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1234 Main St.
Knoxville, Tennessee 37922
12/07/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
14
Minor
10
Moderate
6
Safety / major

1 - General Information / Overview

General: Overview

A home inspection is a non invasive, visual examination of the accessible areas of the property, designed to identify areas of concern within specific systems or components defined by the InterNACHI Standards of Practice, that are both observed and deemed material by the inspector at the exact date and time of inspection. Any and all recommendations for repair, replacement, evaluation, and maintenance issues found, should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues than able to be noted from a purely visual inspection of the property. This inspection will not reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises.

General: Annual Home Maintenance Inspection

Even the most vigilant homeowner can, from time to time, miss small problems or forget about performing some routine home repairs and seasonal maintenance. That's why an Annual Home Maintenance Inspection will help you keep your home in good condition and prevent it from suffering serious, long-term and expensive damage from minor issues that should be addressed now. 

The most important thing to understand as a new homeowner is that your house requires care and regular maintenance. As time goes on, parts of your house will wear out, break down, deteriorate, leak, or simply stop working. But none of these issues means that you will have a costly disaster on your hands if you're on top of home maintenance, and that includes hiring an expert once a year. 

Just as you regularly maintain your vehicle, consider getting an Annual Home Maintenance Inspection as part of the cost of upkeep for your most valuable investment your home. 

Your InterNACHI-Certified Professional Inspector can show you what you should look for so that you can be an informed homeowner. Protect your family's health and safety, and enjoy your home for years to come by having an Annual Home Maintenance Inspection performed every year. 

Schedule next year's maintenance inspection with your home inspector today!


Every house should be inspected every year as part of a homeowner's routine home maintenance plan. Catch problems before they become major defects.

General: Notes

Note: East Tennessee gets a lot of rain, and that has been especially true this year.  We already have about 40 inches of rain so far in the first 6 months of 2019.  Although we do enjoy many sunny days, when it rains, it pours and occasionally the daily rainfall is exceptionally high.  During dry periods many conditions visible following rains do not appear. The duty of a home inspector is to disclose visible conditions. If a condition is not visible it cannot be reported.


Note: Read the Standards of Practice set forth by the InterNational Association of Certified Home Inspectors for an insight into the scope of the inspection.


Note: The inspection represents the condition of the visually inspected areas of the property on the date of the inspection. Component conditions may change between the date of the inspection and the title transfer date. A thorough walk-through prior to title transfer helps protect against unexpected surprises, and is recommended. The purchase of a home warranty is recommended.


Notice to Third Parties: This report is the exclusive property of NCIS Home Inspection and the Client(s) listed above and is not transferable to any third parties or subsequent buyers. Our Inspection and this report have been performed with a written contract agreement that limits its scope and usefulness. Unauthorized recipients are therefore advised not to rely upon this report, but rather to retain the services of an appropriately qualified property inspector of their choice to provide them with their own inspection and report.


Note: For the purpose of this report, all directional references (left, right, rear, front) are based on when facing the front of the structure as depicted in the cover image above.

General: About Thermal Imaging

Note: A Thermal Imaging camera may be used as a means of evaluating certain suspect issues or systems. Any anomalies found are always verified by other means such as a moisture meter. Moisture must be present for infrared thermography to locate its existence. During dry times a leak may still be present but undetectable if materials have no moisture present. Thermal Imaging is not X-ray vision, cannot see through walls and cannot detect mold.

General: Comment Key and Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any findings / comments that are listed under "Safety / Major" by the inspector suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.


Inspected (IN) = The item, component or system was visually inspected and if no other comments were made, then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI) = The item, component or system was not inspected and no representations made of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = The item, component or system is not in this home or building.

Finding (F) = The item, component or system was inspected and a concern, observation and/or deficiency was found and falls under one of the categories below.


Note = The item or discovery indicated is considered cosmetic, nuisance or is "For Your Information". The items, although should be repaired, are not considered to be in need of immediate repair. Any items or recommendations in this category should not be considered as an enforceable repair or responsibility of the sellers, but designed only to provide you with specific information about the property.


Minor = The item, component, or system while perhaps functioning as intended is in need of minor repair, service, or maintenance; is showing signs of wear or deterioration that could result in an adverse condition at some point in the future; or considerations should be made in upgrading the item, component, or system to enhance the function, efficiency and / or safety. Items falling into this category can frequently be addressed by a homeowner or handyman and are considered to be routine homeowner maintenance (DIY) or recommended upgrades.


