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1234 Main St.
Wilton, CT 06879
11/21/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
159
Items Inspected
4
Maintenance item
29
Recommendation
7
Safety hazard

1 - Inspection Details

Style
Ranch
Type of Building
Single Family
Stories
One
Square Footage
2214 sq ft
Approximate Age
66 yrs
Age Based On
Listing
Bedrooms/Bathrooms
1/2 Bath, 2 Bath, 5 Bedroom
In Attendance
Client, Client's Agent
Occupancy
Furnished, Occupied, Electric On, Gas Service On, Water Service On
Temperature (approximate)
77 Fahrenheit (F)
Weather Conditions
Cloudy
Orientation

For the sake of this inspection the front of the home will be considered as the portion pictured in the cover photo. References to the left of right of the home should be construed as standing in the front yard, viewing the front of the home.

Overview

On Point Home Inspections strives to perform all inspections in substantial compliance with the InterNACHI Standards of Practice. As such, I inspect the readily accessible, visually observable, installed systems and components of the home as designated in these Standards of Practice. When systems or components designated in the Standards of Practice were present but were not inspected, the reason(s) the item was not inspected will be stated. This inspection is neither technically exhaustive or quantitative.

This report contains observations of those systems and components that, in my professional judgement, were not functioning properly, significantly deficient, or unsafe. All items in this report that were designated for repair, replacement, maintenance, or further evaluation should be investigated by qualified tradespeople within the clients contingency period or prior to closing, which is contract applicable, to determine a total cost of said repairs and to learn of any additional problems that may be present during these evaluations that were not visible during a "visual only" Home Inspection. 

This inspection will not reveal every concern or issue that may be present, but only those significant defects that were visible at the time of inspection. This inspection can not predict future conditions, or determine if latent or concealed defects are present. The statements made in this report reflect the conditions as existing at the time of Inspection only, and expire at the completion of the inspection. Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection; including roof leaks, or water infiltration into crawl spaces or basements. This report is only supplemental to the Sellers Disclosure and Pest (WDI) Inspection Report. Refer to the  InterNACHI Standards of Practice, and the Inspection agreement regarding the scope and limitations of this inspection.

This inspection is NOT intended to be considered as a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, REGARDING THE CONDITIONS OF THE PROPERTY, INCLUDING THE ITEMS AND SYSTEMS INSPECTED, AND IT SHOULD NOT BE RELIED ON AS SUCH. This inspection report should be used alongside the sellers disclosure, pest inspection (WDI) report, and quotes and advice from the tradespeople recommended in this report to gain a better understanding of the condition of the home. Some risk is always involved when purchasing a property and unexpected repairs should be anticipated, as this is unfortunately, a part of home ownership. One Year Home Warranties are sometimes provided by the sellers, and are highly recommended as they will cover future repairs on major items and components of the home. If a warranty is not being provided by the seller(s), your Realtor can advise you of companies who offer them. 

Items Not Inspected and Other Limitations

ITEMS NOT INSPECTED - There are items that are not inspected in a home inspection such as, but not limited to; fences and gates, pools and spas, outbuildings or any other detached structure, refrigerators, washers / dryers, storm doors and storm windows, screens, window AC units, central vacuum systems, water softeners, alarm and intercom systems, and any item that is not a permanent attached component of the home. Also drop ceiling tiles are not removed, as they are easily damaged, and this is a non-invasive inspection. Subterranean systems are also excluded, such as but not limited to: sewer lines, septic tanks, water delivery systems, and underground fuel storage tanks. 

Water and gas shut off valves are not operated under any circumstances. As well, any component or appliance that is unplugged or "shut off" is not turned on or connected for the sake of evaluation. I don't have knowledge of why a component may be shut down, and can't be liable for damages that may result from activating said components / appliances. 

Also not reported on are the causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; Calculate the strength, adequacy, design or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility. 

Lastly a home inspection does not address environmental concerns such as, but not limited to: Asbestos, lead, lead based paint, radon, mold, wood destroying organisms (termites, etc), cockroaches, rodents, pesticides, fungus, treated lumber, Chinese drywall, mercury, or carbon monoxide.

Recommended Contractors Information

CONTRACTORS / FURTHER EVALUATION: It is recommended that licensed professionals be used for repair issues as it relates to the comments in this report, and copies of receipts are kept for warranty purposes. The use of the term "Qualified Person" in this report relates to an individual, company, or contractor whom is either licensed or certified in the field of concern. If I recommend evaluation or repairs by contractors or other licensed professionals, it is possible that they will discover additional problems since they will be invasive with their evaluation and repairs. Any listed items in this report concerning areas reserved for such experts should not be construed as a detailed, comprehensive, and / or exhaustive list of problems, or areas of concern. 


CAUSES of DAMAGE / METHODS OF REPAIR: Any suggested causes of damage or defects, and methods of repair mentioned in this report are considered a professional courtesy to assist you in better understanding the condition of the home, and in my opinion only from the standpoint of a visual inspection, and should not be wholly relied upon. Contractors or other licensed professionals will have the final determination on the causes of damage/deficiencies, and the best methods of repairs, due to being invasive with their evaluation. Their evaluation will supersede the information found in this report.

Detached Item(s) Present

Only items and components directly and permanently attached to the structure are inspected according to the InterNACHI Standards of Practice. And most of these items are only required to be reported on with their respected affect on the structure. This home may contain detached patios, stairs, retaining walls, outbuildings, decks, pools, fireplaces, etc. If comments are made with regard to these items, any comments should be viewed as a courtesy only, and not be construed as an all-inclusive listing of deficiencies. If any detached items or structures are of concern, evaluation of these items should be conducted by qualified individuals prior to the end of your inspection period.

Comment Key - Definitions

This report divides deficiencies into three categories; Major Defects (in red), Marginal Defects (in orange), and Minor Defects/Maintenance Items/FYI (colored in blue). Safety Hazards or concerns will be listed in the Red or Orange categories depending on their perceived danger, but should always be addressed ASAP. 

