl, Metal wrap

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

$
Credit
Comment
2.1.1 - Siding, Flashing & Trim

Minor Cracks / Openings

Some cracks/openings in wall covering material(s) noted; recommend covering and/or sealing any openings to prevent moisture intrusion into wall system.

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

Gaps / Openings - Trim

Various windows and/or doors have deteriorated/shrunken/missing caulk issues, which results in gaps that can allow moisture intrusion; seal around windows and doors where gaps are apparent, including below door thresholds.

Tools Handyman/DIY
$
Credit
Comment
2.2.1 - Exterior Doors

Door Does Not Close / Latch
Left Sunroom

Door does not close or latch properly. Recommend qualified handyman or door contractor adjust strike plate and/or lock.

Here is a DIY troubleshooting article on fixing door issues. 

Wrenches Handyman
$
Credit
Comment
2.2.2 - Exterior Doors

Minor Cracking - Maintenance
Front

Minor cracking was observed in the door. Recommend sealing and monitoring.

Tools Handyman/DIY
$
Credit
Comment
2.4.1 - Decks, Balconies, Porches & Steps

Concrete Surface Deterioration

Deterioration was observed in the concrete surface. Repair recommended.

Gardening shovel tool shape Concrete Contractor
$
Credit
Comment
2.5.1 - Eaves, Soffits & Fascia

Metal Wrap Unsecured

The metal fascia wrap was pulling away from house in some areas. Recommend securing to protect wooden elements covered by this material.

Tools Handyman/DIY
$
Credit
Comment
2.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Negative Grading

Grade around some areas of the foundation shows signs of water accumulation and poor drainage (grading issues may relate to soil/mulch materials and/or concrete/asphalt surfaces); recommend correcting this situation by correcting negative/flat grade or installing an appropriate drainage system. Failure to route drainage water away from foundation could result in foundation damage and moisture entry through the foundation or into the home interior.

Here is a helpful article discussing negative grading. 

Triangle Grading Contractor
$
Credit
Comment
2.6.2 - Vegetation, Grading, Drainage & Retaining Walls

Vegetative Growth

Trees/bushes were overhanging the roof or in contact with the side of the house in some areas. Recommend trimming away all vegetative growth to prevent damage and moisture intrusion through the roof/wall materials.

Yard scissors Landscaping Contractor

3 - Basement, Foundation, Crawlspace & Structure

Inspection Method
Visual
Access Location
Slab-on-Grade (No Access)
Foundation: Material
Cement Block
Floor Structure: Structure Material
Wood Structure
Floor Structure: Sub-floor
Concrete, OSB
Roof / Attic Structure: Decking Material
OSB
Roof / Attic Structure: Roof / Attic Structure
Wood Trusses
Slab

There is no way to access the interior of the foundation as this house is built on a slab construction.

Basements & Crawlspaces not present.

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

$
Credit
Comment
3.1.1 - Foundation

Foundation Cracks - Minor

Some minor vertical cracking was observed in some areas, but these did not appear to be active cracks and were not a cause of concern at the time of the inspection. It is recommended that this type of cracking be sealed and monitored for ongoing movement. If cracks continue to grow, a qualified professional should be consulted to assess the situation.

Here is an informational article on foundation cracks.

Tools Handyman/DIY

4 - Roof

Inspection Method
Walked on Roof
Roof Type/Style
Gable
Roof Drainage Systems: Gutter / Downspout Material
Aluminum
Flashings: Material
Metal, Rubber
Chimney(s): Type
Brick, Metal
Coverings: Material
Asphalt Shingle (Dimensional)
Downspouts Concealed

Some downspouts discharge into an underground location that could not be viewed. Recommend monitoring for proper functionality and digging out downspout extension as needed.

Skylight(s) not present.

Roof Leak not present.

I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

$
Credit
Comment
4.2.1 - Roof Drainage Systems

Gutter Improperly Sloped
Various Areas

Gutter was improperly sloped, which could result in runoff drainage around the foundation and possible structural shifting. Recommend qualified roofing or gutters contractor repair.

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
4.3.1 - Flashings

Drip Edge - Installed Behind Gutter
Various Areas

A drip edge was viewed, but this element was installed behind the gutter in at least some areas. Repair is recommended to ensure proper drainage as drip edges must be setup to drain into gutters.

Roof Roofing Professional

5 - Insulation & Ventilation

General: Dryer Power Source
220V Electric
General: Dryer Vent
Unknown
Attic Insulation: Insulation Type
Blown, Batt, Fiberglass, Insulation was unevenly installed.
Ventilation: Attic Ventilation Type
Ridge & Soffit Vents
Exhaust Systems: Bathroom Exhaust Fans
Fan with Light, Fan Only
Exhaust Systems: Kitchen Exhaust Fan
Vents to Exterior
Attic Insulation: Average R-Value
R-25 to R-40

Note: Kentucky authorities recommend an R-value of 49 in attic spaces for optimal energy efficiency. Values of R-38 are typically installed in new construction.

