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1234 Main St.
Merrimack NH 03054
11/13/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name
3
Maintenance item
40
Recommendation / improvement
6
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's Agent, Client, Listing Agent, Family Members
Occupancy
Furnished, Occupied
Style
2-Story Duplex
Type of Building
Attached, Condominium / Townhouse
Temperature (approximate)
40 Fahrenheit (F)
Age of Home
34
Weather Conditions
Clear, Recent Rain

2 - Roof

Insp N.I. N.P. O/C
2.1 Coverings X
2.2 Roof Drainage Systems X
2.3 Flashings X
2.4 Eaves, Soffits & Fascia X X
2.5 Skylights, Chimneys & Other Roof Penetrations X X
Inspection Method
Ground, Binoculars
Roof Pitch
Steep Slope
Roof Type/Style
Gable
Coverings: Material Type
3-Tab 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
Wood
Eaves, Soffits & Fascia: Fascia Material
Wood
Eaves, Soffits & Fascia: Eaves Material
Wood
Skylights, Chimneys & Other Roof Penetrations: Skylights
Not Present
Skylights, Chimneys & Other Roof Penetrations: Chimney Location
Middle of Roof
Skylights, Chimneys & Other Roof Penetrations: Chimney Type
B-Vent Flue pipe, Metal
Coverings: Material Approximate Age
10-15 years
Limited Inspection - Saftey

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. 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: Asphalt Composition Shingles

Roof was covered with asphalt composition shingles. Asphalt shingles must be installed according to the manufacturers recommendations, which often vary from one manufacturer to another, and also between different shingle models produced by the same manufacturer. Because of the many different installation requirements for the different types of shingles, confirmation of proper installation requires inspection by a qualified specialist and exceeds the scope of the General Home Inspection. Although I will inspect the roof to the best of my ability, The General Home Inspection does not include the use of destructive testing or research. I disclaim responsibility for confirming proper installation and condition of shingles and other roofing components including, but not limited to, underlayment, flashing and fasteners. Confirming by visual inspection any claims of asphalt shingle compliance with any standards lies beyond the scope of the General Home Inspection.

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
2.2.1 - 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

Fascia - Damaged

One or more sections of the fascia are damaged. Recommend qualified roofer evaluate & repair.
Roof Roofing Professional
Credit
Comment
2.5.1 - Skylights, Chimneys & Other Roof Penetrations

Vent Flashing (Improper)

One or more vent penetrations were incorrectly flashing at the time of the inspection. This condition increases the chance of roof leakage at these areas. The Inspector recommends correction by a qualified contractor.

Roof Roofing Professional

3 - Grounds

Insp N.I. N.P. O/C
3.1 General X
3.2 Walkways, Patios & Driveways X
3.3 Decks, Balconies, Porches & Steps X X
3.4 Vegetation, Grading, Drainage & Retaining Walls X
General: Ground Cover
Damp
Walkways, Patios & Driveways: Walkway Material
Asphalt
Walkways, Patios & Driveways: Patio Material
None
Decks, Balconies, Porches & Steps: Appurtenance
Deck with Steps, Rear entry steps, Front Steps
Decks, Balconies, Porches & Steps: Material
Wood, Concrete
Walkways, Patios & Driveways: Driveway Material
Asphalt

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

Walkway Cracking - Minor

Minor cosmetic cracks observed. Recommend monitor and/or patch/seal.
Wrench DIY
Credit
Comment
3.3.1 - Decks, Balconies, Porches & Steps

Deck (Mostly Ok)

At the time of the inspection, the Inspector observed few deficiencies in the condition of this deck. Notable exceptions will be listed in this report. Inspection of decks typically includes visual examination of the following:
-  foundation;
-  general structure;
-  stair components
-  attachment to home;
-  floor planking;
-  guardrail assemblies; and
-  stair components

Contractor Qualified Professional
Credit
Comment
3.3.2 - Decks, Balconies, Porches & Steps

Open Stair Risers

Open risers should not allow the passage of a 4-inch diameter sphere.  On stairs with a total rise of 30 inches or less, the size of the open riser is not limited.

