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1234 Main St.
GREER, SC 29650
12/05/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
7
Maintenance item
28
Recommendation
3
Immediate concern

Parr Home Inspection strives to perform all inspections in substantial compliance with the Standards of Practice as set forth by the American Society of Home Inspectors (ASHI) and also the state of South Carolina.  As such, we inspect the readily accessible, visually observable, installed systems and components of the home. This inspection is not technically exhaustive.


DIRECTION ORIENTATION: For the sake of this inspection the front of the home is regarded as the exterior wall that faces the road that corresponds with the home address. References to the "left" or "right" of the home are determined by facing the front of the home.

MINOR CONCERN

  • Maintenance items, DIY items, or recommended upgrades will fall into this category. These concerns will ultimately lead to Moderate Concerns and Significant Concerns if left neglected for extended periods of time. These concerns are usually straightforward to remedy.

MODERATE CONCERN

  • Most items will fall into this category. Concerns that inevitably lead to, or directly cause (if not addressed in a timely manner) adverse impact on the value of the home, or unreasonable risk (Unsafe) to people or property. These concerns may require further evaluation or may be more complicated to remedy.

IMMEDIATE CONCERN

  • A specific issue with a system or component that may have a significant, adverse impact on the condition of the property or that poses an immediate risk to people or property.  These immediate items are often imminent or may be very difficult or expensive to remedy.

1 - Inspection and Site Information

Information: Inspection Start Time
2:00
Information: Other Persons Present
Termite Inspector, Buyer's Agent
Information: Building Type
Detached, Crawlspace, Single family
Information: Occupancy
Vacant
Information: Weather Conditions
Light Rain, Wet Ground
Information: Home Set-Up and Repair Cost Info

2 - Exterior

Exterior Features include it dry r ww11 99(retaining wall) sc
Sidewalk, Front Porch
Exterior Inspection Method
From the ground
General Lot Sloping
Front yard slopes toward the building
Driveway Material
Concrete
Walkway Material
Concrete
Porch Material
Concrete
Deck Material
Wood
Eave/Soffit Materials
Aluminum
Siding Material
Vinyl, Brick Veneer
Siding Style
Interlocking
Exterior Entry Door
Metal
Exterior Entry Door
Glass, Slider door
Fencing Type
Wood Slats
Decks and Balconies: Here is an informative video on the basics of wood deck Maintenance
Outdoor Receptacles: Outdoor Receptacles

I inspected/tested outdoor receptacles where found.

Door Bell: Door Bell Type
Hard Wired
Outdoor Receptacles: Unable to Inspect Everything

 I was unable to inspect every electrical component for proper installation of the GFCI system according to modern code. A licensed electrician could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

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 - Decks and Balconies

Post/Beam Connections Insecure

The posts supporting the floor structure are not well secured to the beams. The beams should be notched into the post, resting on a ledger or attached with large anchor bolts.  Recommend repair by a licensed contractor. 

House front 1 Deck Contractor
Credit
Comment
2.1.2 - Decks and Balconies

Railing Not Secure

The railing on this deck is loose and wobbly. Recommend tightening a securing by a qualified proffesional.

Contractor Qualified Professional
Credit
Comment
2.2.1 - Windows

Screen(s) Missing

The window is missing a screen. Recommend replacement.

Tools Handyman/DIY
Credit
Comment
2.3.1 - Walls and Trim - Wood or Vinyl

Minor Mechanical Damage

The siding has minor mechanical damage, Recommend repairing/replacing the damaged areas to help prevent moisture/insect entry into the wall cavity,

Siding Siding Contractor
Credit
Comment
2.3.2 - Walls and Trim - Wood or Vinyl

Minor Rot Damage
Front porch

The porch column has the beginnings of rot damage. Recommend replacing the damaged areas and maintaining with a quality exterior paint to help preserve. 

