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1234 Main St.
Charleston SC 29414
01/19/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
17
Maintenance item
28
Recommendation
2
Significant defect/ safety hazard

1 - Inspection Details

In Attendance
Client, Client's Agent
Occupancy
Vacant, Utilities On
Type of Building
Single Family
Temperature (approximate)
55 Fahrenheit (F)
Weather Conditions
Clear, Dry, Recent Rain, Sunny
Overview

PGR Home Inspections strives to perform all inspections in substantial compliance with the Standards of Practice set forth by the InterNACHI Standards of Practice.  As such, I inspect the readily accessible, visually observable, installed systems and components of the home as designated in the standards.  When systems or components designated in the Standards of Practice were present but were not inspected, the reason(s) the item was not inspected will be stated.  This inspections is neither technically exhaustive or quantitative.   This report contains observations of those systems and components that, in my professional judgement, were not functioning properly, significantly deficient, or unsafe.  All items in this report that were designated for repair, replacement, maintenance, or further evaluation should be investigated by qualified tradespeople within the clients contingency period or prior to closing, which is contract applicable, to determine a total cost of said repairs and to learn of any additional problems that may be present during these evaluations that were not visible during a "visual only" Home Inspection.   This inspection will not reveal every concern of issue that may be present, but only those significant defects that were visible at the time of inspection.  This inspection can not predict future conditions, or determine if latent or concealed defects are present.  Once again, the statements made in this report reflect the conditions as existing at the time of Inspection only, and expire at the completion of the inspection.  Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection; including roof leaks, or water infiltration into crawl spaces or basements.  This report is only supplemental to the Sellers Disclosure.  Refer to the Standards of Practice, and the Inspection Agreement regarding the scope and limitations of this inspection.   This inspection is NOT intended to be considered as a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, REGARDING THE CONDITIONS OF THE PROPERTY, INCLUDING THE ITEMS AND SYSTEMS INSPECTED, AND IT SHOULD NOT BE RELIED ON AS SUCH. This inspection is a tool to assist you in your buying decision, it should be used alongside the sellers disclosure, pest inspection report, and quotes and advice from the tradespeople recommended in this report to gain a better understanding of the condition of the home. Some risk is always involved when purchasing a property and unexpected repairs should be anticipated, as this is unfortunately, a part of home ownership. Notice to Third Parties Notice to Third Parties: This report is the property of Professional Home Inspections and the Client named herein and is non-transferable to any and all third-parties or subsequent buyers. THE INFORMATION IN THIS REPORT SHALL NOT BE RELIED UPON BY ANY ONE OTHER THAN THE CLIENT NAMED HEREIN. This report is governed by an Inspection agreement that contained the scope of the inspection, including limitations and exclusions. Unauthorized recipients are advised to contact a qualified Home Inspector of their choosing to provide them with their own Inspection and Report. Items Not Inspected and Other Limitations ITEMS NOT INSPECTED - There are items that are not inspected in a home inspection such as, but not limited to; fences and gates, pools and spas, outbuildings or any other detached structure, refrigerators, washers / dryers, storm doors and storm windows, screens, window AC units, central vacuum systems, water softeners, alarm and intercom systems, and any item that is not a permanent attached component of the home. Also drop ceiling tiles are not removed, as they are easily damaged, and this is a non-invasive inspection. Subterranean systems are also excluded, such as but not limited to: sewer lines, septic tanks, water delivery systems, and underground fuel storage tanks. Water and gas shut off valves are not operated under any circumstances. As well, any component or appliance that is unplugged or "shut off" is not turned on or connected for the sake of evaluation. I don't have knowledge of why a component may be shut down, and can't be liable for damages that may result from activating said components / appliances. Also not reported on are the causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; Calculate the strength, adequacy, design or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility. Lastly a home inspection does not address environmental concerns such as, but not limited to: Asbestos, lead, lead based paint, radon, mold, wood destroying organisms (termites, etc), cockroaches, rodents, pesticides, fungus, treated lumber, Chinese drywall, mercury, or carbon monoxide.  Recommended Contractors Information CONTRACTORS / FURTHER EVALUATION: It is recommended that licensed professionals be used for repair issues as it relates to the comments in this report, and copies of receipts are kept for warranty purposes. The use of the term "Qualified Person" in this report relates to an individual or company whom is either licensed or certified in the field of concern. If I recommend evaluation or repairs by contractors or other licensed professionals, it is possible that they will discover additional problems since they will be invasive with their evaluation and repairs. Any listed items in this report concerning areas reserved for such experts should not be construed as a detailed, comprehensive, and / or exhaustive list of problems, or areas of concern.  CAUSES of DAMAGE / METHODS OF REPAIR: Any suggested causes of damage or defects, and methods of repair mentioned in this report are considered a professional courtesy to assist you in better understanding the condition of the home, and in my opinion only from the standpoint of a visual inspection. The causes of damage/defects and repair methods should not be wholly relied upon. Contractors or other licensed professionals will have the final determination on causes of damage/deficiencies, and the best methods of repairs, due to being invasive with their evaluation. Their evaluation will supersede the information found in this report. Thermal Imaging Information THERMAL IMAGING: Infrared cameras are used for specific areas or visual problems, and should not be viewed as a full thermal scan of the entire home. Additional services are available at additional costs and would be supplemented by an additional agreement / addendum. Temperature readings displayed on thermal images in this report are included as a courtesy and should not be wholly relied upon as a home inspection is qualitative, not quantitative. These values can vary +/- 4% or more of displayed readings, and these values will display surface temperatures when air temperature readings would actually need to be conducted on some items which is beyond the scope of a home inspection. Other Notes - Important Info INACCESSIBLE AREAS: In the report, there may be specific references to areas and items that were inaccessible. I can make no representations regarding conditions that may be present but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions may be found in these areas. COMPONENT LIFE EXPECTANCY: Components may be listed as having no deficiencies at the time of inspection, but may fail at any time due to their age or lack of maintenance, that couldn't be determined by the inspector. A life expectancy chart can be viewed by visiting http://prohitn.com/component-life-expectancies/ PHOTOGRAPHS: Several photos are included in your inspection report. These photos are for informational purposes only and do not attempt to show every instance or occurrence of a defect. TYPOGRAPHICAL ERRORS: This report is proofread before sending it out, but typographical errors may be present. If any errors are noticed, please feel free to contact me for clarification.

