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1234 Main St.
Saint James, MO 65559
11/21/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
78
Items Inspected
4
Maintenance item
2
Recommendation
1
Safety hazard

1 - Inspection Details

In Attendance
Client, Home Owner
Occupancy
Furnished
Style
Residential
Temperature (approximate)
54 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Clear, Recent Rain
Scope of Inspection

Parker Home Inspections strives to perform all inspections in substantial compliance with the Standards of Practice as set forth by InterNACHI . https://www.nachi.org/sop.htm. 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. Once again, 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. Refer to the State of Tennessee Standards of Practice (linked to above), 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 is a tool to assist you in your buying decision, it should be used alongside the sellers disclosure, 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. 

Orientation

For the sake of this inspection the front of the home will be considered as the portion of the home facing the road. References to the "left" or "right" of the home should be construed as standing in the front yard and facing the front of the home.

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, treated lumber, Chinese drywall, mercury, or carbon monoxide.

Notice to 3rd Parties

Notice to Third Parties: This report is the property of Parker Home Inspections, LLC and the Client named herein and is non-transferrable to any third-parties or subsequent buyers. THE INFORMATION IN THIS REPORT SHALL NOT BE RELIED UPON BY ANY ONE OTHER THAN THE CLIENT NAMED HEREIN. This report is governed by an Inspection agreement that contained the scope of the inspection, including limitations and exclusions. Unauthorized recipients are advised to contact a qualified Home Inspector of their choosing to provide them with their own Inspection and Report.  

2 - Lots & Grounds

Inspection Method
Visual
Driveway:
Concrete

The driveway was in satisfactory condition at the time of the inspection, with normal settling cracks present.

Grading:
Negative grade

Appeared to be a positive slope away from the house at the time of the inspection which allows water to properly drain away from the home.

Decks & Porches: Material
North
Concrete, Wood

The front porch/stoop was in satisfactory condition. There is a 14" drop off from the porch to the ground and does not require railing.

Handrail(s) and Guard(s): Spacing

Handrails appeared to be in satisfactory condition at the time of the inspection, and the baluster spacing is adequate. 

Inspection of the grounds elements is primarily intended to address the condition of listed, readily visible and accessible elements immediately adjacent to or surrounding the house for conditions and issues that may have an impact on the house. Elements and areas concealed from view for any reason cannot be inspected. Neither the inspection nor Report includes any geological surveys, soil compaction surveys, ground testing, or evaluation of the effects of, or potential for, earth movement such as earthquakes, landslides, or sinking, rising or shifting for any reason. Information on local soil conditions and issues should be obtained from local officials and/or a qualified specialist prior to closing. In addition to the stated limitations on the inspection of site elements, a standard home inspection does not include evaluation of elements such as underground drainage systems, site lighting, irrigation systems, barbecues, sheds, detached structures, fencing, privacy walls, docks, seawalls, pools, spas and other recreational items. Additional information related to site element conditions may be found under other headings in this Report, including the STRUCTURE section.

Credit
Comment
2.2.1 - Grading

Negative Grade
East

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. Recommend qualified landscaper or foundation contractor regrade so water flows away from home.

Here is a helpful article discussing negative grading. 

Yard scissors Landscaping Contractor
Credit
Comment
2.3.1 - Decks & Porches

Deck - Water Sealant Required

Deck is showing signs of weathering and/or water damage. Recommend water sealant/weatherproofing be applied.

Here is a helpful article on staining & sealing your deck. 

Wrench DIY
Credit
Comment
2.3.2 - Decks & Porches

Stairs - Deteriorated

One or more sections of the exterior stairs are starting to deteriorate. Recommend further evaluation and replacement as necessary.

Gardening shovel tool shape Concrete Contractor
Credit
Comment
2.5.1 - Vegetation

Vegetation close to foundation

Shrubs are planted directly next to the foundation. Keep in mind that roots draw moisture from the ground  and could potentially cause damage to foundation in time. Recommend monitoring.

