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1234 Main St.
Charleston, SC 29412
04/23/2019 9:00AM

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Thank you for choosing People's Choice Home Inspections, LLC ( PCHI ) to inspect your home! Please carefully read your entire Inspection Report. It is ultimately up to your discretion to interpret its findings and to act accordingly. If you have any questions throughout the closing process don't hesitate to ask. This report is based on an inspection of the visible portion of the structure at the time of the inspection with a focus on safety and function, not on current building or municipality codes. As with all aspects of your transaction, you should consult with your Realtor® for further advice regarding the contents of this report. Any repairs should be performed by the applicable licensed and bonded tradesman or qualified professional who will provide copies of all receipts, warranties and applicable permits for any repairs that are carried out. Any and all evaluations or recommendations made by ( PCHI ) should be carried out prior to closing. 

This Inspection Report is based on a visual, non-intrusive inspection.  While every effort is made to identify and report all current or potential issues with a home, please understand that there are simply areas that cannot be seen- such as within the wall structure, etc.  An inspector is considered to be a "Generalist" in that the job is to identify and report potential issues rather than diagnose the specific cause or repair items.  For this reason, you will find that it is often recommended to seek further evaluation by a qualified professional such as an Electrical, Plumbing, or Roofing contractor.

The report includes Informational data on various components of the home, Limitations that affected the ability to inspect certain items/areas, and Recommendations for items that require immediate or future attention.

Observations and Recommendations are organized into three categories by level of severity: 

1) Minor/Maintenance/MonitorPrimarily comprised of small cosmetic items and simple Handyman or do-it-yourself maintenance items.  These observations are more informational in nature and represent more of a future to-do list rather than something you might use as a negotiation or Seller-repair item.  A Summary Report can be created should you choose to view a report without these minor items or informational data.

2) Moderate RecommendationsMost items typically fall into this category.  These observations may require a qualified contractor to evaluate further and repair or replace but the cost is somewhat reasonable.

3) Significant and/or Safety Concerns - This category is composed of immediate safety concerns or items that could represent a significant expense to repair/replace.  

This categorization is the opinion of the inspector and is based on what was observed at the time of inspection. It is not intended to imply that items documented in any one category are not in need of correction. Maintenance items or latent defects left unrepaired can soon become significant defects. It should be considered very likely there will be other issues you personally may consider deficient, and you should add these as desired. There may also be defects that you feel belong in a different category, and again, you should feel free to consider the importance you believe they hold and act accordingly.

USE OF PHOTOS:
Your report includes many photographs. Some pictures are informational and of a general view, to help you understand where the inspector has been, what was looked at and the condition of the item or area at the time of the inspection. Some of the pictures may be of problem areas, these are to help you better understand what is documented in this report and to help you see areas or items that you normally would not see. Not all problem areas or conditions will be supported with photos.

The following areas and descriptions are not included in the scope of this inspection: • Structural integrity, • Geological stability or ground condition of site, • System design problems or functional adequacy, operational capacity, quality or suitability for particular use of items inspected, • Fireplace and flue draft, • Capacity for the garbage disposal to grind food or the dishwasher to clean properly, • Cosmetic items including, but not limited to minor scratches, scrapes, dents, cracks, stains, soiled or faded surfaces,  • Wells or well pumps, • Septic systems, • Cisterns • Sewer lines beyond the foundation wall and not visible, • Fountains, • Electronic air cleaners or filters, • Water quality or volume, • Water conditioning systems, • Environmental hazards, • Active or passive solar systems, • Security systems, • Detached buildings or equipment unless specifically included and paid for in the agreement, • Central vacuum systems, • Wall or window mounted air conditioning systems, • Home warranty and component warranties.

This report is not a warranty.

Receipt of this report by any purchasers of this property other than the party(ies) identified on the cover page of this report is not authorized by the inspector. The inspector strongly advises against any reliance on this report by such party(ies). We recommend that you retain a qualified home inspector to provide you with your own inspection and report on this property. Liability under this report is limited to the party identified on the cover page of this report. The Home Inspection and the Inspection Report do not constitute and shall not be considered to be a warranty, either expressed or implied, concerning the present or future condition of the Property, the presence or absence of latent or hidden defects that are not reasonably ascertainable in a competently performed home inspection, or the remaining useful life of any system or component of the property. This report is not binding unless the pre-inspection agreement has been signed by the client and returned to People's Choice Home Inspections, LLC along with payment of the inspection fee.

