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1234 Main St.
Chattanooga TN 37421
12/16/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name

Potts Home Inspections, LLC

1 - Inspection Details

In Attendance
Client, Inspector
Occupancy
Vacant, Utilities On
Style
Tudor Style
Temperature at the Time of Inspection
85 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Cloudy, Humid
Precipitation in the Last 48 hrs?
Yes

2 - Roof

IN NI NP O
2.1 Coverings X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Chimneys & Other Roof Penetrations X X
Inspection Method
Ladder, Roof
Roof Type/Style
Combination, Gable, Hip
Chimneys & Other Roof Penetrations: Chimney Flashing Condition
Good
Roof Drainage Systems: Gutter Material
Aluminum
Chimneys & Other Roof Penetrations: Plumbing Vent
Condition
Plenty of life left

Roofing conditions are not to be taken without exception and can only be estimated without written documentation of precious roof replacement. Significant weather or unknown manufacturing conditions can cause uncharacteristic wear and tear which can reduce the lifespan of a roof beyond its expected lifespan.

"Guesstimate" Age
12 Years Old

All guesstimates of roofing ages are approximate and should not be taken literally as exact age life expectancy.

Roofing Disclaimer
:

We are not professional roofers.  Feel free to hire one prior to closing. 

We do our best to inspect the roof system within the time allotted.  We inspect the roof covering, drainage systems, the flashings, the skylights, chimneys, and roof penetrations.  We are not required to inspect antennae, interiors of flues or chimneys which are not readily accessible, and other installed accessories.  This is not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specifications or construction codes. 

It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection.  We recommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurance policy.

Coverings: Material
Asphalt
Flashings: Material
Galvanized, Aluminum
Chimneys & Other Roof Penetrations: Fireplace Chimney

3.1. Roof

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 inspector's 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
Credit
Comment
2.2.1 - Roof Drainage Systems

Debris

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

Here is a DIY resource for cleaning your gutters. 

Wrench DIY
Credit
Comment
2.2.2 - Roof Drainage Systems

Downspouts Drain Near House

One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. 


Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation. 

Here is a helpful DIY link and video on draining water flow away from your house. 

Roof Roofing Professional
Credit
Comment
2.2.3 - Roof Drainage Systems

Gutter Damaged

Gutters were damaged. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor evaluate and repair. 

Roof Roofing Professional
Credit
Comment
2.2.4 - Roof Drainage Systems

Gutter Leakage

Gutters were observed to be leaking in one or more areas. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor evaluate and repair gutters to proper functionality. 

Roof Roofing Professional
Credit
Comment
2.4.1 - Chimneys & Other Roof Penetrations

Plumbing Vent Boot

Plumbing boot shows signs of wear and age. Recommend that you monitor and be advised from roofing contractor on best way to waterproof and fix.

Contractor Qualified Professional

3 - Exterior

IN NI NP O
3.1 Siding, Flashing & Trim X X
3.2 Exterior Doors X
3.3 Walkways & Driveways X X
3.4 Decks, Balconies, & Porches X X
3.5 Steps X X
3.6 Eaves, Soffits & Fascia X
3.7 Grading & Drainage X X
3.8 Vegetation X X
3.9 Gas Shut Off X
Inspection Method
Visual
Siding, Flashing & Trim: Siding Material
Brick
Siding, Flashing & Trim: Siding Style
Brick
Exterior Doors: Exterior Entry Door
Wood
Exterior Doors: Condition
Appear Serviceable
Walkways & Driveways: Walkway Material
Cobblestone
Walkways & Driveways: Walkway Condition
Common Cracks, Appears Serviceable
Decks, Balconies, & Porches: Material
Tile
Steps: Material
Brick
Steps: Railing
Stable, Appear Serviceable
Eaves, Soffits & Fascia: Condition
Appear Serviceable
Walkways & Driveways: Driveway Material
Cobblestone
Decks, Balconies, & Porches: Appendages
Front Porch
Grading & Drainage: Slope
Negative Grade, Positive Grade
Walkways & Driveways: Driveway Condition
Appears Serviceable, Common Cracks
Gas Shut Off: Gas Shut Off Location
Exterior, Rear

Natural gas service is present at the house. Before spending the first night, ensure that proper carbon monoxide detectors are present in all sleeping areas and as directed otherwise by the local fire authority. 

