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1234 Main St.
Merrimack NH 03054
03/25/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
5
Maintenance item
23
Recommendation / improvement
1
Observation/concerns

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) Maintenance 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 - 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, Client's Agent, Listing Agent
Occupancy
Furnished, Occupied
Style
Colonial
Type of Building
Single Family
Temperature (approximate)
7 Fahrenheit (F)
Age of Home
24
Weather Conditions
Sunny, Cold

2 - Roof

Insp N.I. N.P. O/C
2.1 Coverings 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
Roof Pitch
Medium Slope
Roof Type/Style
Gable
Coverings: Material Type
Architectural Asphalt
Coverings: Layers of Material
1
Coverings: Valley Type
None
Roof Drainage Systems: Gutter Material
Not Present
Flashings: Material
Metal
Eaves, Soffits & Fascia: Soffit Material
Plastic
Eaves, Soffits & Fascia: Fascia Material
Metal
Eaves, Soffits & Fascia: Eaves Material
Metal
Skylights, Chimneys & Other Roof Penetrations: Skylights
Not Present
Skylights, Chimneys & Other Roof Penetrations: Chimney Location
West
Coverings: Material Approximate Age
5-10 years
Skylights, Chimneys & Other Roof Penetrations: Chimney Type
Framed, B-Vent Flue pipe
Not Walked On - Frost/Snow Covered

At time of inspection the roof area was covered with snow. Full visibility of these areas is not possible at this time. Recommend further evaluation as weather permits.

Limited Inspection - Steep/Safety

The Inspector was unable to safely walk the roof due to its 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.

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
2.2.1 - 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
Credit
Comment
2.4.1 - Eaves, Soffits & Fascia

Gap

There is opening, gap or hole in fascia / soffit which should be repaired. This can allow water intrusion and rodent infestation as well as deterioration of the surrounding material.

Roof Roofing Professional

3 - Grounds

Insp N.I. N.P. O/C
3.1 General X
3.2 Walkways, Patios & Driveways X X
3.3 Decks, Balconies, Porches & Steps X
3.4 Vegetation, Grading, Drainage & Retaining Walls X
General: Ground Cover
Snow
Walkways, Patios & Driveways: Walkway Material
Not Visible
Walkways, Patios & Driveways: Patio Material
Not Visible
Decks, Balconies, Porches & Steps: Material
Concrete, Composite
Walkways, Patios & Driveways: Driveway Material
Asphalt
Decks, Balconies, Porches & Steps: Appurtenance
Front Steps, Deck with Steps
General: Snow Coverage

At time of inspection the grounds area was covered with snow. Full visibility of these areas is not possible at this time. Recommend further evaluation as weather permits.

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
3.2.1 - 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

Contractor Qualified Professional

4 - Garage

Insp N.I. N.P. O/C
4.1 Exterior Windows X
4.2 Floor X
4.3 Walls & Firewalls X X
4.4 Garage Electrical X
4.5 Occupant Door (From garage to inside of home) X
4.6 Ceiling X
4.7 Garage Overhead Door X
4.8 Garage Door Opener X
Garage Type
2-Car, Attached
Exterior Windows: Window Type
None
Floor: Floor Material
Concrete
Walls & Firewalls: Wall Material
Drywall-Finished, Masonry
Garage Electrical: Electrical components present
Yes, Functional
Garage Electrical: GFCI Protected receptacles
Yes
Garage Overhead Door: Material
Insulated
Garage Overhead Door: Type
Up-and-Over
Garage Door Opener: Overhead door opener
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.

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

Cracking / Spalling

Typical cracking/settlement observed in concrete. If trip hazards become present, recommend licensed contractor to repair to prevent injuries.

Gardening shovel tool shape Concrete Contractor
Credit
Comment
4.3.1 - Walls & Firewalls

Repaired Structure

Garage shows history of movement, which has recently been repaired. Recommend monitoring for future movement and possible moisture intrusion.

Mag glass Monitor
Credit
Comment
4.5.1 - Occupant Door (From garage to inside of home)

Not Self-closing

Door from garage to home should have self-closing hinges to help prevent spread of a fire to living space. Recommend a qualified contractor install self-closing hinges. 

