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1234 Main St.
Charleston, SC 29412
02/16/2020 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/MaintenancePrimarily 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
1:00pm
Finish Time
4:35pm
Present at time of the inspection
Client, Clients Agent
Property Occupancy
Occupied, Furnished, Items were stored
Rain in the last few days
No
Ground Condition
Dry
Approximate Temperature
88 Fahrenheit
Weather Condition
Clear
Structure Details: Age of the Structure
1990
Structure Details: Structure Faces
West
Structure Details: Foundation Type
Crawlspace
Structure Details: Structures Inspected
House, Attached Garage
Structure Details: Type of Structure
Single Family
Structure Details: Utilities
All Utilities on
The following items have been excluded from the inspection.
2nd Refrigerator in garage
Category description

Listed below is a description of the Categories used throughout the report to help understand the severity of an item.  Any items list in the below categories may be based on the inspectors opinion.  These categories are not designed to be considered as an enforceable repair or responsibility of the current homeowner, but designed to inform the current client of the current condition of the property and structure.  They may be used in negotiations between real estate professionals. 

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

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

Safety & Immediate Attention =  The item, component, or system poses a safety concern to occupants in or around the home.  Some listed concerns may have been considered acceptable for the time of the structures construction, but pose a current risk.  

The item, component or system is not functioning as intended, or needs further inspection by a qualified license contractor of trade; possible damage to the structure, item, or component may occur. Repairs may be possible to satisfactory condition with out repair.  

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.
Schedule a Home Maintenance Inspection: Schedule a Annual Home Maintenance Inspection

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

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

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

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

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


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

$10,000 Honor Guarantee: $10,000 Honor Guarantee

InterNACHI is so certain of the integrity of our members that we back them up with our $10,000 Honor Guarantee. 

InterNACHI will pay up to $10,000 USD for the cost of replacement of personal property lost during an inspection and stolen by an InterNACHI-certified member who was convicted of or pleaded guilty to any criminal charge resulting from the member's taking of the client's personal property.  

For details, please visit www.nachi.org/honor

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
2.2 Shingles X
2.3 Chimney 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
Metal, Architectural Fiberglass Asphalt Shingles
General: Roof Type
Architectural
General: Roof Drainage
Gutter system
Shingles: Layers Visible
One Layer
General: Roof Pictures
General: Roof Inspection method
Partial Traverse, Viewed from eaves with ladder

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.

We attempted to inspect the roof from various locations and methods, including from the ground and a ladder. 

The inspection was not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specifications or construction codes.  It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection.  We recommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurance policy.  

General: Homeowner's Responsibility

Your job as the homeowner is to monitor the roof covering because any roof can leak. To monitor a roof that is inaccessible or that cannot be walked on safely, use binoculars. Look for deteriorating or loosening of flashing, signs of damage to the roof covering and debris that can clog valleys and gutters.

Roofs are designed to be water-resistant. Roofs are not designed to be waterproof. Eventually, the roof system will leak. No one can predict when, where or how a roof will leak. 

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

General: Homeowner's Responsibility / Plumbing vent pipes

Your job is to monitor the flashing around the plumbing vent pipes that pass through the roof surface.  Sometimes they deteriorate and cause a roof leak.  

Be sure that the plumbing vent pipes do not get covered, either by debris, a toy, or snow.

General: Plumbing Vent Pipes Inspected

I looked at DWV (drain, waste and vent) pipes that pass through the roof covering.  There should be watertight flashing (often black rubber material) installed around the vent pipes.  These plumbing vent pipes should extend far enough above the roof surface.    

Shingles: Inspector disclaims confirmation of proper fastening
Roof

Confirming proper fastening would require breaking the bonds of all the adhesive strips to examine all the fasteners, causing damage to the shingles and we will not do that. For asphalt shingles, the adhesive strip is the most important component in resisting wind damage.

Gutters/drains: 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. 

Gutters/drains: Homeowner's 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.

Flashing / Vents: Eaves and Gables

I looked for flashing installed at the eaves (near the gutter edge) and at the gables (the diagonal edge of the roof).  There should be metal drip flashing material installed in these locations.  The flashing helps the surface water on the roof to discharge into the gutter.  Flashing also helps to prevent water intrusion under the roof-covering.

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.

Electrical not present.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
2.6.1 - Flashing / Vents

Rubber/neoprene flashing damage

Two rubber or neoprene pipe flashings were split or cracked. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor replace or repair flashings where necessary.

