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1234 Main St.
Merrimack, NH 03054
07/17/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
2
Minor / maintenance / informational
27
Recommendation / needed improvement
6
Observation / concern

YOUR REPORT:

Thank you for choosing Platinum Home Inspections (PHI) to inspect your new home! Please carefully read your entire Inspection Report. 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. Any and all evaluations or repairs made by PHI should be carried out prior to closing. We recommend that you and/or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property. 

INSPECTION CATEGORIES

1) Minor, Maintenance & Informational Items - Primarily 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 homeowner to-do list.

2) Recommendations/Needs Improvement - Most items typically fall into this category.  These observations are typical defects but are not necessarily urgent or safety related. Some may require a qualified contractor to evaluate further and repair or replace but the cost is somewhat reasonable.

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

KEYS TO THE HOME INSPECTION

The home inspection was performed in accordance with the InterNACHI Standard of Practice and Code of Ethics. These standards are included in the report under each section summary. An earnest effort was made on your behalf to discover all visible defects, however, in the event of an oversight, maximum liability must be limited to three times the price of the home inspection. This inspection is an evaluation of the condition of the home. Any areas that are not safe, readily accessible and/or visible to the inspector will not be included in the home inspection report. The home inspection is not intended as a substitute for a Seller’s Disclosure. This home inspection is not a compliance inspection or certification of any kind. It simply is an inspection of the condition of the home at the time of the inspection. This inspection does not cover items or conditions that may be only discovered by invasive methods. No removal of materials or dismantling of systems shall be performed under this inspection. This is not a technically exhaustive inspection. The inspection report lists the systems and components inspected by Platinum Home Inspections, LLC. Items not found in this report are considered beyond the scope of the inspection and should not be considered inspected at this time. This report contains technical information that may not be readily understandable to the lay person. Therefore, a verbal consultation with the inspector is a mandatory part of this inspection. If you choose not to consult with the inspector, Platinum Home Inspections, LLC cannot be held liable for your understanding or misunderstanding of this report’s contents. If you were not present during this inspection, please contact me at (603-897-5495) to arrange for your verbal consultation.

1 - Inspection Details

In Attendance
Client, Home Owner, Listing Agent, Family Members
Occupancy
Furnished, Occupied
Type of Building
Detached, Single Family
Temperature (approximate)
92 Fahrenheit (F)
Age of Home
89
Weather Conditions
Hot, Sunny
Style
Gambrel
What Really Matters In A Home Inspection

Now that you've bought your home and had your inspection, you may still have some questions about your new house and the items revealed in your report. 

Home maintenance is a primary responsibility for every homeowner, whether you've lived in several homes of your own or have just purchased your first one. Staying on top of a seasonal home maintenance schedule is important, and as your InterNACHI Certified Professional Inspector, I can help you figure this out so that you never fall behind. Don't let minor maintenance and routine repairs turn into expensive disasters later due to neglect or simply because you aren't sure what needs to be done and when. 

Your home inspection report is a great place to start. In addition to the written report, checklists, photos, videos and what the inspector said during the inspection not to mention the sellers disclosure and what you noticed yourself it's easy to become overwhelmed. However, it's likely that your inspection report included mostly maintenance recommendations, the life expectancy for the home's various systems and components, and minor imperfections. These are useful to know about. 

But the issues that really matter fall into four categories: 

  1. major defects, such as a structural failure; 
  2. things that can lead to major defects, such as a small leak due to a defective roof flashing; 
  3. things that may hinder your ability to finance, legally occupy, or insure the home if not rectified immediately; and 
  4. safety hazards, such as an exposed, live buss bar at the electrical panel. 

Anything in these categories should be addressed as soon as possible. Often, a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4). 

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. It's important to realize that sellers are under no obligation to repair anything mentioned in your inspection report. No house is perfect. Keep things in perspective as you move into your new home. 

And remember that home ownership is both a joyful experience and an important responsibility, so be sure to call on your InterNACHI Certified Professional Inspector to help you devise an annual maintenance plan that will keep your family safe and your home in good condition for years to come.

2 - Roof

Insp N.I. N.P. O/C
2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Eaves, Soffits & Fascia X
2.5 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Binoculars, Ground, Drone
Roof Pitch
Varying
Roof Type/Style
Gambrel
Coverings: Material Approximate Age
10-15 years
Coverings: Layers of Material
1
Coverings: Valley Type
Woven
Roof Drainage Systems: Gutter Material
Not Present
Flashings: Material
Metal
Eaves, Soffits & Fascia: Soffit Material
Wood
Eaves, Soffits & Fascia: Fascia Material
Wood
Eaves, Soffits & Fascia: Eaves Material
Wood
Skylights, Chimneys & Other Roof Penetrations: Chimney Location
Middle of Roof
Skylights, Chimneys & Other Roof Penetrations: Skylights
Not Present
Homeowners 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.

Coverings: Material Type
Architectural Asphalt
Skylights, Chimneys & Other Roof Penetrations: Chimney Type
Brick/Masonry
Limited Inspection - Steep/Safety

The Inspector was unable to safely walk the roof due to its height and/or steep slope and inspected the roof-covering materials and components from a ladder and/or from the ground with binoculars and/or with a drone. Not all portions of the roof were visible. A full roof inspection will require special equipment, the use of which exceeds the scope of the General Home Inspection. If you wish to have a more detailed roof inspection, consult a qualified roofing contractor with the equipment required to safely access the entire roof.

Coverings: Disclaimer: Architectural Composition Shingles

The roof covering was comprised of architectural composition shingles. Architectural shingles, also called dimensional shingles, are thicker and heavier (often 50% more) than traditional 3-tab shingles. These 'premium' shingles are manufactured by starting with a fiberglass reinforcement mat, multiple layer of asphalt are added over the mat, and lastly ceramic granules are added over the upper layer of asphalt for protection against the elements (wind, rain, UV rays from the sun). Architectural shingles typically have higher wind resistance numbers than their 3-tab counterparts, and resist leaks better. 30 - 50 year warranties are common with these shingles, but the warranty is highly prorated after 25 - 30 years. Typical replacement is usually needed 23 - 28 years after the initial installation.