3.2. Exterior 

I. The inspector shall inspect:

   A. the exterior wall-covering materials, flashing and trim;

   B. all exterior doors;

   C. adjacent walkways and driveways;

   D. stairs, steps, stoops, stairways and ramps;

   E. porches, patios, decks, balconies and carports;

   F. railings, guards and handrails;

   G. the eaves, soffits and fascia;

   H. a representative number of windows; and

   I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion.

II. The inspector shall describe:

   A. the type of exterior wall-covering materials.

III. The inspector shall report as in need of correction:

   A. any improper spacing between intermediate balusters, spindles and rails.

IV. The inspector is not required to:

   A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.

   B. inspect items that are not visible or readily accessible from the ground, including window and door flashing.

   C. inspect or identify geological, geotechnical, hydrological or soil conditions.

   D. inspect recreational facilities or playground equipment.

   E. inspect seawalls, breakwalls or docks.

   F. inspect erosion-control or earth-stabilization measures.

   G. inspect for safety-type glass.

   H. inspect underground utilities.

   I. inspect underground items.

   J. inspect wells or springs.

   K. inspect solar, wind or geothermal systems.

   L. inspect swimming pools or spas.

   M. inspect wastewater treatment systems, septic systems or cesspools.

   N. inspect irrigation or sprinkler systems.

   O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

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

Cracking - Minor

Siding showed minor cracking in one or more places. Minor cracks / holes (14 or less) were present in siding. These should be sealed to prevent water infiltration. This is a result of soil changes, differential settlement and temperature changes, and are typical in homes of this age. Recommend periodic monitoring and evaluation.

Wrench DIY
Credit
Comment
3.1.2 - Siding, Flashing & Trim

Cracking - Moderate

Moderate to major cracking was observed at one or more points on the exterior. Moderate cracks (14" to 34") were present in exterior siding. These may be a structural concern and deem further inspection. 

Recommend an evaluation by a qualified geotechnical and/or structural engineer to evaluate this property to determine the likelihood of future settlement and/or soil movement, and to determine the integrity of the structure. 

House construction Structural Engineer
Credit
Comment
3.1.3 - Siding, Flashing & Trim

Cracking - Major

Moderate to major cracking was observed at one or more points on the exterior. Measured at 34 or moreMajor cracks/holes (more than 34 wide) present in the siding. This can be the result of poor original compaction of soil at the time of construction or excess moisture in the underlying soil. 

Recommend an evaluation by a qualified geotechnical and/or structural engineer to evaluate this property to determine the likelihood of future settlement and/or soil movement, and to determine the integrity of the structure. 

House construction Structural Engineer
Credit
Comment
3.1.4 - Siding, Flashing & Trim

Mildew/Algae

There are signs of algae and/or mildew on the siding. This is a cosmetic issue and is not uncommon especially on shaded portions of the home.  Recommend that said areas be washed or cleaned or a regular basis.

Contractor Qualified Professional
Credit
Comment
3.1.5 - Siding, Flashing & Trim

Undersized Lintel

Lintels above some of the front windows are undersized have have bowed. Recommend contacting Masonry Contractor to evaluate and repair.  

Brick Masonry, Concrete, Brick & Stone
Credit
Comment
3.3.1 - Walkways & Driveways

Walkway - Trip Hazard

Trip hazard was noted in the walkway. Rear brick walkway shows signs of settling with soil movement. Recommend contractor to level and grade properly so water dispersed away from the house.

Contractor Qualified Professional
Credit
Comment
3.3.2 - Walkways & Driveways

Walkway Cracking - Minor

Minor cosmetic cracks observed. Cracks of this type are typical of the area and can be a minor trip hazard. Recommend monitor and/or patch/seal. 

Wrench DIY
Credit
Comment
3.4.1 - Decks, Balconies, & Porches

Deck/Porch No Railing
Front Porch

Measure the height of the elevated floor level. All decks and porches, including those with insect screening, landings, balconies, mezzanines, galleries, ramps, or raised floor surfaces located more than 30 inches (US), above the floor or ground should have guards. Recommend contacting Handyman/Contractor to discuss options.

Contractor Qualified Professional
Credit
Comment
3.5.1 - Steps

Stairs - Excess water damage

Water damage was noted at the stairs. This may be due to incorrect gutter installation. Recommend gutter contractor to evaluate and remedy.

Gutter Gutter Contractor
Credit
Comment
3.7.1 - Grading & Drainage

Negative Grading

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. Recommend qualified landscaper or foundation contractor regrade so water flows away from home. 

Grade must fall a minimum of 6in within the first 10ft or to a swale when 10ft is not available.

Here is a helpful article discussing negative grading. 