Roof Roofing Professional

3 - Plumbing

IN NI NP O
3.1 General X
3.2 Supply Lines X X
3.3 Drain and Waste X
3.4 Fuel system X
3.5 Main Water X
General: Service Pipe to house
Not Visible
General: Drain Pipe
PVC
General: Interior Supply piping
Where Visible, Polybutylene, Copper
General: Vent Pipe
PVC
General: Waste Pipe
PVC
General: Water Source
Public Water
General: Water Pressure
67 PSI
General: Location of Water meter
Near Street
General: Location of Main Water Shut off
At water meter
General: Location of main fuel shut off
At gas tank
General: Most not visible

Most drain, waste and vent pipes were not visible due to wall, ceiling and floor coverings.

Supply Lines: Most not visible

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

Main Water: Main water line not visible
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
3.2.1 - Supply Lines

Polybutylene
Visible in Garage and Crawlspace

What appears to be Polybutylene plastic water supply piping was found. This was commonly used in manufactured homes from the 1980s through 1995. Other plastics such as PEX or CPVC have been used since then. Some fittings with polybutylene piping have a history of failure that results in leaks. Recommend reviewing any available disclosure statements for comments on leaks in the water supply system. Much of the water supply piping is typically concealed in walls, floors and/or ceilings, and the inspector does not guarantee that leaks don't exist as part of this inspection. If concerned, have a qualified plumber review this system and make repairs if necessary.

You can read more about polybutylene piping here and here.

Pipes Plumbing Contractor

4 - Water Heater

IN NI NP O
4.1 Water Heater X X
Water Heater: Model #
81V52D
Water Heater: Serial #
0695B13368
Water Heater: Estimated Age
24 Years
Water Heater: Manufacturer
Rheem
Water Heater: Capacity
50
Water Heater: Energy Source
Electric
Water Heater: Type
Tank
Water Heater: Location
Garage
Water Heater: Water Temperature
124.7 Degrees
Water Heater: Pictures of Unit
Water Heater: Electric Water Heater

This was an electric water heater. This type of water heater uses electric elements to heat water in the tank. These elements can often be replaced when they burn out. With heaters having two heating elements, the lower element usually burns out first. Heating elements should be replaced only by qualified plumbing contractors or HVAC technicians.

Water Heater: Annual Maintenance Flush Suggested

Water heaters should be flushed annually to prevent sediment buildup and maintain efficiency. Recommend a qualified plumber service and flush. 

Here is a DIY link to help

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
4.1.1 - Water Heater

No Expansion Tank

This water heater had no expansion tank installed to allow for thermal expansion of water in the plumbing pipes.   Expansion tanks are required for newer installations. Consider consulting with a qualified plumbing contractor about the need for the installation of an expansion tank on this system.

Pipes Plumbing Contractor
$
Credit
Comment
4.1.2 - Water Heater

Temperature >120

The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees.
Pipes Plumbing Contractor
$
Credit
Comment
4.1.3 - Water Heater

Exceeds Life Expectancy

The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Pipes Plumbing Contractor

5 - Exterior

IN NI NP O
5.1 General X
5.2 Exterior issues X
5.3 Driveway, Walkway, Patio X X
5.4 Windows and Door X X
5.5 Shutters(decorative and storm) X
5.6 Siding And Trim X
5.7 Gutters and Flashing X
5.8 Eaves, Soffit and Fascia X X
5.9 Electrical X X
5.10 Stairs/Handrails/Guardrails X
5.11 Vegetation and Grading X X
5.12 Fences and Gates X
5.13 Deck X X
5.14 Doorbell X X
5.15 Irrigation/Sprinker X
5.16 Stucco Walls X
General: Exterior doors
Metal, Metal w/Window
General: Exterior wall structure
wood Frame
General: Fencing
N/A
General: Foundation Material
Concrete block
General: Garage Door Material
Metal
General: Sidewalk/Patio Material
Concrete
General: Vehicle Parking
Attached Garage, Driveway
General: Wall Covering
Vinyl
Driveway, Walkway, Patio: Driveway Material
Concrete
Driveway, Walkway, Patio: Patio Material
Raised wood deck
General: Homeowner's Responsibility

The exterior of your home is slowly deteriorating and aging. The sun, wind, rain and temperatures are constantly affecting it. Your job is to monitor the buildings exterior for its condition and weather tightness. 

Check the condition of all exterior materials and look for developing patterns of damage or deterioration. 