Due to the many variables which affect the lifespan of roof covering materials, I do not estimate the remaining service life of any roof coverings. This is in accordance with all industry inspection Standards of Practice.The following factors affect the lifespan of roof covering materials:

  • Roofing material quality: Higher quality materials, will of course, last longer.
  • Number of layers: Shingles installed over existing shingles will have a shorter lifespan.
  • Structure orientation: Southern facing roofs will have shorter lifespans.
  • Pitch of the roof: Shingles will age faster on a lower pitched roof in comparison with higher pitches.
  • Climate: Wind, rain, and snow will impact the lifespan of the roof.
  • Color: Shingles that are darker in color will have a shorter lifespan, than lighter colored shingles.
  • Attic Ventilation: Poorly vented attic spaces will decrease shingle life due to heat.
  • Vegetation conditions: Overhanging trees, branches, contacting the roof, or leaf cover drastically shorten lifespan.

Asphalt shingles must be installed to manufacturers' recommendations, for the warranty coverage to be upheld. These installation requirements vary widely from manufacturer to manufacturer, and across the multitude of different shingle styles manufactured. I will inspect the roof to the best of my ability, but confirming proper fastening, use and adequacy of underlayment, and adequacy of flashing is impossible as these items are not visible. Damaging and invasive means would have to be carried out to confirm proper installation. Therefore, the inspection of the roof is limited to visual portions only.

Coverings: 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.

This is a visual inspection limited in scope by (but not restricted to) the following conditions: 

  •  Not the entire underside of the roof sheathing is inspected for evidence of leaks. 
  • Interior finishes may disguise evidence of prior leaks. 
  • Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, and other factors. 
  • Antennae, chimney/flue interiors that are not readily accessible are not inspected and could require repair. 
  • Roof inspection may be limited by access, condition, weather, or other safety concerns.
Skylights, Chimneys & Other Roof Penetrations: Flue Inspection Disclaimer

Accurate inspection of the chimney flue lies beyond the scope of the General Home Inspection. Although the Inspector may make comments on the condition of the portion of the flue readily visible from the roof, a full, accurate evaluation of the flue condition would require the services of a specialist.

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

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
Credit
Comment
2.1.1 - Coverings

Damaged Ridge Cap Shingles
Above Porch

Cap shingles/ridge vent shingles are damaged/aging. Cap shingles are shingles that cover areas where the roof changes direction, like at roof peaks and hips. Recommend roofing professional evaluate and repair as needed.

Roof Roofing Professional
Credit
Comment
2.2.1 - Roof Drainage Systems

Gutters Missing

There are no gutters present on the structure.  Gutters are recommended because they collect rain water from the roof and direct it away form the building.

Gutter Gutter Contractor

3 - Grounds

Insp N.I. N.P. O/C
3.1 Walkways, Patios & Driveways X X
3.2 Decks, Balconies, Porches & Steps X X
3.3 Vegetation, Grading, Drainage & Retaining Walls X
Walkways, Patios & Driveways: Walkway Material
Asphalt
Walkways, Patios & Driveways: Driveway Material
Asphalt
Walkways, Patios & Driveways: Patio Material
None
Decks, Balconies, Porches & Steps: Appurtenance
Stoop, Side Entry Porch w/ Steps
Decks, Balconies, Porches & Steps: Material
Concrete, Wood
Vegetation, Grading, Drainage & Retaining Walls: Ground Cover
Dry

Section 197-5.4        Site Conditions:
(a)   Home inspectors shall observe and report the following site conditions:
1.   The building perimeter for land grade and water drainage directly adjacent to the foundation;
2.   Trees and vegetation that adversely affect the residential building;
3.   Walkways, steps, driveways, patios and retaining walls.
(b)   Home inspectors are not required to observe and report on the following site conditions:
1.   Fences and privacy walls;
2.   The health and condition of trees, shrubs and other vegetation.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
Credit
Comment
3.1.1 - Walkways, Patios & Driveways

Asphalt Driveway - Typical Cracking

Asphalt driveway... this material has typical cracking which is normal for its age recommend seal coating as needed to prolong life expectancy.

Asphalt Seal Coating Information:

Seal Coating Information

Mag glass Monitor
Credit
Comment
3.1.2 - Walkways, Patios & Driveways

Driveway Cracking/Settlement - Major

Major cracks and settling observed. Recommend qualified professional evaluate and repair as needed to prolong the life of the driveway.

Contractor Qualified Professional
Credit
Comment
3.1.3 - Walkways, Patios & Driveways

Walkway Cracking - Minor

Minor cosmetic cracks observed. Recommend monitor and/or patch/seal.
Mag glass Monitor
Credit
Comment
3.2.1 - Decks, Balconies, Porches & Steps

Improper Deck Construction Practices

Recommend qualified deck contractor evaluate. These construction practices may have been normal at time of original construction, but do not meet current safety standards. Issues of not are not joist or stair stringer hangers present, loosely nailed stairs, stair supports move freely, peeling paint, cracked/weathered boards that need replacing, loose guardrails, improper supports and more.

House front 1 Deck Contractor
Credit
Comment
3.2.2 - Decks, Balconies, Porches & Steps

Front Stoop Damage

Entryway stoop concrete is damaged recommend licensed contractor to repair/replace

Gardening shovel tool shape Concrete Contractor

4 - Garage

Insp N.I. N.P. O/C
4.1 Garage Roof Coverings X
4.2 Siding, Trim, Fascia, Soffit, Eaves X X
4.3 Exterior Windows X
4.4 Floor X X
4.5 Walls, Ceiling & Firewalls X X
4.6 Garage Electrical X X
4.7 Garage Overhead Door X
4.8 Garage Door Opener X
Garage Type
Detached, 2-Car
Inspection Method
Ladder
Roof Pitch
Low Slope
Roof Type/Style
Hip
Garage Roof Coverings: Material Approximate Age
10-15 years
Garage Roof Coverings: Material Type
Architectural Asphalt
Garage Roof Coverings: Layers of Material
1
Garage Roof Coverings: Valley Type
None
Siding, Trim, Fascia, Soffit, Eaves: Siding Material
Wood
Siding, Trim, Fascia, Soffit, Eaves: Trim Material
Wood
Siding, Trim, Fascia, Soffit, Eaves: Eaves Material
Wood
Siding, Trim, Fascia, Soffit, Eaves: Fascia Material
Wood
Siding, Trim, Fascia, Soffit, Eaves: Soffit Material
Wood
Exterior Windows: Window Type
None
Floor: Floor Material
Concrete
Walls, Ceiling & Firewalls: Wall Material
Framed, Masonry
Garage Electrical: Electrical components present
Yes, Functional
Garage Electrical: GFCI Protected receptacles
No
Garage Overhead Door: Material
Fiberglass
Garage Overhead Door: Type
Up-and-Over
Garage Door Opener: Overhead door opener
Present, Not Present, Operable
Stored items

Garage was filled with stored household items. Portions of the garage are not fully visible recommend a re-evaluation once items have been removed.