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

Comment Key - Definitions This report divides deficiencies into three categories; Significant Defects/ Safety Hazards (in red), Recommendations (in orange), and Maintenance Items/FYI/Minor Defects (in blue). or Orange categories depending on their perceived danger, but should always be addressed ASAP. Significant Defects - Items or components that were not functional and/or may require a major expense to correct. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Qualified Contractor. Recommendations - Items or components that were found to include a deficiency but were still functional at the time of inspection, although this functionality may be impaired or not ideal. Repairs are recommended to items categorized in this manner for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect. Items categorized in this manner typically require repairs from a Handyman or Qualified Contractor and are not considered routine maintenance or DIY repairs. Maintenance Items/FYI/Minor Defects - Items or components that were found to be in need of recurring or basic general maintenance and/or may need minor repairs which may improve their functionality. Typically these items are considered to represent a less significant immediate cost than those listed in the previous two categories and can be addressed by a Homeowner or Handyman. Also included in this section are items that were at the end of their typical service life or beginning to show signs of wear, but were in the opinion of the inspector, still functional at the time of inspection. Items that are at, or past their typical service life will require subsequent observation to monitor performance with the understanding that replacement or major repairs should be anticipated.  These categorizations are in my professional opinion and based on what I observed at the time of inspection, and this categorization should not be construed as to mean that items designated as "Minor defects" or "Recommendations" do not need repairs or replacement. The recommendation in the text of the comment is more important than it's categorization. Due to your opinions or personal experience you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision. Once again it's the "Recommendations" in the text of the comment pertaining to each defect that is paramount, not it's categorical placement. Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear. Not Inspected (NI) = I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting. Not Present (NP) = This item, component or unit is not in the home or building. Other Definitions: Satisfactory = Indicates the component is functionally consistent with its original purpose but may show signs of normal wear and tear Marginal = Indicates that component will probable require repair or replacement anytime within 5 years Poor = Indicates the component will need repair or replacement now or in the very near future.

2 - Exterior

IN NI NP O
2.1 Driveway, Sidewalk, Patio X X
2.2 Siding, Flashing, Trim X X
2.3 Eaves, Soffits, Fascia X X
2.4 Exterior Doors X X
2.5 Decks, Porches, Steps X X
2.6 Hose Bibs X
2.7 Vegetation, Grading, Drainage & Retaining Walls X
Driveway, Sidewalk, Patio: Driveway/ Walkway/ Patio Material
Concrete, Dirt
Siding, Flashing, Trim : Siding/ Flashing/ Trim Material
Vinyl, Wood
Eaves, Soffits, Fascia: Eaves/Soffits/ Fascia Material
Aluminum/Steel
Decks, Porches, Steps: Material
Wood
Hose Bibs: Operable
Yes
Vegetation, Grading, Drainage & Retaining Walls: Retaining Wall
None
Driveway, Sidewalk, Patio: Driveway/ Walkway/ Patio Condition Inspection Method

Driveways, sidewalks, patios/porches are inspected to determine their condition and effect on the structure of the home. I will also report on any visual deficiencies that may be present such as cracking, displacement, etc. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Siding, Flashing, Trim : Siding, Flashing, Trim Inspection Method

These components were inspected looking for damage, potential water entry points, missing pieces, wood rot, etc.  No deficiencies were observed at the time of inspection unless otherwise noted in this report.  

Eaves, Soffits, Fascia: Eaves, Soffit, Fascia Inspection Method

The eaves, soffit and fascia was inspected at visible portions looking for any water damage or other significant defects. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Exterior Doors: Exterior Door Inspection Method

All exterior doors were inspected by looking for damage, lack of proper flashing, deficiencies with their operation, etc. No deficiencies were observed unless otherwise noted in this report.

Decks, Porches, Steps: Decks, Porches, Steps Inspection Method
  • Decks are inspected looking for water related damage, construction related deficiencies, and safety hazards. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.
  • Slab porch(es) are inspected looking for damage or any other significant defects and to determine that they adequately slope away from the structure. No reportable deficiencies were observed unless otherwise noted in this report.
  • The steps were inspected by looking at their construction, attachment, risers and treads, applicable railings, etc. No deficiencies were observed at the time of inspection unless otherwise noted in this report.




Hose Bibs: Hose Bibs Inspection Method

The hose bibs were inspected by operating them (if weather permits) looking for leaks, their attachment to the home, presence of anti-siphon, etc. No deficiencies were observed unless otherwise noted in this report.

Vegetation, Grading, Drainage & Retaining Walls: Grading/ Lot Drainage Inspection Method

Grading is inspected to determine that it allows rainwater to adequately drain away from the structure. The soil is recommended to slope away from the home, with a 6 inch drop in elevation, in the first 10 feet away from the structure (5% grade). Any flat or low areas around the home should be backfilled and sloped away from the foundation, to prevent potential moisture infiltration into areas below grade. No deficiencies were observed at the time of inspection unless otherwise noted  in this report.

Siding, Flashing, Trim : Not All Flashings Visible.

Visible flashings will be reported on, however not all flashings are visible due to normal building practices and exterior coverings blocking view. 

Vegetation, Grading, Drainage & Retaining Walls: Grading/ Lot Drainage: Grading Limitations

The performance of lot drainage and the grading are limited to the conditions existing at the time of the inspection only. I cannot guarantee this performance as conditions constantly change. Heavy rain or other weather conditions may reveal issues that were not visible or foreseen at the time of inspection. Furthermore, items such as leakage in downspouts and gutter systems are impossible to detect during dry weather. The inspection of the grading and drainage performance in relation to moisture infiltration through foundation walls, therefore, is limited to the visible conditions at the time of inspection, and evidence of past problems. I recommend consulting with the sellers as to any previous moisture intrusion into the home, and / or ensuring that the Sellers disclosure has no mention of moisture infiltrating the structure.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
2.1.1 - Driveway, Sidewalk, Patio

Sidewalk Trip Hazard

Raised portion of sidewalk can be a trip hazard. Patch or repair recommended. 

