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1234 Main St.
FALL BRANCH, TN 37656
12/14/2019 9:00AM

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1 - Inspection Details

In Attendance
Inspector Only
Occupancy
Vacant
Type of Building
Single Family, Detached
Construction Year (From Online Sources)
1977
Inspection Type
Pre-purchase
Weather Conditions
Rain
Temperature at the Time of Inspection
Less Than 65 Degrees
Precipitation in the Last 48 hrs?
Yes
Ground Condition
Wet
Orientation

For the sake of this inspection the front of the home will be considered as the portion pictured in the cover photo. References to the left or right of the home should be construed as standing in the front yard, viewing the front of the home. 

Important Information / Limitations: Overview

Professional Home Inspections strives to perform all inspections in substantial compliance with the Standards of Practice as set forth by the State of Tennessee (https://prohitn.com/home-inspection-documents/). As such, I inspect the readily accessible, visually observable, installed systems and components of the home as designated in these Standards of Practice. When systems or components designated in the Standards of Practice were present but were not inspected, the reason(s) the item was not inspected will be stated. This inspection is neither technically exhaustive or quantitative.

There may be comments made in this report that exceed the required reporting of the TN Standards of Practice, these comments (if present) were made as a courtesy to give you as much information as possible about the home. Exceeding the Standards of Practice will only happen when I feel I have the experience, knowledge, or evidence to do so. There should be no expectation that the Standards of Practice will be exceeded throughout the inspection, and any comments made that do exceed the standards will be followed by a recommendation for further evaluation and repairs by applicable tradespeople. 

This report contains observations of those systems and components that, in my professional judgement, were not functioning properly, significantly deficient, or unsafe. All items in this report that were designated for repair, replacement, maintenance, or further evaluation should be investigated by qualified tradespeople within the clients contingency period, to determine a total cost of said repairs and to learn of any additional problems that may be present during these evaluations that were not visible during a "visual only" Home Inspection. 

This inspection will not reveal every concern or issue that may be present, but only those significant defects that were accessible and visible at the time of inspection. This inspection can not predict future conditions, or determine if latent or concealed defects are present. The statements made in this report reflect the conditions as existing at the time of inspection only, and expire at the completion of the inspection, as conditions can change. Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection; including but not limited to: roof leaks, or water infiltration into crawl spaces or basements. This report is only supplemental to the Sellers Disclosure and Pest (WDI) Inspection Report. Refer to the State of Tennessee Standards of Practice (linked to above), and the Inspection agreement regarding the scope and limitations of this inspection.

This inspection is NOT intended to be considered as a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, regarding the operation, function, or future reliability of the home and it's components. AND IT SHOULD NOT BE RELIED ON AS SUCH. This inspection report should be used alongside the sellers disclosure, pest inspection (WDI) report, and quotes and advice from the tradespeople recommended in this report to gain a better understanding of the condition of the home. Some risk is always involved when purchasing a property and unexpected repairs should be anticipated, as this is unfortunately, a part of home ownership. One Year Home Warranties are sometimes provided by the sellers, and are highly recommended as they may cover future repairs on major items and components of the home. If a warranty is not being provided by the seller(s), your Realtor can advise you of companies who offer them. 

Important Information / Limitations: Notice to Third Parties

Notice to Third Parties: This report is the property of Professional Home Inspections and is Copyrighted as of 2018. The Client(s) and their Direct Real Estate Representative named herein have been named as licensee(s) of this document. This document is non-transferrable, in whole or in part, to any and all third-parties, including; subsequent buyers, sellers, and listing agents. Copying and pasting deficiencies to prepare the repair request is permitted. THE INFORMATION IN THIS REPORT SHALL NOT BE RELIED UPON BY ANY ONE OTHER THAN THE CLIENT NAMED HEREIN. This report is governed by an Inspection agreement that contained the scope of the inspection, including limitations, exclusions, and conditions of the copyright. Unauthorized recipients are advised to contact a qualified Home Inspector of their choosing to provide them with their own Inspection and Report.  