Floor: Personal Items

Personal items within the garage space limiting access to all areas.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
Credit
Comment
4.2.1 - Siding, Trim, Fascia, Soffit, Eaves

Peeling Paint / Damaged Siding

Peeling paint along with damaged areas was observed on exterior surfaces, such as Siding, Trim, Fascia, Soffits, and Eve edges. Recommend qualified contractor to perform normal paint maintenance to prevent moisture damage to these areas.

Not all areas are photographed.

Paint roller Painting Contractor
Credit
Comment
4.4.1 - Floor

Settling/Cracking

Garage floor shows signs of settling in the soil beneath the slab. 

Gardening shovel tool shape Concrete Contractor
Credit
Comment
4.5.1 - Walls, Ceiling & Firewalls

Foundation Cracking-minor

Observed a crack(s) in the foundation wall of the garage. There were no signs of moisture intrusion at the time of inspection. 

Mag glass Monitor
Credit
Comment
4.6.1 - Garage Electrical

Outlets Okay, No GFCI Protection

At the time of the inspection, the Inspector observed no deficiencies in the condition of electrical receptacles in the garage, but receptacles in the garage had no ground fault circuit interrupter (GFCI) protection. Although this condition may have been commonly considered safe or acceptable at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. Consider having GFCI protection installed as a safety precaution. This can be achieved by: 1. Replacing the current standard receptacles with GFCI outlets 2. In the garage circuit, replacing the receptacle nearest the main electrical service panel with a GFCI outlet. 3. Replacing the breakers currently protecting garage electrical circuits with GFCI breakers.

Contractor Qualified Professional

5 - Exterior

Insp N.I. N.P. O/C
5.1 Siding, Flashing & Trim X X
5.2 Exterior Windows X X
5.3 Exterior Doors X
5.4 Basement windows X X
5.5 Exterior foundation X X
5.6 Exterior lighting and receptacles X
5.7 Service Entrance Conductors X
5.8 Hose Faucets X
5.9 Exterior Wall Penetrations X
Siding, Flashing & Trim: Siding Material
Wood/Clapboard
Siding, Flashing & Trim: Trim Material
Wood
Siding, Flashing & Trim: Flashing Material
Metal
Exterior Windows: Window Type
Double-hung, Vinyl, Wood
Exterior Doors: Exterior Entry Door
Wood
Exterior Doors: Screen door/Storm door
Aluminum, Glass
Basement windows: Window Type
Vinyl, Wood
Exterior foundation: Exterior foundation material
Concrete Block
Exterior lighting and receptacles: Exterior light fixtures
Present, Operable
Exterior lighting and receptacles: Exterior Receptacles
Weatherproof cover, GFCI Protected, Operable
Hose Faucets: Hose Faucet location
Rear, Operational
Siding, Flashing & Trim: Homeowners 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 weathertightness. 

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. 

Service Entrance Conductors: Electrical Service Conductors
Overhead, Proper clearance

Section 197-5.6        Exterior:
(a)       Home inspectors shall observe and report on:
1.         All exterior walls and coverings, flashing and trim;
2.         All exterior doors including garage doors and operators;
3.         All attached or adjacent decks, balconies, stoops, steps, porches and railings;
4.         All eaves, soffits and fascias where accessible from the ground level;
5.         All adjacent walkways, patios and driveways on the subject property;
6.         The condition of a representative number of windows.
(b)       Home inspectors are not required to observe and report on the following:
1.         Screening, shutters, awnings and other seasonal accessories;
2.         Fences;
3.         Geological and/or soil conditions;
4.         Recreational facilities;
5.         Out-buildings other than garages and carports;
6.         Tennis courts, jetted tubs, hot tubs, swimming pools, saunas and similar structures that would require specialized knowledge or test equipment;
7.         Erosion control and earth stabilization measures;
8.         The operation of security locks, devices or systems;
9.         The presence of safety-type glass or the integrity of thermal window seals or damaged glass.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
Credit
Comment
5.1.1 - Siding, Flashing & Trim

Peeling/Weathered Paint & Rotting/Damage

Peeling paint along with areas of minor rotting and damage was observed on exterior surfaces, such as Siding, Trim, Fascia, Soffits, and Eve edges. Recommend qualified contractor to perform normal paint maintenance to prevent moisture damage to these areas.

Not all areas are photographed.

Paint roller Painting Contractor
Credit
Comment
5.2.1 - Exterior Windows

Peeling paint

Exterior windows have painted components that are peeling, recommend qualified contractor to perform normal paint maintenance as needed to prevent potential damage.

Paint roller Painting Contractor
Credit
Comment
5.4.1 - Basement windows

Peeling paint

Exterior windows have painted components that are peeling, recommend qualified contractor to perform normal paint maintenance as needed to prevent potential damage.

Not all areas are photographed.

Paint roller Painting Contractor
Credit
Comment
5.5.1 - Exterior foundation

Minor damage
Front Right Side

Concrete foundation block has minor damage recommend licensed foundation contractor to repair

Foundation Foundation Contractor
Credit
Comment
5.5.2 - Exterior foundation

Parging

Evidence of Parging was observed. Recommend monitoring for changes in condition.

A parge coat is a thin coat of a cementitious or polymeric mortar applied to concrete or masonry for refinement of the surface.

Parging is usually applied with a trowel and pressed into the existing surface. The intent is to create a contiguous surface by filling surface air voids.