Contractor Qualified Professional
Credit
Comment
2.2.1 - Siding, Flashing, Trim

Damage to siding

Visible damage to siding. Recommend repair or replace to prevent possible water intrusion damage.

Siding Siding Contractor
Credit
Comment
2.2.2 - Siding, Flashing, Trim

Siding Popping Loose

Siding is loose near the fascia. Recommend re-securing to prevent it from possible blowing off and help prevent water intrusion.  

Siding Siding Contractor
Credit
Comment
2.3.1 - Eaves, Soffits, Fascia

Fascia - Loose

One or more sections of the fascia are loose. Recommend repairing to prevent possible water or insect pest intrusion.

Siding Siding Contractor
Credit
Comment
2.3.2 - Eaves, Soffits, Fascia

Soffit Water Intrusion

Back of the house soffit is showing signs of significant water intrusion. Most likely caused by the debris in the gutters resulting in the gutters overflowing back behind the facia. Recommend cleaning the gutters first then a qualified professional evaluate the severity of the water intrusion and replace any rotted boards as needed.

Contractor Qualified Professional
Credit
Comment
2.4.1 - Exterior Doors

Door wood rot

Back exterior door was showing signs of significant water intrusion along the lower sides of the door frame.  With how easy it was to insert the moisture meter it is likely the bottom portion is rotting.  Recommend further evaluation from a qualified contractor and replace any rot to prevent further damage and help prevent future wood destroying insect damage.  

Door Door Repair and Installation Contractor
Credit
Comment
2.4.2 - Exterior Doors

Missing closer on front storm door

Recommend installing closer on front storm door to ensure no damage is caused to the door or frame during high winds. 

Tools Handyman/DIY
Credit
Comment
2.5.1 - Decks, Porches, Steps

Deck - Water Sealant Required

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

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

Tools Handyman/DIY
Credit
Comment
2.5.2 - Decks, Porches, Steps

Guard Rail Missing

Height of the tallest portion of the back deck was 30 inches.  It is recommended a guard rail be present when a walking surface is 30 inches above any point within 36 inches.  Recommend a qualified deck contractor install a proper guard rail.  

House front 1 Deck Contractor
Credit
Comment
2.5.3 - Decks, Porches, Steps

Joist Hangers

Joist hanger(s) are missing in one or more locations.  Due to the long span of the supporting joists its recommended that joist hangers be properly installed by qualified contractor.

House front 1 Deck Contractor

3 - Roof

IN NI NP O
3.1 Roofing Material X X
3.2 Gutters, Downspouts X X
3.3 Flashings X X
3.4 Vents, Other Roof Protrusions X X
3.5 Chimneys, Flues X X
3.6 Skylights X
Roofing Material: Inspection Method
Roof
Roofing Material: Material
Asphalt, Architectural
Roofing Material: Roof Type/Style
Gable
Roofing Material: Number of Layers
1
Roofing Material: Age of materials (If known) (Years)
Unknown
Chimneys, Flues: Viewed From
Roof
Chimneys, Flues: Chase Material
Brick
Chimneys, Flues: Flue Material
Tile
Roofing Material: Roofing Material Condition Information: Shingles

The shingles were inspected at visible portions for excessive granule loss, signs of curling or delamination, loss of adhesion between the shingles, and any other signs of damage or excessive age. The shingles appeared to be in satisfactory condition, allowing for normal wear and tear, at the time of inspection. No deficiencies were observed unless otherwise noted in this report.

Gutters, Downspouts: Gutters, Downspout Inspection Method

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

The downspouts were inspected to ensure they were diverting rainwater away from the foundation walls.Testing for blockages in downspouts or drainpipes is beyond the scope of a home inspection, as is locating their termination point.

No deficiencies were observed at the time of inspection, unless otherwise noted in this report.

Flashings: Flashing Inspection Method

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

Vents, Other Roof Protrusions: Vents, Other Roof Protrusion Inspection Method

The plumbing stack vents, their related rain boots, and other roof penetrations were inspected by looking at their clearance, the integrity of their boots, for proper installation, or any significant defects. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Chimneys, Flues: Chimney Inspection Method

The chimney was inspected looking for defects such as firebox condition, damper condition, damage to the flue, presence of creosote buildup, joints aligned, stability of chimney chase, proper venting

Roofing Material: Roof Limitations

The inspection of the roof and it's covering material is limited to the conditions on the day of the inspection only. The roof covering material, visible portions of the roof structure (from within the attic), and interior ceilings are inspected looking for indications of current or past leaks, but future conditions and inclement weather may reveal leaks that were not present at the time of inspection. Any deficiencies noted in this report with the roof covering or indications of past or present leaks should be evaluated and repaired by licensed professionals.

Flashings: Closed Valleys - Not Visible

If  valleys were installed with a Closed Valley or Woven Valley method of  installation, the valley flashing materials are not visible as they are located under the roofing material.  

Chimneys, Flues: Not In Use Anymore

Chimney/ Fireplace was only able to be viewed from the exterior and visible portions in the attic.  It is no longer in use anymore. Visibility of previous or current water intrusion was limited.  No signs of moisture intrusion was noticed on the interior.  

Skylights not present.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
3.1.1 - Roofing Material

Granual loss

Noticed moderate/significant granule loss on shingles. Recommend further evaluation by a licensed roofing contractor to assess the overall condition of the roof. 

Roof Roofing Professional
Credit
Comment
3.1.2 - Roofing Material

Debris on roof

Recommend keeping the roof clear of leaves and other debris. Buildup can keep moisture and water trapped and aid in the deterioration of the material and possibly seep through causing damage to the roof decking resulting in interior leaks. 