  • Major Defects - Items or components that may require a major expense to correct. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Qualified Contractor prior to the end of your contingency period. 
  • Marginal Defects - Items or components that were found to include a deficiency. These items may have been functional at the time of inspection, but this functionality may be impaired, not ideal, or the defect may lead to further problems. Repairs or replacement is recommended to items categorized in this manner for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect, prior to the end of your contingency period. Items categorized in this manner typically require repairs from a Handyman or Qualified Contractor and are not considered routine maintenance or DIY repairs. 
  • Minor Defects/Maintenance Items/FYI - Items or components that were found to be in need of recurring or basic general maintenance and/or may need minor repairs which may improve their functionality. Also included in this section are items that were at the end of their typical service life or beginning to show signs of wear, but were in the opinion of the inspector, still functional at the time of inspection. Major repairs or replacement should be anticipated, and planned for, on any items that are designated as being past, or at the end of their typical life. These repairs or replacement costs can sometimes represent a major expense; i.e. HVAC systems, Water Heaters, etc. 

These categorizations are in my professional judgement and based on what I observed at the time of inspection. This categorization should not be construed as to mean that items designated as "Minor defects" or "Marginal Defects" do not need repairs or replacement. The recommendations in each comment is more important than its categorization. Due to your perception, opinions, or personal experience you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision. Once again it's the "Recommendations" in the text of the comment pertaining to each defect that is paramount, not its categorical placement. 

Other Notes - Important Info

INACCESSIBLE AREAS: In the report, there may be specific references to areas and items that were inaccessible or only partly accessible. I can make no representations regarding conditions that may be present in these areas but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions or hidden damage may be found in these areas.


COMPONENT LIFE EXPECTANCY - Components may be listed as having no deficiencies at the time of inspection, but may fail at any time due to their age or lack of maintenance, that couldn't be determined by the inspector. 


PHOTOGRAPHS: Several photos are included in your inspection report. These photos are for informational purposes only and do not attempt to show every instance or occurrence of a defect.


TYPOGRAPHICAL ERRORS: This report is proofread before sending it out, but typographical errors may be present. If any errors are noticed, please feel free to contact me for clarification.


Please acknowledge to me once you have completed reading the report. At that time I will be happy to answer any questions you may have, or provide clarification.

2 - Exterior

Driveway: Driveway Material
Asphalt
Steps: Material
Stone
Exterior Doors: Material
Front of House
Wood, Vinyl
Exterior Doors: Type
Hinged, Sliding
Windows: Window Manufacturer
Unknown
Windows: Window Type
Casement, Double-hung, Sliders, Thermal
Windows: Material
Vinyl
Decks, Balconies, Porches & Steps: Material
Wood
Inspection Method
Visual

Inspection of the home exterior typically includes exterior wall covering materials, window and door exteriors, window wells, exterior electrical components, exterior plumbing components, potential tree problems, and retaining wall conditions that may affect the home structure.

Vegetation: Shrub and Tree Growth Information

Shrub and tree growth should be kept away from the siding and roof of the building.  Overgrowth could lead to wood rot and unwanted moisture contacting the siding of the house.  Falling branches from tree limbs that overhang the house can cause damage to the structure of the home.

Grading and Drainage: Site Grading Information
Mostly Level, Sloped Away From Structure

The grading should be designed to allow rainwater to adequately drain away from the structure. The soil is recommended to slope away from the home, with a 6 inch drop in elevation, in the first 10 feet away from the structure (5% grade). When the 5% grade can not be achieved, swales or drains should be used as needed to properly divert rainwater runoff. Any flat or low areas around the home should be backfilled and sloped away from the foundation, to prevent potential moisture infiltration into areas below grade. 

Retaining Walls: Materials
Masonry

Retaining walls are inspected in respect to their effect on the structure of the home. The structural integrity or load bearing capacities of retaining walls are beyond the scope of a home inspection.

Driveway: Condition- Satisfactory

The asphalt driveway was in good condition with no major reportable conditions observed at the time of inspection. It is recommended regular sealcoating every 2-3 years to preserve the driveway and keep it from cracking and deteriorating.  Underground tree roots, salt, snow melting products and lack of maintenance are the biggest contributors to asphalt deterioration.

Walkways: Walkway Material
Flag Stone
Steps: Condition- Satisfactory

The steps were in good condition with no major deficiencies observed at the time of the inspection. Salt and snow melting materials are the largest contributor to surface deterioration.

Siding, Flashing & Trim: Siding Material
Shingles, Stone
Siding, Flashing & Trim: Siding Style
Shakes
Exterior Doors: Condition- Satisfactory

All exterior doors were inspected by looking for damage, lack of proper flashing, deficiencies with their operation, etc. No reportable deficiencies were observed at the time of inspection.

Windows: Condition- Satisfactory

The exterior components of the windows (trim, flashing, etc.) were inspected looking for damage, lack of proper flashing, clearance from grade, etc. No reportable deficiencies were observed at the time of inspection.

Decks, Balconies, Porches & Steps: Structure Type
Deck with Steps
Decks, Balconies, Porches & Steps: Condition- Deficiencies Observed

The deck was inspected looking for water related damage, construction related deficiencies, and safety hazards. Reportable conditions were observed at the time of inspection.

Eaves, Soffits & Fascia: Eaves, Soffit and Fascia- Information

The eaves are the edges of the roof which overhang the face of a wall and, normally, project beyond the side of a building. The eaves form an overhang to throw water clear of the walls.  The Soffit is the underside of the eave whereas the Fascia is the outward-facing vertical portion.

Eaves, Soffits & Fascia: Condition- Deficiencies Observed

The fascias and soffits are in need of repair with deficiencies observed at the time of inspection.

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 - Vegetation

Vegetation Growing Against Structure

Shrub and tree growth observed making contact with the house.  Regular maintenance and pruning should be done on an ongoing basis to prevent contact with the structure.  Recommend having a landscape contractor rectify the issue.

Yard scissors Landscaping Contractor
Credit
Comment
2.3.1 - Retaining Walls

Retaining Wall Cracks

Retaining wall is showing signs of failure. Recommend qualified contractor evaluate and repair.

Brick Masonry, Concrete, Brick & Stone
Credit
Comment
2.7.1 - Siding, Flashing & Trim

Missing shingles

 Shingles observed missing from siding under deck. Recommend having a qualified contractor make any and all repairs necessary. 

Contractor Qualified Professional
Credit
Comment
2.8.1 - Exterior Doors

Door Sill/Trim
Deck

Door sill and/or trim is deteriorated and damaged repair or replacement should be considered.