DIY Resource Link.

Door Door Repair and Installation Contractor

5 - Exterior

Insp N.I. N.P. O/C
5.1 Siding, Flashing & Trim X X
5.2 Exterior Windows X
5.3 Exterior Doors X X
5.4 Basement windows 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
Vinyl
Siding, Flashing & Trim: Trim Material
Vinyl
Siding, Flashing & Trim: Flashing Material
Metal
Exterior Windows: Window Type
Double-hung
Exterior Doors: Exterior Entry Door
Wood
Exterior Doors: Screen door/Storm door
Glass, Metal
Exterior Doors: Patio/Deck door
Sliding door, Wood
Basement windows: Window Type
Vinyl
Exterior foundation: Exterior foundation material
Poured Concrete
Exterior lighting and receptacles: Exterior light fixtures
Present, Operable
Exterior lighting and receptacles: Exterior Receptacles
Operable, GFCI Protected, Weatherproof cover
Hose Faucets: Hose Faucet location
Left, Rear
Service Entrance Conductors: Electrical Service Conductors
Overhead, Proper clearance
Hose Faucets: Winter time

During the winter months it is common for hose faucets to be turned off to prevent freezing. The hose faucets were not operational at time of inspection. Recommend licensed plumber to further evaluate as weather permits.

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

Siding Flashing & Trim status

Siding, flashing and trim were observed to be good condition at time of inspection. Normal maintenance may be necessary to prevent damage from occurring. 

Mag glass Monitor
Credit
Comment
5.1.2 - Siding, Flashing & Trim

Gaps in siding material

A Gap in siding/trim was observed at the chimney side of the home. This shouldn’t be an issue as the proper flashing is present underneath. 

Siding Siding Contractor
Credit
Comment
5.3.1 - Exterior Doors

Paint/Refinish Needed

Door finish is worn. Recommend refinish and/or paint to maximize service life.

Here is a DIY article on refinishing a wood door. 

Door Door Repair and Installation Contractor
Credit
Comment
5.5.1 - Exterior foundation

Typical cracking

Exterior foundation contains typical cracks due to shrinkage and normal freeze thaw cycle. Recommend patching as needed to prevent moisture intrusion.

Foundation Foundation Contractor

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 X
Basement or Crawlspace
Basement
Access Location
Interior Stairs
Inspection Performed
In Basement
Foundation: Material
Concrete
Floor & Ceiling Structure: Material
Wood Joists
Floor & Ceiling Structure: Sub-floor
OSB
Floor & Ceiling Structure: Basement/Crawlspace Floor
Concrete
Floor & Ceiling Structure: Insulation Material
Fiberglass Batts
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.

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

Efflorescence

Evidence of efflorescence was observed on foundation walls/floor. This is an indication of moisture intrusion. Recommend maintaining proper grading, clean (or add) gutters to prevent moisture intrusion. Seal or repair as needed.

Foundation Foundation Contractor
Credit
Comment
6.2.2 - Foundation

Foundation Repair

Foundation shows evidence of a previous repair. This may have been a repair of typical shrinkage cracks. No structural damage was observed.

Mag glass Monitor
Credit
Comment
6.3.1 - Floor & Ceiling Structure

Evidence of Prior Water / Moisture

There were signs of past water intrusion in the underlying floor structure. This area was dry at the time of inspection. Recommend monitoring and identifying source of moisture and repairing if continues. 

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
7.3 Electrical Fixtures, Switches and Receptacles X X
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
Romex
Electrical Fixtures, Switches and Receptacles : Ceiling Fan(s)
Operational
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
150 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Cutler Hammer
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage
Branch Wiring Circuits, Breakers & Fuses: Branch Wiring
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

Double tapped neutrals at the electrical panel should be repaired by a licensed electrician.

Contractor Qualified Professional
Credit
Comment
7.1.2 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Unsafe electrical wiring observed

Evidence of a live disconnected electrical conductor was observed this is a safety hazard recommend licensed electrician to repair to prevent possible injury

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

Loose Receptacle

 receptacle is not secured to the electrical box.