Tools Handyman/DIY
Credit
Comment
3.1.3 - Roofing Material

Nearing end of life

Shingles appear to be at least 20+ years old.  Based on the overall visible condition combined with the interior attic moisture intrusion areas it is possible the shingles are reaching the end of their lifespan. Recommend a licensed roofing contractor provide additional evaluation on the remaining lifespan of the roofing material

Roof Roofing Professional
Credit
Comment
3.2.1 - Gutters, Downspouts

Debris

Debris has accumulated in the gutters. Recommend cleaning to facilitate water flow.

Here is a DIY resource for cleaning your gutters. 

Roof Roofing Professional
Credit
Comment
3.2.2 - Gutters, Downspouts

Downspout loose

Recommend properly securing downspout. 

Tools Handyman/DIY
Credit
Comment
3.3.1 - Flashings

Missing Flashing/Drip edge

Flashings were missing at time of inspection which is exposing the decking to water intrusion causing some rot.  Recommend a qualified roofing contractor evaluate the condition of the decking and install the proper flashing to prevent further damage. 

Roof Roofing Professional
Credit
Comment
3.4.1 - Vents, Other Roof Protrusions

Possible water intrusion point

 Possible water intrusion point around the electrical service mast. Recommend sealing to help prevent possible water intrusion.   

Roof Roofing Professional
Credit
Comment
3.5.1 - Chimneys, Flues

Chimney Cap Cracked

Chimney cap was cracked in multiple locations. This could easily allow water to seep through and leak down between the chase and flue causing interior damage. Recommend a licensed chimney contractor evaluate and repair or replace as needed. 

Fireplace Chimney Repair Contractor

4 - Attic, Insulation & Ventilation

IN NI NP O
4.1 Information X
4.2 Roof Structure & Attic X X
4.3 Attic Insulation X X
4.4 Ventilation X
4.5 Plumbing Stack Vents X
Roof Structure & Attic: Material
Wood plank
Attic Insulation: Insulation Type
Batt, Fiberglass
Attic Insulation: Approximate Average Insulation Depth (Range in Inches)
5-10
Ventilation: Ventilation Type
Gable Vents, Ridge Vents, Turbines
Information: Inspection Method: Walked Where Possible - Insulation Obscuring Ceiling Joists / Truss / Rafters

The attic area was walked where possible, but not all areas were able to be safely traversed due to insulation obscuring the bottom chord of the truss / ceiling joists. Traversing an attic with insulation that obscures the framing is dangerous, as footing can be lost. The attic inspection is limited to visually accessible portions only.

Roof Structure & Attic: Roof Structure Inspection Method

The roof structure was inspected at visible portions looking for any signs of moisture infiltration, damage, or other deficiencies. No reportable conditions or indications of past or present leaks were observed at the time of inspection unless otherwise noted in this report.

Attic Insulation: Insulation Inspection Method

The insulation was inspected to determine the approximate depth and type. Current energy star standards recommend a minimum R-30 rating. Depending on when the home was constructed anywhere from 8-14 inches may be present. No reportable deficiencies were observed with the insulation unless otherwise noted in this report.

Ventilation: Ventilation Inspection Method

The attic ventilation is reported on by a visual inspection of said ventilation sources, and looking for indications of improper ventilation. Measurements of ventilation sources are beyond the scope of a home inspection. No indications of inadequate ventilation was observed at the time of inspection unless otherwise noted in this report.

Plumbing Stack Vents: Plumbing Stack Vents Inspection Method

Visible portions of the plumbing stack vent(s) were inspected looking for any disconnected portions and looking at the condition of the sheathing or decking surrounding them for indications of past or present leaks. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Information: Attic Inspection Limited to Accessibility

The attic area was walked where possible, but not all areas were able to be safely traversed due to the ductwork and insulation hindering full access to the attic. The attic inspection is limited to visually accessible portions only.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
4.2.1 - Roof Structure & Attic

Evidence of moisture/ water intrusion/ Possible Mold Growth

Evidence of previous water intrusion and possible current leak. No evidence of current leakage due to the dry weather conditions during time of inspection, however high moisture meter readings indicate active moisture intrusion may be present.  Recommend a qualified roofing contractor further evaluate the condition, locate the point of intrusion and repair to prevent further damage.  

A couple of the affected areas appear to have possible mold growth present.  Recommend samples be submitted for lab analysis to confirm and remediate if testing positive for active growth.  

Roof Roofing Professional
Credit
Comment
4.3.1 - Attic Insulation

Insufficient Insulation or missing

Insulation depth was inadequate or missing completely in multiple locations. The lack of insulation can result in decreased energy efficiency and cause the HVAC system to work harder to cool or heat the home to the desired temperature.  Recommend a qualified insulation contractor bring the R-value up to the appropriate level.  

House construction Insulation Contractor

5 - Doors, Windows & Interior

IN NI NP O
5.1 Doors X
5.2 Windows X
5.3 Floors X X
5.4 Walls X X
5.5 Ceilings X X
5.6 Steps, Stairways & Railings X
5.7 Ceiling Fans X
5.8 Doorbell X
Windows: Window Type
Single-hung
Windows: Window Material
Vinyl
Floors: Floor Coverings
Hardwood, Laminate, Tile
Walls: Wall Material
Drywall
Doors: Doors Inspection Method

The doors were inspected by operating a representative number (I will try and operate every door in the home, but personal belongings may block accessibility to some). They are inspected by testing their operation, looking for damage, damages hinges and hardware, improper latching, etc. No reportable deficiencies were present unless otherwise noted in this report.

Windows: Window Inspection Method

The windows were inspected by operating a representative number (I will try and operate every window in the home, but personal belongings may block accessibility to some). They are inspected by testing their operation, looking for damage, broken glass, failed seals, etc. No reportable deficiencies were present unless otherwise noted in this report.

Floors: Floor Inspection Method

Visible portions of the floors throughout the home were inspected looking for significant floor deficiencies, tripping hazards, squeaks, and damage. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Walls: Walls Inspection Method

Visible portions of the interior wall surfaces were inspected looking for indications of moisture intrusion, settlement, or other significant defects. Cosmetic and minor deficiencies are not typically reported on, but may be noted while looking for significant defects. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Ceilings: Ceiling Information

The ceilings throughout the home were inspected looking for moisture intrusion due to roof leaks or leaking plumbing pipes, settlement cracks, or significant defects. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

Steps, Stairways & Railings: Steps/ Stairways/ Railing Inspection Method

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

Ceiling Fans: Ceiling Fan Inspection Method

A representative number of ceiling fans were inspected by ensuring they powered on and did not wobble excessively, as well as looking for other deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Doorbell: Doorbell Inspection Method

The doorbell was tested by depressing the button and listening for a chime. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report.