Yard scissors Landscaping Contractor
Credit
Comment
3.8.1 - Vegetation

Overhanging Trees

Multiple trees were noted overhanging the property. Recommend contacting a tree service or arborist to evaluate and remove potential hazards.

Yard scissors Tree Service

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP O
4.1 Foundation X X
4.2 Basements X
4.3 Crawlspace X X
4.4 Floor Structure X
4.5 Wall Structure X
4.6 Ceiling Structure X
Inspection Method
Crawlspace Access, Visual
Foundation: Material
Masonry Block
Basements : Basement
None
Crawlspace: Ventilation
Ventilated
Crawlspace: Vapor Barrier
Incomplete
Floor Structure: Material
Wood Beams
Floor Structure: Condition
Appears Serviceable
Floor Structure: Sub-floor
Inaccessible
Floor Structure: Basement/Crawlspace Floor
Dirt
Wall Structure: Material
Wood Framing, Brick
Ceiling Structure: Materal
Insulation
Inaccessible areas

All / Some sections of the crawl space were not evaluated due to lack of access because under-floor insulation was obscuring / the hatch was stuck shut / the hatch was closed with permanent fasteners / the hatch was inaccessible / the crawl space vertical height was under 18 inches / ducts or pipes were blocking / stored items were blocking / live or dead vermin were present / there was apparent recent chemical treatment / standing water was found. The condition of these areas is unknown and they are excluded from this inspection. Recommend that conditions be corrected to allow a full evaluation of all crawl space areas.

3.3. Basement, Foundation, Crawlspace & Structure

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
Credit
Comment
4.1.1 - Foundation

Improper Construction Practices
Foundation / Crawlspace

Improper or sub-standard construction practices were noted at the foundation wall or slabs/piers. Multiple places had revealed in-field support and repair jobs to the foundation. The mix of long-term replacements with short-term fixes can reveal a large issue and should be looked into by an expert in that field. Due to the overwhelming number of post construction supports - not all of the photos show all of the new footings/piers.

Recommend a structural engineer evaluate and advise on how to bring the construction up to standards. 

House construction Structural Engineer
Credit
Comment
4.3.1 - Crawlspace

Vapor Barrier - Damaged
Crawlspace

Vapor Barrier is missing in sections or incomplete/unfinished. Vapor Barriers effectiveness is limited if they do not fully cover the area of a crawlspace. Recommend contacting foundation/waterproofing specialist to protect entire space.

Contractor Qualified Professional
Credit
Comment
4.3.2 - Crawlspace

Wet Soil
Crawlspace

Soil in the crawlspace was damp or wet. This condition may be the result of rising ground water or may result from surface runoff seeping under and/or through the foundation walls. You should ask the seller for any information they can provide about this condition.

Moisture intrusion can affect the ability of the soil beneath the foundation to carry the weight of the structure above and may cause structural damage from soil movement. Moisture intrusion can also damage home materials and encourage the growth of microbes such as mold. 

Recommend taking action to identify the source of the moisture intrusion and correct the condition.

Contractor Qualified Professional
Credit
Comment
4.3.3 - Crawlspace

Mold
Crawlspace

Evidence of Mold and mold spores were noted during the inspection.

Mold cannot exist without moisture. Therefore, any moisture whatsoever, whether it be from inadequate grading and drainage, a leaking roof, window, or door, or moisture from a faulty exhaust vent, a condensate pipe, an evaporator coil, or a component of a plumbing system should be serviced immediately, or the potential for mold contamination will remain.

Recommend Mold Mitigation company assess the extent of the issue and provide remedy on removing active spores.