Hammer Carpenter
Credit
Comment
3.3.3 - Decks, Balconies, Porches & Steps

Connectors (Unfilled Holes)

Most of the metal connectors used in deck framing had unfilled holes. To perform as designed, metal connectors should have all holes filled with the fasteners specified by the hardware manufacturer. The Inspector recommends correction by a qualified contractor.

Contractor Qualified Professional
Credit
Comment
3.3.4 - Decks, Balconies, Porches & Steps

Ledger Board - Nailed on, No Screws or Bolts

Ledger boards for one or more decks, balconies or porches appeared to be attached with nails only. This method of attachment is substandard and may result in such structures separating from the main building. This is a potential safety hazard. Modern standards call for ledger boards to be installed with 1/2 inch lag screws or bolts into solid backing, and brackets such as Simpson Strong Tie DTT2 brackets and threaded rod, connecting interior and exterior joists. Recommend that a qualified contractor repair per standard building practices. For more information, visit:

Ledger Boards

Safe Decks

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

Ledger Board Rotting

Observed sections of the ledger board under the deck (back corner of house) to be rotting. Recommend qualified contractor repair/replace.

Contractor Qualified Professional

4 - Exterior

Insp N.I. N.P. O/C
4.1 Siding, Flashing & Trim X
4.2 Exterior Windows X
4.3 Exterior Doors X X
4.4 Service Entrance Conductors X X
4.5 Exterior lighting and receptacles X X
4.6 Basement windows X
4.7 Exterior foundation X X
4.8 Hose Faucets 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, Vinyl
Exterior Doors: Exterior Entry Door
Wood
Exterior Doors: Screen door/Storm door
Metal
Exterior Doors: Patio/Deck door
Wood, Screen Door, Sliding door
Service Entrance Conductors: Electrical Service Conductors
Proper clearance, Overhead
Exterior lighting and receptacles: Exterior light fixtures
Present
Exterior lighting and receptacles: Exterior Receptacles
Operable, GFCI Protected, Weatherproof cover
Basement windows: Window Type
Metal, Single Pane
Exterior foundation: Exterior foundation material
Poured Concrete
Hose Faucets: Hose Faucet location
Rear
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
4.1.1 - Siding, Flashing & Trim

Siding Flashing & Trim status

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

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

Minor Damage

Siding has some typical minor damage. Recommend repair/replace as needed.

Siding Siding Contractor
Credit
Comment
4.3.1 - Exterior Doors

Door Sill/Trim

Door sill and/or trim is loose, deteriorated or worn and repair or replacement should be considered.

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

Weatherstripping Not Present

Door is missing standard weatherstripping. This can result in significant energy loss and moisture intrusion. Recommend installation of standard weatherstripping.

Here is a DIY guide on weatherstripping

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

Screen door damage

Screen door was observed to have damage which was partially repaired. Recommend repair or replacement as needed

Door Door Repair and Installation Contractor
Credit
Comment
4.4.1 - Service Entrance Conductors

Obstructed by vegetation

Electrical meter and main electrical disconnect or obstructed by vegetation recommend removal of vegetation for proper access to electrical equipment.

Yard scissors Landscaping Contractor
Credit
Comment
4.4.2 - Service Entrance Conductors

Rusted Enclosure

Observed exterior electrical box to be rusted inside and out. There where no clear signs as to why this is at the time of inspection. Recommend licensed electrician evaluate further

Contractor Qualified Professional
Credit
Comment
4.5.1 - Exterior lighting and receptacles

Weatherproof Cover Loose

One or more exterior receptacles are missing a weatherproof cover. This causes short and shock risk. Recommend installation of proper covers.

Electric Electrical Contractor
Credit
Comment
4.7.1 - 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

5 - Basement, Foundation, Crawlspace & Structure

Insp N.I. N.P. O/C
5.1 Steps, Stairways & Railings X
5.2 Foundation X X
5.3 Floor Structure X
Basement or Crawlspace
Basement
Access Location
Interior Stairs
Inspection Performed
In Basement
Foundation: Material
Concrete
Floor Structure: Material
Wood Joists, Steel Support Columns
Floor Structure: Sub-floor
Plywood
Floor Structure: Basement/Crawlspace Floor
Concrete
Floor Structure: Insulation Material
Fiberglass Batts
Foundation: Obstructions of view

Full visibility of the foundation was not possible due to a partially 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
5.1.1 - Steps, Stairways & Railings

No balusters present

The stairway into the basement does not have any balusters present. Balusters should be installed 4 apart for safety.