Hammer Carpentry Contractor
Credit
Comment
2.10.1 - Decks, Balconies, Porches & Steps

Deck - Nails Exposed

One or more nails were observed to be exposed. Recommend nails be reset.
Wrench DIY
Credit
Comment
2.10.2 - Decks, Balconies, Porches & Steps

Deck - Rotted Boards

One or more deck boards are showing signs of rot. Recommend a qualified deck contractor replace.
House front 1 Deck Contractor
Credit
Comment
2.10.3 - Decks, Balconies, Porches & Steps

Improper Deck Construction Practices

Deck posts are not properly attached to the footings.  Recommend having a qualified contractor assess the deficiencies and make any and all repairs necessary.

House front 1 Deck Contractor
Credit
Comment
2.10.4 - Decks, Balconies, Porches & Steps

Ledger Board Improperly Installed

The ledger board is not properly attached to the building. This can cause the deck to pull away from the building and possibly collapse. Recommend that the deck and/or ledger board be properly attached by qualified contractor.

House front 1 Deck Contractor
Credit
Comment
2.10.5 - Decks, Balconies, Porches & Steps

Railing Unsafe

There is an unsafe opening in the railing. The spacing on the rail should not exceed 4". An opening greater than 4" is a serious safety hazard especially for children as their head or other body part can become trapped.  The railing height should be a minimum of 36" for safety reasons.

House front 1 Deck Contractor
Credit
Comment
2.11.1 - Eaves, Soffits & Fascia

Fascia - Rotted

One or more sections of the fascia are rotted. Recommend qualified roofer evaluate & repair.
Hammer Carpentry Contractor

3 - Garage

Type
Basement
Size
1 Car
Floor: Garage Floor- Satisfactory

The garage floor was in good condition with no reportable defects noted.

Garage Door: Material
Insulated, Fiberglass
Garage Door: Type
Up-and-Over
Garage Door Opener: Type
Chain Drive
Sump Pump: Location
Garage
Inspection of the garage typically includes examination of the following:

- general structure

- floor, wall and ceiling surfaces

- operation of all accessible conventional doors and door hardware

- overhead door condition and operation including manual and automatic safety component operation and switch placement

- proper electrical condition including Ground Fault Circuit Interrupter (GFCI) protection

- interior and exterior lighting

- stairs and stairways

- proper fire separation from living space

Garage Door: Overhead Door Introduction

Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components:

- door condition

- mounting brackets

- automatic opener

- automatic reverse

- photo sensor

- switch placement

- track & rollers

- manual disconnect

GFCI Protection: Garage GFCI Information

GFCI protected outlets are required in the garage. The main garage lighting should not be on a GFCI for safety sake as you never want to be in a dark garage if a GFI trips off, however if the lighting fixture is accessible while standing on the grounded floor of the garage then the light fixture should be GFCI protected.

Garage Door Opener: Operation- Deficiencies Observed

The garage door opener(s) were inspected by depressing the wall mounted transmitter and observing the openers functionality (remote transmitters are not tested).  The safety eye beam(s) were inspected by closing the garage door and "breaking" the path of the eye beam(s) to ensure the door auto-reversed properly. Recommend regular maintenance to ensure proper operation of track and roller hardware. There were reportable deficiencies at the time of inspection.

Garage Door Opener: Garage Door Safety: Resistance Not Tested

The "Resistance" test of the garage door(s) was not conducted due to the possibility of damaging the door and/or the opener. Garage doors contain two safety measures to prevent someone from being injured or pinned by a closing garage door. Photoelectric eyes, and the ability to auto reverse, if the door meets resistance or a solid object. I recommend testing this feature for functionality once taking ownership of the home. The test can be conducted by placing a 2" X 4" laid at on the ground, underneath of the door. When the door is closed, it should contact the 2" X 4", and auto-reverse. If it does not, adjustments to the "force close" setting on the opener will need to be made, or a garage door contractor should evaluate.

Sump Pump: Sump Pump

The sump pump was tested and functioned properly on the day of the inspection. No defects were observed unless otherwise noted in this report.

Credit
Comment
3.5.1 - Lighting Fixtures, Switches & Receptacles

Ungrounded Receptacle

One or more receptacles are ungrounded. To eliminate safety hazards, all receptacles in kitchen, bathrooms, garage & exterior should be grounded.
Electric Electrical Contractor
Credit
Comment
3.6.1 - GFCI Protection

GFCI Protection

The outlets in the garage are not GFCI outlets which is a safety hazard.  Recommend hiring a licensed electrician to access and install GFCI outlets in the garage as necessary.

Electric Electrical Contractor
Credit
Comment
3.7.1 - Garage Door Opener

Photo sensor installed over 6 inches above floor.

An overhead garage door photo sensor was installed at a height greater than 6 inches above the floor. Photoelectric sensors are devices installed to prevent injury by raising the vehicle door if the sensor detects a person in a position in which they may be injured by the descending door. Installation of photo sensors in new homes is required by generally-accepted safety standards and limit the maximum mounting height for garage door photo sensors to 6 inches. Recommend having defect repaired.

Garage Garage Door Contractor
Credit
Comment
3.7.2 - Garage Door Opener

Garage door opener plug

Garage door opener was plugged into an extension cord which was plugged into a non-GFCI protected outlet. Recommend having a licensed electrician install a single receptacle outlet dedicated to the garage door opener. If a double receptacle outlet is provided, it should be GFCI protected.

Electric Electrical Contractor
Credit
Comment
3.8.1 - Occupant Door (From garage to inside of home)

Not Self-closing
Garage

Door from garage to home should have self-closing hinges to help prevent spread of a fire to living space. Recommend a qualified contractor install self-closing hinges. 

DIY Resource Link.

Contractor Qualified Professional
Credit
Comment
3.9.1 - Sump Pump

No GFCI Receptacle

Outlet not GFCI protected.  This is a safety hazard.  Recommend having a licensed electrician install a GFCI receptacle. 

Contractor Qualified Professional

4 - Basement, Foundation, Crawlspace & Structure

Inspection Method
Visual
Foundation: Material
Masonry Block
Floor Structure/ Framing: Basement/Crawlspace Floor
Concrete
Floor Structure/ Framing: Material
Concrete
Floor Structure/ Framing: Sub-floor
Plywood
Foundation: Condition Exterior- Satisfactory

The foundation walls appeared to be in good condition. No major defects or cracks were noted on the exterior on the day of inspection. Regular maintenance is required to make sure any cracks are sealed to prevent water intrusion.