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

$
Credit
Comment
5.1.1 - General

Dryer Vent - Lint

Vent has a buildup of dryer lint; recommend cleaning as this is a fire hazard.

Tools Handyman/DIY
$
Credit
Comment
5.1.2 - General

Add Vent Hose

An exhaust hose will need to be added to hook up dryer.

Tools Handyman/DIY

6 - Heating

General: Location Conditioned
All areas except sunroom
Equipment: Location
2nd Floor Closet
Equipment: Heat Type
Forced Air
Equipment: Exhaust Type
Metal Flue
Distribution Systems: Ductwork
Insulated, Flex
General: HVAC Filter Information
2nd Floor Closet
24x25x1.
Normal Operating Controls: Thermostat Location
1st Floor Hall
Equipment: Brand
Trane
Equipment: Energy Source
Gas

Note: If inspector has identified that your system runs on gas, it is very important that you have a functional CO detector installed on each level of the house for safety. Since CO gas is heavier than air, it is recommended that this type of detector be installed low to the floor for safety.

Equipment: Age (Based on Manufacture Date)
11 Years

The average estimated design life of this type of unit is 15-20 years. Actual life span will vary, and depending on manufacturer, preventative maintenance, and usage, actual life span may significantly exceed or be less than estimated.

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

$
Credit
Comment
6.3.1 - Equipment

Blower Safety Switch Secured Down

The blower door safety shut off switch was secured down or otherwise inoperable; removal of constraint or repair is recommended for safe operation of this unit.

Fire HVAC Professional

7 - Cooling

Location Conditioned

See Heating System - Same as corresponding heating system.

Cooling Equipment: Energy Source/Type
Electric, Central Air Conditioner
Cooling Equipment: Evaporator Coil Location
Housed in same location as heating equipment., 2nd Floor Closet
Cooling Equipment: Condenser Location
Exterior - Left Side
Cooling Equipment: Size
4 Ton
Condensate Line: Condensate Line Discharge Point
Drains into floor standpipe by furnace
Cooling Equipment: Brand
Trane
Cooling Equipment: Condenser Age (Based on Manufacture Date)
12 Years

The average estimated design life of this type of unit is 10-15 years. Actual life span will vary, and depending on manufacturer, preventative maintenance, and usage, actual life span may significantly exceed or be less than estimated.

Normal Operating Controls: See Heating System

This is the same control that is utilized by the heating system. See heating system section for additional details.

Distribution System: See Heating System

This is the same distribution system that is utilized by the heating system. See heating system section for additional details.

Low Outdoor Temperature

This system was not tested as the outside temperature was below 60F; operating this equipment in low temperatures could cause severe damage to outdoor unit.

Evaporator Coil Not Viewed

The evaporator coil could not be viewed or inspected as it was inaccessible due to permanently installed cabinet cover. Evaporator coils require periodic cleaning to maintain functional integrity.

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

8 - Electrical

Service Entrance Conductors: Electrical Service Conductors
Below Ground
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Service Size
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Component Type
Circuit Breakers
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
GFCI & AFCI: Bathrooms Share Resets

Some bathroom outlets share resets.

Smoke Detectors: Detector Type
Hard Wired
Smoke Detectors: Installed were Functional

Installed detectors sounded when tested.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Service Disconnect Location
On the far right of all units
Exterior, Right, By Electric Meter
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage
Lighting Fixtures, Switches & Receptacles: Sunroom Heating Unit

The electric through wall heating unit installed in the sunroom was functional at the time of the inspection. The cooling functionality could not be tested due to low outdoor temperatures.

GFCI & AFCI: GFCI & AFCI Recommendations

GFCIs (ground fault circuit interrupters) are recommended in damp locations, including unconditioned below grade spaces (crawlspaces and unfinished basements), garages, bathrooms, and exterior locations. These safety devices are also recommended near water fixtures/sinks, as they are designed to protect the user from electrocution.


AFCIs (arc fault circuit interrupters) are recommended on branch circuits that supply power to outlets and switches/fixtures throughout the house, as they are designed to protect against electrical fires.


For further information regarding GFCI & AFCI devices, follow the embedded links.

GFCI & AFCI: Tested and Functional

All installed GFCI (ground fault circuit interrupter) and AFCI (arc fault circuit interrupter) safety devices were tested and functional.

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. 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; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

$
Credit
Comment
8.4.1 - Lighting Fixtures, Switches & Receptacles

Light - Inoperable
1st Floor Right Center Bathroom

One or more lights are not operating using nearby switches. New light bulbs may be needed. Recommend changing bulbs to check functionality of fixtures. Until bulbs are changed, the functionality of the fixture is unknown.