Contractor Qualified Professional
Credit
Comment
5.2.1 - Foundation

Foundation Cracks - Minor

Minor cracking was noted at the foundation. This is common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement. 

Here is an informational article on foundation cracks.

Foundation Foundation Contractor

6 - Heating and Cooling Systems

Insp N.I. N.P. O/C
6.1 Heating Equipment X X
6.2 Operating and Safety Controls X
6.3 Distribution Systems X X
6.4 Vents, Flues & Chimneys X
Heating Equipment: Approximate Age
1-5 yrs
Heating Equipment: Energy Source
Oil
Heating Equipment: Heat Type
Forced Air
Operating and Safety Controls: Electrical Disconnect Present
Yes
Operating and Safety Controls: ThermoStat Controls
Programmable
Distribution Systems: Forced Air Ductwork
Non-insulated
Distribution Systems: Hydronic/Forced Hot Water Delivery System
Not Present
Vents, Flues & Chimneys: Flue Type
Double Wall B-Vent
Heating Equipment: Brand
Williamson
Operating and Safety Controls: Fuel valve present
Yes
Operating and Safety Controls: Safety controls present
Yes, Operable

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
6.1.1 - Heating Equipment

Needs Servicing/Cleaning (Furnace)

Furnace should be cleaned and serviced annually. Recommend a qualified HVAC contractor clean, service and certify furnace.

Here is a resource on the importance of furnace maintenance.

Fire HVAC Professional
Credit
Comment
6.1.2 - Heating Equipment

Filter Dirty

The furnace filter is dirty and should to be replaced every 3-6 months.

Fire HVAC Professional
Credit
Comment
6.1.3 - Heating Equipment

Sealed Chamber

The boiler 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 combustion chamber was inspected through a sight port only.

Fire HVAC Professional
Credit
Comment
6.2.1 - Operating and Safety Controls

Loose Thermostat

Thermostat was loose on the wall. Recommend repair or replacement. 

Fire HVAC Professional
Credit
Comment
6.3.1 - Distribution Systems

Duct Insulation Missing

One or more heating and/or cooling ducts in an unconditioned space (e.g. crawl space, attic or basement) were not insulated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person evaluate per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.

Fire HVAC Professional
Credit
Comment
6.3.2 - Distribution Systems

Duct Damaged

Air supply duct was damaged and not properly attached to the register above. This is causing the heat to enter the basement and not the room above. Recommend a qualified HVAC contractor repair.

Fire HVAC Professional

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
7.4 GFCI & AFCI X X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
100 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Sylvania
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: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Electrical Fixtures, Switches and Receptacles : Ceiling Fan
Operational
GFCI & AFCI: Observed GFCI/AFCI locations
Exterior, Bathrooms
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement
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 taps 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

Knockouts Missing

"Knockouts" are missing on the electric panel. This poses a safety hazard and it is recommended that the opening in the panel caused by the missing knockout(s) be properly sealed by a licensed electrician.

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

Cover Plates Missing

One or more receptacles are missing a cover plate. This causes short and shock risk. Recommend installation of plates.
Electric Electrical Contractor
Credit
Comment
7.3.2 - Electrical Fixtures, Switches and Receptacles

Light Inoperable

One or more lights are not operating. New light bulb possibly needed.
Electric Electrical Contractor
Credit
Comment
7.3.3 - Electrical Fixtures, Switches and Receptacles

Open Ground

Contractor Qualified Professional

8 - Plumbing

Insp N.I. N.P. O/C
8.1 General X
8.2 Main Water Shut-off Device X
8.3 Water Supply & Distribution Systems X
8.4 Drain, Waste, & Vent Systems (DWV) X
8.5 Hot Water Systems, Controls, Flues & Vents X
8.6 Fuel Storage & Distribution Systems X
General: Water Source
Community/Shared Well
Main Water Shut-off Device: Water meter present
No
Main Water Shut-off Device: Bonding wire present
Not Visible
Water Supply & Distribution Systems : Distribution Material
Copper
Water Supply & Distribution Systems : Distribution piping size
3/4", 1/2"
Drain, Waste, & Vent Systems (DWV): Drain Size
2", 4"
Drain, Waste, & Vent Systems (DWV): Material
PVC
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Approximate Age
1-5 Yrs
Hot Water Systems, Controls, Flues & Vents: Exhaust Flue Vent
None
Fuel Storage & Distribution Systems: Fuel System Type
Oil
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Basement
Fuel Storage & Distribution Systems: Fuel Distribution Pipe Material
Copper
General: Water Flow and Pressure
Well- Average 40-55 PSI
Main Water Shut-off Device: Location
Basement
Water Supply & 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.  