Hardhat Mold Inspector

5 - HVAC

IN NI NP O
5.1 General X X
5.2 Normal Operating Controls X
5.3 Condensing Unit X X
5.4 Air Handler X
5.5 Duct Work X X
General: Cooling source
Electric
General: Heat Source
Natural Gas
General: Distribution
Fiberglass Duct, Metal Pipe
General: A/C Type
Package unit
General: Heat Type
Heat Pump
General: Downstairs Living - Filter Size
Downstairs Den
20x20x1
General: Entryway - Filter Size
Entryway
20x20x1
Normal Operating Controls: Thermostat
Appears Serviceable, Hallway
Normal Operating Controls: Brand
Honeywell
Condensing Unit: Estimated Age Condensing Unit
2007 Year(s)
Condensing Unit: Estimated Age Package Unit
2005 Year(s)
Condensing Unit: Package Model #
R4GA-030K072C
Condensing Unit: Package Serial #
R4F050701938
Condensing Unit: Condenser Model #
JS5BD-036KA
Condensing Unit: Condenser Serial #
JSA070803914
Condensing Unit: Manufacturer
Nordyne
Air Handler: Estimate Age Air Handler
11 Year(s)
Air Handler: Air Handler Serial #
C5D 0712 00922
Air Handler: Filter Location
Hallway
Air Handler: Manufacturer
Nordyne
Duct Work: Condition
Needs Updating
Air Handler: Pictures of unit
General: Temperature Differential
Main Floor
8 Degrees
This is the number of degrees the system is cooling (or heating) the house air. Normal range for this number is 14-24 degrees when operating the system during hot weather, lower when ambient temperatures are lower. The system functioned as expected when tested and appeared to be serviceable at the time of the inspection. As with all mechanical equipment, the unit may fail at any time without warning. The inspector cannot determine future failures.
General: Temperature Differential
Upstairs Bedrooms
16 Degrees
This is the number of degrees the system is cooling (or heating) the house air. Normal range for this number is 14-24 degrees when operating the system during hot weather, lower when ambient temperatures are lower. The system functioned as expected when tested and appeared to be serviceable at the time of the inspection. As with all mechanical equipment, the unit may fail at any time without warning. The inspector cannot determine future failures.
General: Filter Advice
Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season.
Condensing Unit: Pictures of Unit
Air Handler: Air Handler Model #
C5BH-T36C-B

3.4. Heating

I. The inspector shall inspect:

   A. the heating system, using normal operating controls.

II. The inspector shall describe:

   A. the location of the thermostat for the heating system;

   B. the energy source; and

   C. the heating method.

III. The inspector shall report as in need of correction:

   A. any heating system that did not operate; and

   B. if the heating system was deemed inaccessible.

IV. The inspector is not required to:

   A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems.

   B. inspect fuel tanks or underground or concealed fuel supply systems.

   C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system.

   D. light or ignite pilot flames.

   E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment.

   F. override electronic thermostats.

   G. evaluate fuel quality.

   H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

3.5. Cooling

I. The inspector shall inspect:

   A. the cooling system, using normal operating controls.

II. The inspector shall describe:

   A. the location of the thermostat for the cooling system; and

   B. the cooling method.

III. The inspector shall report as in need of correction:

   A. any cooling system that did not operate; and

   B. if the cooling system was deemed inaccessible.

IV. The inspector is not required to:

   A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.

   B. inspect portable window units, through-wall units, or electronic air filters.

   C. operate equipment or systems if the exterior temperature has recently been below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment.

   D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks.

   E. examine electrical current, coolant fluids or gases, or coolant leakage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
5.1.1 - General

Not Cool Enough

Inadequate temperature differential. Supply air from the air conditioning system was not cool enough. It should be 14 to 20 degrees Fahrenheit cooler than at the return duct(s), or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an oversized fan, or a deficient return air system. 

As the house has two separate systems; a package unit and a split system. An evaluation should be done to see which of these systems wasn't operating optimately. One unit tested an acceptable temperature differential, the other did not.

A qualified heating and cooling contractor should evaluate and repair as necessary.

Fire HVAC Professional
Credit
Comment
5.3.1 - Condensing Unit

Vegetation Close

Vegetation such as trees, shrubs and/or vines are too close to the outdoor condensing unit. Standard building practices require that there be at least 12 inches of clearance on all sides and at least four to six feet above. Inadequate clearances around the condensing unit can result in reduced efficiency, increased energy costs and/or damage to equipment. Vegetation should be pruned and/or removed as necessary to maintain these clearances.
Yard scissors Landscaping Contractor
Credit
Comment
5.5.1 - Duct Work

Broken/Disconnected

One or more air supply ducts are broken or disconnected. Increased moisture levels in unconditioned spaces and higher energy costs may result. A qualified contractor should evaluate and make permanent repairs as necessary.
Fire HVAC Professional
Credit
Comment
5.5.2 - Duct Work

Insulation Deteriorated

Insulation on one or more heating/cooling ducts in unconditioned spaces is damaged and/or deteriorated. A qualified contractor should evaluate and replace insulation and/or ducts as necessary and as per standard building practices.
Fire HVAC Professional