During a heavy rainstorm (without lightning), grab an umbrella and go outside. Walk around your house and look around at the roof and property. A rainstorm is the perfect time to see how the roof, downspouts and grading are performing. Observe the drainage patterns of your entire property, as well as the property of your neighbor. The ground around your house should slope away from all sides. Downspouts, surface gutters and drains should be directing water away from the foundation. 

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
5.2.1 - Exterior issues

No backflow / Anti-siphon device

One or more hose bibs were missing backflow prevention devices. These devices reduce the likelihood of gray water entering the potable water supply. Recommend installing backflow prevention devices on all hose bibs where missing. They are available at most home improvement stores and are easily installed.

Wrench DIY
$
Credit
Comment
5.3.1 - Driveway, Walkway, Patio

Minor Damage-Driveway,Sidewalk,Patio

Minor deterioration (cracks, chips, holes, settlement, heaving) was found in driveways, sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.

Contractor Qualified Professional
$
Credit
Comment
5.3.2 - Driveway, Walkway, Patio

Trip Hazard-Driveway

Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the driveway. For safety reasons, recommend that a qualified contractor repair as necessary.
Contractor Qualified Professional
$
Credit
Comment
5.4.1 - Windows and Door

Broken Window
2nd Floor

There is a crack in the glass for one of the windows. A licensed window repair contractor should replace the glass as needed.

Window Window Repair and Installation Contractor
$
Credit
Comment
5.4.2 - Windows and Door

Door not closing properly

The door is not closing properly. The door needs to be adjusted so it will close and latch easily. 

Contractor Qualified Professional
$
Credit
Comment
5.4.3 - Windows and Door

Door frame not fitted
Garage

Recommend having the door frame corrected and gaps sealed.

Contractor Qualified Professional
$
Credit
Comment
5.8.1 - Eaves, Soffit and Fascia

Soffit screens

One or more soffit vent screens are unsecured. Birds and vermin may enter the attic because of this. Screens should be replaced or repaired where necessary, or installed where missing.

Tools Handyman/DIY
$
Credit
Comment
5.9.1 - 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.

Contractor Qualified Professional
$
Credit
Comment
5.11.1 - Vegetation and Grading

Soil Close/Contact

Soil was in contact with or less than 6 inches from siding or trim. Regardless of what material is used for siding, it should not be in contact with the soil. If made of wood, siding or trim will eventually rot. For other materials, ground or surface water can infiltrate siding or trim and cause damage to the wall structure. Wood-destroying insects are likely to infest and damage the wall structure. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.

Wrench DIY
$
Credit
Comment
5.13.1 - Deck

Wood rot/ high moisture

Wood rot and high levels of moisture was found in support posts under the deck. Recommend that a qualified contractor evaluate and repair as necessary.

Contractor Qualified Professional
$
Credit
Comment
5.14.1 - Doorbell

Not operational

Doorbell button did not work. Recommend repair by qualified professional.

Contractor Qualified Professional

6 - HVAC

IN NI NP O
6.1 General X
6.2 Air Handler X X
6.3 Heat Pump X
6.4 Duct Work X X
6.5 Package Unit X X
General: A/C Type
Heat Pump, Package unit, Split System (indoor and outdoor components)
General: Cooling source
Electric
General: Heat Source
Electric
General: Distribution
Flex Duct, Sheet Metal Duct
General: Heat Type
Heat Pump, Forced Air, Gas fireplace
General: Last Service Date
Unknown
Air Handler: Air Handler Model #
FVM4X3600BL
Air Handler: Air Handler Serial #
A171084943
Air Handler: Estimate Age Air Handler
3 Year(s)
Air Handler: Manufacturer
International Comfort Products
Air Handler: Filter Location
Ceiling
Heat Pump: Heat Pump Model #
N4H430GKG101
Heat Pump: Heat Pump Serial #
E171101400
Heat Pump: Estimate Age
3 Year(s)
Heat Pump: Manufacturer
Heil
Heat Pump: Unit in Good Condition

The heat pump appeared in good condition.   The unit ran cold as expected. 

Package Unit: Model #
Unknown
Package Unit: Serial #
Unknown
Package Unit: Estimated Age
Unknown.Label is not legible
Package Unit: Manufacturer
Trane
Package Unit: Filter location
Wall
Package Unit: Unit condition

The unit appeared serviceable, ran, and cold as expected. 

