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1234 Main St.
Merrimack, NH 03054
09/21/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
11
Minor / maintenance
15
Recommendation / needs improvement
1
High importance

YOUR REPORT:

Thank you for choosing Platinum Home Inspections (PHI) to inspect your new home! Please carefully read your entire Inspection Report. If you have any questions throughout the closing process don't hesitate to ask. This report is based on an inspection of the visible portion of the structure at the time of the inspection with a focus on safety and function, not on current building or municipality codes. Any and all evaluations or repairs made by PHI should be carried out prior to closing. We recommend that you and/or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property. 

INSPECTION CATEGORIES

1) Minor / Maintenance  - 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) Recommendation/Needs Improvement - Most items typically fall into this category.  These observations are typical defects but are not necessarily urgent or safety related. Some may require a professional contractor to evaluate further and repair or replace and some can be DIY, but the cost is somewhat reasonable.

3) High Importance - 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, Family Members
Occupancy
Furnished, Occupied
Style
Colonial
Type of Building
Single Family
Temperature (approximate)
90 Fahrenheit (F)
Age of Home
8
Weather Conditions
Sunny, Hot & Humid
Excluded Items: Items Excluded From The Inspection
Security Equipment, Generator, Hot Tub
What Really Matters In A Home Inspection

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

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

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

But the issues that really matter fall into four categories: 

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

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

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

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

2 - Reasonable Expectations

IN NI NP O
Reasonable Expectations

Reasonable Expectations Regarding Your Professional Home Inspection.
1) Intermittent Or Concealed Problems: Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets are lifted, furniture is moved or finishes are removed.
2) No Clues: These problems may have existed at the time of the inspection, but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.
3) We Always Miss Some Minor Things: Our reports may identify some minor problems, but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people's decisions.
4) Contractor's Advice: A common source of dissatisfaction with home inspectors comes from comments made by contractors. Contractor's opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement, when we said that the roof would last a few more years with minor repairs. Our job is to provide you with the best information. That doesn't include finding work for our employees.
5) Last Man In Theory: While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the last man in theory. The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether or not the roof leak is his fault. Consequently, he won't want to do a minor repair with high liability, when he could re-roof the entire house for more money and reduce his liability. This is understandable.
6) Most Recent Advice Is Best: There is more to the last man in theory. It suggests that it is human nature for homeowners to believe the last bit of expert advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of first man in and consequently it is our advice that is often disbelieved.
7) Why Didn't We See It? Contractors often say, I can't the inspector didn't find this problem. There are several reasons for these apparent oversights: Most Contractors Have No Clue What's Inside or Outside The Scope Of A Standard Home Inspection. All of our inspections are conducted in accordance with the National Association of Certified Home Inspectors (NACHI). The Standards of Practice specifically state what's included and excluded from the standard home inspection.
Most contractors have no clue this document exists and many have a tendency to "blame the Home Inspector" for any issue found, regardless of whether the issue is within the "scope" of the standard home inspection.
8) Conditions During The Inspection: It is difficult for homeowners to remember the circumstances in the house at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere or that the furnace could not be turned on because the air conditioning was operating, etc. It's impossible for contractors to know what the circumstances were when the inspection was performed.
9) The Wisdom Of Hindsight: When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 feet of water on the floor. Predicting the problem is a different story.
10) A Long Look: If we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems, too. Unfortunately, the inspection would take days and would cost considerably more. We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do. This is because we are expected to have heating expertise and plumbing expertise, structural expertise, etc.
11) An Invasive Look: Problems often become apparent when carpets or drywall/plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform invasive or destructive tests.
12) Not Insurance: In conclusion, a home inspection is designed to better your odds of not purchasing a "money pit". It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.