Walls: Wall Condition: Settlement Cracks/ Limitations

Accurately addressing the severity of settlement crack(s) and their direct cause is beyond the scope of a home inspection as I have no knowledge of how long the cracking has been in place, whether or not it has been recently active, and what conditions may have contributed to its formation. I will report on the visual condition of cracking at the time of inspection. Only a foundation contractor or structural engineer (P.E.) can determine the severity and cause of settlement or settlement cracks and they should be consulted as desired.

Steps, Stairways & Railings not present.

Doorbell not present.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
5.3.1 - Floors

Tile cracked

Noticed one of the bathroom tiles was cracked. Recommend sealing crack to ensure no water or moisture can penetrate it causing damage to the structure below.  

Tools Handyman/DIY
Credit
Comment
5.4.1 - Walls

Minor Corner Cracks

Drywall crack observed at the corner of a support beam.  Likely due to the settling the house has experienced throughout the years.  Recommend monitoring for future movement. 

Mag glass Monitor
Credit
Comment
5.5.1 - Ceilings

Drywall seam break

Several drywall breaks along the seams are visible throughout the home. Could indicate settlement or expansion or contraction of the material which is very typical and mainly a cosmetic issue.  Recommend monitoring for future movement and have a qualified drywall contractor repair if if gets worse.  

Putty knife Drywall Contractor
Credit
Comment
5.5.2 - Ceilings

Possible previous repair.

May have been a prior leak. No leaks or significant moisture detected during time of inspection. Monitor in the future. 

Mag glass Monitor
Credit
Comment
5.5.3 - Ceilings

Water stain

One or more water stains were found throughout the home. Moisture meter readings were around 15% which is higher than normal. Based on the overall condition of the roof and the areas of moisture intrusion found in the attic it is possible this could be an active issue.  Recommend a licensed roofing contractor fully evaluate the roof and attic to locate the areas of moisture intrusion and repair to prevent future damage.  

Contractor Qualified Professional

6 - Kitchen

IN NI NP O
6.1 Kitchen View X
6.2 Sink, Plumbing X X
6.3 Dishwasher X X
6.4 Refrigerator X
6.5 Range/Oven/Cooktop X
6.6 Garbage Disposal X
6.7 Countertops & Cabinets X
6.8 Built-in Microwave X X
Dishwasher: Brand
Frigidaire
Refrigerator: Brand
Frigidaire
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Range/Oven/Cooktop: Range/Oven Brand
Frigidaire
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Countertops & Cabinets: Countertop Material
Laminate
Countertops & Cabinets: Cabinetry
Laminate
Kitchen View: Kitchen View
Sink, Plumbing: Kitchen Sink Inspection Method

The kitchen sink was inspected by operating the faucet valves and faucet looking for any leaks or signs of significant deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Sink, Plumbing: Kitchen Plumbing Inspection Method

The supply and drain pipes were inspected looking for leaks, improper installation, and other deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Dishwasher: Dishwasher Inspection Method

The dishwasher was operated by running a wash cycle. The unit's efficiency of cleaning dishes is
not tested for. No deficiencies were observed with the unit unless otherwise noted in this report.

Refrigerator: Refrigerator Inspection Method

The refrigerator was inspected visually only and by taking a temperature reading. The unit's efficiency not tested for. No deficiencies were observed with the unit unless otherwise noted in this report.

Range/Oven/Cooktop: Oven, Range Inspection Method
  • All of the heating elements on the range were turned to "High", and were functional at the time of inspection. No indications of deficiencies were observed unless otherwise noted in this report.
  • The oven was operated by placing into "Bake" mode, and heat was produced from the element(s). Temperature calibration, "clean" options, and other functions are not tested for. You are recommended to seek further evaluation of additional functions if desired/needed. No indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report.



Garbage Disposal: Garbage Disposal Inspection Method

The supply and drain pipes were inspected looking for leaks, improper installation, and other deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Countertops & Cabinets: Countertops & Cabinets Inspection Method

The cabinets and countertops were inspected looking for damage and by testing a representative number of doors and drawers evaluating their operation. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Built-in Microwave: Microwave Inspection Method

The microwave was tested by running on "Cook" mode for 30 seconds, and was functional at the time of
inspection. The efficiency of the unit or other functions are not tested for. No reportable conditions were present unless otherwise noted in this report.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
6.2.1 - Sink, Plumbing

Active leak present

Active leak present on the right side drain pipe connection point.  Recommend a licensed plumbing contractor repair.  

Pipes Plumbing Contractor
Credit
Comment
6.3.1 - Dishwasher

Improper drain loop

Dishwasher drain loop improperly installed recommend repair by qualified plumber. Should be a high loop installed. 

Pipes Plumbing Contractor
Credit
Comment
6.8.1 - Built-in Microwave

Light inoperable

Light was not operable during time of inspection.  Recommend replacing bulb and if still operation contact an appliance repair contractor for further evaluation.  