Wrench DIY

3 - Exterior

Inspection Method
Visual
Exterior Wall Surfaces: Material
Brick, Vinyl
Exterior Doors: Exterior Entry Door
Wood

Exterior doors appeared to be in satisfactory condition at the time of the inspection.

Windows: Slider

Exterior windows and sealant appeared to in satisfactory condition at the time of the 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.

4 - Roof

Inspection Method
Ladder
Roof Type/Style
Hip
Gutters & Downspouts: Gutter Material
Aluminum
General Roofing Limitations

The evaluation of a roof is primarily a visual assessment based on general roofing appearances. The verification of actual roofing materials, installation methods or roof age is generally not possible. Conditions such as hail damage or the lack of underlayment may not be readily detectible and may result in latent concerns. If the inspection was restricted to viewing from the ground and/or was affected by weather conditions or other limitations, a roofer's assessment would be advisable, particularly if the roofing is old or age is unknown

Limited Evaluation of Water-Tightness

The evaluation of a roof is primarily a visual assessment based on general roofing appearances. The verification of actual roofing materials, installation methods or roof age is generally not possible. Conditions such as hail damage or the lack of underlayment may not be readily detectible and may result in latent concerns. If the inspection was restricted to viewing from the ground and/or was affected by weather conditions or other limitations, a roofer's assessment would be advisable, particularly if the roofing is old or age is unknown

Coverings: Material
Asphalt

The roof and the covering materials appeared to be in satisfactory condition at the time of the inspection.

Flashings: Material
Aluminum

Flashings where visible appeared to be in satisfactory condition at the time of the inspection.

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

Credit
Comment
4.2.1 - Gutters & Downspouts

Downspouts Drain Near House

One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation. 

Here is a helpful DIY link and video on draining water flow away from your house. 

Wrench DIY
Credit
Comment
4.2.2 - Gutters & Downspouts

Broken Extension Leader

The extension leader on the east side of the home, (next to the garage) is cracked and will allow water to drain next to the home.

Wrench DIY

5 - Attic, Insulation & Ventilation

Dryer Vent
Metal (Flex)
Attic Insulation: R-value
36
Attic Insulation: Insulation Type
Blown
Ventilation: Ventilation Type
Gable Vents
Exhaust Systems: Exhaust Fans
Fan Only
Limited Evaluation of Insulation

An energy assessment or audit is outside the scope of the standard home inspection. Any comments on amounts and/or materials are for general informational purposes only and were not verified. Some insulation may contain or release potentially hazardous materials; avoid disturbing. Wall insulation is not readily visible. Pre-1970s homes are more likely to have been constructed with insulation levels significantly below present day standards. Keep in mind that some attics cannot be 100% checked if the footing is not safe and can cause damage or injury.

Mold Identification

The identification of mold, mildew, fungus and other microbial organisms is beyond the scope of a home inspection. Any area showing evidence of or having the potential for water leakage, moisture intrusion and/or inadequate ventilation can cause or contribute to a structure or health hazard. If such conditions exist or occur, arrange for further investigation by a certified industrial hygienist or other appropriate specialist to determine whether mold hazards exist, if there is an ongoing climate for contamination and the recommended remedial action.

Attic Insulation: Note

R-value is a measurement of thermal resistance and measures the ability of heat to transfer from one side of an object to another. I.E An inch of blown fiberglass insulation has an R-value of about 3.1-3.4.

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.

6 - Basement, Foundation, Crawlspace & Structure

Inspection Method
Visual
Foundation: Material
Concrete
Floor Structure: Material
Wood Beams, Engineered Floor Trusses
Floor Structure: Sub-floor
Plank, Plywood
Floor Structure: Basement/Crawlspace Floor
Concrete
General Structure Inspection Limitations

Inspection of structural components and other house elements may be restricted by the presence of finished surfaces and materials. No assessments are made of the suitability of renovations or finish work. Local building officials should be contracted to verify compliance with permit and inspection requirements, including fire safety, egress, and clearance issues. Any obstructed area or areas where evaluation was otherwise prevented should be inspected when limiting conditions are removed.