Moderate = The item, component, or system while perhaps functioning as intended is in need of moderate repair, service; is showing signs of wear or deterioration that could result in an adverse condition at some point in the future; or considerations should be made in upgrading the item, component, or system to enhance the function, efficiency and / or safety. Items falling into this category can frequently be addressed by a handyman or a qualified contractor and are not considered routine maintenance or DIY items.


Safety / MajorThe item, component or system poses a safety concern to occupants in or around the home. Some listed concerns will be considered acceptable for the time period of construction but pose a current risk.

The item, component or system is Not functioning as intended, or needs further evaluation by a specialized qualified licensed contractor or can cause damage to the structure. Items, components or units that can be repaired to satisfactory condition may not need replacement.

2 - Inspection / Property Details

General: In Attendance
Client
General: Building Type
Single Family
General: Occupancy
Occupied
General: Utilities
All Utilities On
General: Building faces
East
General: Temperature
80-90 F
General: Weather Conditions
Cloudy
General: Additional Photos
Exterior views

Views from all sides

3 - Misc. Concerns / Comments

Misc. Concerns / Comments: Occupied and/or Furnished

Note: Many areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

4 - Grounds

IN NI NP F
4.1 Grading X X
4.2 Vegetation X
4.3 Driveways, Sidewalks, Patios X X
4.4 Porches / Steps / Stoops X
4.5 Patio / Porch Covers X
4.6 Decks/Stairs X X
4.7 Retaining Walls X
4.8 Fences/Gates X

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
4.1.1 - Grading

Reverse Perimeter Slope - Repair

The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. It can be a conducive condition for wood-destroying organisms.  The ground is wet and soft in low spots along right side wall and back right corner.  Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.

Yard scissors Landscaping Contractor
Credit
Comment
4.3.1 - Driveways, Sidewalks, Patios

Sidewalk / Patio Cracks / Deterioration - Monitor

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.
Mag glass Monitor
Credit
Comment
4.6.1 - Decks/Stairs

Deck in Need of Painting / Sealing / Maintenance

Wooden deck or porch surfaces were overdue for normal maintenance.  There was no evidence of stain or paint to provide weather protection. Recommend that a qualified person clean and preserve as necessary.

Wrench DIY
Credit
Comment
4.6.2 - Decks/Stairs

Handrails Not Graspable

Handrails at one or more flights of stairs were not graspable and posed a fall hazard. Although an allowed building practice in older structures, handrails should be 1 1/4 - 2 inches in diameter if round, or 2 5/8 inches or less in width if flat. Recommend that a qualified person install graspable handrails or modify existing handrails per standard building practices.  

This is a building code that is often violated because thicker handrails do look better.  If you prefer style over safety code, you may decide to ignore this violation.  It is up to you.

House front 1 Deck Contractor
Credit
Comment
4.6.3 - Decks/Stairs

Soil Contact with Stairs

Soil was in contact with or close to wooden stairs at one or more locations. This is a conducive condition for wood-destroying organisms. Soil should be graded and/or removed so no wood-soil contact is present, if possible. Otherwise, installing products such as borate-based Impel rods may help to prevent infestation and damage.

Tools Handyman/DIY
Credit
Comment
4.6.4 - Decks/Stairs

Footing Damaged / Deteriorated

One or more deck support piers were cracked and/or deteriorated. Recommend repairs be made by a qualified licensed contractor.

House front 1 Deck Contractor
Credit
Comment
4.6.5 - Decks/Stairs

Guardrail Ballusters damaged
rear deck

Many ballusters had defects such as cracks/splitting which has reduced their strength.  Damaged deck components should be replaced for safety.

Contractor Qualified Professional

5 - Exterior

IN NI NP F
5.1 Exterior Walls / Trim X
5.2 Eaves / Soffits X
Exterior Walls / Trim: Construction Material
Wood Frame
Exterior Walls / Trim: Wall Covering Material
Wood, Brick

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings

6 - Roof

IN NI NP F
6.1 General X
6.2 Coverings X X
6.3 Flashings X X
6.4 Skylights, Chimneys & Other Roof Penetrations X
6.5 Roof Drainage Systems X X
6.6 Maintenance / Other X
General: Inspection Method
Fully Traversed
General: Roofing Material
Asphalt, Composition
General: Flashing Material
Metal, Rubber
General: View of Roof
View of roof.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
6.2.1 - Coverings

Architechtural Roof Shingles Damaged

Architectural shingles (also known as dimensional, laminated or composite shingles)  were damaged at several locations near roof vents and ridge vents.  Leaks can occur as a result.  Recommend that a qualified roofing contractor repair as necessary. For example, by replacing shingles.  This is a major defect caused by improper equipment use or carelessness by the roofer.  This is not a manufacturing defect.