Important Information / Limitations: Items Not Inspected and Other Limitations

ITEMS NOT INSPECTED - There are items that are not inspected in a home inspection such as, but not limited to; fences and gates, pools and spas, outbuildings or any other detached structure, refrigerators, washers / dryers, storm doors and storm windows, screens, window AC units, gas furnace heat exchangers, central vacuum systems, water softeners, alarm and intercom systems, and any item that is not a permanent attached component of the home. Also drop ceiling tiles are not removed, as they are easily damaged, and this is a non-invasive inspection. Subterranean systems are also excluded, such as but not limited to: sewer lines, septic tanks, water delivery systems, and underground fuel storage tanks. 

Water and gas shut off valves are not operated under any circumstances. As well, any component or appliance that is unplugged or "shut off" is not turned on or connected for the sake of evaluation. I don't have knowledge of why a component may be shut down, and can't be liable for damages that may result from activating said components/appliances. 

Also not reported on are the causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; The insurability of the structure or any of its items or components, Any component or system that was not observed; Calculate the strength, adequacy, design, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility. 

Lastly a home inspection does not address environmental concerns such as, but not limited to: Asbestos, lead, lead based paint, radon, mold, wood destroying insects or organisms (termites, etc), cockroaches, rodents, pesticides, fungus, treated lumber, Chinese drywall, mercury, or carbon monoxide.

Important Information / Limitations: Recommended Contractors Information

CONTRACTORS / FURTHER EVALUATION: It is recommended that licensed professionals be used for repair issues as it relates to the comments in this report, and copies of receipts are kept for warranty purposes. The use of the term "Qualified Person" in this report relates to an individual, company, or contractor whom is either licensed or certified in the field of concern. If I recommend evaluation or repairs by contractors or other licensed professionals, it is possible that they will discover additional problems since they will be invasive with their evaluation and repairs. Any listed items in this report concerning areas reserved for such experts should not be construed as a detailed, comprehensive, and/or exhaustive list of problems, or areas of concern. A listing of Recommended Contractors can be found here: http://www.prohitn.com/recommended-pros/

CAUSES of DAMAGE / METHODS OF REPAIR: Any suggested causes of damage or defects, and methods of repair mentioned in this report are considered a professional courtesy to assist you in better understanding the condition of the home, and in my opinion only from the standpoint of a visual inspection, and should not be wholly relied upon. Contractors or other licensed professionals will have the final determination on the causes of damage/deficiencies, and the best methods of repairs, due to being invasive with their evaluation. Their evaluation will supersede the information found in this report.

Important Information / Limitations: Thermal Imaging Information

THERMAL IMAGING: An infrared camera may be used for specific areas or visual problems, and should not be viewed as a full thermal scan of the entire home. Additional services are available at additional costs and would be supplemented by an additional agreement/addendum. Temperature readings displayed on thermal images in this report are included as a courtesy and should not be wholly relied upon as a home inspection is qualitative, not quantitative. These values can vary +/- 4% or more of displayed readings, and these values will display surface temperatures when air temperature readings would actually need to be conducted on some items which is beyond the scope of a home inspection. If a full thermal scan of the home is desired, please reach out to me schedule this service. 

Important Information / Limitations: Other Notes - Important Info

INACCESSIBLE AREAS: In the report, there may be specific references to areas and items that were inaccessible or only partly accessible. I can make no representations regarding conditions that may be present in these areas that were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions or hidden damage may be found in these areas.

QUALITATIVE vs QUANTITATIVE - A home inspection is not quantitative, when multiple or similar parts of a system, item, or component are found to have a deficiency, the deficiency will be noted in a qualitative manner such as "multiple present" etc. A quantitative number of deficient parts, pieces, or items will not be given as the repairing contractor will need to evaluate and ascertain the full amount or extent of the deficiency or damage. This is not a technically exhaustive inspection. 