Limited Evaluation of Concrete Slab

In most cases, the visible portion of a concrete house slab is extremely limited due to floor covering, furnishings, exterior landscaping and grade levels. Such components may prevent identification of the specific type/style slab and may cover cracks, settled areas or other indications of potential concerns. Furthermore, few if any framing members (walls and floors) are visible for inspection and any in-/under-slab duct or piping cannot be assessed.

Mold Identification

The identification of mold, mildew, fungus and other microbial organisms is beyond the scope of a home inspection. Any area showing evidence of or having the potential for water leakage, moisture intrusion and/or inadequate ventilation can cause or contribute to a structure or health hazard. If such conditions exist or occur, arrange for further investigation by a certified industrial hygienist or other appropriate specialist to determine whether mold hazards exist, if there is an ongoing climate for contamination and the recommended remedial action.

Basements & Crawlspaces: Structure

The foundation and structure appeared to be in satisfactory condition at the time of the inspection.

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.

7 - Heating

Equipment: Energy Source
Gas
Equipment: Heat Type
Forced Air
Equipment: Filter Size
15X25
Equipment: Model #
CNPVP4824ALAAAAA
Equipment: Serial #
2816X36326
Distribution Systems: Ductwork
Insulated
General Heating Inspection Limitations

Evaluation is limited to an operational check of conventional residential systems. No design or heating adequacy evaluation, thermostat calibration assessment, heat loss analyses or active/passive solar systems evaluations are performed as part of a standard inspection. Furthermore, no specific evaluations were performed related to the presence of any fuel storage tanks or asbestos-containing materials. Independent evaluation is required to address any possible asbestos or tank concerns.

Limited Evaluation of Heat Exchanger

The "heart" of a furnace is a metal chamber referred to as a heat exchanger. All or most areas of this exchanger are not readily accessible or visible to a home inspector. Therefore, assessment of a furnace is limited to external and operational conditions. The older the unit, the greater the probability of failure. A thorough inspection by a qualified HVAC contractor is advised for full evaluation of heat exchanger conditions, particularly if the unit is beyond 5+ years old or any wear is exhibited.


Equipment: Brand
Basement
Goodman
Normal Operating Controls: Operation

Heating system was functional at the time of the inspection using normal operating controls.

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.

8 - Cooling

Cooling Equipment: Energy Source/Type
Electric
Cooling Equipment: Location
Exterior East
Normal Operating Controls: Thermostat
Programmable
General Cooling Inspection Limitations

Evaluations are usually restricted to the basic operation of electric central air conditioning and heat pump systems. No heat gain, sizing, or design evaluations were performed. Thermostat calibration, accuracy and adequacy of conditioned air distribution were not determined. The evaporator coil (indoor coil) is not visible for inspection. Cool/cold weather operation/evaluation is not part of a standard inspection. No assessment was made related to the use of or potential hazards of any system refrigerant.

Cooling Equipment: Brand
Carrier
Cooling Equipment: Low Temperature

The A/C unit was not tested due to low outdoor temperature. This may cause damage the unit.

Normal Operating Controls: Not tested

The A/C unit was not tested due to low outdoor temperature. You should not run your unit if its under 60F for risk of damaging or slugging the compressor.

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.