Contractor Qualified Professional

8 - Heating and Cooling Systems

Insp N.I. N.P. O/C
8.1 Heating Equipment X
8.2 Cooling Equipment X X
8.3 Operating and Safety Controls X
8.4 Distribution Systems X
8.5 Vents, Flues & Chimneys X
Heating Equipment: Heat Type
Forced Air
Heating Equipment: Approximate Age
5-10 yrs
Cooling Equipment: Approximate Age
20-25 yrs
Cooling Equipment: Energy Source/Type
Central Air Conditioner
Cooling Equipment: Condenser Unit Location
Exterior West
Operating and Safety Controls: Safety controls present
N/A
Operating and Safety Controls: ThermoStat Controls
Yes, Operable, WiFi Smart
Distribution Systems: Forced Air Ductwork
Insulated
Distribution Systems: Hydronic/Forced Hot Water Delivery System
N/A
Vents, Flues & Chimneys: Flue Type
High Efficiency PVC
Heating Equipment: Energy Source
Propane
Heating Equipment: Data Plate Photo(s)
Heating Equipment: HVAC Filter Size
20 x 25 x 4
Cooling Equipment: Brand
Amana
Cooling Equipment: Data Plate Photo(s)
Operating and Safety Controls: Electrical Disconnect Present
Yes
Operating and Safety Controls: Fuel valve present
Yes
Heating Equipment: Brand
Lennox
Cooling Equipment: Too Cold to Operate

The A/C unit was not tested due to low outdoor temperature. This may cause damage the unit. Recommend further evaluation by licensed HVAC technician as weather permits.

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

Sealed Chamber

The furnace was a high-efficiency system and had a sealed combustion chamber which would require invasive measures which lie beyond the scope of the General Home Inspection to inspect. The Inspector recommends that an evaluation be performed by a qualified heating, ventilation and air-conditioning (HVAC) contractor.

Fire HVAC Professional
Credit
Comment
8.2.1 - Cooling Equipment

Insulation Missing or Damaged

Missing or damaged insulation on refrigerant line can cause energy loss and condensation.
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 X
9.6 Fuel Storage & Distribution Systems X
9.7 Sump Pump X
General: Water Source
Private Drilled Well
Main Water Supply, Water System: Water meter present
No
Main Water Supply, Water System: Bonding wire present
Yes
Water Distribution Systems : Distribution Material
Copper
Water Distribution Systems : Distribution piping size
3/4", 1/2"
Drain, Waste, & Vent Systems (DWV): Drain Size
1 1/2", 2", 4"
Drain, Waste, & Vent Systems (DWV): Material
PVC
Water Heater System, Controls, Flues & Vents: Location
Basement
Water Heater System, Controls, Flues & Vents: Approximate Age
5-10 Yrs
Water Heater System, Controls, Flues & Vents: Capacity
40
Water Heater System, Controls, Flues & Vents: Exhaust Flue Vent
Proper pitch
Fuel Storage & Distribution Systems: Fuel System Type
Propane
Fuel Storage & Distribution Systems: Fuel Distribution Pipe Material
Copper, Black Iron
Sump Pump: Location
Not Present
General: Water Flow and Pressure
Well- Average 40-55 PSI, Well- Above Average 55+ PSI
Water Heater System, Controls, Flues & Vents: Power Source/Type
Propane
Water Heater System, Controls, Flues & Vents: Data Plate Photo(s)
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Exterior, Basement
Main Water Supply, Water System: Location
Exterior, Basement
Water Distribution Systems : Well Maintenance
Maintenance Schedule Not Present

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
Richmond

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 Storage & Distribution Systems: Propane Tank

Evaluation of propane tanks lies beyond the scope of the general Home Inspection. The propane tanks can be evaluated by the contractor supplying the home with propane.

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)

Accordian Drain Pipe

Bathroom drains have accordion style drain pipe present. This style of pipe is not recommend as the zig zag style of pipe can trap hair and gunk as well as slow down the flow of water.

Pipes Plumbing Contractor
Credit
Comment
9.5.1 - Water Heater System, Controls, Flues & Vents

Near End of Life

Water heaters have an average life span of 10 years. While operating as it should at the time of inspection, this water heater is approaching normal life expectancy. Recommend budgeting for replacement.