Parging is a low-cost alternative to repointing, providing structural cohesiveness to masonry walls whose mortar has begun to fail. 

Mag glass Monitor

6 - Basement, Foundation, Crawlspace & Structure

Insp N.I. N.P. O/C
6.1 Steps, Stairways & Railings X
6.2 Foundation X X
6.3 Floor & Ceiling Structure X
Basement and/or Crawlspace
Basement
Access Location
Basement Stairs
Inspection Performed
In Basement
Foundation: Material
Concrete Block
Floor & Ceiling Structure: Material
Wood Beams, Wood Joists, Steel Support Columns
Floor & Ceiling Structure: Sub-floor
Plank
Floor & Ceiling Structure: Basement/Crawlspace Floor
Concrete
Floor & Ceiling Structure: Insulation Material
Minimal Fiberglass Batts
Homeowners Responsibility

One of the most common problems in a house is a wet basement or foundation. You should monitor the walls and floors for signs of water penetration, such as dampness, water stains, peeling paint, efflorescence, and rust on exposed metal parts. In a finished basement, look for rotted or warped wood paneling and doors, loose floor tiles, and mildew stains. It may come through the walls or cracks in the floor, or from backed-up floor drains, leaky plumbing lines, or a clogged air-conditioner condensate line.

Foundation: Obstructions of view

Full visibility of the foundation was not possible due to a partially or full finished basement, furniture, stored household items or drywall/paneling. Potential defects may be concealed, however none were observed at time of inspection.

Floor & Ceiling Structure: Limited Observation

Partially finished basement with a ceiling prevents full inspection of floor and structural components, no defects were observed at time of inspection.

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
Credit
Comment
6.2.1 - Foundation

Parging applied

Parging has been applied to interior foundation surface. This is a common repair that shows evidence of moisture intrusion. Recommend licensed foundation contractor to further evaluate and repair as needed to prevent moisture damage.

Mag glass Monitor

7 - Electrical

Insp N.I. N.P. O/C
7.1 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
7.2 Branch Wiring Circuits, Breakers & Fuses X X
7.3 Electrical Fixtures, Switches and Receptacles X X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
None
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Knob & Tube, Romex, Cloth Covered
Electrical Fixtures, Switches and Receptacles : Ceiling Fan(s)
Operational, Off Balance/Wobbles
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement
Branch Wiring Circuits, Breakers & Fuses: Branch Wiring
Aluminum, Copper

Branch Circuits: The portion of the wiring system extending past the final over-current device. These circuits usually originate at a panel and transfer power to load devices. Any circuit that extends beyond the final over-current protective device is called a branch circuit.

Electrical Fixtures, Switches and Receptacles : Restricted views

Due to stored household items/furniture some switches and receptacles may not have been visible/tested at time of inspection. 

Section 197-5.9        Electrical System
(a).      Home inspectors shall observe and report upon readily accessible and observable portions of:
1.         Service drop;
2.         Service entrance conductors, cables and raceways;
3.         The main and branch circuit conductors for property over current protection and condition by visual observation after removal of the readily accessible main and sub electric panel covers;
4.         Service grounding;
5.         Interior components of service panels and sub-panels;
6.         A representative number of installed lighting fixtures, switches and receptacles;
7.         A representative number of ground fault circuit interrupters.
(b).      Home inspections shall describe readily accessible and observable portions of:
1.         Amperage and voltage rating of the service;
2.         The location of main dis-connects and sub-panels;
3.         The presence of aluminum branch circuit wiring;
4.         The presence or absence of smoke detectors and carbon monoxide detectors;
5.         The general condition and type of visible branch circuit conductors that may constitute a hazard to the occupant or the residential building by reason of improper use or installation of electrical components.
(c).       Home inspectors are not required to:
1.         Observe and report on remote control devices;
2.         Observe and report on alarm systems and components;
3.         Observe and report on low voltage wiring systems and components such as doorbells and intercoms;
4.         Observe and report on ancillary wiring systems and components which are not a part of the primary electrical power distribution system;
5.         Insert any tool, probe or testing device into the main or sub-panels;
6.         Activate electrical systems or branch circuits which are not energized;
7.         Operate overload protection devices;
8.         Observe and report on low voltage relays, smoke and/or heat detectors, antennas, electrical de-icing tapes, lawn sprinkler wiring, swimming pool wiring or any system controlled by timers;
9.         Move any object, furniture or appliance to gain access to any electrical component;
10.       Test every switch, receptacle and fixture;
11.       Remove switch and outlet cover plates;
12.       Observe and report on electrical equipment not readily accessible;
13.       Dismantle any electrical device or control;
14.       Measure amperage, voltage or impedance;
15.       Observe and report on any solar powered electrical component or
any standby emergency generators or components.  

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
Credit
Comment
7.1.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Double Taps

In the service panel, two wires were connected to a circuit breaker designed for only one wire. This is known as a "double-tap" and is a defective condition that should be corrected by a qualified electrical contractor.

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

Cloth Covered Wiring

There is visible cloth wiring in the main panel being used as branch wiring. There is a rubber coating below the cloth on the wiring, the rubber coating deteriorates and cracks as the wires age. This can lead to electrical shorts. Recommend to have any cloth wiring replaced with modern wires.

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

Knob and Tube Wiring

This home and garage was originally wired using Knob and Tube wiring. This older wiring can become a safety hazard and is recommended to be replaced or repaired to prevent possible injury. Recommend licensed electrician evaluate further and removed as needed.

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

Abandoned Wiring - Evaluate
Basement

Miscellaneous abandoned wiring visible in the basement should be evaluated by a qualified electrical contractor to determine whether any wiring is still energized. Improperly terminated, energized wiring is a shock/electrocution hazard.

Electric Electrical Contractor
Credit
Comment
7.3.1 - Electrical Fixtures, Switches and Receptacles

Incandescent Light In Closet
Bedroom Closets

Exposed incandescent light bulbs are no longer permitted inside a closet space. Closet light should only be recessed light or surface mount fixture. Recommend licensed electrician evaluate and repair as needed. Not all closets are photographed.