6 - Plumbing

IN NI NP O
6.1 General X
6.2 Main Water Shut-off Device X
6.3 Hot Water Temperature X
6.4 Hot Water Systems, Controls, Flues & Vents X X
6.5 Drain, Waste, & Vent Systems X X
6.6 Water Supply, Distribution Systems & Fixtures X
6.7 Kitchen X
6.8 Bathroom X X
6.9 Master Bathroom X X
6.10 Exterior Faucet/s X
6.11 Island X
6.12 Sump Pump X
General: Water Source
Public
General: Filters
Unknown
Main Water Shut-off Device: Water Main - Location
Crawlspace
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Laundry Area
Hot Water Systems, Controls, Flues & Vents: Manufacturing Date
10/25/2015
Hot Water Systems, Controls, Flues & Vents: Hot Water Shut Off Within Range
Yes
Drain, Waste, & Vent Systems: Drain Size
2"
Drain, Waste, & Vent Systems: Material
PVC
Drain, Waste, & Vent Systems: Waste
Public

Check other template

Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Kitchen: Sink Condition
Sink(s) appear serviceable
Kitchen: Faucet Condition
Serviceable
Kitchen: Kitchen Sink Plumbing
Appears Serviceable
Bathroom: Toilet/s Secured
Yes
Bathroom: Sink Condition
Sink(s) appear serviceable
Bathroom: Bathroom Sink Plumbing
Appears Serviceable
Bathroom: P-Trap
Bathroom: Vanity Faucet Condition
Serviceable
Bathroom: Shower/Bath Condition
Appears Serviceable
Master Bathroom: Shower/Bath Condition
Appears Serviceable
Hot Water Temperature: Hot Water Temperature
118 *F

Temperature at Kitchen Sink

Hot Water Systems, Controls, Flues & Vents: Manufacturer
American Water Heater Co

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. 

Hot Water Systems, Controls, Flues & Vents: TPR (Pressure Relief Valve)
Yes

More information about TPR Valves and their importance can be found on our website at Potts Home Inspections

Island not present.

Sump Pump not present.

3.6. Plumbing

I. The inspector shall inspect:

   A. the main water supply shut-off valve;

   B. the main fuel supply shut-off valve;

   C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing;

   D. interior water supply, including all fixtures and faucets, by running the water; 

   E. all toilets for proper operation by flushing;

   F. all sinks, tubs and showers for functional drainage;

   G. the drain, waste and vent system; and

   H. drainage sump pumps with accessible floats.

II. The inspector shall describe:

   A. whether the water supply is public or private based upon observed evidence;

   B. the location of the main water supply shut-off valve;

   C. the location of the main fuel supply shut-off valve;

   D. the location of any observed fuel-storage system; and

   E. the capacity of the water heating equipment, if labeled.

III. The inspector shall report as in need of correction:

   A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;

   B. deficiencies in the installation of hot and cold water faucets;

   C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and

   D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate.

IV. The inspector is not required to:

   A. light or ignite pilot flames.

   B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater.

   C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems.

   D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply.

   E. determine the water quality, potability or reliability of the water supply or source.

   F. open sealed plumbing access panels.

   G. inspect clothes washing machines or their connections.

   H. operate any valve. 

   I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection.

   J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping.

   K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices.

   L. determine whether there are sufficient cleanouts for effective cleaning of drains. 

   M. evaluate fuel storage tanks or supply systems. 

   N. inspect wastewater treatment systems. 

   O. inspect water treatment systems or water filters. 

   P. inspect water storage tanks, pressure pumps, or bladder tanks. 

   Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. 

   R. evaluate or determine the adequacy of combustion air. 

   S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. 

   T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. 

   U. determine the existence or condition of polybutylene plumbing. 

   V. inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
6.4.1 - Hot Water Systems, Controls, Flues & Vents

No Drip Pan

No drip pan was present. Where a leak from a water heater tank would cause damage, a pan is required. The pan should be galvanized steel, aluminum, or plastic. A plastic pan must not be installed under a gas-fired water heater tank. The pan must be drained by an indirect waste pipe and should terminate over an indirect waste receptor, or should extend to the exterior and terminate between 6 and 24 inches of the ground surface.


Recommend installation by a qualified plumber.

Pipes Plumbing Contractor
Credit
Comment
6.4.2 - Hot Water Systems, Controls, Flues & Vents

TPR Valve - No Drainpipe
Laundry Room

TPR Valves are required to have a drainpipe of approved materials that can withstand high temperatures and must be no smaller than 3/4" with no bends reductions all the way to within 6" of the ground. For an article about TPR Valve requirements please read from my Home Inspection Articles Page - TPR Valves

Recommend a licensed plumber, qualified professional or handyman to add the correct drainpipe.