Roof Roofing Professional
Credit
Comment
6.2.2 - Coverings

Exposed Staple / Screw Head(s) and/or Nail Head(s)

Nail  heads were exposed at several shingles. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.  This is a routine maintenance task that should be done every 4-6 years as needed.  Check this and other roofing conditions annually as part of a annual routine home maintenance plan.

Contractor Qualified Professional
Credit
Comment
6.3.1 - Flashings

Drip Edge Flashing Missing and/or Damaged

No "drip edge" flashing was visible at roof eaves (lower edges) or rakes (gable end edges). Drip edge helps prevent water from soaking into the edges of the roof sheathing material (typically plywood or oriented strand board). This reduces the chance of fungal rot or deterioration from water damage in the roof sheathing. Recommend that a qualified contractor install drip edge flashings where missing and per standard building practices.  

video about drip edge flashing  

Most shingle manufacturers recommend drip edge flashing when installing shingles.

1: Drip edge flashing directs roof water runoff away from eave fascia and gable ends.

2: Water will travel uphill under the starter saturating sheathing, fascia board.

3: Drip edge flashing directs roof water runoff into gutters and referred by roofing standards, manufacturers, and experts.

2015 Residential Code for roof drip edge flashing.
The 2015 International Residential Code (R905.2.8.5) requires the use of drip edge flashings on eaves and rake edges of shingled roofs.


Roof Roofing Professional
Credit
Comment
6.5.1 - Roof Drainage Systems

Debris in Gutter(s) and/or Downspout(s)

Debris has accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.  This is a routine maintenance task.


In addition to leaves and sticks, there were building materials in the gutters and downspouts.  Nails and scraps of underlayment, shingles and other roofing materials were found on the roof and gutters.  These materials can impede the drainage of water from the roof.

Tools Handyman/DIY
Credit
Comment
6.5.2 - Roof Drainage Systems

Gutter(s) and/or Downspout(s) Sections Separated / Damaged / Loose

One or more sections of gutters and/or downspouts were separated, damaged and/or loose. Rainwater may come in contact with the building exterior or accumulate around the foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

Contractor Qualified Professional

7 - Garage / Carport

IN NI NP F
7.1 General X
7.2 Occupant Doors X
7.3 Vehicle Door X
7.4 Automatic Opener X
7.5 Floor, Walls, Ceiling X
General: Structure Type
Attached Garage
General: Occupant Door
Solid
General: Vehicle Door
Sectional
General: Automatic Opener Safety Devices
Pressure sensitive, Electronic eye
General: Wall Type
Finished
General: Ceiling Type
Finished
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings

8 - Interior, Doors, Windows

IN NI NP F
8.1 Exterior Doors X X
8.2 Interior Doors X
8.3 Windows X X
8.4 Walls X
8.5 Ceiling X
8.6 Floors X
8.7 Countertops & Cabinets X X
Windows: Type
Vinyl, Double-hung

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, steam generating 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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
8.1.1 - Exterior Doors

Hardware Loose / Damaged / Missing

Some exterior door hardware (locksets, hinges and/or pulls) were loose. Recommend that a qualified person repair or replace as necessary.

Tools Handyman/DIY
Credit
Comment
8.1.2 - Exterior Doors

Door Won't Latch

Two doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary.  For example, by adjusting latch plates or locksets.

Wrenches Handyman
Credit
Comment
8.3.1 - Windows

Screens Missing

Screens were missing from some windows. These windows may not provide ventilation during months when insects are active. On second story windows, these are also deterrants to keep small children from falling out of open windows. Recommend installing screens.

Window Window Repair and Installation Contractor
Credit
Comment
8.7.1 - Countertops & Cabinets

Countertop Damaged

Countertops and/or backsplashes were missing in the laundry room.  Recommend installing a countertop.