General: Temperature Differential
2nd Floor
15.1 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: Temperature Differential
1st Floor
20.5 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: 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: Homeowner's 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 has an air filter, be sure to keep that filter cleaned. 

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

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

Heat Pump: Pictures of unit
Package Unit: Pictures of unit
General: HVAC system only tested in Cooling mode

To prevent possible damage to the unit(s), it was only tested in Cooling Mode. Due to the outside temperature being above 70 degrees Fahrenheit during the time of inspection. The Heating Mode was not tested.

General: Not all ducts and connection points are visible

Some Ducts located within the ceiling, flooring and/or walls were not visible or covered in insulation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
6.2.1 - Air Handler

No Drain Line
Attic

A high-efficiency furnace or air conditioning equipment was installed. A catch pan was installed to prevent damage to finished spaces below from leaking condensate water. However, no auxiliary drain line was installed at the catch pan. Recommend that a qualified HVAC contractor install an auxiliary drain line per standard building practices.

There is a Float Switch installed to turn the unit off if the pan fills with water.

Fire HVAC Professional
$
Credit
Comment
6.4.1 - Duct Work

Repair Fiberglass
Crawlspace

One or more fiberglass ducts are damaged. It is recommended to have a qualified professional make the necessary repairs.

Contractor Qualified Professional
$
Credit
Comment
6.5.1 - Package Unit

Damaged fins

Fins are damaged.

Contractor Qualified Professional
$
Credit
Comment
6.5.2 - Package Unit

Exceeds life expectancy

Inquire with Seller. The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Fire HVAC Professional

7 - Electrical

IN NI NP O
7.1 Service Equipment Panel X X
7.2 Sub-Panel X
7.3 Branch Wiring X
7.4 Circuit Breakers X X
7.5 Meter X
7.6 Service Wires X
7.7 Receptacles/Switches X
Service Equipment Panel: Service
200
Service Equipment Panel: Amperage at panel
200
Service Equipment Panel: Panel Manufacturer
Square D
Service Equipment Panel: Location of Main Panel
Garage
Service Equipment Panel: Location of Main Disconnect
Top of Panel
Service Equipment Panel: Service Conductor
Copper
Service Equipment Panel: Service Type
Underground
Service Equipment Panel: Branch Wiring
Copper
Service Equipment Panel: Protection
Breakers
Service Equipment Panel: Service Voltage
120/240
Service Equipment Panel: System Grounding
Not visible, Unverified
Service Wires: Underground

Conductors supplying electricity to the home were buried underground.

Service Equipment Panel: Panel pictures

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
$
Credit
Comment
7.1.1 - Service Equipment Panel

Different brand

Circuit breakers in the service panel were of a brand different from the main panel brand. Because circuit breakers made by different manufacturers vary in design, panel manufacturers typically require that breakers manufactured by their company be used in their panels. Breakers from one manufacturer used in the panel of another manufacturer may result in poor connections which can create a potential fire or shock/electrocution hazard. The Inspector recommends correction by a qualified electrical contractor.

Contractor Qualified Professional
$
Credit
Comment
7.1.2 - Service Equipment Panel

Wire Not Terminated

One or more wires inside panel were loose, and were not terminated. This poses a safety hazard for shock and/or fire. Recommend that a qualified electrician remove any abandoned wiring or repair as necessary. For example, by trimming wires to length and installing wire nuts.
Electric Electrical Contractor
$
Credit
Comment
7.4.1 - Circuit Breakers

Breaker not wired in

One or more Breakers were observed with not having branch circuit wires attached to the breaker. Recommend a qualified licensed professional to evaluate and make necessary repairs.

Contractor Qualified Professional

8 - Appliances

IN NI NP O
8.1 General X
8.2 Dishwasher X X
8.3 Garbage Disposal X
8.4 Range-Cooktop-Oven X
8.5 Microwave X
8.6 Hood/Vent X
8.7 Refrigerator X X
General: Dishwasher
Kenmore
General: Disposer
Badger
General: Oven
Kenmore
General: Cooktop
Kenmore
General: Microwave
Kenmore
General: Refrigerator
Kenmore
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: Fridge is operable
General: Appliance Pictures
Dishwasher: Dishwasher Operation
The dishwasher is functional and operated as expected. The unit was operated through a complete cycle. No operational discrepancies were noted.
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.
Hood/Vent: Normal operation

The exhaust hood operated as expected and was in good working condition at the time of inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
8.2.1 - 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.
Tools Handyman/DIY
$
Credit
Comment
8.7.1 - Refrigerator

No ice at door

The ice tray was full. No ice was delivered out the door.