This home inspection is not an inspection for mold. Mold can be present in any home. Mold cannot grow unless there is excess moisture. The key to mold control is moisture control. While this inspection attempts to detect high moisture conditions that can lead to mold growth, be advised that mold can grow in hidden areas which are beyond the scope of this inspection. If mold is a concern to you, you should obtain a further evaluation by a mold specialist prior to the end of the inspection contingency. Recommended reading - A brief guide to mold and moisture

THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING OF ANY ENVIRONMENTAL HEALTH HAZARDS. No tests were conducted to determine the presence of airborne particles such as asbestos, noxious gases such as radon, formaldehyde, toxic, carcinogenic or malodorous substances or other conditions of air quality that may have been present; nor conditions which may cause the above. No representations were made as to the existence or possible condition of the lead paint, abandoned wells, private sewage systems, or underground fuel storage tanks. There were no representations as to any above or below ground pollutants, contaminants, or hazardous wastes. The quality of drinking water was excluded from this inspection.

THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING FOR CONCEALED WOOD DECAY, MOLD, MILDEW OR FUNGI GROWTH (UNLESS OTHERWISE PURCHASED SEPARATE FROM HOME INSPECTION).

THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING FOR INSECTS AND VERMIN.

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.

This is meant to be an Honest, Impartial, Third-Party assessment.  Oftentimes, in the mind of a buyer, minor items are given too much weight and significant items are under-appreciated.  That being said, I would be more than happy to discuss anything in more detail.  Please reach out if you have any questions or need further explanation on anything identified in this report.

1 - Inspection details

Start Time
9:00am
Finish Time
11:50am
Present at time of the inspection
Clients Agent, Client
Property Occupancy
Yes
Rain in the last few days
Yes
Ground Condition
Damp
Approximate Temperature
63 Fahrenheit
Weather Condition
Partly Cloudy
Structure Details: Age of the Structure
1960
Structure Details: Foundation Type
Crawlspace
Structure Details: Structure Faces
South
Structure Details: Structures Inspected
House
Structure Details: Type of Structure
Single Family
Structure Details: Utilities
All Utilities on
The following items have been excluded from the inspection.
Shed, Security system, Wood decks - no access underneath
Recommend obtaining from the Owner

We recommend obtaining from the Owner (and Public Records) all available Information, User's Guides/Owner's Manuals, Receipts, Warranties, Permits, Insurance Claims, and Warranty Transferability & Fees regarding the Repairs, Upgrades, and Components of the Home & Lot.

Viewing your Report works best with Google Chrome or Firefox

Viewing your Report works best with Google Chrome or Firefox.  If you experience Issues with Pictures or text, it may be the browser you are using.

Overview
A home inspection is not a pass or fail type of inspection.It is a visual only evaluation of the conditions of the systems and accessible components of the home designed to identify areas of concern within specific systems or components defined by the Florida State Standards of Practice, that are both observed and deemed material by the inspector at the exact date and time of inspection. Conditions can and will change after the inspection over time. Future conditions or component failure can not be foreseen or reported on. Components that are not readily accessible can not be inspected.Issues that are considered as cosmetic are not addressed in this report. (Holes, stains, scratches, unevenness, missing trim, paint and finish flaws or odors). It is not the intent of this report to make the house new again.Any and all recommendations for repair, replacement, evaluation, and maintenance issues found, should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues than able to be noted from a purely visual inspection of the property. This inspection will not reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises.
Left or right of home
When the direction of "Left or Right" is mentioned, it is a description of the area of the house, facing the house from the street looking towards the house, unless otherwise stated.
Mid-1980s and older, lead, asbestos warning

Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:

EPA 

CPSC

CDC

Attic

Not all areas of the attic were traversed.  These areas were unsafe to traverse or blocked by stored items, insulation, low rafters, or mechanical equipment.  The Inspector makes every point to try and see as much as possible, however some areas could not be safely inspected.