REPAIRS VERSUS UPGRADES - I inspect homes to today's safety and building standards. Therefore some recommendations made in this report may have not been required when the home was constructed. Building standards change and are improved for the safety and benefit of the occupants of the home and any repairs and/or upgrades mentioned should be considered for safety, performance, and the longevity of the homes items and components. Although, I will address some recommended upgrades in the report, this should not be construed as a full listing of items that could potentially be upgraded. To learn of ALL the ways the home could be brought up to today's building and safety standards, full and exhaustive evaluations should be conducted by qualified tradespeople. 

COMPONENT LIFE EXPECTANCY - Components may be listed as having no deficiencies at the time of inspection, but may fail at any time due to their age or lack of maintenance, that couldn't be determined by the inspector. A life expectancy chart can be viewed by visiting http://prohitn.com/component-life-expectancies/

PHOTOGRAPHS: Several photos are included in your inspection report. These photos are for informational purposes only and do not attempt to show every instance or occurrence of a defect.

TYPOGRAPHICAL ERRORS: This report is proofread before sending it out, but typographical errors may be present. If any errors are noticed, please feel free to contact me for clarification.

Please acknowledge to me once you have completed reading this report. At that time I will be happy to answer any questions you may have, or provide clarification. Non-acknowledgement implies that you understood all information contained in this report.


Important Information / Limitations: Comment Key - Definitions

This report divides deficiencies into three categories; Major Defects (in red), Marginal Defects (in orange), and Minor Defects/Maintenance Items/FYI (colored in blue). Safety Hazards or Concerns will be listed in the Red or Orange categories depending on their perceived danger, but should always be addressed ASAP. 

  • Major Defects - Items or components that may require a major expense to correct. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Qualified Contractor prior to the end of your contingency period. 
  • Marginal Defects - Items or components that were found to include a deficiency. These items may have been functional at the time of inspection, but this functionality may be impaired, not ideal, or the defect may lead to further problems (most defects will fall into this categorization). Repairs or replacement is recommended to items categorized in this manner for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect, prior to the end of your contingency period. Items categorized in this manner typically require repairs from a Handyman or Qualified Contractor and are not considered routine maintenance or DIY repairs. 
  • Minor Defects/Maintenance Items/FYI - This categorization will include items or components that were found to be in need of recurring or basic general maintenance and/or may need minor repairs which may improve their functionality. This categorization will also include FYI items that could include observations, important information, recommended upgrades to items, areas, or components, as well as items that were nearing, at, or past the end of their typical service life, but were in the opinion of the inspector, still functional at the time of inspection. Major repairs or replacement should be anticipated, and planned for, on any items that are designated as being past, or at the end of their typical life. These repairs or replacement costs can sometimes represent a major expense; i.e. HVAC systems, Water Heaters, Plumbing pipes, etc. 

These categorizations are in my professional judgement and based on what I observed at the time of inspection. This categorization should not be construed as to mean that items designated as "Minor defects" or "Marginal Defects" do not need repairs or replacement. The recommendations in each comment is more important than its categorization. Due to your perception, opinions, or personal experience you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision. Once again it's the "Recommendations" in the text of the comment pertaining to each defect that is paramount, not its categorical placement. 


 

2 - Grounds

Driveway and Walkway Condition: Driveway Material
Asphalt
Driveway and Walkway Condition: Walkway Material
Concrete
Driveway and Walkway Condition: Driveway/Walkway Cracks Present?
Yes
Grading / Lot Drainage: Grading/Drainage Conditions
Improper Grading Present
Gas Meter/LP Tank Information: Fuel Source
Gas Meter
Gas Meter/LP Tank Information: Location of Fuel Source
Rear of Home
Gas Meter/LP Tank Information: Main Gas Shut Off Valve Location
On Exterior Meter
Driveway and Walkway Condition: Driveway/Walkway Information

The driveways and walkways (if applicable) were inspected to determine their affect on the structure of the home only. I will also report on any visible deficiencies that may be present such as; cracking, displacement, or other damage. Any comments relating to damage to the concrete, asphalt, and/or masonry surfaces should be viewed as a courtesy and may not be an all-inclusive listing, as the State of TN only requires that driveway(s) and walkway(s) be reported on with their respected affect on the structure. No deficiencies were present at the time of inspection unless otherwise noted in this report.