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

3 - Roof

IN NI NP O
3.1 Coverings X X
3.2 Roof Drainage Systems X X
3.3 Flashings X
3.4 Eaves, Soffits & Fascia X X
3.5 Skylights & Vent Pipes X X
3.6 Chimneys (Above Roof) X
Inspection Method
Ground, Drone
Roof Pitch
Steep Slope
Roof Type/Style
Gable
Coverings: Material Approximate Age
5-10 years
Coverings: Layers of Material
1
Coverings: Valley Type
Cut
Roof Drainage Systems: Gutter Material
Aluminum
Flashings: Material
Metal
Eaves, Soffits & Fascia: Soffit Material
Vinyl
Eaves, Soffits & Fascia: Fascia Material
Azek
Eaves, Soffits & Fascia: Eaves Material
Azek
Skylights & Vent Pipes: Skylights
Not Present
Homeowners Responsibility

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

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

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

Coverings: Material Type
Architectural Asphalt
Limited Inspection - Steep/High

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

Coverings: Disclaimer: Architectural Composition Shingles

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


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

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

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

Coverings: Roof Limitations

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

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

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations / Concerns
Credit
Comment
3.1.1 - Coverings

Shingles Lifting at Roof Edge
Rear

Observed one or more shingles at the back of th house roof edge to be lifting which may be a sign of under-driven nails/fastener. Recommend a qualified roofing contractor evaluate and repair. 

Roof Roofing Professional
Credit
Comment
3.2.1 - Roof Drainage Systems

Debris

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

Here is a DIY resource for cleaning your gutters. 

Wrenches Handyman
Credit
Comment
3.5.1 - Skylights & Vent Pipes

Plumbing Vent Stack - Excessive Sealant

 Excessive roof sealant used to seal penetration around DWV pipe. This is a sign that the rubber boot is possibly deteriorated and will need to be replaced.

Contractor Qualified Professional

4 - Grounds

IN NI NP O
4.1 Walkways, Patios & Driveways X X
4.2 Decks, Balconies & Porches X X
4.3 Exterior Steps, Handrails & Guardrails X X
4.4 Vegetation, Grading, Drainage & Retaining Walls X X
Walkways, Patios & Driveways: Driveway Material
Asphalt
Walkways, Patios & Driveways: Walkway Material
Pavers
Walkways, Patios & Driveways: Patio Material
Pavers
Decks, Balconies & Porches: Appurtenance
Deck
Decks, Balconies & Porches: Material
Composite, Wood
Exterior Steps, Handrails & Guardrails: Appurtenance
Front Steps, Deck Stairs
Exterior Steps, Handrails & Guardrails: Material
Granite, Wood, Composite
Vegetation, Grading, Drainage & Retaining Walls: Ground Cover
Dry

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations / Concerns
Credit
Comment
4.1.1 - Walkways, Patios & Driveways

Asphalt Driveway - Typical Cracking

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

Asphalt Seal Coating Information:

Seal Coating Information

Mag glass Monitor
Credit
Comment
4.2.1 - Decks, Balconies & Porches

Joist Hangers - Missing

Joist hanger(s) are missing or improperly installed. This could cause the deck structure to fail. Recommend that joist hangers be properly installed by qualified contractor.

House front 1 Deck Contractor
Credit
Comment
4.3.1 - Exterior Steps, Handrails & Guardrails

Stair Treads - Cracked

Observed many of the back deck stair tread boards to be cracked due to over-tightening when attached. Boards should be repaired/ replaced as needed. All areas are not photographed.

House front 1 Deck Contractor
Credit
Comment
4.4.1 - Vegetation, Grading, Drainage & Retaining Walls

Vegetation too close to home

Vegetation growing too close home, recommend cutting back 12" from the house to prevent possible moisture damage.