2 - Roof

IN NI NP O
2.1 General X X
2.2 Shingles X
2.3 Chimney X X
2.4 Spark Arrestor X
2.5 Gutters/drains X
2.6 Flashing / Vents X X
2.7 Skylights X
2.8 Electrical X
2.9 Metal X
General: Roof covering
Architectural Fiberglass Asphalt Shingles
General: Roof Type
Gable and valley
General: Roof Drainage
Partial gutter system
Shingles: Layers Visible
One Layer
General: Roof Inspection method
Traversed
We normally conduct our typical roof inspection by walking on the roof's surface in what we call the "random walk" methodology. This method of inspection is not intended to cover every square inch of the roof's surface, nor will it. Further we could not recreate the route of a random walk even if we tried to. We do arrive at an overall impression of the roof's condition developed during this random walk inspection and extrapolate it to the entire roof's surface.
If any discrepancies are in fact identified, it is recommended that to accurately determined the scope of the actual discrepancies, as well as any cost of correction, you consult with a licensed roofing contractor. Not all roof will be walked, dimension, slope, weather, etc may allow the roof to be accessed.
General: Roof repairs
It is recommended that a certified roofing contractor make any needed repairs to the roof system.
General: Roof Pictures
General: Underlayment disclaimer

Most underlayment was hidden beneath the roof-covering material. The inspector was able to view edges only a representative areas around the perimeter of the roof. It was not inspected and the Inspector disclaims responsibility for evaluating its condition.

Skylights not present.

Metal not present.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
2.3.1 - Chimney

Repoint Mortar

The masonry chimney's mortar is deteriorated and should be repaired to prevent further, significant deterioration. Recommend having a qualified chimney service contractor or mason evaluate chimney and repair as necessary. This will likely require repointing the mortar.
Fireplace Chimney Repair Contractor
Credit
Comment
2.3.2 - Chimney

Needs sealant

Some of the roofing cement has deteriorated. Recommend applying a roofing sealant to the exposed areas so as water intrusion does not occur. 

Contractor Qualified Professional
Credit
Comment
2.6.1 - Flashing / Vents

Improper Flashing - Metal Coverings

Inspector could not confirm if counter flashing was installed 1 inch into mortar joints under the newest flashing.  Improper metal roof flashing was installed which could allow for water intrusion to attic space. Recommend correction by installing proper metal roof approved vent flashing with boots.

Roof Roofing Professional
Credit
Comment
2.6.2 - Flashing / Vents

Plumbing vent too low

One or more plumbing vent pipes terminated less than 6 inches above the roof surface below. Debris can block vent pipe openings with such short pipes. Blocked vent pipes can cause sewer gases to enter living spaces. Recommend that a qualified person repair per standard building practices. For example, by extending pipe(s) to terminate at least 6 inches above the roof surface.
Roof Roofing Professional

3 - Attic

IN NI NP O
3.1 General X
3.2 Roof Sheathing X X
3.3 Attic Plumbing X
3.4 Attic Hatch X X
3.5 Electrical X X
3.6 Insulation X
3.7 Ventilation X
General: Ceiling Structure
Beams, Dimensional lumber ceiling joist
General: Inspection Method
Traversed
General: Estimated R-Value
R30
General: Insulation Material
Mineral wool loose
General: Roof Structure
Rafters
General: Approximate attic thermal insulation depth:
6-8 inches
General: General pictures
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
3.2.1 - Roof Sheathing

Damaged Sheathing

The roof had areas of visible damage to the roof sheathing at the time of the inspection. All damaged areas should be repaired for safety reasons, and to prevent potential damage from moisture intrusion to the home materials, the roof structure and to prevent development of microbial growth such as mold. You should consult with a qualified roofing contractor to gain an idea of options and costs for repair. Old plumbing vent holes, where you see roof under layment, should be repaired. As in roof decking should be installed underneath. 

Contractor Qualified Professional
Credit
Comment
3.4.1 - Attic Hatch

Uninsulated pull-down

Pull-down stairs are installed for the attic access. No insulation is installed above the stairs and no weatherstripping is installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover.

Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due condensation forming on the underside of the roof sheathing during cold weather.
Wrenches Handyman
Credit
Comment
3.5.1 - Electrical

Cover Plate Broken

Cover plate is broken at one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. Cover plates should be replaced where necessary.