Grading / Lot Drainage: Grading / Drainage Overview

The grounds in contact with the home were inspected to determine that were graded in a manner to allow rainwater to adequately drain away from the structure. The soil is recommended to slope away from the home, with a 6 inch drop in elevation, in the first 10 feet away from the structure (5% grade). When the 5% grade can not be achieved, swales or drains should be used as needed to properly divert rainwater runoff. Any flat or low areas around the home should be backfilled and sloped away from the foundation, to prevent potential moisture infiltration into areas below grade (if applicable). No significant grading deficiencies were observed at the time of inspection unless otherwise noted in this report.

Grading / Lot Drainage: Grading Limitations

The performance of the grading and lot drainage is limited to the conditions existing at the time of the inspection only. I cannot guarantee this performance as conditions constantly change. Heavy rain or other weather conditions may reveal issues that were not visible or foreseen at the time of inspection. Furthermore, items such as leakage in downspouts and gutter systems are impossible to detect during dry weather and can add moisture to the soil in the area around the foundation. The inspection of the grading and drainage performance in relation to moisture infiltration through foundation walls or under slabs, therefore, is limited to the visible conditions at the time of inspection, and evidence of past problems. I recommend consulting with the sellers as to any previous moisture intrusion into the home, as the State of Tennessee no longer requires this information to be disclosed. More information about disclosure changes can be viewed here:

https://prohitn.com/property-disclosure-changes-and-what-they-mean-to-you/

Vegetation Observations: Vegetation Information

Vegetation was inspected around the home to ensure that it had adequate clearance from the structure, and was not impacting the structure. No deficiencies were observed unless otherwise noted in this report.

Decks: Deck Information

The deck(s) were inspected looking for water related damage, construction related deficiencies, and safety hazards. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

Porch(es): Concrete Slab Porch/Stoop Information

Slab porch(es) or stoop(s) were inspected looking for damage or any other significant defects. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Porch(es): Typical Settlement / Shrinkage Cracks
There was typical settlement / shrinkage cracking (<1/4" width) present on the concrete slab porch. I recommend sealing these cracks with a flexible masonry sealant to prevent further damage from water infiltration and subsequent freezing of the water in winter months.
Stairs: Stairs Information

The stairs were inspected by looking at their construction, attachment, risers and treads, applicable railings, etc. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Guardrails, Stair Rails, & Handrails: Railing Information

The guardrails, stair rails, and handrails were inspected for their presence, proper sizing and spacing, looking for damage and securement, and other significant deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Patio: Patio Information

The patio area was inspected looking for significant defects. No significant deficiencies were present at the time of inspection unless otherwise noted in this report. 

Gas Meter/LP Tank Information: Gas Meter Information

The gas meter was inspected looking for damage and the regulator vents' clearance from ignition sources and air inlets into the home. No indications of deficiencies were present at the time of inspection unless otherwise noted in this report.

Exterior Spigots: Spigot(s) Information

The spigots were inspected by testing their operation (if weather permitted), looking for leaks, their attachment to the home, presence of anti-siphon, etc. No deficiencies were observed unless otherwise noted in this report.

Fence: Fences Not Inspected

A fence was present at the home. Fences and gates are not inspected per the standards of practice, and the fence's condition is excluded from this inspection.

In accordance with the Tennessee Standards of Practice the home inspector shall observe: Exterior electrical receptacles and the presence of GFCI protection (GFCI protection was not required prior to 1975, but upgrading is recommended for safety). Decks, balconies, stoops, steps, areaways, porches and applicable railings that are directly attached to the structure. Vegetation, grading and drainage of grounds, driveways, patios, walkways, and retaining walls will be inspected with respect to their effect on the condition of the structure.
The home inspector is not required to observe: Fences and gates, Geological conditions, Soil conditions, Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities), Detached buildings or structures, or the Presence or condition of buried fuel or waste storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.
 