9 - Plumbing

Water Source
Public
Drain, Waste, & Vent Systems: Drain Size
Unknown
Drain, Waste, & Vent Systems: Material
PVC
Water Supply, Distribution Systems & Fixtures: Distribution Material
PVC, Unknown
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Unknown
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Model #
M1TW50S6FBN
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Bathtub/Shower: Spa
Gas Leak Detection

A home inspection does not include a pressure test or any other means to verify the integrity and freedom of leakage of a natural gas or propane gas system. While gas detection equipment may be used as an optional means to help identify possible leakage at representative/random locations, such use does not represent a full leakage test of the gas system. Furthermore, any reference to the gas system's condition is based solely on physical condition of the piping. Leakage can occur at any time for numerous reasons, even when the physical condition of the pipe appears satisfactory. Any suspected gas leakage should be investigated immediately. In the event of significant leakage, the house should be immediately evacuated, without using any devices or equipment that could serve to ignite the gas.


General Plumbing Inspection Limitations

Evaluation of the plumbing system was limited to permanently connected fixtures and readily visible pipe conditions. The function and effectiveness of laundry standpipes, vent pipes, floor drains, fixture overflows, anti-siphon devices and similar items generally cannot be evaluated. Conditions are subject to unpredictable change, e.g., leaks may develop, water flow may drop, drains may become blocked, etc. The detection of sewer gases and the condition/function of sub-slab or in ground piping are excluded from a standard inspection. In ground piping is subject to blockage/collapse.

Main Water Shut-off Device: Location
Basement

The main water shut-off is located behind the gas fireplace behind a panel. Although the main water supply shut-off valve was not operated at the time of the inspection it was visually inspected and appeared to be in serviceable condition.

Hot Water Systems, Controls, Flues & Vents: Manufacturer
Bradford & White

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. 

Toilets: Model
American Standard, Traditional

Toilets were functional at the time of the inspection.

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

Credit
Comment
9.2.1 - Drain, Waste, & Vent Systems

Sink - Poor Drainage

Several sinks had slow/poor drainage. Recommend a qualified plumber repair.

Pipes Plumbing Contractor

10 - Electrical

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
General Electric
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Breakers & Fuses: Wiring Method
Romex
Service Entrance Conductors: Electrical Service Conductors
Garage
Aluminum
General Electrical Inspection Limitations

Evaluations and material descriptions are based on a limited/random check of components. Accordingly, it is not possible to identify every possible condition or concern in a standard inspection. All electric defects/potential concerns should be evaluated or corrected by a licensed electrician.

Limited Evaluation of Smoke Detectors

The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage

Service panel appeared to be in satisfactory condition at the time of the inspection.

Switches & Receptacles: Receptacles

Receptacles appeared to be in satisfactory condition at the time of the inspection. 

GFCI & AFCI: GFCI

The GFCI's appeared to be functional at the time of the inspection, and reacted correctly with my tester.

Smoke Detectors: Smoke Alarm Maintenance

Smoke alarms require regular testing and cleaning to provide effective protection. You should consult the manufacturer's guide. DFES recommends the following key smoke alarm maintenance routine: Regular testing (not less than once per month) to ensure the battery and the alarm sounder are operating. For more information on smoke alarm maintenance please check out this link http://www.morristurnberry.ca/media/PDF/OFM_Smoke_Alarm_Checklist.pdf

Carbon Monoxide Detectors: Present
Present

There is a carbon monoxide detector located in the utility closet in the basement. For maintenance guides please refer to this link on carbon monoxide http://www.sterlinghomeinspections.com/sterling-home-inspection-blog/2013/12/10/carbon-monoxide-detector-placement-dos-and-donts

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.

11 - Garage

Inspection Method
Visual
Garage Door: Material
Metal
Garage Door: Type
Up-and-Over
Garage Door Opener: Type
Automatic

The garage door was functional at the time of the inspection.

Garage Door Opener: Safety Stop

Safety stop sensors were functional at the time of the inspection.