Tools Handyman/DIY
$
Credit
Comment
8.4.2 - Lighting Fixtures, Switches & Receptacles

Outlets - Loose
Various Areas

At least one loose outlet was observed (outlet shifted in junction box); recommend tightening outlet for safety and continued functionality.

Tools Handyman/DIY
$
Credit
Comment
8.9.1 - Carbon Monoxide Detectors

None Installed

No CO detectors were viewed in this house; since gas appliances/systems are utilized, it is necessary that a CO detector be installed on each level of the house for safety. Install these near the floor, since CO gas is heavier than air.

Tools Handyman/DIY
$
Credit
Comment
8.9.2 - Carbon Monoxide Detectors

Gas Fireplace - Detector Needed Nearby

A CO detector was not installed in the vicinity of the fireplace, which is recommended for safety; consider installing a functional detector near this unit before use.

Tools Handyman/DIY

9 - Plumbing

Filters
None
Water Source
Public
Drain, Waste, & Vent Systems: Drain/Waste Line Material
Plastic
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Plastic, Copper
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric
Hot Water Systems, Controls, Flues & Vents: Water Heater Capacity
80 Gallon
Fuel Storage & Distribution Systems: Fuel Source
Public
Main Water Shut-off Device: Location
Laundry Room Closet
Beside Water Heater
Hot Water Systems, Controls, Flues & Vents: Water Heater Location
Laundry Room
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Exterior Gas Meter, Front
Main Water Shut-off Device: Gate Valve Installed

The installed main water shutoff valve is a gate valve, which is a design with a high failure rate as it ages. Often, this type of valve is not reliable, and may not shut off the water coming into the house from the water meter at the exterior. As a proactive measure, or if valve failure occurs, it is recommended that this valve be replaced with a ball valve, which is much more reliable.

Hot Water Systems, Controls, Flues & Vents: Manufacturer
Rheem

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120°F to kill microbes and no higher than 140°F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

Hot Water Systems, Controls, Flues & Vents: Age (Based on Manufacture Date)
11 Years

The average estimated design life of this type of unit is 5-12 years. Actual life span will vary, and depending on manufacturer, preventative maintenance, and usage, actual life span may significantly exceed or be less than estimated.

Hot Water Systems, Controls, Flues & Vents: TPR - Not Tested

Note: Temperature / Pressure Relief (TPR) valves are not tested, only viewed and assessed.

Main Water Shutoff Not Tested

Inspectors are not authorized to test the main water shutoff during the course of a general home inspection. Therefore, the water shutoff was assessed, but not tested.

Valve Handles Not Tested

Inspectors are not authorized to turn water supply valves on/off, so fixture valves were not tested.

Waste/Ejector Pump not present.

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

$
Credit
Comment
9.2.1 - Drain, Waste, & Vent Systems

Drain Stop - Missing/Inoperable
1st Floor Back Bathroom

Mechanical drain stop was not present or not operational in a sink or bathtub; recommend installing operable drain stop.

Tools Handyman/DIY
$
Credit
Comment
9.3.1 - Water Supply, Distribution Systems & Fixtures

Tub Handles/Spigot - Loose
1st Floor Right Center Bathroom

The supply handles and tub spigot were loose and the handle was not sealed around. Recommend securing these in place and sealing.

Tools Handyman/DIY
$
Credit
Comment
9.3.2 - Water Supply, Distribution Systems & Fixtures

Sink - Surface Cracks
1st Floor Back Bathroom

Surface cracks were observed in the sink basin; recommend sealing and monitoring for leaks below the sink basin.

Tools Handyman/DIY

10 - Doors, Windows & Interior

Windows: Window Type
Double Pane, Single Pane

*This describes the majority of the windows in the house.

Windows: Window Material
Vinyl

*This describes the majority of the windows in the house.

Windows: Sunroom Windows

Sunroom windows were double pane, sliding. Metal windows in metal frames.

Floors: Floor Coverings
Laminate, Carpet, Tile
Possible Organic Growth

Home Inspectors are prohibited from positively identifying the presence of mold or mold like substances within the scope a general home inspection. However, whenever signs of a previous or ongoing moisture issue are identified, the client should assume that the presence of mold is possible, and further assessment and/or testing by a mold professional may be desired.

Windows: Frame Material
Vinyl

Wood framing materials can not be viewed or inspected during a visual inspection such as this.

Ceilings: Minor Cracking
Various Areas

Minor cracking was observed in some areas of the ceilings that is most likely due to slight settlement or shrinkage between finish materials. These cracks were assessed at the time of the inspection, and were not of concern. It is recommended that any cracks be monitored over time for active movement. If ongoing movement occurs, a structural professional should be consulted.