Yard scissors Landscaping Contractor

5 - Garage

IN NI NP O
5.1 Exterior Windows X
5.2 Floor X X
5.3 Walls, Ceiling & Firewalls X X
5.4 Garage Electrical X
5.5 Occupant Door (From garage to inside of home) X
5.6 Garage Overhead Door X
5.7 Garage Door Opener X
Garage Type
Attached, 2-Car
Exterior Windows: Window Type
Double-hung, Vinyl
Floor: Floor Material
Concrete
Walls, Ceiling & Firewalls: Wall Material
Drywall-Finished
Garage Electrical: Electrical components present
Yes, Functional
Garage Electrical: GFCI Protected receptacles
Yes
Garage Overhead Door: Material
Fiberglass
Garage Overhead Door: Type
Up-and-Over
Garage Door Opener: Overhead door opener
Present, Operable
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations / Concerns
Credit
Comment
5.2.1 - Floor

Typical Cracking

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

Mag glass Monitor
Credit
Comment
5.3.1 - Walls, Ceiling & Firewalls

Drywall Crack-minor
Garage

Observed typical cracking in the drywall of the garage most likely do to settling over time. 

Contractor Qualified Professional

6 - Exterior

IN NI NP O
6.1 Siding, Flashing & Trim X X
6.2 Exterior Windows X
6.3 Exterior Doors X
6.4 Basement windows X
6.5 Exterior foundation X
6.6 Exterior lighting and receptacles X X
6.7 Service Entrance Conductors X
6.8 Hose Faucets X
6.9 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, Vinyl
Exterior Doors: Exterior Entry Door
Wood
Exterior Doors: Screen door/Storm door
None
Exterior Doors: Patio/Deck door
Wood, Glass, French door
Basement windows: Window Type
Vinyl, Double Hung
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, Operational, Rear, Right
Service Entrance Conductors: Electrical Service Conductors
Below Ground
Siding, Flashing & Trim: Homeowners Responsibility

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

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

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

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations / Concerns
Credit
Comment
6.1.1 - Siding, Flashing & Trim

Loose Boards
Rear

One or more siding trim boards were loose, which could result in moisture intrusion. Recommend a qualified siding contractor secure and fasten.

Siding Siding Contractor
Credit
Comment
6.6.1 - Exterior lighting and receptacles

Bees/Wasp Nest
Front

Bees/Wasp nests were visible inside weatherproof cover. There did not appear to be any activity at the time of inspection. Recommend monitoring and have a qualified exterminator evaluate and remove if activity is present.

Pest control Pest Control Pro

7 - Basement, Foundation, Crawlspace & Structure

IN NI NP O
7.1 Steps, Stairways & Railings X
7.2 Foundation X X
7.3 Floor & Ceiling Structure X X
Basement and/or Crawlspace
Basement
Access Location
Interior Stairs
Inspection Performed
In Basement
Foundation: Material
Concrete
Floor & Ceiling Structure: Material
Wood I-Joists, Wood Beams, Steel Support Columns
Floor & Ceiling Structure: Sub-floor
OSB
Floor & Ceiling Structure: Basement/Crawlspace Floor
Concrete
Floor & Ceiling Structure: Insulation Material
Spray foam
Homeowners Responsibility

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

Foundation: Obstructions of view

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

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations / Concerns
Credit
Comment
7.2.1 - Foundation

Foundation Cracks - Minor
Corner Left of Laundry

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 as well as any potential moisture intrusion. 

Here is an informational article on foundation cracks.

Mag glass Monitor
Credit
Comment
7.3.1 - Floor & Ceiling Structure

Concrete Floor - Shrinkage Cracks

Typical shrinkage cracks visible in the foundation slab are not a structural concern. Shrinkage is a natural part of the curing process of concrete and shrinkage cracking is common.

Mag glass Monitor

8 - Electrical

IN NI NP O
8.1 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
8.2 Branch Wiring Circuits, Breakers & Fuses X
8.3 Electrical Fixtures, Switches and Receptacles X X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
None
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Electrical Fixtures, Switches and Receptacles : Ceiling Fan(s)
Operational
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Generator Service/Equipment Present

Equipment for a generator system was found. Generators, transfer switches and any associated wiring are excluded from this inspection. Recommend that the client consult with the property owner or review documentation to familiarize themselves with the operation of this system.