Basements & Crawlspaces: Moisture Infiltration Information - Basement

The basement area was inspected looking for signs of past or present water intrusion by inspecting visible portions of the foundation walls and floors looking for moisture stains and/or other signs of prior water intrusion. No signs of water / moisture intrusion was present at visible portions at the time of inspection in the basement area unless otherwise noted in this report. I can only report on the conditions as they existed at the time of inspection, and can not guarantee that water will not infiltrate this area at a future time due to a heavy rain or changes in conditions. I have inspected homes where no water or indications of water intrusion was present at the time of inspection, but days later standing water was present due to a rainfall event, and for this reason, I highly recommend consulting with the sellers as to prior moisture infiltration into this area, and reading the sellers disclosure which should list such a condition. 

Floor Structure/ Framing: Floor Structure Support: Column(s) Information

Columns were present that supported the overhead floor structure. The column(s) appeared to be in satisfactory condition at visible portions, at the time of inspection. No deficiencies were observed unless otherwise noted in this report. 

Steps, Stairways & Railings: Stairs Information

The stairs were inspected by evaluating the risers and treads, applicable railings, etc. No deficiencies were observed at the time of inspection unless otherwise noted in this report. 

Visual Limitations Information

The inspection of the foundation area and floor structure is limited to visual portions only. Any items or areas not visible are excluded from this inspection. Insulation or any other item is not moved or disturbed for visual accessibility.

Foundation: Foundation Wall Cracks Information/Limitations

Cracks are reported on by their presence, location, and visual condition as existing at the time of inspection only. I can not render a professional opinion as to a cracks severity, cause, or whether it has been recently active. Only a Structural Engineer can render a judgement on a cracks severity and repercussions and they should be consulted as desired.

Any references to cracks on foundation walls below grade will need to be sealed at a minimum by a qualified person to prevent the possibility of moisture/water infiltration, regardless of the cracks size.

Wall Structure: Limited visability due to basement being finished

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
4.1.1 - Foundation

Foundation Cracks - Minor
Crawlspace

Minor cracking was noted at the foundation. This is common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement. 

Here is an informational article on foundation cracks.

Contractor Qualified Professional
Credit
Comment
4.1.2 - Foundation

Water Intrusion

Water intrusion was evident on the surface of the floor slab or in the basement/crawlspace. This can compromise the soil's ability to stabilize the structure and could cause damage. Recommend a qualified contractor identify the source of moisture and remedy. 

Contractor Qualified Professional
Credit
Comment
4.1.3 - Foundation

Conduit Not Secured

Conduit hanging in the crawlspace, not secured to ceiling. Recommend hiring a licensed contractor to secure the conduit. 

Contractor Qualified Professional
Credit
Comment
4.3.1 - Floor Structure/ Framing

Bottom Plates of Columns Visible

The bottom plate of a steel column in the basement was visible. Typically columns are installed on 2 feet by 2 feet by 2 feet footers below the slab, and the slab then poured to the column to secure it in place. No cracks were observed radiating out from the column location at the slab, and the slab may be reinforced below this area. I recommend having a qualified person to evaluate the blueprints for the home (if available), and evaluation by a contractor and/or structural engineer. At a minimum the base plates should be attached to the slab to prevent lateral displacement. 

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

Baluster Spaces Too Wide

The baluster space is not up to modern safety standards. The space between balusters should not allow passage of a 4 3/8-inch sphere for child safety. Recommend a qualified handyman or original installer repair and bring up to code. 

Hammer Carpentry Contractor
Credit
Comment
4.6.2 - Steps, Stairways & Railings

Handrail Non-Continuous

The stairway handrail is non-continuous.  This is a safety hazard and it is recommended that a qualified contractor rectify the defect.

Hammer Carpentry Contractor

5 - Roof

General: Roof Type/Style
Gable
General: Approximate Roof Age
6-10 yrs
Coverings: Material
Asphalt Architectural
Roof Drainage Systems: Gutter Material
Aluminum
Flashings: Material
Copper
General: Inspection Method
Walking on Roof
Coverings: Roof Covering Information

Due to the many variables which affect the lifespan of roof covering materials, I do not estimate the remaining service life of any roof coverings. This is in accordance with all industry inspection Standards of Practice.The following factors affect the lifespan of roof covering materials:

  • Roofing material quality: Higher quality materials, will of course, last longer.
  • Number of layers: Shingles installed over existing shingles will have a shorter lifespan.
  • Structure orientation: Southern facing roofs will have shorter lifespans.
  • Pitch of the roof: Shingles will age faster on a lower pitched roof in comparison with higher pitches.
  • Climate: Wind, rain, and snow will impact the lifespan of the roof.
  • Color: Shingles that are darker in color will have a shorter lifespan, than lighter colored shingles.
  • Attic Ventilation: Poorly vented attic spaces will decrease shingle life due to heat.
  • Vegetation conditions: Overhanging trees, branches, contacting the roof, or leaf cover drastically shorten lifespan.

Asphalt shingles must be installed to manufacturers' recommendations, for the warranty coverage to be upheld. These installation requirements vary widely from manufacturer to manufacturer, and across the multitude of different shingle styles manufactured. I will inspect the roof to the best of my ability, but confirming proper fastening, use and adequacy of underlayment, and adequacy of flashing is impossible as these items are not visible, Damaging and invasive means would have to be carried out to confirm proper installation. Therefore, the inspection of the roof is limited to visual portions only.

Coverings: Condition- Satisfactory

The shingles were inspected at visible portions for excessive granule loss, signs of curling or delamination, loss of adhesion between the shingles, and any other signs of damage or excessive age. The shingles appeared to be in satisfactory condition, allowing for normal wear and tear, at the time of inspection.

Roof Drainage Systems: Downspouts- Satisfactory

The downspouts were inspected to ensure they were diverting rainwater away from the foundation walls. Testing for blockages in downspouts or drainpipes is beyond the scope of a home inspection, as is locating their termination point. No deficiencies were present at visible portions at the time of inspection.

Roof Drainage Systems: Downspouts- Terminated Below Grade

Some downspouts terminated below grade. Their connection to a drain tube could not be confirmed.