Wrench DIY

4 - Exterior

IN NI NP O
4.1 General X
4.2 Exterior issues X X
4.3 Driveway, Walkway, Patio X X
4.4 Windows and Door X
4.5 Shutters(decorative and storm) X
4.6 Siding And Trim X
4.7 Gutters and Flashing X X
4.8 Eaves, Soffit and Fascia X
4.9 Electrical X X
4.10 Stairs/Handrails/Guardrails X
4.11 Vegetation and Grading X
4.12 Fences and Gates X
4.13 Deck X
4.14 Doorbell X
4.15 Irrigation/Sprinker X
General: Exterior doors
Metal
General: Exterior wall structure
Brick
General: Fencing
Wood
General: Foundation Material
Brick
General: Garage Door Material
N/A
General: Sidewalk/Patio Material
Concrete
General: Vehicle Parking
Carport, Driveway
General: Wall Covering
Brick
Driveway, Walkway, Patio: Driveway Material
Concrete
Driveway, Walkway, Patio: Patio Material
Concrete, Raised wood deck
Eaves, Soffit and Fascia: Eaves, Soffit and Fascia

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
4.1.1 - General

Carport Posts Damaged

One or more carport and/or porch support posts were damaged. Recommend qualified contractor repair.

Hardhat General Contractor
Credit
Comment
4.2.1 - Exterior issues

A/C Drain to close to home

It is recommended to have the evaporator drain for the air handler directed away from the house. The drain is too close the exterior wall and allows moisture at the wall/footing areas. Recommend to have at least 12" from exterior wall.

Fire HVAC Professional
Credit
Comment
4.2.2 - Exterior issues

Brick - Cracks, deterioration

The masonry (brick) was deteriorated or damaged in some areas. Where cracks or openings are exposed, water can enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar,or sealing with epoxy,  or replacing broken or missing masonry.

Contractor Qualified Professional
Credit
Comment
4.2.3 - Exterior issues

Faucet Handle issue

hose faucet handle was inoperable / broken. Recommend that a qualified person replace handles or make repairs as necessary.

Contractor Qualified Professional
Credit
Comment
4.2.4 - Exterior issues

Loose hose bibb

One or more hose bibs weren't anchored securely to the structure's exterior. Water supply pipes can be stressed when hose bibs are turned on and off and when hoses are pulled. Leaks may occur as a result. Recommend that a qualified person install fasteners per standard building practices.
Contractor Qualified Professional
Credit
Comment
4.3.1 - Driveway, Walkway, Patio

Minor Driveway Damage

Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Contractor Qualified Professional
Credit
Comment
4.7.1 - Gutters and Flashing

Damaged downspout

Sections of downspouts are damaged. This can result in water accumulating around the structure's foundation, or crawlspace if they exist. Accumulated water is conductive condition to wood destroying insects and organisms, and may also cause the foundation to settle over time. A licensed contractor should replace or repair downspouts where necessary. A damaged downspout may not allow water to flow freely.
Contractor Qualified Professional
Credit
Comment
4.7.2 - Gutters and Flashing

Downspout Loose

One or more downspouts or elbows were loose or detached. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Contractor Qualified Professional
Credit
Comment
4.9.1 - Electrical

Cover Plate Issues

One cover plate was missing. This is a potential shock and/or fire hazard. Recommend that a qualified professional repair as necessary.

Tools Handyman/DIY
Credit
Comment
4.9.2 - Electrical

Exposed Wires

One or more sections of outdoor wiring were exposed and subject to damage. This is a potential shock hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing conduit, re-routing wires or replacing wiring.

Contractor Qualified Professional
Credit
Comment
4.9.3 - Electrical

Light inoperable

One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

Tools Handyman/DIY

5 - Water Heater

IN NI NP O
5.1 Water Heater X X
Water Heater: Capacity
40
Water Heater: Energy Source
Electric
Water Heater: Estimated Age
10 Years
Water Heater: Location
Closet in hallway
Water Heater: Serial #
0906T426242
Water Heater: Model #
E2F40RD045V
Water Heater: Manufacturer
Whirlpool
Water Heater: Type
Tank
Water Heater: Water Temperature
114.4 Degrees
Water Heater: Pictures of Unit
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
5.1.1 - Water Heater

Corrosion On Fitting/Lines

Corrosion was found on fittings and/or water supply lines for the water heater. Leaks may exist. A qualified plumbing contractor should evaluate and repair as necessary.

Monitor these areas. 