Ceilings: Ceiling Defect - No Issue
Garage & Entryway

There is a defect in the ceiling that was assessed and determined to be cosmetic in nature.

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

$
Credit
Comment
10.4.1 - Walls

Hole/Opening/Damaged Area
2nd Floor Closet

A hole, opening, or damaged area in the wall was observed. Repair is recommended.

Contractor Qualified Professional
$
Credit
Comment
10.4.2 - Walls

Water Staining - No Moisture - Monitor
Laundry Room Closet

There are signs of a previous water leak in the wall. Suspect areas were tested using a moisture meter, and did not appear to represent active leaks, but inactivity could not be confirmed with certainty; recommend monitoring over time for leaks.

Mag glass Monitor
$
Credit
Comment
10.4.3 - Walls

Seal
Sunroom & Various Windows

Recommend sealing openings.

Tools Handyman/DIY
$
Credit
Comment
10.5.1 - Floors

Openings near Tubs / Toilets
2nd Floor Back Bathroom

Gaps/openings in the flooring near plumbing fixtures (toilet/tub) observed. Recommend sealing these openings to protect the subfloor in these high moisture areas.

Tools Handyman/DIY
$
Credit
Comment
10.5.2 - Floors

Loose Transition
1st Floor Left Center into Bathroom

Floor transition was loose or unsecured. Recommend securing in place.

Tools Handyman/DIY
$
Credit
Comment
10.5.3 - Floors

Carpet Unsecured
1st Floor Back Bedroom to Bathroom

Carpet was pulling away from subfloor. Recommend securing.

Flooring Flooring Contractor

11 - Built-in Appliances

Range/Oven/Cooktop: Range/Oven Energy Source
Gas
Microwave: Type
Built-In

We may test kitchen appliances for basic functionality but cannot evaluate them for their performance nor for the variety of their settings or cycles. Appliances older than ten years may exhibit decreased efficiency. Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they require connection to facilitate testing.


Laundry appliances are not tested or moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Flood testing is not performed on the laundry drain standpipe and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned.

12 - Fireplace

General: Type
Gas
General: Unit Turned On

Unit turned on when tested.

Vents, Flues & Chimneys: Type
Masonry
Vents, Flues & Chimneys: Disclaimer

There are a wide variety of chimneys and interrelated components. However, there are three basic types, single-walled metal, masonry, and pre-fabricated metal ones that are commonly referred to as factory-built ones. Single-walled metal ones should not be confused with factory-built metal ones, and are rarely found in residential use, but masonry and factory-built ones are commonplace. Our inspection of them conforms to industry standards, and is that of a generalist and not a specialist.  However, significant areas of chimney flues cannot be adequately viewed during a field inspection. Therefore, because our inspection of chimneys is limited to areas easily viewed and does not include the use of specialized equipment, we will not guarantee their integrity or drafting ability and recommend that they be more thoroughly evaluated by a specialist before the close of escrow.

I. The inspector shall inspect:

readily accessible and visible portions of the fireplaces and chimneys;

lintels above the fireplace openings;

damper doors by opening and closing them, if readily accessible and manually operable; and

cleanout doors and frames.

II. The inspector shall describe:

the type of fireplace.

III. The inspector shall report as in need of correction:

evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;

manually operated dampers that did not open and close;

the lack of a smoke detector in the same room as the fireplace;

the lack of a carbon-monoxide detector in the same room as the fireplace; and

cleanouts not made of metal, pre-cast cement, or other non-combustible material.

IV. The inspector is not required to:

inspect the flue or vent system.

inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.

determine the need for a chimney sweep.

operate gas fireplace inserts.

light pilot flames.

determine the appropriateness of any installation.

inspect automatic fuel-fed devices.

inspect combustion and/or make-up air devices.

inspect heat-distribution assists, whether gravity-controlled or fan-assisted.

ignite or extinguish fires.

determine the adequacy of drafts or draft characteristics.

move fireplace inserts, stoves or firebox contents.

perform a smoke test.

dismantle or remove any component.

perform a National Fire Protection Association (NFPA)-style inspection.

perform a Phase I fireplace and chimney inspection.

13 - Attached Garage

Floor: Material
Concrete
Garage Door: Material
Metal, Insulated
Garage Door: Type
Automatic

Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should not be stored within closed garage areas. Garage door openings are not standard, so you may wish to measure the opening to ensure that there is sufficient clearance to accommodate your vehicles. It is not uncommon for moisture to penetrate garages, particularly with slabs on-grade construction, and this may be apparent in the form of efflorescence or salt crystal formations on the concrete. You may want to have any living space above the garage evaluated further by a structural engineer, as it may be seismically vulnerable.