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.  

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations / Concerns
Credit
Comment
8.3.1 - Electrical Fixtures, Switches and Receptacles

Exposed Light Bulbs In Closet

Exposed light bulbs are no longer permitted inside a closet space. Closet light should only be recessed light or surface mount fixture. Recommend licensed electrician evaluate and repair as needed.

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

Light Inoperable
Rear Basement Entry

One or more lights are not operating. New light bulb possibly needed.
Electric Electrical Contractor

9 - Heating and Cooling Systems

IN NI NP O
9.1 Heating Equipment X X
9.2 Cooling Equipment X
9.3 Operating and Safety Controls X
9.4 Distribution Systems X
9.5 Vents, Flues & Chimneys X
Heating Equipment: Heat Type
Forced Air
Heating Equipment: Approximate Age
5-10 yrs
Heating Equipment: Energy Source
Propane
Cooling Equipment: Approximate Age
5-10 yrs
Cooling Equipment: Energy Source/Type
Central Air Conditioner
Cooling Equipment: Condenser Unit Location
Exterior East, Exterior West
Operating and Safety Controls: ThermoStat Controls
Yes, Operable, Digital
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: Homeowners Responsibility

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

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

Heating Equipment: Brand
York
Heating Equipment: HVAC Filter Size
16 x 20 x 1, 16 x 25 x 4
Heating Equipment: Multiple Zone System

Heating and Cooling system was equipped with a multiple zone system, which allows separate parts of the home to operate independently of each other based on desired temp needs.

Cooling Equipment: Brand
York
Cooling Equipment: Data Plate Photo(s)
Operating and Safety Controls: Electrical Disconnect Present
Yes
Operating and Safety Controls: Fuel valve present
Yes

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations / Concerns
Credit
Comment
9.1.1 - Heating Equipment

Filter Dirty
Basement

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

Fire HVAC Professional
Credit
Comment
9.1.2 - Heating Equipment

Excessive Rust/Corrosion
Both Furnaces

The furnace cabinet interior had excessive rust/corrosion visible in areas. This condition appeared to be related to condensation, indicating possible improper exhaust venting or combustion. Improper exhaust venting or combustion can result in the introduction of unacceptably high levels of toxic gases such as carbon monoxide into the living space. The Inspector recommends cleaning, service & repair by a qualified HVAC technician to ensure safe and efficient operating conditions exist.

Fire HVAC Professional

10 - Plumbing

IN NI NP O
10.1 General X
10.2 Main Water Supply, Water System X
10.3 Water Distribution Systems X
10.4 Drain, Waste, & Vent Systems (DWV) X
10.5 Water Heater System, Controls, Flues & Vents X X
10.6 Fuel Storage & Distribution Systems X
10.7 Sump Pump X
General: Water Source
Private Drilled Well
Main Water Supply, Water System: Location
Basement, Exterior
Main Water Supply, Water System: Water meter present
No
Main Water Supply, Water System: Bonding wire present
No
Water Distribution Systems : Distribution Material
Copper, Pex
Water Distribution Systems : Distribution piping size
1/2", 3/4", 1"
Drain, Waste, & Vent Systems (DWV): Drain Size
1 1/2", 2", 3", 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
Tankless
Water Heater System, Controls, Flues & Vents: Exhaust Flue Vent
Direct Vent PVC
Fuel Storage & Distribution Systems: Fuel System Type
Propane
Fuel Storage & Distribution Systems: Fuel Distribution Pipe Material
Black Iron, CSST
General: Water Flow and Pressure
Well- Above Average 55+ PSI
General: Water Shutoff Location
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
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
Rinnai

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

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.

Fuel Storage & Distribution Systems: Propane Tank Ownership

Propane tanks are sometimes privately owned and transfer with ownership of the property, and are sometimes leased, and new lease arrangements must be made at the time of sale. You should ask your agent to confirm the terms that apply to the propane tank supplying gas to this property.