Roof Drainage Systems: Gutters- Deficiencies Observed

The gutters were inspected looking for proper securement, debris in the channel, standing water, damage, etc. Leaking gutters can not be diagnosed if an active rain was not occurring at the time of inspection, and if leaks are noticed after taking ownership of the home, sealing may be needed at seams or endcaps. Reportable deficiencies were observed at the time of inspection.

Flashings: Condition- Satisfactory

Visible portions of the flashings were inspected looking for installation related deficiencies or damage (drip edge, sidewall, headwall, counter, etc - if applicable). Typically most areas of flashings are not visible as they are covered by the roof covering material, and therefore functionality has to be determined by looking for moisture intrusion on the sheathing in the attic, or ceilings where the flashing was presumed to be in place. No deficiencies were observed at visible portions, at the time of inspection.

Skylights, Chimneys & Other Roof Penetrations: Chimney
Brick
Skylights, Chimneys & Other Roof Penetrations: Chimney Condition- Satisfactory

The chimney is in good condition with no major cracking in the mortar joints and flashed correctly to the roof.  There is a proper spark arrestor and rain cap on the top of the chimney and no major defects were noted at the time of the inspection.

Vent Stacks: Material
Metal

The vent stacks are the sufficient height above the roof surface and properly flashed.

General: Roof Limitations

The inspection of the roof and its covering material is limited to the conditions on the day of the inspection only. The roof covering material, visible portions of the roof structure from within the attic (if applicable), and interior ceilings, were inspected looking for indications of current or past leaks. Future conditions and inclement weather may reveal leaks that were not present at the time of inspection. Any deficiencies noted in this report with the roof covering or indications of past or present leaks should be evaluated and repaired as needed by a licensed roofing contractor.

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
5.3.1 - Roof Drainage Systems

Gutter Damaged

Gutters were damaged. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor evaluate and repair. 

Gutter cleaning icon Gutter Contractor

6 - Heating

Equipment: Manufacturer
Carrier
Equipment: Approximate Age
13 yrs
Equipment: Energy Source
Gas
Equipment: Location
Basement
Equipment: Heat Distribution
Forced Air
Distribution Systems: Ductwork
Non-insulated
Heating Testing Information


The inspection of the heating system is limited to the response of the system at the thermostat in heating mode; a visual observation of the equipment, and the removal of any access panels made for removal by a homeowner (not requiring ANY tools). If a more thorough inspection is desired, an HVAC contractor should be consulted.

Furnace Condition- Satisfactory

The furnace was in working condition on the day of the inspection. The system was tested using the thermostat controls and fired properly, as heat was delivered to all areas in the house. The unit appeared to have been serviced properly as evidenced by the service tags. It is recommended to get annual servicing of the unit to keep it at peak operating efficiency.

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.

7 - Cooling

Cooling Equipment: Energy Source/Type
Central Air Conditioner
Cooling Equipment: Air Handler Make
Carrier
Cooling Equipment: Compressor Approximate Age
14 yrs
Cooling Equipment: Location
Exterior Left
Distribution System: Configuration
Central
Cooling Equipment: Air Handler Approximate Age
13 yrs

2006

Air Conditioniong Testing Information


The inspection of the A/C system is limited to the response of the system at the thermostat in cooling mode; a visual observation of the exterior and interior equipment, and the removal of any access panels made for removal by a homeowner (not requiring ANY tools). If a more thorough inspection is desired, an HVAC contractor should be consulted.

Cooling Equipment: Compressor Make
Luxaire
Cooling Equipment: Condensate Drainage
Condensate Pump, To Waste Drain

The condensate drain pipe was inspected looking for the presence of a "trap" and significant deficiencies, as well as reporting on its termination point. Often times the pipe or vinyl tubing passes through walls and/or ceilings, rendering it non-visible in these areas, and the condition of the pipe in these areas is excluded from this inspection.

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.

Credit
Comment
7.3.1 - Distribution System

Ducts Partially Uninsulated

Parts of the ductwork are uninsulated, resulting in energy loss. Recommend licensed HVAC contractor insulate.
Th Heating and Cooling Contractor

8 - Electrical

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
No sub panel
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Service Panel Ground
Cold Water Pipe, Ground Rod
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Non-Metallic Shielded Copper, Metallic Shielded Copper, Solid Aluminum, Cloth Shielded
Branch Wiring Circuits, Breakers & Fuses: Overcurrent Protection
Breakers
Service Entrance Conductors: Electrical Service Conductors
Overhead

The service amperage is determined by inspecting the service entrance conductors size as well as the service disconnects size. Voltages are not tested for and therefore not confirmed, so 120/240VAC is assumed. If a concern, a licensed electrician could test for proper voltages to see if 120/208VAC is present. In some situations the sizing of the service entrance conductors will not be legible or marked and the stated amperage will be followed by "presumed" as it could not be verified.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Service Disconnect Location
Service Panel

The service disconnect or main OCPD (over current protection device) was inspected looking for any deficiencies and reporting on its location. This disconnect can be a breaker, fuse block, or kill switch. This is the means of shutting off all electricity entering the home.

GFCI & AFCI: GFCI Information

Ground Fault Circuit Interrupter (GFCI) is a protection feature that allows a circuit or receptacle to "trip" or "shut off" if as little as a 5 milliamp differential is detected between the "hot" and "neutral" conductors. This protection is required at locations near a water source or where something plugged into the receptacle could come into contact with water, including: bathrooms, kitchens, on the exterior, in garages, and basements. Although GFCI protection may not have been required in some or all of these areas when the home was built, their installation is highly recommended and is typically inexpensive.

GFCI & AFCI: AFCI Information

The installation of AFCI breakers is recommended as an upgrade for circuits servicing bedrooms and living areas due to their ability to sense damage to wiring and "shut off" if an arc is detected in conductors or at connections. A licensed electrician can be consulted for more information. It may not be possible to install AFCI breakers in some older panels - upgrading the panel should be considered in these situations.

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
8.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Panel Cover Screws Missing

Some panel cover screw(s) were missing. All panel cover screw locations are required to be utilized to adequately secure the cover to the panel. Replacement of the screws is recommended.