Pipes Plumbing Contractor
Credit
Comment
9.5.2 - Water Heater System, Controls, Flues & Vents

Hot/Cold Ball Valves Reversed

The hot and cold ball valves are reversed. The red valve is on the cold water side and the blue on the hot water pipe.

Contractor Qualified Professional

10 - Bathrooms

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

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.

Fixtures, Toilets, Tubs & Showers: Water Temp Photo(s)

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
10.4.1 - Fixtures, Toilets, Tubs & Showers

Shower Head Loose

Master Bathroom shower piping is loose. Recommend filling the back with spray foam which will insulate and keep the shower head pipe in place.

Contractor Qualified Professional

11 - Interior Areas

Insp N.I. N.P. O/C
11.1 General X
11.2 Interior Windows X
11.3 Interior Floors X
11.4 Interior Doors X
11.5 Walls and Ceilings X X
11.6 Steps, Stairways & Railings X
11.7 Smoke and CO Detectors X
11.8 Heating / Cooling Source X
Interior Windows: Window Type
Double-hung
Interior Windows: Window Material
Vinyl
Interior Floors: Floor Coverings
Hardwood, Tile, Carpet
Interior Doors: Door Type/Material
Hollow core
Walls and Ceilings: Wall Material
Drywall
Walls and Ceilings: Ceiling Material
Drywall
Smoke and CO Detectors: Smoke detector locations (at time of inspection)
Bedroom, 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
11.5.1 - Walls and Ceilings

Minor Corner Cracks

Minor cracks in walls Appeared to be the result of long-term settling. Some settling is not unusual in a home of this age and these cracks are not a structural concern.

Contractor Qualified Professional
Credit
Comment
11.5.2 - Walls and Ceilings

Unfinished

Observed section of drywall in the family room to have been patched but has not been sanded and painted.

Tools Handyman/DIY

12 - Laundry Area/Room

Insp N.I. N.P. O/C
12.1 Washer/Dryer X X
12.2 Electrical Components X
12.3 Laundry Sink X
Laundry area ventilation
Yes
Laundry Location
1st Fl, Laundry Closet
Washer/Dryer: Dryer Power Source
Gas/240 Volt Electric - Choice
Washer/Dryer: Dryer Vent location
Wall
Washer/Dryer: Dryer Vent Material
Aluminum (Flex)
Electrical Components: GFCI/AFCI Protected Receptacles
Present, Tripped when tested
Laundry Sink: Laundry Sink
No
  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
Credit
Comment
12.1.1 - Washer/Dryer

Ribbed Foil Vent

The dryer was vented using a flexible, ribbed, foil-like vent that is not approved by the Underwriter's Laboratory (UL). This type of dryer exhaust vent is more likely to accumulate lint than a smooth metal vent, creating a potential fire hazard. Excessive lint accumulation can also increase drying time and shorten the dryer's lifespan. The Inspector recommends replacing this plastic vent with a properly-installed, UL-approved dryer vent. All work should be performed by a qualified contractor.

Tools Handyman/DIY

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
Countertops & Cabinets: Countertop Material
Granite
Countertops & Cabinets: Cabinetry
Wood
Plumbing Components: Water Temp Photo(s)
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
Whirpool
Range/Oven: Range/Oven Energy Source
Gas
Range/Oven: Range/Oven Brand
Kitchenaid, Whirlpool
Range/Oven: Exhaust Hood Type
Vented
Dishwasher: Brand
Kitchenaid
Built-in Microwave: Microwave Brand
Whirlpool
Built-in Microwave: Microwave Type
Built In
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 - Fireplaces and Fuel-Burning Appliances

Insp N.I. N.P. O/C
15.1 Fireplaces, Stoves & Inserts X
Fireplaces, Stoves & Inserts: Type
Gas-Burning
Fireplaces, Stoves & Inserts: Fireplace Locations
Family room
Fireplaces, Stoves & Inserts: Fireplace Doors
N/A
Fireplaces, Stoves & Inserts: Disclaimer: Gas-Burning Fireplace

The home contained a gas-burning fireplace located in the family room. Full inspection of gas-burning fireplaces lies beyond the scope of the  General Home Inspection. For a full inspection to more accurately determine the condition of the fireplace and to ensure that safe conditions exist, the Inspector recommends that you have the fireplace inspected by an inspector certified by the Chimney Safety Institute of America (CSIA). Find a CSIA-certified inspector near you at http://www.csia.org/search

3.8. Fireplace  


I. The inspector shall inspect:
A. readily accessible and visible portions of the fireplaces and chimneys;
B. lintels above the fireplace openings;

C. damper doors by opening and closing them, if readily accessible and manually operable; and
D. cleanout doors and frames.