Sump Pump not present.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations / Concerns
Credit
Comment
10.5.1 - Water Heater System, Controls, Flues & Vents

T&P relief valve extension

The Rinnai tank less water heater is missing a proper Temp & Pressure relief valve overflow extension tube. The tube/ pipe is present but does not terminate within 6 of the floor surface. 

The Kohler steam unit is missing the Temp & Pressure extension tube completely.

Recommend licensed plumber to repair to prevent possible injuries.

Pipes Plumbing Contractor

11 - Bathrooms

IN NI NP O
11.1 Electrical Components X
11.2 Heating/Cooling Source X
11.3 Countertops & Cabinets X
11.4 Fixtures, Toilets, Tubs & Showers X X
11.5 Ventilation X
Bathroom Type
1/2 Bathroom, Master Bathroom, Full Bathroom
Bathroom location
1st Fl, 2nd Fl, Master
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
Granite, Pedestal Sink
Countertops & Cabinets: Cabinetry
Wood, Pedestal Sink
Fixtures, Toilets, Tubs & Showers: Bath Tub Status
Functional Flow, Functional Drainage
Fixtures, Toilets, Tubs & Showers: Shower Status
Functional Flow, Functional Drainage
Fixtures, Toilets, Tubs & Showers: Sink Status
Functional Flow, Functional Drainage, Slow to drain
Fixtures, Toilets, Tubs & Showers: Toilet Status
Operational, Bowl is loose
Ventilation: Bathroom Ventilation
Ventilation fan, Operational
Bathtub(s)

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

Shower(s)

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

Shower Wall(s)
Fiberglass

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

Section 197-5.8        Plumbing System

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

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

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

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations / Concerns
Credit
Comment
11.4.1 - Fixtures, Toilets, Tubs & Showers

Sink - Poor Drainage
Master Bathroom Left Side

Sink had slow/poor drainage. Recommend a qualified plumber repair.
Pipes Plumbing Contractor
Credit
Comment
11.4.2 - Fixtures, Toilets, Tubs & Showers

Toilet Loose
Master Bathroom

Toilet bowl connection is loose. Recommend licensed plumber to properly secure to prevent possible moisture damage.

Pipes Plumbing Contractor

12 - Interior Areas

IN NI NP O
12.1 General X
12.2 Interior Windows X
12.3 Interior Doors X X
12.4 Interior Floors X
12.5 Walls and Ceilings X X
12.6 Steps, Stairways & Railings X
12.7 Smoke and CO Detectors X
Interior Windows: Window Type
Double-hung
Interior Windows: Window Material
Wood
Interior Doors: Door Type/Material
Hollow core, Pocket, Glass
Interior Floors: Floor Coverings
Carpet, Hardwood, Tile, Laminate
Walls and Ceilings: Wall Material
Drywall
Walls and Ceilings: Ceiling Material
Drywall
Smoke and CO Detectors: Smoke detector locations (at time of inspection)
1st Floor, Second Floor, Basement, Bedroom
Walls and Ceilings: Minor Cracks in Walls and Ceilings
2nd Floor

Minor cracks in the walls and ceilings are very common and are normally the result of long-term settling. Some settling is not uncommon especially in homes over 5 years old. Generally minor cracks are not a serious structural concern, though can be corrected for aesthetic purposes. More serious cracks or large amounts of cracks will be called out in the report as they are indicative of elevated structural movement.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations / Concerns
Credit
Comment
12.3.1 - Interior Doors

Damaged door
Basement Door

Basement door is damaged from garage entry door opening into it. recommend repair or replacement as needed.

Door Door Repair and Installation Contractor
Credit
Comment
12.5.1 - Walls and Ceilings

Poor Patching
2nd Floor

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

Putty knife Drywall Contractor
Credit
Comment
12.5.2 - Walls and Ceilings

Stain(s) on Ceiling
2nd Floor Bedroom

There is a stain on ceiling/wall that requires repair and paint.  Source of staining should be determined. There was no active moisture at the time of inspection.