Contractor Qualified Professional
Credit
Comment
8.3.1 - Branch Wiring Circuits, Breakers & Fuses

Aluminum Branch Circuits

Aluminum wire appears to be installed on branch electrical circuits in the subject premises. These single strand, branch circuit aluminum wires were used widely in houses during the mid 1960s and 1970s. According to the U.S. Consumer Product Safety Commission, problems due to expansion can cause overheating at connections between the wire and devices (switches and outlets) or at splices, which has resulted in fires. For further information on aluminum wiring contact the U.S. Consumer Product Safety Commission via the Internet at http://www.cpsc.gov/ . It is recommended that the electrical system be evaluated by a licensed electrician.

Electric Electrical Contractor
Credit
Comment
8.3.2 - Branch Wiring Circuits, Breakers & Fuses

Double Tapped Breaker

A double tapped breaker occurs when two conductors are found connected under one circuit breaker lug or when two conductors are connected at the neutral bar under one screw. The problem with a double tapped breaker is that circuit breakers arent designed to hold these two conductors together.  Recommend having a licensed electrician rectify the defect.

Electric Electrical Contractor

9 - Plumbing

General: Filters
None
General: Water Source
Public
Drain, Waste, & Vent Systems: Drain Size
Unknown
Drain, Waste, & Vent Systems: Material
Iron
Drain, Waste, & Vent Systems: Sewer System
Public
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Hot Water Systems, Controls, Flues & Vents: Capacity
60 gallons
Hot Water Systems, Controls, Flues & Vents: Approximate Age
05/05/2005
Hot Water Systems, Controls, Flues & Vents: Temp. & Pressure Relief Valve
Present w/ Blow Off Leg
General: Functional Flow: Flow Information

Water was run from multiple faucets simultaneously to gauge that there was not a significant reduction in flow as a result of doing so. No significant reduction occurred at the time of inspection unless otherwise noted in this report. 

General: Functional Drainage: Drainage Information

Water was run through all drains in the home for an extended period of time to determine if functional drainage was occurring. No hindered drainage was present at the time of inspection unless otherwise noted in this report. Lived-in conditions can not be adequately replicated during an inspection and I have no control of future drainage conditions due to heavy or frequent use.

Main Water Shut-off Device: Location and Information
Basement

The shut off valve appeared to be in satisfactory condition at the time of inspection. No deficiencies were observed unless otherwise noted in this report. The valve is not operated to test it's functionality.

Drain, Waste, & Vent Systems: Drain, Waste, and Vent Pipes Information

Visible portions of the (DWV) drain, waste, and vent pipes were inspected looking for leaks or indications of other deficiencies. No reportable conditions (significant defects) were visibly present unless otherwise noted in this report. 

Drain, Waste, & Vent Systems: Sewer Clean Out: Cleanout Information

A sewer cleanout was present. Sewer cleanouts are reported on with regards to their presence only and are not attempted to open or verify any other information. 

Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper

Visible portions of the water distribution pipes were inspected looking for leaks or other deficiencies. No reportable conditions were visually present at the time of inspection unless otherwise noted in this report.

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 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

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

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.

10 - Entryway

Entry Door: Type
Hinged
Windows: Window Type
Double-hung, Sliders, Thermal, Fixed
Floors: Floor Coverings
Hardwood
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
Entry Door: Material
Front of House
Wood
Entry Door: Condition- Satisfactory

The front entry door was in good condition with no defects observed. The screen/storm door was operational and in working condition on the day of inspection.

Entry Door: Handleset- Information

Handlesets (deadbolts & door handles) are not inspected for their functionality with keys, as replacement or re-keying of any deadbolts and handles is recommended due to not knowing who may possess keys to the home. Therefore deadbolts and handles will be reported on with respect to the misalignment of the door only, preventing them from latching or locking properly.

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.

11 - Attic, Insulation & Ventilation

General: Stairs
Pull-Down
Attic Insulation: R-value
R-30
Attic Insulation: Flooring Insulation
Batt
General: Flooring
Partial Flooring
General: Entry Location
Hallway
General: Attic Ventilation Disclaimer

The Inspector disclaims confirmation of adequate attic ventilation year-round performance, but will comment on the apparent adequacy of the system as experienced by the inspector on the day of the inspection. Attic ventilation is not an exact science and a standard ventilation approach that works well in one type of climate zone may not work well in another. The performance of a standard attic ventilation design system can vary even with different homesite locations and conditions or weather conditions within a single climate zone.

The typical approach is to thermally isolate the attic space from the living space by installing some type of thermal insulation on the attic floor. Heat that is radiated into the attic from sunlight shining on the roof is then removed using devices that allow natural air movement to carry hot air to the home exterior. This reduces summer cooling costs and increases comfort levels, and can help prevent roof problems that can develop during the winter such as the forming of ice dams along the roof eves.

Natural air movement is introduced by providing air intake vents low in the attic space and exhaust vents high in the attic space.  Thermal buoyancy (the tendency of hot air to rise) causes cool air to flow into the attic to replace hot air flowing out the exhaust vents. Conditions that block ventilation devices, or systems and devices that are poorly designed or installed can reduce the system performance.

General: Inspection Method: Walked Where Possible - Insulation Obscuring Ceiling Joists/Trusses

The attic area was walked where possible, but not all areas were able to be safely traversed due to insulation obscuring the bottom chord of the truss/ceiling joists. Traversing an attic with a high level of insulation is dangerous, as footing can be lost. Also compressing or disturbing insulation by stepping on it affects its R-value and essentially "damages" it. This insulation also obscures wiring and plumbing pipes, and these items can be damaged by stepping on them. The inspection of the attic area is limited to visual portions only, hidden damage may exist in areas that were not visible from accessible areas. 

General: Condition- Satisfactory

The attic was in good condition with no signs of mold or moisture on the day of the inspection.  Insulation was noted between the floor joists and proper.  Venting was proper with a combination of ridge and gable vents.

Attic Insulation: Insulation Type
Batt
Ventilation: Ventilation Type
Gable Vents, Ridge Vents, Thermostatically Controlled Fan
General: Accessibility Limitations- Information

Attics are navigated as best I can; levels of high insulation, HVAC ductwork, framing, and other factors can prevent physical and visual accessibility of some areas and items. Insulation is not moved or disturbed for visual accessibility of items. The inspection of this area is limited to visual portions only. Any areas that were not visible are excluded from this inspection.

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
11.1.1 - General

Bathroom Vents Into Attic

Bathroom fan vents into the attic, which can cause moisture and mold. Recommend having a qualified contractor properly install ductwork to terminate exhaust to the exterior.