Electric Electrical Contractor
Credit
Comment
7.3.2 - Electrical Fixtures, Switches and Receptacles

Open Ground
2nd Floor & Basement

One or more receptacles are ungrounded. An open ground means that a missing grounding conductor or unconnected grounding conductor at the receptacle, or one is missing at an upstream receptacle. To eliminate safety hazards, all 3 prong outlets should be grounded. Where grounding is not possible (no ground wire present), a 2 prong receptacle or GFCI protected receptacle can be installed. Many of the receptacles in these areas have GFCI receptacles in place.

Note: GFCI protection of an ungrounded 3 prong outlet will not protect electronics. A physical ground system is required to protect electronics or allow surge protectors to function properly. Have a licensed electrician evaluate further and repair as necessary for safest operation.

Not all areas are photographed.

Electric Electrical Contractor

8 - Heating and Cooling Systems

Insp N.I. N.P. O/C
8.1 Heating Equipment X X
8.2 Operating and Safety Controls X
8.3 Distribution Systems X X
8.4 Vents, Flues & Chimneys X
Heating Equipment: Heat Type
Hydronic Boiler
Heating Equipment: Approximate Age
Unknown
Heating Equipment: Energy Source
Natural Gas
Heating Equipment: HVAC Filter Size
N/A
Operating and Safety Controls: ThermoStat Controls
Yes
Distribution Systems: Forced Air Ductwork
N/A
Distribution Systems: Hydronic/Forced Hot Water Delivery System
Baseboard Fin Tube
Vents, Flues & Chimneys: Flue Type
Single Wall, Metal
Heating Equipment: Brand
Pensotti
Heating Equipment: Data Plate Photo(s)
Operating and Safety Controls: Electrical Disconnect Present
Yes
Operating and Safety Controls: Fuel valve present
Yes
Heating Equipment: Homeowners Responsibility

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

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

Section 197-5.10      Heating System
(a).      Home inspectors shall:
1.         Describe the type of fuel, heating equipment and heating distribution system;
2.         Operate the systems using thermostats;
3.         Open readily accessible and operable access panels provided by the manufacturer or installer for routine homeowner maintenance;
4.         Observe and report on the condition of normally operated controls and components of the systems;
5.         Observe and report on visible flue pipes, dampers and related components for functional operation;
6.         Observe and report on the presence of and the condition of a representative number of heat sources in each habitable space of the residential building;
7.         Observe and report on the operation of fixed supplementary heat units;
8.         Observe and report on visible components of vent systems, flues and chimneys;
(b).      Home inspectors are not required to:
1.         Activate or operate the heating systems that do not respond to the thermostats or have been shut down;
2.         Observe, evaluate and report on heat exchangers;
3.         Observe and report on equipment or remove covers or panels that are not readily accessible;
4.         Dismantle any equipment, controls or gauges;
5.         Observe and report on the interior of chimney flues;
6.         Observe and report on heating system accessories, such as humidifiers, air purifiers, motorized dampers and heat reclaimers;
7.         Activate heating, heat pump systems or any other system when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment;
8.         Evaluate the type of material contained in insulation and/or wrapping of pipes, ducts, jackets and boilers;
9.         Evaluate the capacity, adequacy or efficiency of a heating or cooling system;
10.       Test or operate gas logs, built-in gas burning appliances, grills, stoves, space heaters or solar heating devices or systems;
11.       Determine clearance to combustibles or adequacy of combustion air;
12.       Test for gas leaks or carbon monoxide;
13.       Observe and report on in-floor and in-ceiling radiant heating systems.

Section 197-5.11      Air Conditioning Systems
(a).      Home inspectors shall:
1.         Observe, describe and report on the type of air conditioning equipment and air conditioning distribution system;
2.         Operate the system using the thermostat;
3.         Open a representative number of readily accessible and operable access panels provided by the manufacturer for routine homeowner maintenance;
4.         Observe and report on the condition of normally operated controls and components of the system.
(b).      Home inspectors are not required to:
1.         Activate or operate air conditioning systems that have been shut down;
2.         Observe and report on gas-fired refrigeration systems, evaporative coolers, or wall or window-mounted air conditioning units;
3.         Check the pressure of the system coolant or determine the presence of leakage;
4.         Evaluate the capacity, efficiency or adequacy of the system;
5.         Operate equipment or systems if exterior temperature is below 65 degrees Fahrenheit or when other circumstances are not conducive to safe operation or may damage equipment;
6.         Remove covers or panels that are not readily accessible or that are not part of routine homeowner maintenance;
7.         Dismantle any equipment, controls or gauges;
8.         Check the electrical current drawn by the unit;
9.         Observe and report on electronic air filters.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
Credit
Comment
8.1.1 - Heating Equipment

Needs Servicing/Cleaning (Boiler)

Boiler should be cleaned and serviced annually. There was no current service tag visible during the time of inspection. Recommend asking the seller about verification/proof of a recent cleaning/servicing otherwise have a qualified HVAC contractor clean, service and certify boiler. Last service tag onsite is from 2016.


Fire HVAC Professional

9 - Plumbing

Insp N.I. N.P. O/C
9.1 General X
9.2 Main Water Supply, Water System X
9.3 Water Distribution Systems X
9.4 Drain, Waste, & Vent Systems (DWV) X X
9.5 Water Heater System, Controls, Flues & Vents X
9.6 Fuel Storage & Distribution Systems X X
General: Water Flow and Pressure
Public- Average 60-80 PSI
General: Water Source
Public
Main Water Supply, Water System: Location
Basement
Main Water Supply, Water System: Water meter present
Yes
Main Water Supply, Water System: Bonding wire present
Yes
Water Distribution Systems : Distribution Material
Copper
Water Distribution Systems : Distribution piping size
1/2", 3/4"
Drain, Waste, & Vent Systems (DWV): Drain Size
1 1/2", 2", 3", 4"
Drain, Waste, & Vent Systems (DWV): Material
PVC, Cast Iron
Water Heater System, Controls, Flues & Vents: Power Source/Type
Indirect
Water Heater System, Controls, Flues & Vents: Location
Basement
Water Heater System, Controls, Flues & Vents: Approximate Age
Unknown
Water Heater System, Controls, Flues & Vents: Capacity
Indirect
Water Heater System, Controls, Flues & Vents: Exhaust Flue Vent
None
Fuel Storage & Distribution Systems: Fuel Distribution Pipe Material
Black Iron
Fuel Storage & Distribution Systems: Fuel System Type
Natural Gas
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
General: Water Temperature

The water temperature at the time of inspection was excessively hot in all areas. Recommend temp turned down to 120 degrees for safety.