Hot Water Systems, Controls, Flues & Vents: Manufacturer
GE

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

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

General: Private Well

Based on visible equipment or information provided to the inspector, the water supply to this property appeared to be from a private well. Private well water supplies are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible and accessible components are evaluated. Recommend the following:

  • That a qualified well contractor fully evaluate the well, including a pump/flow test
  • That the well water be tested per the client's concerns (coliforms, pH, contaminants, etc.)
  • Research the well's history (how/when constructed, how/when maintained or repaired, past performance, past health issues)
  • Document the current well capacity and water quality for future reference

For more information, visit:

WELL

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
8.2.1 - Main Water Shut-off Device

Corrosion

Water main shut-off shows signs of corrosion. Recommend a qualified plumber evaluate.

Pipes Plumbing Contractor

9 - Attic, Insulation & Ventilation

Insp N.I. N.P. O/C
9.1 Attic Insulation X X
9.2 Ventilation X
9.3 Exhaust Systems X
9.4 Structure and Framing X
Attic Access Location and Type of Access
Walk-Up
Inspection Method
In Attic
Attic Insulation: Insulation Material/Type
Blown
Attic Insulation: Approximate Attic Insulation Depth
less than 6 inches
Ventilation: Ventilation Type
Gable Vents, Soffit Vents
Exhaust Systems: Exhaust Fans Locations
Kitchen, Bathroom
Structure and Framing: Ceiling Joist/Flooring
Framed Joists
Structure and Framing: Roof Deck/Sheathing Material
Plywood
Structure and Framing: Roof Structure
Wood Frame
Ventilation: Attic Ventilation Disclaimer
R19

Attic ventilation disclaimer

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
9.1.1 - Attic Insulation

Damaged (Pests)

Insulation appears to have holes throughout which is a typical sign of pests borrowing through the insulation. Recommend a qualified insulation contractor or pest pro evaluate and repair. 

House construction Insulation Contractor
Credit
Comment
9.1.2 - Attic Insulation

Insulate Access Hatch/Entry

The attic access hatch cover was not insulated. The Inspector recommends insulating the attic access hatch cover to reduce unwanted heat loss/gain.

House construction Insulation Contractor

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 X
10.4 Fixtures Installed X X
10.5 Ventilation X
Bathroom Type
Full Bathroom, 1/2 Bathroom
Bathroom location
2nd Fl, 1st 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 Installed: Bath Tub Status
Functional Flow, Functional Drainage
Fixtures Installed: Shower Status
Not Present
Fixtures Installed: Toilet Status
Operational
Fixtures Installed: Sink Status
Functional Flow, Functional Drainage, Improper plumbing connections
Ventilation: Bathroom Ventilation
Operational, No vent fan, 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 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.

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

Receptacle is loose

Electrical receptacle is not properly secured recommend licensed electrician to repair.

Electric Electrical Contractor
Credit
Comment
10.3.1 - Countertops & Cabinets

Countertop Cracked/Chipped

Countertop had one or more cracks or chips. Recommend qualified countertop contractor evaluate and repair. 

Here is a helpful article on repairing cracks, chips & fissures. 

House building Countertop Contractor
Credit
Comment
10.4.1 - Fixtures Installed

Improper plumbing connections

Bathroom sink plumbing connections are improper. 1/2 Bathroom sink drain has a gray rubber piece of hose instead of the required P-Trap. Recommend licensed plumber evaluate and correct.

Pipes Plumbing Contractor
Credit
Comment
10.5.1 - Ventilation

Ventilation fan not present

A ventilation fan is not currently installed in bathroom area. Installation of a proper vent fan is recommended to better control moisture and prevent possible moisture damage.