Siding Siding Contractor
Credit
Comment
2.3.3 - Walls and Trim - Wood or Vinyl

Flashing/Trim Improperly Installed
Garage right

Flashing & trim pieces were improperly installed. Recommend repairing to help prevent moisture entry into the wall cavity. 

Siding Siding Contractor
Credit
Comment
2.3.4 - Walls and Trim - Wood or Vinyl

Brick Veneer Has Been Repaired

The brick veneer has been repaired. This was most likely due to a water leak. This is not a professional remedy.   There was no visible signs of water intrusion on the inside of the home on the day of inspection.  Seller may have an explanation.  Recommend monitoring these areas and maintaining as needed.





Contractor Qualified Professional
Credit
Comment
2.4.1 - Vegetation, Drainage & Retaining Walls

Negative Grading

Grading is sloping towards the home. 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
2.4.2 - Vegetation, Drainage & Retaining Walls

Tree to Home Contact

The tree/bush is in contact with the home. This can cause damage to the siding and roofing materials, improper drainage to gutters and downspouts. Recommend trimming the tree back or removing to help prevent further damage and rodent access to the siding, roof and eaves. 

Yard scissors Landscaping Contractor
Credit
Comment
2.4.3 - Vegetation, Drainage & Retaining Walls

Trees too Close

 The tree is too close to the home. Recommend removing help prevent damage to the walls, roof and foundation. 

Yard scissors Landscaping Contractor
Credit
Comment
2.6.1 - Door Bell

Door Bell Button Broken

The button is broken. Recommend repairing or replacing

Contractor Qualified Professional

3 - Cooling System (upstairs)

Cooling Capacity
2 ton
Energy Source/Type
Electric
Coolant Type
R-410
Approximate Age
5 Years
Life Expectancy
15-20 Years
Distribution Configuration
Split
Normal Temperature Split
Between 14-22 degree difference
Max Recommend Breaker Size
25 Amp
Brand
Carrier
Credit
Comment
3.2.1 - Condensate

Condensate discharge too close to home

Contractor Qualified Professional

4 - Cooling System 2 (downstairs)

Cooling Capacity
1.5 ton
Energy Source/Type
Electric
Coolant Type
R-22
Approximate Age
23 Years
Life Expectancy
15-20 Years
Distribution Configuration
Split
Normal Temperature Split
Outside normal operating range
Max Recommend Breaker Size
Unknown
Brand
Rheem
Indoor Coil Inaccessible

Home Inspectors cannot typical access or inspect the indoor coil. They also do not verify that the size or type  of the coil matches the size or type of the compressor. 

Credit
Comment
4.1.1 - Cooling System Information

Past Typical Life Expectancy

The AC condenser unit is past the typical life expectancy. Recommend having the unit repaired, cleaned, serviced, and evaluated to help ensure proper, safe, and efficient operation.

Fire HVAC Professional
Credit
Comment
4.1.2 - Cooling System Information

This unit should be serviced by a Qualified Proffesional

Due to the age and overall condition of the unit It is recommended that it be serviced by a professional before going to closing on this home.

Contractor Qualified Professional
Credit
Comment
4.1.3 - Cooling System Information

Refrigerant Line Insulation Missing or Damaged

The insulation on refrigerant line is damaged, gapped or missing. Recommend repair for improved cooling efficiently.

Tools Handyman/DIY
Credit
Comment
4.1.4 - Cooling System Information

Unit Not Level

The concrete pad supporting the outdoor condensing unit is not level. This can cause acceleratead deterioration of components. Recommend repair for the longevity of the unit. 

Fire HVAC Professional

5 - Heating System (downstairs)

Heat Type
Forced Air
Energy Source
Natural Gas
Efficiency
Mid-Efficiency
Life Expectancy When New
20-25 Years
Approximate Age
23 Years
Thermostat Location
Off Living Room
Distribution Systems: Ductwork
Insulated, Flexible
Brand
Rheem
It Is Always Recommended That The HVAC Units Be Serviced

The home inspection is a non exhaustive inspection, mostly visible. It is recommended that a certified HVAC professional test and evaluate the units before closing.