$
Credit
Comment
2.1.1 - Driveway and Walkway Condition

Change in Elevation Between Surfaces
Between Driveway and Garage

A change in elevation was present between the referenced surfaces. This is a potential trip hazard. Modifications/repairs are recommended as needed here for safety by a qualified person. 

Contractor Qualified Professional
$
Credit
Comment
2.1.2 - Driveway and Walkway Condition

Cracking and/or Damage to Asphalt

There was some degree of cracking and/or damage present to the driveway asphalt surface. If a concern, have an asphalt paving company or other qualified person to evaluate for repair.

House front Driveway Contractor
$
Credit
Comment
2.2.1 - Grading / Lot Drainage

Grading Not Designed to Manage Rainwater
Front of Home , Rear of Home

The current configuration of the grading will not allow rainwater to run away from the home properly in the referenced area(s) or portions of the referenced area(s). Grading is either wrong or right, with no gray areas in between. The grading either slopes away from the structure (Right-Positive Grading), is flat (Wrong), or slopes towards the structure (Wrong-Negative Grade). Even though no repercussions may be present at the time of inspection due to improper grading, the possibility of moisture infiltration through foundation walls is always possible during heavy rainfall events. 

Flat grading and negative grading allows the soil in these areas to become saturated, once saturated the porous, permeable masonry foundation walls can wick this water out of the soil via capillary action. This can allow the masonry itself to become saturated and either evaporate this moisture into areas below grade in the form of water vapor, creating high humidity, or allow for moisture or water infiltration into areas below grade.

As mentioned in the "Grading / Drainage Information" comment above, the soil is recommended to slope away from the structure, with a 6 inch drop in elevation, in the first 10 feet away (5% grade). When the proper grade can not be achieved a swale or drain should be installed as needed to manage rainwater runoff. Evaluation and repairs are recommended to the grading as needed to allow for the proper runoff of rainwater by a grading contractor, foundation contractor, or other qualified contractor.

This deficiency will be labeled in Red (significant concern) when evidence of moisture infiltration was observed, or labeled in Orange (moderate concern) when no indications of moisture infiltration was observed. 

A video about proper grading can be seen here: https://m.youtube.com/watch?v=5hYIda7tWqA

Here's a link to a HUD document discussing how common this defect is along with some current building standards: https://www.hud.gov/sites/documents/41451X8HSGH.PDF

Triangle Grading Contractor
$
Credit
Comment
2.3.1 - Vegetation Observations

Vegetation In Contact With Home

There was vegetation in contact with the home in areas. Pruning or removal of any plants that are in contact with the home is recommended by a qualified person to eliminate pathways of wood destroying insects, and to allow moisture to adequately dry behind these areas after rainfall events. 

Yard scissors Landscaping Contractor
$
Credit
Comment
2.3.2 - Vegetation Observations

Tree Limbs Within 10 Feet of Roof

Tree limbs were present that were covering portions of the roof surface or within 10 feet of the roof. Tree limbs within 10 feet of the roof should be trimmed away to provide air and sunlight to the roof, allowing the roof surface to adequately dry after rainfall events. Leaves from trees can also clog downspouts and gutters allowing them to overflow. I recommend for a tree trimming company or other qualified person to trim any offending branches as needed.

Yard scissors Tree Service
$
Credit
Comment
2.4.1 - Decks

Deck(s) Not Constructed to DCA-6 Standards

There were deck construction practices present that did not follow the standards of the DCA-6, which is the prescriptive deck construction guide. The listing of deficiencies found in this report in relation to the deck should not be considered as an all-inclusive listing of deficiencies, as the design is technically excluded from a home inspection, and a home inspection is not exhaustive. A full evaluation of the deck(s) is recommended by a deck contractor with repairs made as needed for function and safety. 