Mag glass Monitor

13 - Laundry Area/Room

IN NI NP O
13.1 Washer/Dryer X
13.2 Electrical Components X
13.3 Laundry Sink X
Laundry area ventilation
Yes
Laundry Location
Basement
Washer/Dryer: Dryer Vent location
Ceiling
Washer/Dryer: Dryer Vent Material
Metal (Flex)
Electrical Components: GFCI/AFCI Protected Receptacles
Present, Tripped when tested
Washer/Dryer: Dryer Power Source
Propane
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations / Concerns

14 - Kitchen

IN NI NP O
14.1 Plumbing Components X
14.2 Electrical Components X X
14.3 Countertops & Cabinets X X
Plumbing Components: Sink Status
Functional Flow, Functional Drainage
Electrical Components: GFCI/AFCI Protected Receptacles
Present, Tripped when tested
Electrical Components: Under Cabinet Lighting
Not Present
Countertops & Cabinets: Countertop Material
Granite
Countertops & Cabinets: Cabinetry
Wood
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations / Concerns
Credit
Comment
14.2.1 - Electrical Components

Under Cabinet Lighting - Install not completed

Electrical wires are in place for under cabinet lighting. Recommend licensed electrician to complete installation by adding fixtures.

Electric Electrical Contractor
Credit
Comment
14.3.1 - Countertops & Cabinets

Cabinet Hinge Loose
Kitchen Sink Cabinet

One or more cabinet hinges were loose. Recommend a qualified handyman or cabinet contractor repair. 

Here is a helpful DIY article on cabinet repairs.

House building Cabinet Contractor

15 - Built In Appliances

IN NI NP O
15.1 Refrigerator X
15.2 Range/Oven X X
15.3 Dishwasher X
15.4 Built-in Microwave X
Refrigerator: Brand
KitchenAid
Range/Oven: Range/Oven Energy Source
Gas
Range/Oven: Range/Oven Brand
Jenn-Air
Range/Oven: Exhaust Hood Type
Vented
Dishwasher: Brand
Bosch
Built-in Microwave: Microwave Brand
Jenn Air
Built-in Microwave: Microwave Type
Door
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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations / Concerns
Credit
Comment
15.2.1 - Range/Oven

Burner Not Lighting

One or more heating elements did not heat up when turned on. Recommend qualified professional evaluate & repair. 

Here is a DIY resource on possible solutions.

Wash Appliance Repair

16 - Fireplaces and Fuel-Burning Appliances

IN NI NP O
16.1 Fireplaces, Stoves & Inserts X
Fireplaces, Stoves & Inserts: Fireplace Locations
Living room
Fireplaces, Stoves & Inserts: Fireplace Doors
N/A
Fireplaces, Stoves & Inserts: Type
Gas-Burning

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.

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

17 - Attic, Insulation & Ventilation

IN NI NP O
17.1 Attic Insulation X X
17.2 Ventilation X
17.3 Exhaust Systems X
17.4 Structure and Framing X
17.5 Chimney in Attic X
Attic Access Location and Type of Access
Side-Wall Access
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
Bathroom
Structure and Framing: Ceiling Joist/Flooring
Full Floor Covering
Structure and Framing: Roof Deck/Sheathing Material
OSB
Structure and Framing: Roof Structure
Wood Truss
Inspection Method
In side wall access
Ventilation: Disclaimer - Attic Ventilation

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

Could Not See Everything In Attic

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

Chimney in Attic not present.

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. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations / Concerns
Credit
Comment
17.1.1 - Attic Insulation

Pest - Prior

There is evidence of past pest activity, however there are no signs of current activity. A pest control company should evaluate and maintain as needed. The attic should be checked regularly. The exterior of the home should be checked and any potential areas of entry should be sealed and maintained.

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