Heating System Information: Home Owners Responsibility

Most HVAC (heating, ventilating and air-conditioning) systems in houses are relatively simple in design and operation. They consist of four components: controls, fuel supply, heating or cooling unit, and distribution system. The adequacy of heating and cooling is often quite subjective and depends upon occupant perceptions that are affected by the distribution of air, the location of return-air vents, air velocity, the sound of the system in operation, and similar characteristics. 

It's your job to get the HVAC system inspected and serviced every year. And if you're system as an air filter, be sure to keep that filter cleaned. 

Operating in Cool Mode

Operating in Cool Mode Prevented Testing Heating

Credit
Comment
5.1.1 - Heating System Information

Near End of Life Expectancy

The heating system is near the end the typical life expectancy. Recommend having the unit cleaned, serviced and evaluated to help ensure proper, efficient and safe operation. 

Fire HVAC Professional

6 - Heating System 2 (upstairs)

Heat Type
Forced Air
Energy Source
Natural Gas
Efficiency
Mid-Efficiency
Life Expectancy When New
20-25 Years
Approximate Age
22 Years
Thermostat Location
Hallway Upstairs
Distribution Systems: Ductwork
Insulated, Flexible
Brand
Rheem
It Is Always Recommended That The HVAC Units Be Serviced

The home inspection is a non exhaustive inspection, mostly visible. It is recommended that a certified HVAC professional test and evaluate the units before closing.

Heating System Information: Home Owners Responsibility

Most HVAC (heating, ventilating and air-conditioning) systems in houses are relatively simple in design and operation. They consist of four components: controls, fuel supply, heating or cooling unit, and distribution system. The adequacy of heating and cooling is often quite subjective and depends upon occupant perceptions that are affected by the distribution of air, the location of return-air vents, air velocity, the sound of the system in operation, and similar characteristics. 

It's your job to get the HVAC system inspected and serviced every year. And if you're system as an air filter, be sure to keep that filter cleaned. 

Credit
Comment
6.1.1 - Heating System Information

Near End of Life Expectancy

The heating system is near the end the typical life expectancy. Recommend having the unit cleaned, serviced and evaluated to help ensure proper, efficient and safe operation.

Fire HVAC Professional

7 - Roof, Flashing and Drain System

Roof Type/Style
Gable, Combination, Hip
Roof Covering Material
Asphalt
Inspection Method
Ground, Ladder, Roof/limited to to steepness
Approximate Age
Unknown
Life Expectancy
Unknown
Gutter Material
Aluminum
Gutter Type
Eave Mounted
Pipe Stack Flashing Material
Galvanized Metal, Rubber
Chimney Chase
Framed with Siding.
Gutter, Downspouts, Extensions: Homeowners Responsibility

Your job is to monitor the gutters and be sure that they function during and after a rainstorm. Look for loose parts, sagging gutter ends, and water leaks. The rain water should be diverted far away from the house foundation.

Gutter, Downspouts, Extensions: Gutters Were Inspected

I inspected the gutters.  I wasn't able to inspect every inch of every gutter.  But I attempted to check the overall general condition of the gutters during the inspection and look for indications of major defects.  

Monitoring the gutters during a heavy rain (without lightening) is recommended.  In general, the gutters should catch rain water and direct the water towards downspouts that discharge the water away from the house foundation. 

Weather

Due to weather at the time of the inspection we were not able to walk the roof. Roof was looked at from the eves and from the ground with binoculars.

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
7.1.1 - Gutter, Downspouts, Extensions

Downspouts Drain Near House

The downspout drains 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 repair or improvement to the downspout extensions so that they drain at least 6 feet from the foundation. 