The DCA-6 can be viewed in its entirety here: https://prohitn.com/home-inspection-documents/

House front 1 Deck Contractor
$
Credit
Comment
2.4.2 - Decks

Deck Attached to or Through Veneer

The deck was attached to or through brick veneer as the sole support. Brick veneer can not support any vertical load other than the dead load of the veneer overhead. Even if the lags or through bolts are through the veneer into the band joist of the home, the lateral pressure from these lags / bolts could allow lateral compression of the veneer due to the air cavity between the veneer and band joist. Proper support of the ledger board and deck is recommended as deemed necessary by a contractor or other qualified person for safety.

House front 1 Deck Contractor
$
Credit
Comment
2.4.3 - Decks

Joist Hangers - Missing Fasteners

Not all fastener locations were utilized to secure the joist hangers. The installation of additional fasteners, utilizing all fastener locations, is recommended by a qualified person.

House front 1 Deck Contractor
$
Credit
Comment
2.6.1 - Stairs

Rise, Tread, and/or Nosing Design Deficiencies
Rear of Home

The stairway contained one or more of the following deficiencies:

  • There were riser heights in excess of 7 3/4". Riser heights should not exceed 7 3/4".
  • There were tread depths present that were less than 10" in depth. 10" is the minimum recommended tread depth.
  • The stair tread nosing projected more than 1 1/4" or less than 3/4". Current standards call for a 1 1/4" maximum and 3/4" minimum tread nosing.
  • There were non uniform risers, treads, and/or nosings present. There shouldn't be more than a 3/8" variance between the individual riser heights, stair tread depths, or nosings.

 Any variances from these numbers can result in a potential trip hazard. I recommend consulting a contractor who specializes in stairs to discuss possible modifications or repair options as needed for safety. 

Here's a link that discusses stair injuries:  https://www.reuters.com/article/us-health-injuries-stairs/injuries-on-stairs-occur-in-all-age-groups-and-abilities-idUSKBN1CE1Z4

Contractor Qualified Professional
$
Credit
Comment
2.6.2 - Stairs

Open Risers Present
Rear of Home

There were "open risers" present between the stair treads that created an opening greater than 4 inches. This is a potential trip hazard and/or a child's leg could be caught in the opening. Current safety standards require that the risers are closed off, or designed in a way to prohibit the passage of a 4 inch sphere through them. Safety upgrades or modifications are recommended here by a qualified person.

Contractor Qualified Professional
$
Credit
Comment
2.7.1 - Guardrails, Stair Rails, & Handrails

Guardrail Spacing Exceeded
Rear of Home

The guard rails had spacing present that would allow the passage of a 4 inch sphere. Current safety standards require that guardrails be designed as to not allow the passage of a 4 inch sphere through them. Safety upgrades or modifications are recommended to be conducted here by a qualified person.

House front 1 Deck Contractor
$
Credit
Comment
2.7.2 - Guardrails, Stair Rails, & Handrails

Stairs 4 or More Risers - Missing Stair Railing
Rear of Home

There were stairs present that were over four risers high and 30 inches off of the ground with missing or inadequate stair railing. These stairs are recommended to have guards (stair railing) installed continuously, on open sides, designed in a way to prevent the passage of a 4 3/8" sphere through the balusters. The installation of proper stair railing is recommended by a qualified person for safety. 

Contractor Qualified Professional
$
Credit
Comment
2.7.3 - Guardrails, Stair Rails, & Handrails

Handrail Not Graspable
Rear of Home

The handrail for the stairs was not "graspable" by today's standards. Handrails are recommended to meet certain sizes, shapes, and clearances from walls, so they can be adequately grasped for safety while traversing the stairway. Safety upgrades are recommended to be conducted to the handrail(s) by a qualified person. 