Wash Appliance Repair

7 - Bathrooms

IN NI NP O
7.1 Cabinets, Countertops X
7.2 Sinks, Tubs/Showers, Toilets, Plumbing X
7.3 Exhaust Fans X X
7.4 Whirlpool Tub X
Cabinets, Countertops: Cabinets, Countertops Inspection Method

The cabinets and countertops were inspected looking for damage and by testing a representative number of doors and drawers evaluating their operation. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Sinks, Tubs/Showers, Toilets, Plumbing: Plumbing and Drainage Inspection Method

The supply and drain pipes were inspected looking for leaks, improper installation, and other deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Sinks, Tubs/Showers, Toilets, Plumbing: Sinks, Tubs/Shower, Toilets Inspection Method
  • The sink(s), tubs/shower were inspected by operating the faucet valves and checking for proper flow and drainage, looking for leaks, operating pop-ups, etc. No reportable conditions were observed at the time of  inspection unless otherwise noted in this report.
  • The toilets were inspected by flushing them to ensure they were flushing adequately and to determine no leaks were present at the water supply line or tank location. Toilets will also be checked for an adequate connection at the floor. No deficiencies were observed at the time of inspection unless otherwise noted in this report.
Exhaust Fans: Exhaust Fans Inspection Method

The bath ventilation fan(s) were tested by operating the switch and listening for proper air flow. Ventilation fans are recommended for all bathrooms containing a shower or tub. A window in a bathroom can substitute for a fan, but a fan is still recommended due to not utilizing fans in colder winter months. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Whirlpool Tub: Whirlpool Tub Inspection Method

The jetted tub was inspected by filling the tub with water to a level above the jets, and then initiating the motor to check that the motor was functional. The tub was then drained to check for leaks and/or damage or cracking in the tub. No significant deficiencies or leaks were observed at visible portions, at the time of inspection unless otherwise noted in this report.

Sinks, Tubs/Showers, Toilets, Plumbing: Tub and Sink Overflow Limitations

Tub and sink overflows are not tested for functionality due to the very high likelihood the gaskets will leak. Care should be exercised in filling tubs to not allow water into the overflow. While they will likely drain away the bulk of water, some amount of leaking should be anticipated. As an improvement, a licensed plumber could check the gaskets and make repairs deemed necessary. Again, it should be assumed these overflows will not be water tight.

Whirlpool Tub not present.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
7.3.1 - Exhaust Fans

Bathroom Fan vents into attic

Bathroom fan should fully vent to the exterior to prevent moisture build up in attic. Recommend a qualified professional attached an approved hose and terminate to the exterior. 

Contractor Qualified Professional

8 - Laundry Room

IN NI NP O
8.1 Laundry Room X
Laundry Room: Washer/ Dryer Present
No
Laundry Room: Dryer Vent
Metal
Laundry Room: Dryer Power Source
Electric
Laundry Room: Washer, Dryer Inspection Method

 The inspection of the laundry area is limited to visual portions only. If a washer and dryer is present they are not moved for accessibility. Washers and dryers are also not tested for functionality.


Laundry Room: Dryer Vent Inspection Method

The dryer vent was inspected to ensure it terminated to the exterior of the home and that no damage was present at visible portions. No deficiencies were observed with the dryer vent at visible portions unless otherwise noted in this report.

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

9 - Heating & Cooling

IN NI NP O
9.1 Thermostat X
9.2 Cooling Equipment X
9.3 Heating Equipment X
9.4 Fuel Shut Off X
9.5 Distribution System X X
9.6 Gas/LP Firelogs & Fireplaces X
9.7 Heating, Cooling Source In Each Room X
Mode HVAC System Tested In
Heating Mode
Thermostat: Operated the Unit(s)
Yes
Thermostat: Location
1st Floor Hallway
Cooling Equipment: Brand
Carrier
Cooling Equipment: Energy Source/Type
Gas
Cooling Equipment: Manufactured Date
1996
Cooling Equipment: Model Number
48Ss-036080321AA
Cooling Equipment: Serial Number
4096G10708
Cooling Equipment: In-Sight Disconnect Present
Yes
Cooling Equipment: Maximum Breaker Size
40 Amp
Heating Equipment: Brand
Carrier
Heating Equipment: Energy Source/Type
Gas, Package Unit
Heating Equipment: Manufactured Date
1996
Heating Equipment: Model Number
SAME
Heating Equipment: Serial Number
SAME
Heating Equipment: In-Sight Disconnect Present
Yes
Distribution System: Ductwork
Insulated
Return Air Temperature (F) Heating Mode
74.1
HVAC Testing Inspection Method

The inspection of the HVAC system is limited to the response of the system at the thermostat in both heating and cooling modes (Heat Pumps: Dependent on outside temperature, Below 60 degree F operated in Heating Mode, Above 70 degrees F operated in Cooling Mode, Between 60-70 can operate in both modes); a visual observation of the equipment, and the removal of any access panels made for removal by a homeowner (not requiring ANY tools). If a more thorough inspection is desired, an HVAC contractor should be consulted.

Air Supply and Return Information

The typical temperature differential between return and supply air is 10 - 20 degrees in cooling mode, and 16 - 25 degrees in heating mode. Several factors can affect these numbers, such as, but not limited to: indoor ambient air temperature, exterior ambient air temperature, humidity, cleanliness of the air filter and evaporator, etc. Furthermore HVAC thermometers (wet bulb) are required for accurate readings, and measurement points would be carried out at a different location by an HVAC contractor. These readings are shown to show the system responded to normal operating controls at the time of inspection, and not to show the exact temperature differential produced by the system, the efficiency, or performance of the system; which lies beyond the scope of a home inspection.  

Air Supply Temperature (F Avg.) Heating Mode
117
Thermostat: Thermostat

The thermostats were operated and they initiated the HVAC systems at the time of inspection. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report.

Fuel Shut Off : Gas Shut-off Location
Gas Meter, Unit
Fuel Shut Off : No gas leaks present

No gas leaks present during time of inspection unless otherwise noted on the report 

Distribution System: Ductwork Inspection Method

The ductwork appeared to be sealed and supported well at visible portions. No deficiencies were observed unless otherwise noted in this report.

Gas/LP Firelogs & Fireplaces: Fireplace Inspection Method

-The gas fireplace (if applicable) was tested for satisfactory operation and for potential gas leaks around the supply.  No deficiencies  were found unless otherwise noted in the report.  


- The wood burning fireplace was visually inspected for proper hearth dimensions, door/ screen condition, firebox and damper condition. 

Heating, Cooling Source In Each Room: Presence of Heat Source In Each Room

A heating and cooling source was present in each room unless otherwise noted in the report.

Tested in Heating mode only due to outside temperature

To prevent possible damage to unit(s) it was only tested in heating mode due to the outside temperature being below 60 F during time of inspection. Recommend testing and/or seeking further evaluation from an HVAC contractor when weather permits proper testing of the unit in cooling mode.