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 X
11.5 Walls and Ceilings X
11.6 Steps, Stairways & Railings X X
11.7 Smoke and CO Detectors X X
11.8 Heating / Cooling Source X
Interior Windows: Window Type
Drop-down
Interior Windows: Window Material
Vinyl
Interior Floors: Floor Coverings
Carpet, Tile, Laminate
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)
Second Floor, 1st 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.

Smoke and CO Detectors: Smoke/CO Operation

Smoke and CO detectors were not tested for operation at time of inspection due to an active alarm system installed in home. Many alarm systems monitor for smoke/CO detector activity. Recommend further evaluation for proper operation.

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
11.4.1 - Interior Doors

Damaged Trim

Bedroom door trim is damaged recommend repair

Contractor Qualified Professional
Credit
Comment
11.5.1 - Walls and Ceilings

Typical Cracks Observed

Typical cracks in drywall/plaster were observed. These cracks may develop due to normal aging of a home, minor settling, as well as moisture/temperature changes. Recommend repair as needed. No evidence of structural defect observed at time of inspection.

Putty knife Drywall Contractor
Credit
Comment
11.5.2 - Walls and Ceilings

Stain(s) on Ceiling

There is a stain on ceiling that requires paint.  Inspector tested the area with a moisture meter with 0% moisture registered, therefore this is not a current leak. Source of staining should be determined.

Contractor Qualified Professional
Credit
Comment
11.5.3 - Walls and Ceilings

Typical Nail/Screw Holes Observed

Observed typical nail / screw holes from previous items that were hung on the walls.

Tools Handyman/DIY
Credit
Comment
11.6.1 - Steps, Stairways & Railings

No Handrail

Staircase had no handrails. This is a safety hazard. Recommend a qualified handyman install a handrail. 

Wrenches Handyman
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
Laundry area ventilation
Yes
Laundry Location
Basement
Washer/Dryer: Dryer Power Source
220 Electric
Washer/Dryer: Dryer Vent location
Wall
Washer/Dryer: Dryer Vent Material
Metal (Flex)
Electrical Components: GFCI/AFCI Protected Receptacles
Not Present
  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
Credit
Comment
12.1.1 - Washer/Dryer

Washer Hoses Improper

Current hoses are rubber. Recommend replacing with Stainless Steel Braided hoses as rubber can crack and burst.

Contractor Qualified Professional
Credit
Comment
12.2.1 - Electrical Components

Laundryroom electrical receptacles not to current standards

Laundry room electrical receptacles do not meet current safety standards, they are currently non-GFCI type. Recommend licensed electrician to repair to current standards to prevent possible injury.

Electric Electrical Contractor

13 - Kitchen

Insp N.I. N.P. O/C
13.1 Heating/Cooling Source X
13.2 Plumbing Components X
13.3 Electrical Components X X
13.4 Countertops & Cabinets X
Heating/Cooling Source: Heating/Cooling Source
Present
Plumbing Components: Sink Status
Functional Flow, Functional Drainage
Electrical Components: GFCI/AFCI Protected Receptacles
Not Present
Countertops & Cabinets: Countertop Material
Laminate
Countertops & Cabinets: Cabinetry
Wood
Plumbing Components: Personal Items

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

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

Kitchen electrical receptacles not to current standards

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

Electric Electrical Contractor
Credit
Comment
13.3.2 - Electrical Components

Reverse Polarity

Kitchen receptacles have reverse polarity. This is a potential safety hazard, recommend licensed electrician to repair to current safety standards.

Electric Electrical Contractor

14 - Built In Appliances

Insp N.I. N.P. O/C
14.1 Refrigerator X
14.2 Range/Oven X
14.3 Dishwasher X X
14.4 Built-in Microwave X
Refrigerator: Brand
Admiral
Range/Oven: Range/Oven Energy Source
Electric
Range/Oven: Range/Oven Brand
Whirlpool
Dishwasher: Brand
Frigidaire
Built-in Microwave: Microwave Brand
GE
Built-in Microwave: Microwave Type
Recirculating Microwave Venthood, 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
Credit
Comment
14.3.1 - Dishwasher

Dishwasher Not Attached Properly

Contractor Qualified Professional