Mag glass Monitor
Credit
Comment
5.1.2 - Water Heater

TPR Drain in Crawlspace

The temperature-pressure relief valve drain line is routed so as to empty into the crawl space. Water may accumulate in the crawl space if the valve develops a leak. A qualified plumber should re-route the drain line so as to drain outside.

Contractor Qualified Professional

6 - Plumbing

IN NI NP O
6.1 General X
6.2 Supply Lines X
6.3 Drain and Waste X X
6.4 Fuel system X
6.5 Main Water X
General: Drain Pipe
PVC
General: Interior Supply piping
Copper, Where Visible
General: Service Pipe to house
Not Visible
General: Vent Pipe
Type B gas
General: Waste Pipe
PVC, Copper
General: Water Source
Public Water
General: Location of main fuel shut off
At gas meter
General: Location of Water meter
Near street. In front of entry door
General: Location of Main Shut off
At water meter
General: Plumbing In Walls
As is typical of most buildings, the majority of the supply piping is concealed from view. Basically it is installed inside the walls and under the floors. Where the supply piping was noted, it was found to be copper. This is an excellent water piping material with an indefinite lifespan.
General: Water Pressure
89 PSI
General: Corrosion on pipe

The water supply pipeing exhibited heavy corrosion that will shortin the expected long term service life of the pipes. The source of moisture should be identified and corrected by a qualified plumbing contractor. Recommend monitoring pipes periodically to inspect for leaks.

Supply Lines: Most not visible

Most water distribution pipes were not visible due to wall, floor and ceiling coverings. The Inspector disclaims responsibility for inspection of pipes not directly visible.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
6.3.1 - Drain and Waste

Significant corrosion

Significant corrosion was found on drain or waste fittings/pipes.  This is an indication of past leaks, or that leaks are likely to occur in the future.  A licensed plumber should evaluate the line and reapir as needed. 

At the least, monitor the plumbing lines of home throughout the years ahead. 

Pipes Plumbing Contractor

7 - Electrical

IN NI NP O
7.1 Service Equipment Panel X
7.2 Sub-Panel X
7.3 Branch Wiring X
7.4 Circuit Breakers X
7.5 Meter X
7.6 Service Wires X
Service Equipment Panel: Amperage
200
Service Equipment Panel: Branch Wiring
Copper
Service Equipment Panel: Location of Main Disconnect
Top of Panel
Service Equipment Panel: Location of Main Panel
Utility closet
Service Equipment Panel: Panel Manufacturer
Culter Hammer
Service Equipment Panel: Protection
Breakers
Service Equipment Panel: Service Conductor
Copper
Service Equipment Panel: Service Type
Overhead
Service Equipment Panel: Service Voltage
120/240
Service Equipment Panel: System Grounding
Grounding Rod
Service Equipment Panel: Panel pictures
Service Equipment Panel: Positive Attributes

The size of the electrical service is sufficient for the typical single family needs. The electrical panel is well arranged. All outlets and light fixtures that were tested, operated satisfactorily. All 3-prong outlets that were tested were appropriately grounded. Ground fault circuit interrupter (GFCI) devices have been provided in some areas of the home. These devices are extremely valuable, as they offer an extra level of shock protection. All GFCI's that were tested responded properly. Dedicated 220 volt circuits have been provided for all 220 volt appliances within the home. All visible wiring within the home is copper. This is a good quality electrical conductor.

Service Equipment Panel: Panel hard to remove

The electrical panel could not be fully removed without damaging the frame around it. The inspector was still able to inspect inside the panel. This is just for future reference. 

Sub-Panel not present.

Branch Wiring: Branch Circuit Limitation

Home branch circuit wiring consists of wiring distributing electricity to devices such as switches, receptacles, and appliances. Most conductors are hidden behind floor, wall and ceiling coverings and cannot be evaluated by the inspector. The Inspector does not remove cover plates and inspection of branch wiring is limited to proper response to testing of switches and a representative number of electrical receptacles.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

8 - HVAC

IN NI NP O
8.1 General X
8.2 Condensing Unit X X
8.3 Air Handler X
8.4 Duct Work X
General: A/C Type
Split System (indoor and outdoor components)
General: Cooling source
Electric
General: Distribution
Fiberglass Duct
General: Heat Source
Natural Gas
General: Heat Type
Forced Air, Wood burning fireplace
General: Last Service Date
Unknown
Condensing Unit: Condenser Serial #
17312WC1BF
Condensing Unit: Condenser Model #
4TTR4036L1000AA
Condensing Unit: Estimated Age Condensing Unit
2 Year(s)
Condensing Unit: Good condition

The condensing unit was in good condition.