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

8 - Chimney Fireplace and or Stove

Fireplace: Type Of Fireplace
Factory Built, Gas Fireplace Insert
Fireplace: Damper Door

I inspected the fireplace damper doors by opening and closing them.  You must make sure this damper door is operational and open during a fire

Chimney or vent: Chimney Flashing Was Not Visible

The chimney to roof flashing was not visible do to the siding installation.

Chimney or vent: All of Chimney Was Not Accesible

The entire chimney was not visible due to the height and or the steepness of the roof.

Fireplace: Gas Insert Not Fully Inspected

I did not inspect the gas fireplace insert unit. This was beyond the scope of my home inspection. It is recommended by the state of SC that we not start a fire in a home.   Recommend the homeowner or a professional inspect further and confirm it's safe operation and functionality.

3.8. Fireplace I. The inspector shall inspect: A. readily accessible and visible portions of the fireplaces and chimneys; B. lintels above the fireplace openings; InterNACHIsHomeInspection StandardsofPractice 10 C. damper doors by opening and closing them, if readily accessible and manually operable; and D. cleanout doors and frames. II. The inspector shall describe: A. the type of fireplace. III. The inspector shall report as in need of correction: A. evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers; B. manually operated dampers that did not open and close; C. the lack of a smoke detector in the same room as the fireplace; D. the lack of a carbon-monoxide detector in the same room as the fireplace; and E. cleanouts not made of metal, pre-cast cement, or other non-combustible material. IV. The inspector is not required to: A. inspect the flue or vent system. B. inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels. C. determine the need for a chimney sweep. D. operate gas fireplace inserts. E. light pilot flames. F. determine the appropriateness of any installation. G. inspect automatic fuel-fed devices. H. inspect combustion and/or make-up air devices. I. inspect heat-distribution assists, whether gravitycontrolled or fan-assisted. J. ignite or extinguish fires. K. determine the adequacy of drafts or draft characteristics. L. move fireplace inserts, stoves or firebox contents. M. perform a smoke test. N. dismantle or remove any component. O. perform a National Fire Protection Association (NFPA)-style inspection. P. perform a Phase I fireplace and chimney inspection.

9 - Interior

Ceiling Material
Drywall
Major Floor Finishes
Carpet, Linoleum
Major Wall Finishes
Drywall
Window Type
Double Pane, Single-hung, Vinyl
Exterior Door Type
Metal
Garage Vehicle Doors
Metal

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

Credit
Comment
9.1.1 - Windows

Windows hard to open

All windows that were tested were hard to open. Recommend cleaning and lubricating with a dry lubricant specifically for windows as a greasy lubricant like WD40 will attract dirt grime.

Contractor Qualified Professional
Credit
Comment
9.1.2 - Windows

Overall condition of Windows is degraded

All the windows tested are showing age and excessive use. While none were catastrophic, a budget should be set aside for window replacement down the road

Contractor Qualified Professional

10 - Plumbing

Water Heater Description
Gas
Water Heater Location
Hall Closet
Water Heater Capacity
50 gallon
Approximate Age
21 Years
Life Expectancy
10-15 Years
Main Shut-off Valve Location
Above Water Heater
Water Filters
None
Water Source
Public
Main Water Service Material
Unknown
Water Supply Material
CPVC
Drain/Vent Pipe Material
PVC
Main Gas Shut-off Location
Gas Meter
Pump Types
None
Water Heater Manufacturer
Bradford & White

We recommend flushing and servicing the 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. 

Water Pressure: Measured water pressure
Above recommended Psi

Water pressure above 60Psi can cause shortened life span of fixtures and appliances. Anything over 80Psi should have a Pressure reducer installed. Anything below 40psi is just inconvenient.

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.  the location of the main water supply shut-off valve; B.the location of the main fuel supply shut-off valve;  C.the location of any observed fuel-storage system; and D. 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. W. whether the water supply is public or private based upon observed evidence; 

Credit
Comment
10.1.1 - Hot Water System

Past Service Life

The water heater is past the typical service life of similar units. Recommend having the unit drained, cleaned, and service to help ensure proper, efficient and safe operation. 