Contractor Qualified Professional
$
Credit
Comment
2.8.1 - Patio

Patio Sloped Towards Home

The patio surface sloped towards the structure. Slabs or concrete (considered hardscapes) should slope away from the home at 1/4" per foot (2% grade) to allow for the runoff of rainwater. Repairs are recommended here as needed by a concrete contractor or foundation contractor.

Gardening shovel tool shape Concrete Contractor
$
Credit
Comment
2.9.1 - Concrete Surfaces

Heavy Cracking
Slab at AC Units

Heavy cracking was present to the concrete flatwork at the referenced area(s). Evaluation and repairs or replacement as needed is recommended by a concrete contractor. 

Gardening shovel tool shape Concrete Contractor
$
Credit
Comment
2.9.2 - Concrete Surfaces

Void/Undermining Under Concrete Slab
Front Walkway

Void(s) or some degree of undermining was present under portions of the referenced concrete slab. This is typically from settlement/consolidation of the soil below the slab, but can also be due to erosion. Voids under concrete slabs can allow for cracking, displacement, or settlement of the concrete. Repairs to the void(s) as needed to properly support the slab is recommended by a concrete contractor.

Gardening shovel tool shape Concrete Contractor
$
Credit
Comment
2.10.1 - Gas Meter/LP Tank Information

Gas Meter - Inadequate Clearance

The gas meter was within three feet of an ignition source, intake into the home, and/or an exhaust vent. Evaluation of the meters location is recommended by the gas company with repairs or modifications made as needed.

Contractor Qualified Professional
$
Credit
Comment
2.11.1 - Exterior Spigots

Upgrade to Anti-Siphon or Vacuum Breaker

There were spigots present that did not have anti siphon protection. Upgrading to anti siphon spigots or using a vacuum breaker on the exterior spigot(s) is highly recommended. These items will prevent a "cross connection", where unsanitary water could be siphoned from a bucket or other water source into the homes plumbing supply water.

Contractor Qualified Professional
$
Credit
Comment
2.11.2 - Exterior Spigots

Leak From Valve Stem
Rear of Home

The spigot was leaking from the valve stem area while under pressure. Repairs are recommended as needed by a licensed plumber or other qualified person.

Pipes Plumbing Contractor
$
Credit
Comment
2.11.3 - Exterior Spigots

Not Secured at Wall
Rear of Home

The spigot was not secured to the wall. Properly securing the spigot to prevent damage to the water distribution pipe is recommended by a qualified person.

Contractor Qualified Professional

3 - Roof

General Info: Inspection Method
Aerial Drone
Roof Covering Material
Architectural Composite Shingles
Shingles Stage of Life Estimation
First Third of Life
Vents / Protrusions: Roof Protrusion Type(s)
Plumbing Stack Vent(s), Flue Vent(s)
Chimney: Chimney Material
Brick
General Info: Roof Views
General Info: Roof Limitations

The inspection of the roof and its 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 (if applicable), and interior ceilings, were inspected looking for indications of current or past leaks. 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 as needed by a licensed roofing contractor.

General Info: Inspected by Drone

An aerial drone was used for the roof evaluation. It is understood that this method of inspection is not as thorough as if I was actually able to walk the roof surface, and is considered a limited inspection. Any comments made in this report relating to the roof covering, roof protrusions, gutters, chimneys, etc. are limited to the visible perspective of the drone. If a more thorough inspection is desired I recommend consulting a roofing contractor.

Shingles Stage of Life Information

I will do my best to estimate the stage of life that the shingles appeared to be in at the time of inspection. 

3-tab asphalt composition shingles typically have a 13-16 year life span. This would equate to:

  • First Third of Life: 1-5 years in age
  • Second Third of Life: 5-10 years in age
  • Last Third of Life: 10-15 years in age

Architectural Composition shingles typically have a 24-27 year life span. This would equate to:

  • First Third of Life: 1-8 years in age
  • Second Third of Life: 8-16 years in age
  • Last Third of Life: 16-24 years in age


Architectural 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.