Water Distribution Systems : Well Maintenance
Public Water

The well water system should be maintained on a regular basis. A certified well company should evaluate and maintain the system to ensure proper functionality.  

Water Heater System, Controls, Flues & Vents: Manufacturer
Super Stor

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. 

Water Heater System, Controls, Flues & Vents: Indirect Water Heater

The home had an indirect water heater, sometimes called a sidearm water heater. An indirect water heater typically has no direct means (such as a burner) for heating water installed, but uses a fluid heated. By another source such as a boiler. The hot fluid then circulated through coils in the water tank, transferring heat to water in the tank.

Section 197-5.8        

Plumbing System (a)       

Home inspectors shall observe and report on the following visibly and readily accessible components, systems and conditions: 

  • 1.         Interior water supply and distribution systems including fixtures and faucets; 
  • 2.         Drain, waste and vent systems; 
  • 3.         Water heating equipment and vents and pipes; 
  • 4.         Fuel storage and fuel distribution systems and components; 
  • 5.         Drainage sumps, sump pumps, ejector pumps and related piping; 
  • 6.         Active leaks. 

(b)       In inspecting plumbing systems and components, home inspectors shall operate all readily accessible: 

  • 1.         Fixtures and faucets; 
  • 2.         Domestic hot water systems; 
  • 3.         Drain pumps and waste ejectors pumps; 
  • 4.         The water supply at random locations for functional flow; 
  • 5.         Waste lines from random sinks, tubs and showers for functional drainage; 

(c)        Home inspectors are not required to: 

  • 1.         Operate any main, branch or fixture valve, except faucets, or to determine water  temperature; 
  • 2.         Observe and report on any system that is shut down or secured; 
  • 3.         Observe and report on any plumbing component that is not readily accessible; 
  • 4.         Observe and report on any exterior plumbing component or system or any underground drainage system; 
  • 5.         Observe and report on fire sprinkler systems; 
  • 6.         Evaluate the potability of any water supply; 
  • 7.         Observe and report on water conditioning equipment including softener and filter systems; 
  • 8.         Operate freestanding or built in appliances; 
  • 9.         Observe and report on private water supply systems; 
  • 10.       Test shower pans, tub and shower surrounds or enclosures for leakage; 
  • 11.       Observe and report on gas supply system for materials, installation or leakage; 
  • 12.       Evaluate the condition and operation of water wells and related pressure tanks and pumps; the quality or quantity of water from on-site water supplies or the condition and operation of on-site sewage disposal systems such as cesspools, septic tanks, drain fields, related underground piping, conduit, cisterns and equipment; 
  • 13.       Observe, operate and report on fixtures and faucets if the flow end of the faucet is connected to an appliance; 
  • 14.       Record the location of any visible fuel tank on the inspected property that is not within or directly adjacent to the structure; 
  • 15.       Observe and report on any spas, saunas, hot-tubs or jetted tubs; 
  • 16.       Observe and report on any solar water heating systems. 

 (d).      Home inspections shall describe the water supply, drain, waste and vent piping materials; the water heating equipment including capacity, and the energy source and the location of the main water and main fuel shut-off valves.  In preparing a report, home inspectors shall state whether the water supply and waste disposal systems are a public, private or unknown.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
Credit
Comment
9.4.1 - Drain, Waste, & Vent Systems (DWV)

Chrome Plated Brass Drain Pipe-corrosion

The bathroom drain pipe is made of chrome plated brass. These pipes are prone to corrosion and leaking. Minor signs of corrosion is present and recommend be replaced by a licensed plumber.

Pipes Plumbing Contractor
Credit
Comment
9.6.1 - Fuel Storage & Distribution Systems

Abandoned Fuel Oil Tank Present

A fue oil tank is presently installed. Tank does not appear to be in active use, as another fuel source is proving fuel to home. Recommend qualified contractor to remove fuel tank, as fuel oil vapors may be a "Safety Hazard"

Contractor Qualified Professional

10 - Bathrooms

Insp N.I. N.P. O/C
10.1 Electrical Components X X
10.2 Heating/Cooling Source X
10.3 Countertops & Cabinets X
10.4 Fixtures, Toilets, Tubs & Showers X
10.5 Ventilation X
Bathroom Type
1/2 Bathroom, Full Bathroom
Bathroom location
1st Fl, 2nd Fl
Whirlpool/Jetted Tub
Not Present
Electrical Components: GFCI/AFCI Protected Receptacles
Present, Not Present, Tripped when tested
Heating/Cooling Source: Heating/Cooling Source
Present
Countertops & Cabinets: Countertop Material
Granite
Countertops & Cabinets: Cabinetry
Wood
Fixtures, Toilets, Tubs & Showers: Bath Tub Status
Functional Flow, Functional Drainage
Fixtures, Toilets, Tubs & Showers: Shower Status
Functional Flow, Functional Drainage
Fixtures, Toilets, Tubs & Showers: Sink Status
Functional Flow, Functional Drainage
Fixtures, Toilets, Tubs & Showers: Toilet Status
Operational
Ventilation: Bathroom Ventilation
Ventilation fan, Operational
Bathtub(s)

The bathtub(s) were inspected by operating the faucet valves checking for proper flow and drainage, looking for leaks and/or any cracks or damage to the tub itself. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Shower(s)

The shower(s) were inspected by operating the water valve(s) and ensuring proper flow and drainage was present, looking for leaks, and/or any significant defects. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Shower Wall(s)
Fiberglass

The shower walls were inspected looking for any significant damage or areas that could allow for water infiltration behind the walls. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Section 197-5.8        Plumbing System

(a)       Home inspectors shall observe and report on the following visibly and readily accessible components, systems and conditions:
1.         Interior water supply and distribution systems including fixtures and faucets;
2.         Drain, waste and vent systems;
3.         Water heating equipment and vents and pipes;
4.         Fuel storage and fuel distribution systems and components;
5.         Drainage sumps, sump pumps, ejector pumps and related piping;
6.         Active leaks.