Cooling Equipment: Low Temperature
The A/C unit was not tested due to low outdoor temperature. This may cause damage the unit.
Distribution System: Not all ducts/ connection points visible

Ducts located within the ceiling and/or walls and were not visible due to the non-invasive nature of the inspection. 

Gas/LP Firelogs & Fireplaces: Abandoned Fireplace/Chimney

Unable to full inspect all hinden portions of the chimney/ fireplace due to the non-invasive nature of the inspection. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
9.5.1 - Distribution System

Deteriorated Insulation and Aging Mastic

Noticed in several areas of the duct work the insulation was deteriorated and the mastic was coming loose.  These issues could allow for unwanted dirty crawlspace air to possibly enter the duct system.  Recommend a licensed HVAC contractor evaluate and repair.  

Fire HVAC Professional
Credit
Comment
9.5.2 - Distribution System

Possible Air leakage producing moisture

Signs of moisture buildup around the supply vents.  This is fairly common when ducts are present in the crawl and come up through the floor.  Typical cause for the moisture issues is air leakage around the floor connection point.  Humid crawlspace air meets the cool AC air above and condensation is produced which then collects in and around the subfloor.  Recommend a licensed HVAC contractor air seal around the duct/floor connection points with spray foam as needed.  

Fire HVAC Professional

10 - Plumbing

IN NI NP O
10.1 Drain, Waste, & Vent Systems X X
10.2 Water Supply, Distribution Systems & Fixtures X
10.3 Water Heater X X
10.4 Fuel Shut Off X
10.5 Sump Pump X
Water Source
Public
Main Water Shut Off Location
Front yard at the meter
Drain, Waste, & Vent Systems: Material
Iron, PVC
Water Supply, Distribution Systems & Fixtures: Distribution/Supply Material
Copper, Pex
Water Heater: Manufactured Year
2005
Water Heater: Power Source/Type
Electric
Water Heater: Capacity
50
Water Heater: Location
Kitchen Pantry
Drain, Waste, & Vent Systems: Drain, Waste & Vent Systems Inspection Method

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

Water Supply, Distribution Systems & Fixtures: Supply and Distribution Pipes Inspection Method

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

Water Heater: Water Heater Inspection Method

The water heater produced hot water at the time of inspection. No reportable deficiencies were observed with the unit unless otherwise noted in this report.

Water Heater: TPRV Inspection Method

A TPR valve was in place, and appeared functional. These are not tested due to the fact that once they are tested, they tend to form a drip leak. These valves allow the water heater to expel water and pressure of the tank reaches over 150psi, or the water temperature exceeds 210 degrees. No deficiencies were observed with the valve unless otherwise noted in this report.

Water Heater: Manufacturer
GE

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

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

Fuel Shut Off not present.

Sump Pump not present.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
10.1.1 - Drain, Waste, & Vent Systems

Significant Rusting Present

No leaking was noticed during time of inspection, however significant rusting was observed on portions of the drain piping. Recommend a possible sewer scope inspection performed by a licensed plumber to further evaluate the integrity of the piping. 

Pipes Plumbing Contractor
Credit
Comment
10.3.1 - Water Heater

Corrosion

Corrosion was noticed around the water pipe connections. No leaking noticed during time of inspection. Recommend monitoring for future leaking and/or contact a licensed plumber to evaluate and repair.

Pipes Plumbing Contractor
Credit
Comment
10.3.2 - Water Heater

Reached typical life expectancy

Water heater has reached its typical life expectancy which is roughly 12 years on average. Recommend monitoring it's effectiveness and maintain proper maintenance to further extend its usefulness.  Recommend budgeting for a replacement in the near future. 

Pipes Plumbing Contractor
Credit
Comment
10.3.3 - Water Heater

Missing Pipe Insulation

Recommend installing pipe wrap insulation on the first 3 feet of the hot water line or until the pipe terminates to the wall to improve energy efficiency.  

Tools Handyman/DIY
Credit
Comment
10.3.4 - Water Heater

Seismic Straps missing

Believe it or not earthquakes exist in our area and it is recommended to install seismic straps to fully protect the water heater. Recommend a licensed plumbing professional install them properly. 

Pipes Plumbing Contractor

11 - Electrical

IN NI NP O
11.1 Service Entrance Conductors X
11.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
11.3 Branch Wiring Circuits, Breakers & Fuses X X
11.4 Lighting Fixtures, Switches & Receptacles X
11.5 GFCI & AFCI X X
11.6 Smoke/ CO Detectors X
Service Entrance Conductors: Electrical Service Conductors
Overhead
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
General Electric
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity/ Type
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Kitchen Pantry
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Shut Off Location
Panel
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
None
Branch Wiring Circuits, Breakers & Fuses: Branch Wire Circuits
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex, Non-Metallic Sheathing
Service Entrance Conductors: Service Entry Conductor Inspection Method

Power was supplied to the home via an overhead service. The meter and conduit appeared to be in satisfactory condition. No deficiencies were observed unless otherwise noted in this report.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Electrical Panel/ Service Equipment/ Breakers/ Disconnect Inspection Method

- The main electrical panel (called service equipment when it contains the service disconnect) was inspected looking for any wiring deficiencies or damage that may be present in the panel. No indications of reportable conditions were present at the time of inspection unless otherwise noted in this report.

- The breakers were inspected looking for any visible signs of damage due to arcing, heat, loose connections, etc. Corresponding conductors were inspected looking for multiple lugging, sizing, damage, etc. No deficiencies were present at the time of inspection unless otherwise noted in this report.

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

Lighting Fixtures, Switches & Receptacles: Receptacle Inspection Method

A representative number of receptacles were tested with a polarity tester to confirm proper wiring. No deficiencies were observed unless otherwise noted in this report.

Lighting Fixtures, Switches & Receptacles: Switches and Lights Inspection Method

A representative number of switches and lights were tested throughout the home and were found to be in good working order. No deficiencies were observed unless otherwise noted in this report.