Contractor Qualified Professional

12 - Interior

Windows: Window Type
Casement, Thermal, Double-hung, Sliders
Floors: Floor Coverings
Hardwood
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
Built-in Cabinets: Cabinetry
Wood
Interior Doors: Material
Front of House
Hollow Core
General: Observations

The interior was in overall good condition with no major defects noted.  All floor surfaces were in good condition. There were no major cracks or holes in the walls or ceilings and the floors were level with minimal bounce.  Windows were tested randomly and operated properly.

Steps, Stairways & Railings: Stairs Information

The stairs were inspected by evaluating the risers and treads, applicable railings, etc. No deficiencies were observed at the time of inspection unless otherwise noted in this report. 

Built-in Cabinets: Countertop Material
Granite
Smoke/CO Detectors: Safety messages about smoke/co detectors

It is recommended that the smoke and carbon monoxide detectors be replaced with new units upon taking ownership of the home. Each level of living space should have both types of detectors installed. The installation of hard-wired smoke detectors in each bedroom is recommended as is the inter-connecting of all smoke and CO detectors. Smoke and carbon monoxide detectors are relatively inexpensive considering the importance of their function and protection they provide.

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.

13 - Kitchen

Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Granite
Exterior Doors: Material
Front of House
Fiberglass
Windows: Window Type
Double-hung, Sliders, Thermal
Dishwasher: Brand
Whirlpool
Sink(s): Type
Single
Oven: Brand
Jenn-Air
Oven: Energy Source
Electric
Refrigerator: Brand
Whirlpool
GFCI Protection: GFCI Protection
Above Counter

The GFCI was tested and functioned properly on the day of the inspection.

Cooktop: Exhaust Hood Type
Vented
Cooktop: Brand
GE
Cooktop: Energy Source
Gas
Observations

The kitchen was in working condition with no major defects noted.  There were no leaks at the sink or dishwasher and all appliances were tested and operated properly on the date of the inspection.  All of the cabinets and countertops were operational and secure.  The exhaust fan over the stove (range hood exhaust) and GFCI outlets were tested and operated properly on the date of the inspection.

Exterior Doors: Type
Sliding
Credit
Comment
13.1.1 - Countertops & Cabinets

Countertop Cracked/Chipped

Countertop seam by the faucet has seperated. Recommend qualified countertop contractor evaluate and repair. 

Here is a helpful article on repairing cracks, chips & fissures. 

House building Countertop Contractor
Credit
Comment
13.2.1 - Exterior Doors

Hardware Missing
Kitchen

The sliding door is missing the locking hardware. Recommend replacing or upgrading.

Door Door Repair and Installation Contractor
Credit
Comment
13.4.1 - Dishwasher

Improperly Installed Drain Pipe

Dishwasher drain not properly installed.  The high loop in the drain hose of your dishwasher is to keep water from settling in the hose if it were hanging down any lower or horizontally.  This keeps the drain hose dried out and keeps any odors from backing up into the dishwasher.  Recommend having the dishwasher drain hose installed correctly.

Wrench DIY

14 - 1/2 Bathroom

Sink(s): Type
Pedestal
Floor: Material
Marble
Ventilation Type: Ventilation Type
Window

The window functioned properly.

Windows: Window Type
Casement
GFCI Protection: GFCI Protection
Outlets

The GFCI was tested and functioned properly on the day of the inspection.

General: Overall Condition
Entryway

The powder room was in working condition with no active leaks noted at the sink or toilet.  The GFCI receptacle was tested and functioned properly at the time of the inspection. 

Toilet: Style
Standard

The toilet flushed properly, it was firmly secured to the floor and there were no leaks noted at the time of the inspection.

15 - Bathroom- Main Level

Location: Location
Rear of House
Tub: Style
Recessed
Shower: Type
In Tub
Sink(s): Type
Single Vanity
Shower/Tub Walls: Material
Tile
Floor: Material
Tile
Windows: Window Type
Double-hung, Thermal
GFCI Protection: GFCI Protection
Outlets

The GFCI was tested and functioned properly on the day of the inspection.

General: Overall Condition

The main full bathroom was in working condition with no active leaks noted at the sink, toilet or shower.  The bathroom exhaust fan did not produce much draw. There were no signs of fungal growth.  The GFCI receptacle was tested and functioned properly at the time of the inspection. 

Toilet: Style
Standard

The toilet flushed properly, it was firmly secured to the floor and there were no leaks noted at the time of the inspection.

Ventilation Type: Ventilation Type
Ventilator, Window

There is an exhaust fan for ventilation that extracts air to the outside of the house.

The window functioned properly.

16 - Living Room

Windows: Window Manufacturer
Unknown
Windows: Window Type
Double-hung, Thermal, Picture
Floors: Floor Coverings
Hardwood
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
General: Observations

The living room was in overall good condition. There were no major cracks or holes in the walls or ceilings and the floors were level with minimal bounce.  Windows were tested randomly and operated properly.  Hardwood flooring surface is in good condition.  No major defects observed unless noted in report.

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.

Credit
Comment
16.7.1 - Smoke/CO Detectors

No Smoke/ CO Detector

There was no smoke/ CO detector located in the room.  This is a major safety hazard.  Recommend having a smoke/ CO detector installed prior to moving in.

Contractor Qualified Professional

17 - Fireplace- Living Room

General: Type
Wood
General: Level 1 Fireplace Inspection
Living Room

On Point Home Inspections LLC performs a level 1 fireplace inspection as part of the general home inspection.  It is recommended that any single family home, multi-family home, condo or town home that has a fireplace or wood burning stove get a level 2 fireplace inspection by a license fireplace contractor/inspector prior to use.  Do not use your fireplace until you have had it fully inspected.  On Point Home Inspections LLC is not licensed or certified to do a full level 2 fireplace inspection nor is it part of the general home inspection services we provide or mandated by NY or CT state guidelines. 

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.

Credit
Comment
17.2.1 - Vents, Flues & Chimneys

Chimney Liner Dirty

Chimney liner had layer of creosote dust, so underlying structure couldn't be inspected for cracks. Recommend qualified chimney sweep company inspect and/or clean.

18 - Family Room / Den

Windows: Window Manufacturer
Unknown
Windows: Window Type
Double-hung, Thermal
Floors: Floor Coverings
Hardwood
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
Observations- Satisfactory
front of house

The family room/ den was in overall good condition. There were no major cracks or holes in the walls or ceilings and the floors were level with minimal bounce.  Windows were tested randomly and operated properly. Hardwood flooring surface is in good condition.  No major defects observed unless noted in report.