(b)       In inspecting plumbing systems and components, home inspectors shall operate all readily accessible:
1.         Fixtures and faucets;
2.         Domestic hot water systems;
3.         Drain pumps and waste ejectors pumps;
4.         The water supply at random locations for functional flow;
5.         Waste lines from random sinks, tubs and showers for functional drainage;

(c)        Home inspectors are not required to:
1.         Operate any main, branch or fixture valve, except faucets, or to determine water  temperature;
2.         Observe and report on any system that is shut down or secured;
3.         Observe and report on any plumbing component that is not readily accessible;
4.         Observe and report on any exterior plumbing component or system or any underground drainage system;
5.         Observe and report on fire sprinkler systems;
6.         Evaluate the potability of any water supply;
7.         Observe and report on water conditioning equipment including softener and filter systems;
8.         Operate freestanding or built in appliances;
9.         Observe and report on private water supply systems;
10.       Test shower pans, tub and shower surrounds or enclosures for leakage;
11.       Observe and report on gas supply system for materials, installation or leakage;
12.       Evaluate the condition and operation of water wells and related pressure tanks and pumps; the quality or quantity of water from on-site water supplies or the condition and operation of on-site sewage disposal systems such as cesspools, septic tanks, drain fields, related underground piping, conduit, cisterns and equipment;
13.       Observe, operate and report on fixtures and faucets if the flow end of the faucet is connected to an appliance;
14.       Record the location of any visible fuel tank on the inspected property that is not within or directly adjacent to the structure;
15.       Observe and report on any spas, saunas, hot-tubs or jetted tubs;
16.       Observe and report on any solar water heating systems. 

(d).      Home inspections shall describe the water supply, drain, waste and vent piping materials; the water heating equipment including capacity, and the energy source and the location of the main water and main fuel shut-off valves.  In preparing a report, home inspectors shall state whether the water supply and waste disposal systems are a public, private or unknown.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
Credit
Comment
10.1.1 - Electrical Components

Bathroom electrical receptacles not to current standards
2nd Floor Bathroom

Bathroom electrical receptacles do not meet current safety standards. Recommend licensed electrician to repair to current standards to prevent possible injury.

Electric Electrical Contractor

11 - Interior Areas

Insp N.I. N.P. O/C
11.1 General X
11.2 Interior Windows X X
11.3 Interior Doors X
11.4 Interior Floors X
11.5 Walls and Ceilings X X
11.6 Steps, Stairways & Railings X
11.7 Smoke and CO Detectors X X
Interior Windows: Window Type
Double-hung, Single Pane, Single-hung, Fixed Pane
Interior Windows: Window Material
Vinyl, Wood
Interior Doors: Door Type/Material
Solid core
Interior Floors: Floor Coverings
Hardwood, Tile
Walls and Ceilings: Wall Material
Drywall, Paneling, Plaster
Walls and Ceilings: Ceiling Material
Plaster, Drywall, Fiberboard
Smoke and CO Detectors: Smoke detector locations (at time of inspection)
Basement, 1st Floor, Second Floor
General: Obstructions of View

Full visibility of this room was not possible due to furniture, stored household items. Recommend checking for damage at final walk through.

Section 197-5.12      Interior
(a).      Home inspectors shall:
1.         Observe and report on the material and general condition of walls, ceilings and floors;
2.         Observe and report on steps, stairways and railings;
3.         Observe, operate and report on garage doors, garage door safety devices and garage door operators;
4.         Where visible and readily accessible, observe and report on the bath and/or kitchen vent fan ducting to determine if it exhausts to the exterior of the residential building;
5.         Observe, operate and report on a representative number of primary windows and interior doors;
6.         Observe and report on visible signs of water penetration.
(b).      Home inspectors are not required to:
1.         Ignite fires in a fireplace or stove to determine the adequacy of draft, perform a chimney smoke test or observe any solid fuel device in use;
2.         Evaluate the installation or adequacy of inserts, wood burning stoves or other modifications to a fireplace, stove or chimney;
3.         Determine clearance to combustibles in concealed areas;
4.         Observe and report on paint, wallpaper or other finish treatments;
5.         Observe and report on window treatments;
6.         Observe and report on central vacuum systems;
7.         Observe and report on household appliances;
8.         Observe and report on recreational facilities;
9.         Observe and report on lifts, elevators, dumbwaiters or similar devices.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
Credit
Comment
11.2.1 - Interior Windows

Cracked Glass
Bedroom

Window has cracked/broken glass, recommend replacement.

Window Window Repair and Installation Contractor
Credit
Comment
11.2.2 - Interior Windows

Missing Hardware

Missing window hardware on bedroom wood windows.

Contractor Qualified Professional
Credit
Comment
11.5.1 - Walls and Ceilings

Minor Damage
Basement

Minor damage or deterioration to ceiling in basement was visible at the time of the inspection.

Contractor Qualified Professional
Credit
Comment
11.5.2 - Walls and Ceilings

Poor Patching

Sub-standard drywall / plaster patching observed at time of inspection. Recommend re-patching. 

Putty knife Drywall Contractor
Credit
Comment
11.7.1 - Smoke and CO Detectors

Smoke/CO detectors are not installed per current safety standards

Smoke Detectors are required to be installed in the following locations per current safety standards:

  • 1 Per Bedroom
  • 1 Per level of home
  • Must be sealed Battery type (1JAN2017)

CO Detectors are required to be installed in the following locations per current safety standards:

  • 1 Within 15' of sleeping areas
  • 1 Per level of home
  • Must be sealed Battery type (1JAN2017)
Contractor Qualified Professional

12 - Laundry Area/Room

Insp N.I. N.P. O/C
12.1 Washer/Dryer X
12.2 Electrical Components X X
12.3 Laundry Sink X
Laundry area ventilation
Yes
Laundry Location
Basement
Washer/Dryer: Dryer Power Source
240 Volt Electric
Washer/Dryer: Dryer Vent location
Wall
Washer/Dryer: Dryer Vent Material
Metal (Flex)
Electrical Components: GFCI/AFCI Protected Receptacles
Present, Tripped when tested
Laundry Sink: Laundry Sink
Yes, Functional Flow, Functional Drainage
  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
Credit
Comment
12.2.1 - Electrical Components

Older 3-Prong Outlet

The laundry area had an older-style 3-prong 240 volt dryer receptacle. Newer dryers come equipped with 4-prong plugs. To accommodate a newer dryer, either the electrical receptacle or dryer cord will need to be replaced.