Pipes Plumbing Contractor
Credit
Comment
6.5.1 - Drain, Waste, & Vent Systems

Sink - Poor Drainage
Upstairs Hallways Bathroom

Sink had slow/poor drainage. Recommend a qualified plumber repair.
Pipes Plumbing Contractor
Credit
Comment
6.8.1 - Bathroom

Sink Plug - Not Working
Downstairs Bathroom

The automatic plug in the vanity is not working as it should. Recommend a DIY or contractor to update and remedy.

Tools Handyman/DIY
Credit
Comment
6.9.1 - Master Bathroom

Shower Door Clearance

The shower door clearance was not large enough, as the handle kids up against the drywall and is a potential to bust through the wall above light switches. Recommend calling a licensed contractor to evaluate and remedy.

Hardhat General Contractor

7 - Electrical

IN NI NP O
7.1 Service Entrance Conductors X X
7.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
7.3 Branch Wiring Circuits, Breakers & Fuses X X
7.4 Lighting Fixtures, Switches & Receptacles X
7.5 GFCI & AFCI X X
7.6 Smoke Detectors X
7.7 Carbon Monoxide Detectors X X
Service Entrance Conductors: Drip Loop
Present
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Grounding Electrical Conductor
Electric Meter Box
Present
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
Branch Wiring Circuits, Breakers & Fuses: Wiring Test
Interior Outlets
Correct, Hot/Ground Reversed
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Insulated
Lighting Fixtures, Switches & Receptacles: Condition
Good
GFCI & AFCI: GFCI Reset Location
Kitchen Outlet,
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage
Service Entrance Conductors: Electrical Service Conductors
Overhead, 220 Volts
GFCI & AFCI: GFCI Protected
Kitchen

GFCI outlets were not in the home at the time of inspection. Although they may not have been required at the time the home was built, I recommend upgrading the system to include GFCI protection for safety reasons. 

Ground fault occurs when electrical current leaks out of its normal path and finds a path back the utility transformer through conductors that are not supposed to carry current. An abnormal path could include a human body. 

Smoke Detectors: Presence of Smoke Alarms
Present, Functioning

The installation of smoke alarm(s) is required inside of all bedrooms and in any rooms designated for the purpose of sleeping, and outside within the proximity of the doors to those rooms. Test all alarms and detectors weekly or monthly per manufacture instructions

Carbon Monoxide Detectors: Presence of Carbon Monoxide Alarms
Not Present

The installation of smoke alarm(s) is required inside of all bedrooms and in any rooms designated for the purpose of sleeping, and outside within the proximity of the doors to those rooms. Test all alarms and detectors weekly or monthly per manufacture instructions

3.7. Electrical

I. The inspector shall inspect:

   A. the service drop;

   B. the overhead service conductors and attachment point;

   C. the service head, gooseneck and drip loops;

   D. the service mast, service conduit and raceway;

   E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect;

   H. panelboards and over-current protection devices (circuit breakers and fuses);

   I. service grounding and bonding;

   J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible;

   K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and

   L. smoke and carbon-monoxide detectors.

II. The inspector shall describe:

   A. the main service disconnect's amperage rating, if labeled; and

   B. the type of wiring observed. 

III. The inspector shall report as in need of correction:

   A. deficiencies in the integrity of the service entrance conductors insulation, drip loop, and vertical clearances from grade and roofs;

   B. any unused circuit-breaker panel opening that was not filled;

   C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible;

   D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and

   E. the absence of smoke detectors.

IV. The inspector is not required to:

   A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.

   B. operate electrical systems that are shut down.

   C. remove panelboard cabinet covers or dead fronts.

   D. operate or re-set over-current protection devices or overload devices.

   E. operate or test smoke or carbon-monoxide detectors or alarms

   F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems.

   G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled.

   H. inspect ancillary wiring or remote-control devices.

   I. activate any electrical systems or branch circuits that are not energized.

   J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time controlled devices.

   K. verify the service ground.

   L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility.

   M. inspect spark or lightning arrestors.

   N. inspect or test de-icing equipment.

   O. conduct voltage-drop calculations.

   P. determine the accuracy of labeling.

   Q. inspect exterior lighting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
7.1.1 - Service Entrance Conductors

Overhead Lines - Vegetation

Vegetation is close to the electrical supply lines. Your electrical service provider is responsible for any cables and vegetation removal to your drip loop service connection. Recommend contacting EPB and requesting vegetation trim trees/branches back to prevent power outages.