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.

Credit
Comment
18.6.1 - Smoke/CO Detectors

No Smoke Detector

There was no smoke/ CO detector located in the room.  This is a major safety hazard.  Recommend having a smoke/ CO detector installed prior to moving in.

Contractor Qualified Professional

19 - Bed Room- Master

Windows: Window Manufacturer
Unknown
Windows: Window Type
Double-hung, Thermal
Floors: Floor Coverings
Hardwood
Walls: Wall Material
Drywall, Gypsum Board
Ceilings: Ceiling Material
Gypsum Board
General: Observations

The master bedroom was in overall good condition. There were no major cracks or holes in the walls or ceilings and the floors were level with minimal bounce.  Windows were tested randomly and operated properly.  Hardwood flooring surface is in good condition.  No major defects observed unless noted in report.

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.

Credit
Comment
19.7.1 - Smoke/CO Detectors

No Smoke Detector

There was no smoke/ CO detector located in the room.  This is a major safety hazard.  Recommend having a smoke/ CO detector installed prior to moving in.

Contractor Qualified Professional

20 - Bathroom- Master

Location: Location
Master Bedroom
Tub: Style
Recessed
Shower: Type
In Tub
Shower/Tub Walls: Material
Tile
Sink(s): Type
Single Vanity
Floor: Material
Tile
GFCI Protection: GFCI Protection
Outlets

The GFCI was tested and functioned properly on the day of the inspection.

Windows: Window Type
Double-hung, Thermal
General: Overall Condition

The master bathroom was in satisfactory condition.  

Hot water was delivered to all faucets and there were no active leaks observed.  

The toilet is secured to the floor and flushed properly.  

The bathroom was adequately vented and there were no signs of mold or mildew growth.  

The GFCI receptacle was tested and functioned properly at the time of the inspection. 

Toilet: Style
Standard

The toilet flushed properly, it was firmly secured to the floor and there were no leaks noted at the time of the inspection.

Ventilation Type: Ventiation Type
Window, Wall Vent

There is an exhaust fan for ventilation that extracts air to the outside of the house.

The window functioned properly.

21 - Bed Room #1

Windows: Window Manufacturer
Unknown
Windows: Window Type
Double-hung, Thermal
Floors: Floor Coverings
Hardwood
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
General: Observations

The rear left bedroom was in overall good condition. There were no major cracks or holes in the walls or ceilings and the floors were level with minimal bounce.  Windows were tested randomly and operated properly.  Hardwood flooring surface is in good condition.  No major defects observed unless noted in report.

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.

Credit
Comment
21.5.1 - Ceilings

Stain(s) on Ceiling
bedroom

There is a stain on ceiling/wall that requires repair and paint.  Source of staining should be determined.

Paint roller Painting Contractor
Credit
Comment
21.7.1 - Smoke/CO Detectors

No Smoke Detector

There was no smoke/ CO detector located in the room.  This is a major safety hazard.  Recommend having a smoke/ CO detector installed prior to moving in.

Contractor Qualified Professional

22 - Bed Room #2

Windows: Window Manufacturer
Unknown
Windows: Window Type
Double-hung, Thermal
Floors: Floor Coverings
Hardwood
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
General: Observations

The rear right bedroom was in overall good condition. There were no major cracks or holes in the walls or ceilings and the floors were level with minimal bounce.  Windows were tested randomly and operated properly.  Hardwood flooring surface is in good condition.  No major defects observed unless noted in report.

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.

Credit
Comment
22.7.1 - Smoke/CO Detectors

No Smoke Detector

There was no smoke/ CO detector located in the room.  This is a major safety hazard.  Recommend having a smoke/ CO detector installed prior to moving in.

Contractor Qualified Professional

23 - Laundry

Dryer: Brand
Maytag
Dryer: Dryer Power Source
Gas
Dryer: Dryer Vent
Vinyl (Flex)
Washing Machine: Brand
Whirlpool
General: GFCI Protection
Credit
Comment
23.1.1 - General

GFCI Protection

The outlet in the laundry area was not a GFCI outlet and is a safety hazard as it is directly below/next to water supply lines.  Recommend having a licensed electrician replace the existing outlet with a GFCI outlet as necessary. 

Contractor Qualified Professional
Credit
Comment
23.2.1 - Dryer

Vent Hose- Ribbed

The exhaust duct/hose for the dryer is a ribbed hose and not a solid metal wall exhaust hose which is recommended for fire safety purposes.  The current hose (ribbed wall) has a tendency to collect lint which is a safety hazard and the number one cause of house fires.  Recommend hiring a qualified contractor to assess and replace the hose with a solid metal one as necessary.

Contractor Qualified Professional

24 - Environmental Concerns

Asbestos

The possibility exists that homes built prior to 1986 may contain building components or items (textured ceiling material, adhesives, tile, tapes, insulation, etc) that contain asbestos. In accordance with New York and Connecticut's standards of practice these items are not reported on during a home inspection. If I see obvious signs of a material that I may believe to contain asbestos, I will recommend further evaluation as a courtesy, but these individual references should not be construed as an all-inclusive list. Furthermore, any remodeling or repairs that may take place in the future may reveal asbestos or other environmental hazards that were not visible at the time of inspection. If asbestos is a concern, you are advised to have a full environmental inspection by an environmental contractor prior to closing.

Lead Based Paint

The possibility exists that homes built prior to 1978 may contain paint that was lead based. In accordance with New York and Connecticut's standards of practice lead based paint is not reported on, or tested for during a home inspection. If lead based paint is a concern, you are advised to consult an environmental company prior to closing and have additional inspections specializing in environmental hazards.

Fungal Growth

New York and Connecticut's standards of practice do not require fungal growths or molds to be reported during a home inspection, but nonetheless if I observe visible fungal growth or conditions that are conducive to fungal growth, I will note it in the report and recommended further evaluation and testing by an environmental company as a courtesy. These indicated areas should not be viewed as an all-inclusive listing, as fungal growth could be present at areas that were not visible. Once spores from fungal growth are present in the home, they can collect at other "damp" locations and grow. If mold is a concern, you are advised to have an environmental inspection of the structure by an environmental company or industrial hygienist prior to closing.