12 - Interior

Windows: Window Manufacturer
Unknown
Floors: Floor Coverings
Carpet, Hardwood, Tile
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Countertops & Cabinets: Countertop Material
Composite
Countertops & Cabinets: Cabinetry
Wood
Interior Rooms

Rooms inspected but not limited to are all of the bedrooms, living room, dining rooms, bonus rooms, offices, dens, libraries etc. All appeared to be functional at the time of the inspection

General Interior Inspection Limitations

Evaluation of wall, ceiling or floor components is generally limited to readily visible structural conditions. Aesthetic or cosmetic factors, (e.g., paint, wallpaper) or the condition of finish materials or coverings are not considered unless specifically noted. Furthermore, it is not possible to determine the wall insulation, type or condition of surfaces or hidden structural concerns that may exist under floor cover, carpeting, paneling, drop ceilings, etc. If the type flooring is a concern, it should be confirmed before closing.

Furnished Residence Disclaimer

Structures that are occupied and fully or partially furnished at the time of the property inspection many times prevent the inspector from seeing everything, testing everything, or having access to everything. Along with defects that may not be observed due to such conditions, since the structure is still being lived in and used, additional deferred maintenance items may be present by the time the sale is finalized. Although some minor interior defects might be noted in your Home Inspection Report, such minor defects should not be considered an exhaustive, complete, or definitive list of minor defects, particularly when the residence is still occupied. In bathrooms and kitchen, as well as other areas, fresh paint can conceal visual clues concerning moisture damage. Renovations or remodeling can prevent the inspector from determining how the structure has interacted with its environment through wind, rain, soil movement, etc. Wallpaper, mirrors, wall hangings, and furnishings may conceal defects or damage to walls; concealed defects are not within the scope of the property inspection. Carefully note the condition of the property during your final walk-through and feel free to call me if you have any questions.

Indoor Air Quality & Mold

All houses are potentially subject to indoor air quality concerns due to numerous factors such as improper venting systems, outgassing from construction materials, etc. Air quality can also be adversely affected by the growth of molds, fungi and other micro-organismsmost are results of excess moisture conditions. A home inspection does not include assessment of potential health of environmental contaminants or allergens. If leakage occurs of detrimental moisture conditions exist or develop the possibility of potentially harmful contaminants exist and therefore should be immediately addressed. For air quality evaluations, a qualified testing firm should be contacted.


Limited Evaluation of Possible Moisture Infiltration / Leakage

The particular cause of a leak, or the status of any prior leakage conditions, cannot be readily verified in most cases. If any possible causes for leakage anywhere in the house are noted, it should be understood that additional unanticipated factors may also be contributing to or causing the condition. Hidden damage may exist. All areas of potential concern should be attended to and/or monitored for leakage. Any renovation or finish work should only start after verification and correction of the cause of leakage.


Windows: Window Type
Sliders

A representative number of windows were opened and closed and were functional at the time of the inspection.

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

13 - Kitchen

Refrigerator: Brand
Unknown
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Range/Oven/Cooktop: Range/Oven Brand
Unknown

The range was functional at the time of the inspection.

Range/Oven/Cooktop: Exhaust Hood Type
Vented
General Appliance Inspection Limitations

Appliance evaluations are outside the scope of a standard home inspection in many areas and are only inspected if so indicated. When performed, evaluations are limited to a basic operations check of only listed units and generally exclude thermostatic or timer controls, energy efficiency considerations, cooking or cleaning adequacies, appliance accessories, washer/dryers, refrigerators, ice makers and any portable appliances. Appliances typically have a 5-10 year service life. Operation of all appliances should be confirmed during a pre-closing inspection; have owner demonstrate operation if possible. Obtain all operating instructions from the owner or manufacturer.

Limited Evaluation of Auxiliary Systems

A standard home inspection does not include assessment of any water filter or treatment system, or similar systems.

Limited Evaluation of Cabinetry & Countertop(s)

Assessment is limited to a check of visible counter areas and a representative number of cabinet components. All cabinetry should be checked when clear of storage or obstruction prior to closing on house.

Dishwasher: Brand
Whirlpool

Dishwasher was functional at the time of the inspection, using normal operating controls

Garbage Disposal: Brand
General electric

The garbage disposal was in satisfactory condition at the time of the inspection using normal operating controls.

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