Contractor Qualified Professional

13 - Kitchen

Insp N.I. N.P. O/C
13.1 Plumbing Components X
13.2 Electrical Components X
13.3 Countertops & Cabinets X
Plumbing Components: Sink Status
Functional Flow, Functional Drainage
Electrical Components: GFCI/AFCI Protected Receptacles
Present, Tripped when tested
Electrical Components: Under Cabinet Lighting
Not Present
Countertops & Cabinets: Countertop Material
Granite
Countertops & Cabinets: Cabinetry
Wood
Plumbing Components: Personal Items

Could not see 100% under sink do to personal / stored items.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns

14 - Built In Appliances

Insp N.I. N.P. O/C
14.1 Refrigerator X
14.2 Range/Oven X
14.3 Dishwasher X
14.4 Built-in Microwave X
Refrigerator: Brand
Samsung
Range/Oven: Range/Oven Brand
Samsung
Range/Oven: Exhaust Hood Type
Re-circulate
Dishwasher: Brand
Samsung
Built-in Microwave: Microwave Brand
Samsung
Built-in Microwave: Microwave Type
Recirculating Microwave Venthood
Range/Oven: Range/Oven Energy Source
Electric
Appliances
Present

Appliances are inspected for function only, Quality or extent of operation is not within the scope of the Standards of Practice. No guarantee or warranty is offered or implied.

Dishwasher: High Loop Present

The dishwasher had a high loop installed in the drain line at the time of the inspection. The high loop is designed to prevent wastewater from contaminating the dishwasher. This is a proper condition.

Range/Oven: Electric Range: Self Cleaning Feature Not Tested

At the time of the inspection, the Inspector observed few deficiencies in the condition of the electric range. Notable exceptions will be listed in this report. The self-cleaning feature was not tested.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns

15 - Attic, Insulation & Ventilation

Insp N.I. N.P. O/C
15.1 Attic Insulation X
15.2 Ventilation X
15.3 Exhaust Systems X
15.4 Structure and Framing X
15.5 Chimney in Attic X X
Attic Insulation: Insulation Material/Type
Batt
Attic Insulation: Approximate Attic Insulation Depth
12-14 inches
Ventilation: Ventilation Type
Gable Vents, Ridge Vents, Soffit Vents
Exhaust Systems: Exhaust Fans Locations
Not Visible
Structure and Framing: Ceiling Joist/Flooring
Framed Joists, Partial Floor Covering
Structure and Framing: Roof Deck/Sheathing Material
Planking
Structure and Framing: Roof Structure
Wood Frame
Attic Access Location and Type of Access
Overhead Hatch
Inspection Method
In Attic
Ventilation: Disclaimer - Attic Ventilation

The Inspector disclaims confirmation of adequate attic ventilation year-round performance, but will comment on the apparent adequacy of the system as experienced by the inspector on the day of the inspection. Attic ventilation is not an exact science and a standard ventilation approach that works well in one type of climate zone may not work well in another. The performance of a standard attic ventilation design system can vary even with different homesite locations and conditions or weather conditions within a single climate zone.
The typical approach is to thermally isolate the attic space from the living space by installing some type of thermal insulation on the attic floor. Heat that is radiated into the attic from sunlight shining on the roof is then removed using devices that allow natural air movement to carry hot air to the home exterior. This reduces summer cooling costs and increases comfort levels, and can help prevent roof problems that can develop during the winter such as the forming of ice dams along the roof eves.
Natural air movement is introduced by providing air intake vents low in the attic space and exhaust vents high in the attic space.  Thermal buoyancy (the tendency of hot air to rise) causes cool air to flow into the attic to replace hot air flowing out the exhaust vents. Conditions that block ventilation devices, or systems and devices that are poorly designed or installed can reduce the system performance.

Could Not See Everything In Attic

I could not see and inspect everything in the attic space. The access is restricted and my inspection is limited.

Structure and Framing: Obstructed View

Attic Insulation and limited access obstructed 100% my view of this area at time of inspection. There is a potential for concealed defects, but none were observed at time of inspection.

Section 197-5.15   Attics (a).      

Home inspectors shall observe and report on any safe and readily accessible attic space describing: 

  • 1.         The method of observation used; and 
  • 2.         Conditions observed. (b).      

Home inspectors are not required to enter any attic where no walkable floor is present or where entry would, in the opinion of the home inspector, be unsafe.

Section 197-5.13     

 Insulation and Ventilation (a).      Home inspectors shall: 

  • 1.         Observe, describe and report on insulation in accessible, visible unfinished spaces; 
  • 2.         Observe, describe and report on ventilation of accessible attics and foundation areas; 
  • 3.         Observe and report on mechanical ventilation systems in visible accessible areas.

(b).      Home inspectors are not required to:

  • 1.         Disturb insulation; 
  • 2.         Operate mechanical ventilation systems when weather or other conditions are not conducive to safe operation or may damage the equipment. 

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
Credit
Comment
15.2.1 - Ventilation

Soffit Vents Blocked

One or more soffit vents were blocked by insulation. This can reduce air flow through the roof structure or attic and result in reduced service life for the roof surface materials because of high temperatures. Moisture from condensation is also likely to accumulate in the roof structure and/or attic and can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary so air flows freely through all vents. For example, by moving or removing insulation and installing attic baffles.

House construction Insulation Contractor
Credit
Comment
15.5.1 - Chimney in Attic

Prior Moisture Stains

Observed moisture stains on the roof structure surrounding the chimney chase. The areas were dry with no active moisture at the time of inspection. These may have been caused from prior moisture intrusion before the current roof and chimney flashing that are in place where installed. Recommend monitoring for any future issues and repair as needed.

Mag glass Monitor