Pipes Plumbing Contractor

11 - Appliances

General Information : Laundry Facilities
Dryer Vented to Exterior, 220v Dryer Outlet, Washer Drain, 120V Washer Outlet, Washer Hot and Cold Water Service
Garbage Disposal: Brand
In-Sink-erator
Range: Cooktop Brand
Whirlpool
Range: Cooktop Type
Glass/Ceramic
Refrigerator: Brand
Whirlpool
Refrigerator: Features
Icemaker, Ice/Water Door Service
General Information : Installed Kitchen Appliances
Refrigerator, Dishwasher, Oven, Microwave, Waste Disposal

The above appliances were checked for general functionality. Each and every feature of the appliance was not checked as time does not permit. 

General Information : Clothes Washer and Dryer Not Tested

The clothes washer and dryer are not considered to be permanently installed. As such, they were not function tested. The presence of appropriate electric, plumbing and vent connections was inspected.

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.

Credit
Comment
11.2.1 - Garbage Disposal

Disposal Not Functional

Garbage disposal was not functional.    Recommend repair or replacing the unit. 

Here is a DIY resource for troubleshooting.  The disposal started smoking when the power switch was turned on.

Pipes Plumbing Contractor
Credit
Comment
11.3.1 - Range

Anti tip bracket not installed

The range should have a anti tip bracket installed to prevent the range from tipping over with hot items on or in when the oven door opens and racks are pulled out

Contractor Qualified Professional
Credit
Comment
11.4.1 - Refrigerator

Door Service Not Functional/Dinsconnected.

The water/ice service at the refrigerator door is disconnected or not functional. Recommend repair for proper operation

Wash Appliance Repair

12 - Electrical and Fire Safety

Electrical Service Conductors
Below Ground, 220 Volts, Aluminum
Main Panel Type
Circuit Breaker
Panel Capacity
200 AMP
Sub-Panel Capacity
None
Branch Wire Type
Copper
Outlet Types
3 Prong Grounded, GFCI Kitchen, GFCI Bathrooms, GFCI Garage
Wiring Method
Romex
Presence of Smoke Alarms/ CO Detectors
Present on Each Floor
Panel Manufacturer
Square D

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.

13 - Kitchen

Cabinets: Cabinetry
Wood

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.


Operation of appliances is provided as a courtesy and is not part of our standard inspection. Only built-in appliances were tested briefly for apparent function. Timers, clocks, self-cleaning feature, refrigerators and/or freezers are not evaluated, temperatures were not tested. 

Credit
Comment
13.3.1 - Sinks

Prior Sink Leak

There is evidense of a leak

under the kitchen sink. This damage appears to be old as there was not a leak when tested at the time of the inspection. This damage should be repaired.

Contractor Qualified Professional
Credit
Comment
13.6.1 - GFCI / Receptacle

GFCI outlet did not trip

GFCI outlets did not properly trip, refer to a license electrician for replacement. All outlets within 6ft of water need to be GFCI protected.

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13.6.2 - GFCI / Receptacle

Outlets within 6 feet of water

-All Outlets within 6 feet of water must be GFCI protected. This represents a safety hazard. Refer to an licensed electrician for proper repair.

-Open Ground

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13.8.1 - Walls/ Ceilings

Amateur patchwork
Above Kitchen Sink

Amateur Patchwork evident, refer to a qualified professional for proper finish work. Patchwork may represent a previous leak as this area is directly below the master bath shower drain

Contractor Qualified Professional

14 - Bathroom 1

Location : Location information
1st Floor
Drains & Fixtures: Faucets
Individual
Drains & Fixtures: Trap
P Trap
Exhaust Systems: Ventilation
Fan
Drains & Fixtures: Drain Material
PVC

Galvanized piping has a tendency to corrode from the inside out. Continue to monitor all galvanized piping if it is installed in the home for potential leaks. We encourage the use of PVC piping.