II. The inspector shall describe:


A. the type of fireplace.
III. The inspector shall report as in need of correction:
A. evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;
B. manually operated dampers that did not open and close;
C. the lack of a smoke detector in the same room as the fireplace;
D. the lack of a carbon-monoxide detector in the same room as the fireplace; and
E. cleanouts not made of metal, pre-cast cement, or other non-combustible material.


IV. The inspector is not required to:


A. inspect the flue or vent system.
B. inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.  
C. determine the need for a chimney sweep.  
D. operate gas fireplace inserts.  
E. light pilot flames.  
F. determine the appropriateness of any installation.  
G. inspect automatic fuel-fed devices.  
H. inspect combustion and/or make-up air devices.  
I. inspect heat-distribution assists, whether gravitycontrolled or fan-assisted.  
J. ignite or extinguish fires.  
K. determine the adequacy of drafts or draft characteristics.  
L. move fireplace inserts, stoves or firebox contents.  
M. perform a smoke test.
N. dismantle or remove any component.
O. perform a National Fire Protection Association (NFPA)-style inspection.
P. perform a Phase I fireplace and chimney inspection.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
Credit
Comment
15.1.1 - Fireplaces, Stoves & Inserts

Gas Fireplace (OK)

At the time of the inspection, the Inspector observed no deficiencies in the condition of the gas-fueled fireplace in the family room. Full inspection of gas-burning fireplaces lies beyond the scope of the  General Home Inspection. For a full inspection to more accurately determine the condition of the fireplace and to ensure that safe conditions exist, the Inspector recommends that you have the fireplace inspected by an inspector certified by the Chimney Safety Institute of America (CSIA). Find a CSIA-certified inspector near you at http://www.csia.org/search

Fire Fireplace Contractor

16 - Attic, Insulation & Ventilation

Insp N.I. N.P. O/C
16.1 Pull Down Ladder / Access Hatch X
16.2 Attic Insulation X X
16.3 Ventilation X
16.4 Exhaust Systems X
16.5 Structure and Framing X
16.6 Chimney in Attic X
Attic Access Location and Type of Access
Overhead Hatch
Attic Insulation: Insulation Material/Type
Blown
Attic Insulation: Approximate Attic Insulation Depth
16-18 inches
Ventilation: Ventilation Type
Ridge Vents, Soffit Vents
Exhaust Systems: Exhaust Fans Locations
Kitchen
Structure and Framing: Ceiling Joist/Flooring
Not-Visible
Structure and Framing: Roof Deck/Sheathing Material
Plywood
Structure and Framing: Roof Structure
Wood Frame
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.

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
16.2.1 - Attic Insulation

Pest

Evidence of pest and or rodent nesting was observed in attic area, recommend licensed pest control contractor to evaluate and repair as needed.

Pest control Pest Control Pro
Credit
Comment
16.3.1 - Ventilation

Exhaust Ducts to Soffit

One or more exhaust fan ducts terminated at a soffit vent rather than at a dedicated hood or cap. Soffit vents are designed to allow cool air to be drawn into the attic, and to prevent excess moisture from accumulating in the attic. When such ducts are routed to terminate at soffit vents, the moist exhaust air may flow back into the attic and the soffit venting will be reduced. Recommend that a qualified contractor repair per standard building practices. For example, by installing approved hoods or caps at the roof surface or exterior wall(s), and permanently securing exhaust ducts to them.

Contractor Qualified Professional
Credit
Comment
16.3.2 - Ventilation

Pan Present Under Exhaust

Observed a foil pan present underneath the exhaust for the kitchen sink. The pan is dry and no moisture is present. Recommend asking the home owner what this may have been for??