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

Bushing Missing / Lost

One or more bushings were missing or loose from where wires enter holes in panel. This is a potential safety hazard because the wiring insulation can be cut or abraded on the metal edge of the hole(s). Recommend that a qualified electrician install or repair bushings where necessary.

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

Open Ground

Testing revealed ungrounded 3 prong outlets; change to 2, or establish ground. Recommend a certified electrician evaluate.

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

Hot / Neutral Reversed

One or more outlets had their wiring reverse so that hot and neutral wires were reversed. Recommend a qualified electrician to evaluate and fix.

Electric Electrical Contractor
Credit
Comment
7.5.1 - GFCI & AFCI

Wet Bar

GFCI outlets were not noted at the time of the inspection. GFCI outlets are recommended within 3ft if any water source. Recommended license electrician to update these outlets.

http://www.pottshomeinspections.com/gfci/ to read about how GFCI receptacles keep you safe.

Contractor Qualified Professional
Credit
Comment
7.7.1 - Carbon Monoxide Detectors

None Present

No Carbon Monoxide Detectors were noted at the rooms next to gas appliances. 

The installation of carbon monoxide (CO) detector(s) is required in homes with fuel-fired appliances at every floor elevation and any areas where fuel-fired equipment is located. The installation of Type ABC fire extinguisher(s) at the kitchen, laundry, and garage, if applicable, is also advised. Test all of these devices monthly. Install new batteries yearly. Initiate and practice plans of escape and protection for all occupants in case any emergencies arise. Failure to repair defective or install absent alarms, detectors, and other safety equipment immediately can result in serious injury or death.

Recommended Carbon Monoxide Installations. 


Tools Handyman/DIY

8 - Attic, Insulation & Ventilation

IN NI NP O
8.1 Attic Insulation X
8.2 Attic Ventilation X
8.3 Bathroom Exhaust X
8.4 Attic General X
8.5 Attic Ladder X
8.6 Rodents X
Insulation Type
Fiberglass, Batt
Attic Insulation: Insulation Type
Fiberglass, Batt
Attic Insulation: R-value
19
Attic Ventilation: Ventilation Type
Ridge Vents, Passive
Bathroom Exhaust: Exhaust Style
Fan with Light, Fan/Heat/Light
Bathroom Exhaust: Conditions
Appears Serviceable
Attic General: Condition
Serviceable
Attic General: Access
Ladder and Hatch
Attic Ladder: Condition
Good

Rodents not present.

3.9.  Attic, Insulation & Ventilation  

I. The inspector shall inspect:

   A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas;

   B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and

   C. mechanical exhaust systems in the kitchen, bathrooms and laundry area.

II. The inspector shall describe:

   A. the type of insulation observed; and

   B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure.

III. The inspector shall report as in need of correction:

   A. the general absence of insulation or ventilation in unfinished spaces.

IV. The inspector is not required to:

   A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard.

   B. move, touch or disturb insulation.

   C. move, touch or disturb vapor retarders.

   D. break or otherwise damage the surface finish or weather seal on or around access panels or covers.

   E. identify the composition or R-value of insulation material.

   F. activate thermostatically operated fans.

   G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring.

   H. determine the adequacy of ventilation.

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

9 - Doors, Windows & Interior

IN NI NP O
9.1 Doors X
9.2 Windows X X
9.3 Floors X X
9.4 Walls X
9.5 Ceilings X
9.6 Steps, Stairways & Railings X
9.7 Countertops & Cabinets X
Doors: Operation
Appears Serviceable
Windows: Operation
Appears Serviceable
Windows: Window Material
Vinyl
Windows: Window Type
Double-hung, Crank
Windows: Window Manufacturer
Window World, Peachtree
Floors: Floor Coverings
Hardwood, Tile
Walls: Wall Material
Stucco
Ceilings: Ceiling Material
Wood
Steps, Stairways & Railings: Condition
Steps, Stairways & Railings: Handrail Present
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Granite, Tile

3.10. Doors, Windows & Interior

I. The inspector shall inspect:

   A. a representative number of doors and windows by opening and closing them;

   B. floors, walls and ceilings;

   C. stairs, steps, landings, stairways and ramps;

   D. railings, guards and handrails; and

   E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.