Contractor Qualified Professional

9 - Plumbing

IN NI NP F
9.1 Excluded Items X X
9.2 Service X X
9.3 Supply Lines X X
9.4 Drain, Waste, & Vent Systems X
9.5 Water Heater X X
9.6 Sinks / Fixtures X X
9.7 Toilets / Bidets X X
9.8 Bathtub / Shower X X
9.9 Laundry X
9.10 Exhaust Fans / Ventilation X X
9.11 Irrigation X
9.12 Fuel Systems X
Service: Water meter location
By street
Service: Water Service Type
Public
Service: Water service Material
Unknown / Not Visible
Service: Water Shut-Off Location
Crawlspace
Service: Pressure Regulator Present
Yes
Service: Sewer Type
Public
Supply Lines: Materials
PEX
Drain, Waste, & Vent Systems: Drain Line Materials
PVC
Drain, Waste, & Vent Systems: Waste Line Materials
PVC
Drain, Waste, & Vent Systems: Vent Materials
PVC
Drain, Waste, & Vent Systems: Clean-out Location(s)
Crawl space
Water Heater: Estimated Mfg. Year
2018
Water Heater: Energy Source / Type
Electric
Water Heater: Capacity
50 Gallon
Water Heater: Location
Crawlspace
Laundry: Information
240 Volt Electric, Washer Water Supply Hook-ups
Exhaust Fans / Ventilation: Type
Exhaust fan
Fuel Systems: Fuel Service Type
Natural Gas
Fuel Systems: Main Gas Shut-off Location
Gas Meter
Service: Water Pressure
45 Psi

View of water pressure at the time of the inspection. 50 to 80 PSI is acceptable 60 to 75 PSI is ideal.

Water Heater: Equipment Photo

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
9.1.1 - Excluded Items

Irrigation / Sprinklers

Note: This property appeared to have a yard irrigation (sprinkler) system and is excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.

Contractor Qualified Professional
Credit
Comment
9.2.1 - Service

Water Pressure Under 50 PSI

Water pressure was below 50 pounds per square inch (PSI), but the flow appeared to be adequate. 50-80 PSI is considered the normal range for water pressure in a home. The inspector performed a "functional flow test" during the inspection, where multiple fixtures were run simultaneously and checked for significantly decreased flow. For example, the shower flow did not decrease significantly when the toilet was flushed. However, this is not a guarantee that the client will find the pressure and flow to be adequate. If the client does find the flow to be inadequate, they should have a qualified plumber evaluate and repair as necessary.  Properly adjusting the water pressure reducing valve in the crawlspace is one possible solution.  The inspector recommends properly adjusting the pressure reducing valve up to optimal water pressure.

Contractor Qualified Professional
Credit
Comment
9.3.1 - Supply Lines

Substandard Support

One or more water supply pipes had substandard support and were loose.  Broken hangers (support clamps) were found.  Leaks may occur as a result. Recommend that a qualified person install new hangers or secure pipes per standard building practices.

Long runs of PEX pipe have to be supported with proper hangers. It is generally recommended to fasten the tubing at every 32 inches when running it alongside a joist (per manufacturer requirements)

Pipes Plumbing Contractor
Credit
Comment
9.5.1 - Water Heater

No Expansion Tank 2012

No expansion tank was present. Expansion tanks allow for the thermal expansion of water in the pipes. These have been required for new installs or replacement since 2012. Recommend a qualified plumber evaluate and install.  Water heater requirements

An expansion tank is also required by the Manufacturer A.O. Smith in its installation manual.


Pipes Plumbing Contractor
Credit
Comment
9.6.1 - Sinks / Fixtures

Faucet Loose

The sink faucet was loose. Recommend that a qualified person repair as necessary.

Pipes Plumbing Contractor
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Comment
9.7.1 - Toilets / Bidets

Toilet Runs Continuously

Toilet ran water continuously or didn't shut off after being flushed, and water leaked from the tank into the bowl. Significant amounts of water can be lost through such leaks. If this system uses a septic system, the septic system can be overloaded and cause significant and potentially expensive damage. A qualified person should repair or replace components as necessary.
Pipes Plumbing Contractor
Credit
Comment
9.8.1 - Bathtub / Shower

Shower Head / Piping Loose

Shower head piping in the wall was loose in all 4 bathrooms.  Shower heads appear to be supported only by the strength of the pex supply pipe.  Recommend repairs be made by a qualified licensed plumber.

Pipes Plumbing Contractor
Credit
Comment
9.10.1 - Exhaust Fans / Ventilation

Poorly supported exhaust duct

Exhaust duct in the crawl space was poorly supported.  There should be no sharp bends.  Rigid duct is preferred to flex duct, especially for long lengths of duct.