Contractor Qualified Professional

9 - Kitchen

IN NI NP O
9.1 Cabinets X
9.2 Countertops-Backsplash X
9.3 Electrical X X
9.4 Flooring X
9.5 Sink X
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
9.3.1 - Electrical

GFCI Missing

One or more electric receptacles at the kitchen had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
Electric Electrical Contractor
$
Credit
Comment
9.3.2 - Electrical

Light Fixture Inoperable

One light fixture is inoperable. The button is stuck. Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

Contractor Qualified Professional

10 - Interiors

IN NI NP O
10.1 Electrical X X
10.2 Ceiling Fans X
10.3 Floors, Walls, Ceilings X
10.4 Smoke alarms / CO alarms X X
10.5 Stairs/Handrails/Guardrails X
10.6 Windows and Door X X
10.7 Closets X
Floors, Walls, Ceilings: Wall material/covering
Drywall
Smoke alarms / CO alarms: Smoke / CO detectors
Yes, Additional smoke & CO alarms recommended
Smoke alarms / CO alarms: Smoke detectors

Smoke detectors are visually identified as installed, yet not tested. Recommend changing the batteries when you take possession of the property and every 6 months afterwards. You will want to test them monthly. Detectors older than 10 years should be replaced.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
10.1.1 - Electrical

Hot-Neutral Reverse

One or more electric receptacles had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary.
Electric Electrical Contractor
$
Credit
Comment
10.6.1 - Windows and Door

Window-Double pane seal

Seals between double-pane glass in one or more windows appear to have failed based on condensation or stains between the panes of glass. A qualified contractor should evaluate and replace glass where necessary.

The client(s) should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.
 
Window Window Repair and Installation Contractor
$
Credit
Comment
10.6.2 - Windows and Door

Window-won't open

One or more windows that were built to open, will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.
Window Window Repair and Installation Contractor

11 - Bathrooms

IN NI NP O
11.1 Bathub X
11.2 Shower X
11.3 Electrical X X
11.4 Sink/countertop X
11.5 Toilets X
11.6 Cabinets X
11.7 Exhaust Fan X X
11.8 Flooring X
11.9 Wall X
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
11.3.1 - Electrical

Light Fixture Inoperable
2nd Floor Bathroom

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.
Electric Electrical Contractor
$
Credit
Comment
11.7.1 - Exhaust Fan

Inoperable
2nd Floor Master Bathroom

Exhaust fan is inoperable. Moisture may accumulate as a result. A qualified contractor should evaluate and replace the fan or make repairs as necessary.

Electric Electrical Contractor

12 - Laundry

IN NI NP O
12.1 General X
General: Washer Manufacturer
LG
General: Dryer Manufacturer
LG
General: Pictures
General: Dryer Observation
The dryer unit was operated through a cycle. It heated it's drum and then stopped at the end of the cycle.
General: Dryer Operation
We normally operate Clothes Dryers without a wash load (i.e. we run the unit through its full cycle empty). This gives us an idea of the unit's functionality, but we caution you, it does NOT replicate operating the unit fully loaded with a heavy wash load.
General: Washer Observation
Both hot and cold water was available to the washer. The unit was operated through a full cycle. It filled, cycled through a wash, initial spin and drain, rinse and final spin cycle. No leakage was detected and there were no unusual conditions noted.

MAINTENANCE TIP:
For equipment more than a few years old, we recommend that all clothes washer machine hoses and their gaskets be replaced upon your taking possession of the unit.
General: Washer Operation
We normally operate Clothes Washers without a wash load (i.e we run the unit through its full cycle empty). This gives us an idea of the unit's functionality, but we caution you, it does not replicate the unit fully loaded with a heavy wash load.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

13 - Garage

IN NI NP O
13.1 Interior-Exterior doors-Windows X
13.2 Electrical X
13.3 Floors, walls, Ceiling X
13.4 Vehicle door X X
Vehicle door: Manual open

One garage door does not have an automatic vehicle door opener. It is manually operated. The client may want to have an automatic door opener installed for easy opening.