Condensing Unit: Manufacturer
Trane
Air Handler: Air Handler Serial #
17786A7150
Air Handler: Air Handler Model #
4TXCB004DS3HCAA
Air Handler: Estimate Age Air Handler
2 Year(s)
Air Handler: Manufacturer
Trane
Air Handler: Filter Location
Ceiling
General: Filter Advice
Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season.
General: Temperature Differential
15 Degrees
This is the number of degrees the system is cooling (or heating) the house air. Normal range for this number is 14-24 degrees when operating the system during hot weather, lower when ambient temperatures are lower. The system functioned as expected when tested and appeared to be serviceable at the time of the inspection. As with all mechanical equipment, the unit may fail at any time without warning. The inspector cannot determine future failures.
General: Equipment Inspection

Inspection of the furnace typically includes examination/operation of the following:

- cabinet exterior

- fuel supply and shut-off (not tested);

- electrical shut-off;

- adequate combustion air;

- proper ignition;

- burn chamber conditions (when visible);

- exhaust venting;

- air filter and blower;

- plenum and ducts;

- response to the thermostat;

- return air system;  and

- condensate drain components (where applicable).

Condensing Unit: Pictures of Unit
Air Handler: Pictures of unit
Air Handler: Unit in Good Condition

The air handler appeared in good condition.   The unit ran and cold as expected. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
8.2.1 - Condensing Unit

Deteriorated Anchors

One of the anchors that secure the condensing unit are deteriorated. The proper anchor need to be installed to prevent the condensing unit from move, this can cause damage to the refrigeration line and electric.
Contractor Qualified Professional

9 - Appliances

IN NI NP O
9.1 General X
9.2 Range-Cooktop-Oven X X
9.3 Microwave X X
9.4 Hood/Vent X
9.5 Garbage Disposal X
9.6 Dishwasher X X
9.7 Refrigerator X
General: Cooktop
Frigidaire
General: Dishwasher
Frigidaire
General: Disposer
In Sinkerator
General: Microwave
Frigidaire
General: Oven
Frigidaire
General: Refrigerator
Samsung
Range-Cooktop-Oven: Normal operation

The heating elements for the oven and stove top functioned as expected.

Microwave: Normal operation
The Microwave operated as expected.
Refrigerator: Water and Ice maker

There is an automatic ice maker installed, 

Refrigerator: Fridge is operable
General: Appliance Pictures
Garbage Disposal: Normal operation
The unit is functional as expected. The unit was turned on briefly and operated as expected and appears to be in functional condition.
1) The chopping was no nosier that typically expected.
2) The rubber splashguard was in reasonable condition.
3) No leaks were found.
Dishwasher: Dishwasher Operation

The dishwasher is functional and operated as expected. The unit was operated through a complete cycle. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
9.2.1 - Range-Cooktop-Oven

No anti-tip

The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit https://www.nachi.org/anti-tip.htm
Wash Appliance Repair
Credit
Comment
9.3.1 - Microwave

Handle broken

The microwaves handle is damaged. Recommend a qualified professional make corrections.

Contractor Qualified Professional
Credit
Comment
9.6.1 - Dishwasher

Dishwasher No High loop

The dishwasher drain line is not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

Also, no "air gap" is installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.
Wash Appliance Repair
Credit
Comment
9.6.2 - Dishwasher

Dishwasher water below

Water was found beneath the dishwasher, indicating an active leak. A qualified plumber or appliance technician should evaluate and repair as necessary.

Wash Appliance Repair

10 - Kitchen

IN NI NP O
10.1 Cabinets X X
10.2 Countertops-Backsplash X
10.3 Electrical X
10.4 Flooring X
10.5 Sink X
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
10.1.1 - Cabinets

Adjustment

One or more kitchen cabinet doors and or drawers are in need of adjustment.