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14.2.1 - Drains & Fixtures

Drain leaking

 At the time of the inspection the drain was leaking. Refer to a licensed plumber for evaluation and repair.

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14.3.1 - Exhaust Systems

Bathroom Vents Into Attic

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

15 - Bathroom 3

Location : Location information
Master bedroom
Drains & Fixtures: Drain Material
PVC
Drains & Fixtures: Faucets
Individual
Drains & Fixtures: Trap
P Trap
Exhaust Systems: Ventilation
Fan
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15.2.1 - Drains & Fixtures

Shut off valve leaking
Shower

At the time of the inspection there was a minor leak at the shut-off valve. The shower head had a drip with faucet in the full off position. After the shower was turned on the drip went away for a few minutes but built back up and started again. Have corrected for water saving efficiency.

Pipes Plumbing Contractor
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15.3.1 - Exhaust Systems

Bathroom Vents Into Attic

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

16 - Bathroom 2

Location : Location information
2nd Floor, Hallway
Exhaust Systems: Ventilation
Fan
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16.2.1 - Toilet

Toilet bowl is loose

Toilet bowl is loose and not properly secured, refer to a qualified contractor for repair.

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16.3.1 - Exhaust Systems

Bathroom Vents Into Attic

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

17 - Attic

Attic Inspection Method
Entered/Limited Access
Access to attic
Pull down stairs
Insulation: Attic Insulation Type
Blown, Fiberglass
Insulation: Approximate Attic Insulation Depth
11-15"
Ventilation: Attic Ventilation Type
Soffit Vents, Ridge Vents
Insulation: Full attic access restricted

The build style and lack of attic flooring prevented full inspection

The inspector is NOT required to enter: 

1. areas that will, in the professional judgment of the inspector, likely be dangerous to the inspector or to other persons, or to damage the property or its systems and components. 

2. under-floor crawlspaces and attics that are not readily accessible.

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17.2.1 - Ventilation

Exhaust Fan Vents Terminates in Attic

As noted in the 3 bathroom sections, the exhaust fans vent into the attic.  Recommend correcting by extending the vent to the exterior to help prevent moisture/humidity damage in the attic/roof area. 

Roof Roofing Professional

18 - Structure and Foundation

Roof Structure
OSB, Truss Build
Floor Structure Material
Concrete, Wood Floor Joists, Masonry Columns, Plywood
Foundation Material
Concrete, Masonry Block, Brick
Basement/Crawlspace Floor
With Vapor Barrier, Dirt Crawlspace Floor
Crawlspace Access Location
Exterior Wall, Left
Crawlspace Inspection Method
Entered/Good Access
Crawlspace: Sub Flooring Insulation
Batt, 8 Inches
Crawlspace: Crawlspace Ventilation Type
Crawlspace Sidewall Venting
Crawlspace: Crawlspace Vapor Barrier
Full Coverage with Plastic

It should be noted that in the picture and video below that there was previous water intrusion as it can be seen on the vapor barrier. The origin of this water flow was not determined.  As this inspection was performed during an all day rain event the entire crawlspace was dry at time of inspection. Moisture readings were found to be acceptable under 18%.  The crawlspace should be monitored periodically by the home owner to make sure there is no future water intrusion.



Click here to read a great blog on why a good vapor barrier is important 

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.

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18.1.1 - Crawlspace

Vapor Barrier Gaps or Displaced
Center of crawlspace

The vapor barrier has gaps or is displaced. Recommend correcting for improved moisture protection in the area. Small area as noted in the video of the crawlspace

Tools Handyman/DIY

19 - Insulation and Ventilation

Exhaust Fans
Bathrooms
Dryer Vent
Metal (Flex)

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.

20 - Garage

Garage Door: Material
Metal, Non-insulated
Garage Door: Type
Sectional
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20.4.1 - Garage Door

Panel Damage

Garage door panel is damaged and may need repair/replacement. Recommend a qualified garage door contractor evaluate.