Vehicle door: Vehicle Door safety
VEHICLE DOOR: safety tips:
1. The garage door is the largest moving object in the home. It can weigh hundreds of pounds. Often it is supported with spring tension Both the weight of the door itself and the condition of these powerful springs can be dangerous on their own. Combined these two items can become a potentially lethal item. During our inspection, we attempt to inspect vehicle doors for proper operation.
2. Operation of the safety mechanisms should be verified monthly. Switches for door openers should be located as high as practical to prevent children from playing with the door. Children should be warned of the potential risk of injury.
3. Regular lubrication of the garage door tracks, rollers, springs and mounting hardware is recommended. ( consult the owners manual or contact the door/opener manufacture. www.overheaddoor.com/Pages/safety-information.aspx
Interior-Exterior doors-Windows: Windows blocked

Due to stored items the windows could not be evaluated.

Floors, walls, Ceiling: Items Perimeter
There were items around the perimeter walls of the garage. Because of this areas of the walls(especially the base) can not be evaluated. The garage walls should be checked on the walk through or upon taking ownership.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

14 - Fireplace

IN NI NP O
14.1 General X X
14.2 Flue and damper X
14.3 Hearth X
14.4 Liner, Firebricks, Panels X
General: Chimney type
Metal
General: Fireplace type
Metal pre-fabrication
General: Fireplace pictures
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; - temperature/pressure relief valve and discharge pipe: presence, condition, and configuration.

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

Inoperable gas fireplace

The gas fireplace appeared to be inoperable at the time of the inspection. For a full inspection to more accurately determine the condition of the fireplace and to ensure that safe conditions exist, the Inspector recommends that you have the fireplace inspected by an inspector certified by the Chimney Safety Institute of America (CSIA). Find a CSIA-certified inspector near you at http://www.csia.org/search

Conversation 512 Inquire With Seller

15 - Attic

IN NI NP O
15.1 General X
15.2 Roof Sheathing X
15.3 Attic Plumbing X
15.4 Attic Hatch X X
15.5 Electrical X
15.6 Insulation X X
15.7 Ventilation X X
General: Ceiling Structure
Ceiling joist
General: Inspection Method
Partially Traversed
General: Estimated R-Value
R30
General: Insulation Material
Fiberglass loose
General: Roof Structure
Rafters
General: Approximate attic thermal insulation depth:
12-14 inches
General: General pictures
General: Limitations

The inspector disclaims this portion of the attic. It could not be inspected due to stored personal items in the way.

General: Areas inaccessible
Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
15.4.1 - 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
15.6.1 - Insulation

Uneven

The ceiling insulation in one or more areas of the attic was uneven. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-30).

House construction Insulation Contractor
$
Credit
Comment
15.7.1 - Ventilation

Bathroom fan vents to attic

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

Contractor Qualified Professional

16 - Crawlspace

IN NI NP O
16.1 General X X
16.2 Plumbing-Electrical X X
16.3 Substructure 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
Concrete Block
General: Vapor Barrier present
Yes
General: General pictures
General: Homeowner's Responsibility

One of the most common problems in a house with a crawlspace is water intrusion, condensation, and excessively high humidity levels. You should monitor the walls and floors for signs of water penetration, such as dampness, water stains, efflorescence, and rust on exposed metal parts. Water may come through the walls or cracks in the floor, or from backed-up floor drains, leaky plumbing lines.

General: Encapsulated crawlspace

The crawlspace has been encapsulated. This is very valuable and good for the home.

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

Stains - monitor
Crawlspace

Stains visible on the subflooring surface in the crawlspace appeared to be the result of past moisture intrusion. Moisture intrusion can result in damage to the home structure or materials and may result in conditions which encourage the growth of microbes such as mold. The moisture meter showed no elevated levels of moisture at the time of the inspection. You should monitor this area for future signs of moisture intrusion in an effort to identify and correct any source of moisture.

Mag glass Monitor
$
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.  
Wrenches Handyman

17 - Thermal Imaging

IN NI NP O
17.1 Electrical X
17.2 Moisture X
17.3 Thermal envelope X
Thermal Imaging
limited thermographic inspection

The thermal imaging camera is a tool I use in performing the General Home Inspection. Its use does not constituent a full thermographic inspection. Thermal imaging cameras detect radiation in the infrared spectrum, showing differences in temperature. Their ability to detect defects or deficiencies varies with conditions. Conditions identified by thermal imaging may need to be confirmed using other means, possibly including invasive methods, which would require the permission of the homeowner.  Any anomalies found are always verified by other means such as a moisture meter. Moisture must be present for infrared thermography to locate its existence. During dry times a leak may still be present but undetectable if materials have no moisture present. Thermal Imaging is not X-ray vision. It cannot see through walls nor can it detect mold.

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