GFCI & AFCI: AFCI/ GFCI Breaker/ Receptacle Inspection Method

- The AFCI (Arc fault circuit interrupter) breakers or receptacles are designed to help prevent electrical fires that can be caused by potentially dangerous arc-faults in an electrical circuit. An arc-fault is an unintentional arcing condition that occurs in an electrical circuit. Arcing can create high intensity heat, which may over time ignite surrounding material such as wood framing or insulation. It may not have been a requirement at the time the home was built, however it is highly recommended to install these either at a receptacle location upstream in the circuit or by installing an AFCI breaker in the panel.   This protection, if present, was tested and was in satisfactory condition at the time of inspection unless otherwise noted in the report. 

- Ground Fault Circuit Interrupter (GFCI) is a protection feature that allows a circuit or receptacle to "trip" or "shut off" if as little as a 5 milliamp differential is noticed between the "hot" and "neutral" conductors. This protection is required at locations near a water source or where something plugged into the receptacle could come into contact with water, including: Bathrooms, Kitchens, On the Exterior, In garages, and basements. Although GFCI protection may not have been required in some or all of these areas when the home was built, there installation is highly recommended and is typically inexpensive. This protection, if present, was tested and was in satisfactory condition at the time of inspection unless otherwise noted in the report.

Smoke/ CO Detectors: Smoke Detector, Carbon Monoxide Detector Inspection Method

Detectors were tested to confirm satisfactory operation.  Recommend testing monthly to ensure they are functioning properly.  No deficiencies were found unless otherwise noted in the report

Smoke alarms are recommended for each sleeping room and (1) outside of each sleeping room(s), and one per level including habitable attics and basements. I recommend testing the smoke alarms before spending your first night in the home, and monthly thereafter. Several other recommendations relating to smoke alarms and fire safety are recommended by the NFPA, and can be found here: http://www.nfpa.org/public-education/by-topic/smoke-alarms/installing-and-maintaining-smoke-alarms

Branch Wiring Circuits, Breakers & Fuses: Low Voltage Wiring

Any low voltage systems in the home were not inspected and are excluded from this inspection. Including but not limited to: phone/telecom systems, cable coaxial systems, alarm systems, low voltage lighting and applicable wiring, etc.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
11.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Panel Crowded and May be Outdated

Panel appeared overly crowded due to the double taps and lack of room to separate the neutrals and grounds on the bus bar.

Recommend that a license electrical contractor fully evaluate the panel and provide further recommendation on whether or not it is time for to upgrade the panel. 

Electric Electrical Contractor
Credit
Comment
11.2.2 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Minir Corrosion on main lug

Noticed a small amount of rust/corrosion on one of the main lugs.  Recommend a licensed electrician evaluate and repair.  

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

Neutrals and grounds sharing same screw on bus bar

Neutrals and grounds should be separated. Recommend repair by a qualified electrician. 

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

Double Tapping of breakers

These circuit breaker aren't designed to hold two conductors. The conductors could come loose at some point in the future, even if they feel very tight today.  Loose conductors can lead to overheating, arcing, and possibly a fire. Recommend a qualified electrician repair or replace. 

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

Exposed live wiring in attic

Live wiring should terminate to a junction box. This is a safety hazard and should be repaired by a qualified electrician. 

Electric Electrical Contractor
Credit
Comment
11.5.1 - GFCI & AFCI

No AFCI Protection Installed.

There is no AFCI protection in the recommended areas.  These were made a requirement in 2014 with new building codes. This is a potential safety hazard as the receptacles have no protection against possible arc-faults in the wiring circuit.  


LIVING ROOM, BEDROOMS, HALLWAYS


Recommend a licensed electrician add the proper protection in the near future to help bring the electrical protection up to current standards. 

Electric Electrical Contractor

12 - Basement, Foundation, Crawlspace & Structure

IN NI NP O
12.1 Foundation X X
12.2 Crawlspaces X X
12.3 Floor Structure X X
Foundation: Material
Brick, Brick Piers
Crawlspaces: Insulation Type
None
Crawlspaces: Vapor Barrier Present
Yes
Floor Structure: Material
Wood Joists
Floor Structure: Sub-floor
Plank, Plywood
Floor Structure: Basement/Crawlspace Floor
Dirt
Foundation: Foundation Inspection Method

Visible portions of the foundation walls were inspected looking for cracking, moisture intrusion, or any other indications of damage or deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
12.1.1 - Foundation

Foundation Crack

Several foundation cracks were observed on the exterior portions of the walls or in areas where bricks were removed for duct work to pass through. These types of cracks are not uncommon given the age of the home due to long term settlement.  The cracks do not appear to be active given due to minimal displacement between the cracks.  Please note that there were no other signs of settlement or foundation cracks observed on any of the structural brick piers.  Recommend patching to help prevent water intrusion and monitor for future movement.  

Here is an informational article on foundation cracks.

Contractor Qualified Professional
Credit
Comment
12.1.2 - Foundation

Evidence of Water Intrusion

Wall structure showed signs of water intrusion and standing water nearby, which could lead unwanted soil erosion and possibly structural issues. Recommend a licensed foundation contractor evaluate where the moisture is coming from and remediate as needed.  

Foundation Foundation Contractor
Credit
Comment
12.2.1 - Crawlspaces

Efflorescence

Efflorescence noted on the crawlspace surface in one or more locations.  This a white, powdery deposit that is consistent with moisture intrusion. This can compromise the soil's ability to support the home structure and/or lead to mold growth. Recommend a qualified contractor identify source or moisture and correct. 

Contractor Qualified Professional
Credit
Comment
12.2.2 - Crawlspaces

Displaced vapor barrier

Vapor barrier not fully covering the crawlspace floor. This can lead to unwanted moisture entering the home through the crawlspace.  Recommend repairing. 

Contractor Qualified Professional
Credit
Comment
12.3.1 - Floor Structure

Evidence of Water Intrusion/ wood rot

There were several areas showing signs of water intrusion throughout the subfloor mainly around plumbing penetrations. There were no signs of active leaking during time of inspection.  Recommend a qualified contractor evaluate the integrity of the affected areas and repair the source of the moisture intrusion first, then addressed the damaged subfloor.

Hardhat General Contractor