II. The inspector shall describe:

   A. a garage vehicle door as manually-operated or installed with a garage door opener.

III. The inspector shall report as in need of correction:

   A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings;

   B. photo-electric safety sensors that did not operate properly; and

   C. any window that was obviously fogged or displayed other evidence of broken seals.

IV. The inspector is not required to:

   A. inspect paint, wallpaper, window treatments or finish treatments.

   B. inspect floor coverings or carpeting.

   C. inspect central vacuum systems.

   D. inspect for safety glazing.

   E. inspect security systems or components.

   F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures.

   G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure.

   H. move suspended-ceiling tiles.

   I. inspect or move any household appliances.

   J. inspect or operate equipment housed in the garage, except as otherwise noted.

   K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door.

   L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards.

   M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices.

   N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights.

   O. inspect microwave ovens or test leakage from microwave ovens.

   P. operate or examine any sauna, steam-generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices.

   Q. inspect elevators.

   R. inspect remote controls.

   S. inspect appliances.

   T. inspect items not permanently installed.

   U. discover firewall compromises.

   V. inspect pools, spas or fountains.

   W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects.

   X. determine the structural integrity or leakage of pools or spas.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
9.2.1 - Windows

Window - Cracked
Front Entrance

One or more windows had cracks in the glass. Recommend replace or repair.

Contractor Qualified Professional
Credit
Comment
9.3.1 - Floors

Floor Sagging
Entryway

Some noticeable sagging was noted at the floor. Recommend having licensed contractor or structural engineer out to investigate and evaluate if structural concern. 

Contractor Qualified Professional
Credit
Comment
9.3.2 - Floors

Tiles Cracked
Back Patio

Several tiles were cracked at the back covered patio. Recommend monitoring to determine if movement will continue.

Mag glass Monitor

10 - Garage

IN NI NP O
10.1 Ceiling X
10.2 Floor X
10.3 Walls & Firewalls X X
10.4 Garage Door Opener X
Type
Attached
Ceiling: Ceiling Style
Open Rafters, Insulation
Floor: Material
Concrete
Garage Door Opener: Type
Attached Button
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
10.3.1 - Walls & Firewalls

Firewall Not Up To Code

Firewall separating the home and garage is not compliant with modern building standards. Firewalls should be built with materials to prevent the spreading of a fire into the home living space. Recommend a qualified contractor evaluate and bring firewall up to standards. 

It is a recommended  to have a significant fire-barrier between garage and livable space, including fireproof rated door. 


Link for more info. 

Contractor Qualified Professional

11 - Appliances

IN NI NP O
11.1 General X
11.2 Dishwasher X
11.3 Garbage Disposal X
11.4 Hood/Vent X
11.5 Microwave X
11.6 Range-Cooktop-Oven X
11.7 Refrigerator X
General: Oven
Frigidaire
General: Garbage Disposal
In Sinkerator
General: Microwave
Panasonic, Frigidaire
General: Refrigerator
Kenmore, General Electric
Microwave: Normal operation
The Microwave operated as expected.
Range-Cooktop-Oven: Normal operation

The heating elements for the oven and stove top functioned as expected.

Refrigerator: Chiller and freezer temp
2.2 - 2.5 Fahrenheit
General: Cooktop
Maytag
General: Dishwasher
Whirlpool
Dishwasher: Dishwasher Operation

The dishwasher is functional and operated as expected. The unit was operated through a complete cycle. No operational discrepancies were noted.


Dishwasher is manually turned on via switch at countertop.

Garbage Disposal: Normal operation
The unit is functional as expected. The unit was turned on briefly and operated as expected and appears to be in functional condition.
1) The chopping was no nosier that typically expected.
2) The rubber splashguard was in reasonable condition.
3) No leaks were found.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

12 - Fireplace

IN NI NP O
12.1 General X
12.2 Flue and damper X
12.3 Hearth X
12.4 Liner, Firebricks, Panels X
General: Fireplace type
Masonry with metal liner
General: Chimney type
Masonry
Flue and damper: Clean Annually
All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.

The chimney inspection is limited to the visible and/or accessible components only. Inspection of concealed or inaccessible portions of the chimney is beyond the scope of this inspection. This includes determining the presence of a flue lining, if a flue lining is present, checking for deterioration, damage or cracks.

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

13 - Pool

IN NI NP O
13.1 Stairs X
13.2 Walkway X X
Pool Type
Inground
Stairs: Stairs
Stairs: Handrail
Photos
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
13.2.1 - Walkway

Walkway - Minor Cracking

Contractor Qualified Professional
Credit
Comment
13.2.2 - Walkway

Walkway - Moderate Cracking

Contractor Qualified Professional