Contractor Qualified Professional

11 - Interiors

IN NI NP O
11.1 Electrical X
11.2 Ceiling Fans X
11.3 Floors, Walls, Ceilings X X
11.4 Smoke and CO alarms X X
11.5 Stairs/Handrails/Guardrails X
11.6 Windows and Door X X
Floors, Walls, Ceilings: Wall material/covering
Drywall
Smoke and CO alarms: Smoke / CO detectors
Yes, Additional smoke & CO alarms recommended
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
11.3.1 - Floors, Walls, Ceilings

Floors-refinish wood

Wood flooring is damaged from what appears a past leak. Recommend having a qualified contractor evaluate and refinish wood flooring as necessary.

 

Contractor Qualified Professional
Credit
Comment
11.4.1 - Smoke and CO alarms

Smoke alarms missing

Smoke alarms were missing from one or more bedrooms / from one or more hallways leading to bedrooms. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage.

Wrenches Handyman
Credit
Comment
11.6.1 - Windows and Door

Blinds

One or more blinds were damaged or not working properly.

Contractor Qualified Professional
Credit
Comment
11.6.2 - Windows and Door

Lockset/Deadbolt-inop/difficult

Door lock / deadbolt mechanisms are difficult to operate. A qualified contractor should evaluate and repair as necessary.

Wrenches Handyman

12 - Bathrooms

IN NI NP O
12.1 Bathub X X
12.2 Cabinets X
12.3 Electrical X
12.4 Exhaust Fan X
12.5 Flooring X
12.6 Shower X
12.7 Sink/countertop X
12.8 Toilets X X
12.9 Wall X
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
12.1.1 - Bathub

Caulk at floor

Caulk is missing or deteriorated along the base of one or more bathtubs, where flooring meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.
Wrench DIY
Credit
Comment
12.8.1 - Toilets

Loose

One or more toilets are loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
Contractor Qualified Professional

13 - Laundry

IN NI NP O
13.1 General X
General: Information
Washer and Dryer not inspected
General: Dryer Manufacturer
Kenmore
General: Washer Manufacturer
Kenmore
General: Not Inspected

Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.

They were filled with homeowners clothes.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

14 - Fireplace

IN NI NP O
14.1 General X
14.2 Flue and damper X
14.3 Hearth X
14.4 Liner, Firebricks, Panels X X
General: Chimney type
Masonry
General: Fireplace type
Masonry
General: Disclaimer

Inspection of heating systems is limited to basic evaluation based on visual examination and operation using normal controls. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified heating, ventilating, and air-conditioning (HVAC) contractor.

Inspection of heating systems typically includes:

- system operation: confirmation of adequate response to the thermostat;

- proper location;

- proper system configuration;

- component condition

- exterior cabinet condition;

- fuel supply configuration and condition;

- combustion exhaust venting;

- air distribution components;

- proper condensation discharge; and

- temperature/pressure relief valve and discharge pipe: presence, condition, and configuration.

General: Fireplace pictures
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
14.4.1 - Liner, Firebricks, Panels

Gaps in hearth of fireplace

Small cracks, pitting and/or deterioration were found in some fireplace firebrick. The clients should monitor the condition of the firebricks in the fireplace's firebox in the future. If significant deterioration occurs or if bricks become loose, then a qualified chimney service contractor should evaluate and make repairs as necessary.  These areas should be repointed. 

Contractor Qualified Professional

15 - Carport

IN NI NP O
15.1 Carport-Detached Garage X
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

16 - Crawlspace

IN NI NP O
16.1 General X
16.2 Plumbing-Electrical X X
16.3 Substructure X X
16.4 Ventilation-Insulation X
General: Beam Material
Solid wood
General: Floor structure
Wood Joist
General: Inspection Method
Traversed
General: Insulation material
None
General: Pier/Support material
Masonry, Brick
General: Vapor Barrier present
Yes
General: General pictures
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
16.2.1 - Plumbing-Electrical

Cover plate missing

There are open junction boxes in the crawlspace.  The proper cover needs to be installed to prevent damage to the wires or possible un-contained sparking.  
Electric Electrical Contractor
Credit
Comment
16.3.1 - Substructure

Deteriorated wood.
Crawlspace

Fungal rot was found at one or more joists / sections of floor sheathing. Some past water strains. The wood is dry. No elevated levels of moisture at these areas.   Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be repaired or replaced.

Contractor Qualified Professional