Contractor Qualified Professional

10 - Electrical

IN NI NP F
10.1 Service X
10.2 Panels X
10.3 Panel Wiring & Breakers X
10.4 GFCI / AFCI Protection X
10.5 Wiring X
10.6 Switches / Receptacles X
10.7 Lighting & Fans X
10.8 Smoke Detectors / CO Alarms / Door Bell X
Service: Information
120-240 Voltage
Service: Entrance Conductor Material
Aluminum
Panels: Main Panel Location
Exterior
Panels: Panel Capacity
200 AMP
Panels: Main disconnect rating
200 AMP
Panels: Sub Panel Location(s)
Garage
Panel Wiring & Breakers: Over protection devices
Breakers
GFCI / AFCI Protection: GFCI reset locations
Bathrooms, Garage, Kitchen
Wiring: Wiring Type
Non Metallic Sheathed
Panels: Panel Equipment Photographs
front left corner exterior

Main shut off is outside.  Breaker for HVAC system is at the main panel.  Sub Panel in Garage.  Electrical service is grounded to gas pipe.

GFCI / AFCI Protection: GFCI protection present
Yes

A Ground Fault Circuit Interrupter (GFCI) - Is an ultra sensitive receptacle outlet and/or breaker designed to shut off all electric current. Used in bathrooms, kitchens, exterior waterproof outlets, garage outlets, and "wet areas" to prevent electrical shock. Has a small reset / test button on the receptacle and/or breaker.

GFCI / AFCI Protection: AFCI protection present
Yes

An Arc Fault Circuit Interrupter (AFCI) is a circuit breaker that breaks the circuit when it detects an electric arc in the circuit it protects to prevent electrical fires. An AFCI selectively distinguishes between a harmless arc (incidental to normal operation of switches, plugs, and brushed motors), and a potentially dangerous arc (that can occur, for example, in a lamp cord which has a broken conductor).

Smoke Detectors / CO Alarms / Door Bell: Smoke Detector Installed / Location(s)
Yes

Note: Smoke detectors are tested only for audibility and not tested using actual smoke.

Smoke Detectors / CO Alarms / Door Bell: Carbon Monoxide Alarm(s) Installed / Location(s)
Yes

Note: Carbon Monoxide alarms are tested only for audibility and not tested using actual Carbon Monoxide.

Smoke Detectors / CO Alarms / Door Bell: Smoke Detectors not tested

Smoke detector placement appeared to be adequate. Smoke detectors are not tested as part of a general home inspection.  This house has an alarm system and often the smoke alarms are hard-wired into the alarm system.  Testing of a system like this should be done by the alarm installer.  The Inspector recommends that all detectors be checked to confirm that they don't need battery replacement.

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 time controlled 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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings

11 - Built-in Appliances

IN NI NP F
11.1 General X
11.2 Microwave X
11.3 Range/Oven/Cooktop X
11.4 Exhaust / Ventilation X
11.5 Dishwasher X
11.6 Garbage / Food Disposal X
11.7 Refrigerator X
General: Range / Oven / Cooktop Energy Source / Supply
Natural Gas
General: Exhaust / Ventilation Type
Hood
General: Fridge stays?
Yes

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings

12 - HVAC

IN NI NP F
12.1 General comments X
12.2 Heating / Forced Air X
12.3 Heating / Individual / Not Forced Air X
12.4 Air Conditioner X X
12.5 Ducts and Registers X X
12.6 Filter & Thermostat X
Heating / Forced Air: Estimated Year Mfg.
2018
Heating / Forced Air: Location
Exterior left
Heating / Forced Air: Energy source
Natural gas
Air Conditioner: Estimated Year Mfg.
2018
Air Conditioner: Location
Exterior
Air Conditioner: System Type
Packaged unit
Air Conditioner: Temperature split
16 F*


Ducts and Registers: Type
Ducts and Registers
Filter & Thermostat: Filter Location(s)
Hallway, 2nd Floor
Filter & Thermostat: T-stat Location(s)
Main house hallway, 2nd floor
Heating / Forced Air: Appears Functional

Heat system appears to be in working order. Supply air from the heating system should be 100 degrees Fahrenheit or higher. 

The photo(s) below is/are a thermal image of the supply air temperature at register(s) at the time of this inspection.

Air Conditioner: Appears Functional

The temperature split differential between the return air and supply registers was within the 14-22 degree (F) range at time of inspection.

The photo(s) below is/are a thermal image of the air temperature at supply and return air register(s) at the time of this inspection.  Temperature from room to room was consistent except for the two ceiling mounted registers upstairs.  All of the floor and wall mounted registers delivered air at 51-54F.  The two ceiling mounted registers were at about 58-59F.  There may be a problem with the duct insulation or a duct leak.

Ducts and Registers: All Ducts and registers were working properly

All ducts and registers except two were working properly and the temperature differential from room to room was within a tight range, indicating good duct design and performance.  

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.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
12.1.1 - General comments

Service Heating / Cooling System

The last service date of the forced air heating / cooling system 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 service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

Fire HVAC Professional
Credit
Comment
12.5.1 - Ducts and Registers

Insulation Missing / Loose / Deteriorated

Two heating or cooling ducts in the attic were delivering air at 6-8F warmer than all of the others.  This can indicate a duct leak, loose/disconnected duct, or insulation that was damaged or deteriorated.  This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. 

Temperature from room to room was consistent except for the two ceiling mounted registers upstairs.  All of the floor and wall mounted registers delivered air at 51-54F.  The two ceiling mounted registers were at about 58-59F.  There may be a problem with the duct insulation or a duct leak.

Recommend that a qualified person repair per standard building practices.  

Fire HVAC Professional

13 - Foundation

IN NI NP F
13.1 Foundation X X
13.2 Seismic Re-Inforcement X
Foundation: Foundation Type
Crawlspace, Concrete Block
Foundation: Foundation / Stem Wall Material
Masonry block
Foundation: Footing Material
Concrete

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
13.1.1 - Foundation

Moisture intrusion

In the crawlspace, moderate amounts of efflorescence and moisture was visible at some of the interior surfaces of the foundation walls on the right side of the house. Efflorescence is a white, powdery residue left by moisture seeping through the foundation wall and its presence indicates high moisture levels in soil near the foundation. Excessively high moisture levels in soil supporting the foundation can cause various structural problems related to soil movement. The source of moisture should be identified and the condition corrected by a qualified contractor.  Negative grade was measured in this area and the soil was wet outside in this area, but not the rest of the yard.

Contractor Qualified Professional

14 - Attic, Insulation & Ventilation

IN NI NP F
14.1 Access X
14.2 Structure & Sheathing X
14.3 Attic Insulation X X
14.4 Exhaust & Ventilation X X
Access: Access Location(s)
Bedroom closet
Access: How Viewed
Traversed
Structure & Sheathing: Types
Rafters, Ceiling joists, Oriented Strand Board (OSB) Sheathing
Attic Insulation: Insulation Type
Cellulose Loose Fill
Attic Insulation: Estimated R Value
~R-30
Exhaust & Ventilation: Ventilation Type
Soffit / Eave vents, Ridge Vents
Access: Attic Views

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
14.3.1 - Attic Insulation

Uneven / Compacted / Missing
Attic

The ceiling insulation in one or more areas of the attic was uneven, compacted and/or missing. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).  Some areas were OK, but Many areas were found with less insulation and in worst cases the ceiling drywall was visible (Zero Insulation) which is terrible.  This is a defect, but easy to fix.

Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38). 


House construction Insulation Contractor
Credit
Comment
14.4.1 - Exhaust & Ventilation

Ridge Vents blocked

Continuous ridge vents were blocked with shingles in some places, which restricts air-flow.  There should be about 1" gap unobstructed on both sides of the ridge board for propper ventilation.  Trim away excess materials blocking vents to allow the ridge vents to work so that the attic does not overheat in summer:
1) Higher air conditioning bill
2) shingles wear out faster when attic ventilation is poor


Not all vents were blocked.  It was not very hot on the day of the inspection (raining when I was in the attic) so it was not a good day to measure maximum attic temperature.  But it was hot in the attic.


Contractor Qualified Professional

15 - Crawlspace

IN NI NP F
15.1 Access X
15.2 Substructure X
15.3 Insulation/Ventilation X X
Access: Location
Left side
Access: How Viewed
Traversed
Substructure: Sub floor material
Not visible
Substructure: Beam & Joist Material
Laminated Beam Noted
Substructure: Pier/Support Material
Concrete Block
Insulation/Ventilation: Ventilation Type
Vented
Insulation/Ventilation: Insulated
Yes
Access: Crawlspace Views

Crawlspace was generally in good condition

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
15.3.1 - Insulation/Ventilation

Wall vents loose

Some wall vents were loose.  Some of the set screws had not even been adjusted (had not even been turned once) so they did not make contact with the brick veneer.  Complete installation of wall vents before they fall out of the wall.

Contractor Qualified Professional