Roof Surface Condition: Shingles Information - Viewed from Ground, a Ladder, or Drone

The shingles were inspected from the ground, a ladder, or aerial drone at visibly accessible portions looking for excessive granule loss, signs of curling or delamination, and any other signs of damage or excessive age. No significant deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Vents / Protrusions: Protrusion(s) Viewed From Ground Level, Ladder, or Drone

The roof protrusions were viewed from ground level, a ladder, or by a drone and no deficiencies were observed at visible portions at the time of inspection unless otherwise noted in this report. The protrusions are also looked at from the attic (if accessible), to look for signs of leaks, etc.

Roof Flashings: Flashing Information

Visible portions of the flashings were inspected looking for installation related deficiencies or damage (drip edge, sidewall, headwall, counter, etc - if applicable). Typically most areas of flashings are not visible as they are covered by the roof covering material, and therefore functionality has to be determined by looking for moisture intrusion on the sheathing in the attic, or ceilings where the flashing was presumed to be in place. No deficiencies were observed at visible portions, at the time of inspection, unless otherwise noted in this report.

Chimney: Chimney Inspected from Ground Level, Ladder, or Drone

The chimney was viewed from ground level, a ladder, or by drone. This is a limited inspection of the chimney and the possibility exists that deficiencies may be present that were not visible. At the time of inspection, no reportable conditions were present at visible portions unless otherwise noted in this report. 

Gutters / Downspouts: Gutters Information

The gutters were inspected looking for proper securement, debris in the channel, standing water, damage, etc. Leaking gutters can not be diagnosed if an active rain was not occurring at the time of inspection, and if leaks are noticed after taking ownership of the home, sealing or repairs may be needed at seams or endcaps. No deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Gutters / Downspouts: Downspouts Information

The downspouts were inspected to ensure they were diverting rainwater away from the foundation walls. Testing for blockages in downspouts or drainpipes is beyond the scope of a home inspection, as is locating their termination point. No deficiencies were present at visible portions at the time of inspection, unless otherwise noted in this report.

Gutters / Downspouts: Recommend Maintaining Gutters

It is recommended to periodically clean debris from the guttering channels to prevent downspouts from clogging. Clogs in downspouts can allow the gutters to overflow; damaging roof sheathing, fascia boards, and saturating grounds at the foundation.

In accordance with the Tennessee Standards of Practice the home inspector shall observe: The roof covering, roof drainage systems, visible flashings, skylights, chimneys, and roof penetrations; and report on signs of leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials, and Report on the method used to observe the roofing.
The home inspector is not required to: Walk on the roofing (although every safe attempt to do so, will be taken), report on the age or remaining life of the roof covering, move leaves, snow, or other items on the surface that may block visual accessibility, or observe attached accessories including but not limited to solar systems, antennae, satellite dishes and lightning arrestors. No claims will be made as to remaining roof material life expectancy, and no guarantee or warranty should be expected from comments or observations. The sellers or the occupants of a residence will generally have the most relevant knowledge of the roof and of its history. Therefore, I recommend that you consult with the sellers about the age of the roof covering, and that you either include comprehensive roof coverage in your home insurance policy, or that you obtain a roof certification from an established local roofing company.
 

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Comment
3.3.1 - Vents / Protrusions

B Vent Improper Height - Vertical Surface

A "B" vent was present that was within 8 feet of a vertical wall and the vent did not extend 2 feet in height above the vertical wall. This can prevent proper drafting of the appliance. Repairs to achieve the proper vent height is recommended by a licensed plumber. 

Pipes Plumbing Contractor
$
Credit
Comment
3.4.1 - Roof Flashings

Kickout Flashing Missing

Kickout flashing was not present in areas where guttering abutted a sidewall. The installation of kickout flashing is recommended by a roofing contractor at any areas where gutters meet a sidewall, preventing rain water from infiltrating between the end of the gutter and the wall. Hidden damage may exist in areas where kickout flashing is missing and this should be investigated during the installation of kickout flashing. 

Roof Roofing Professional
$
Credit
Comment
3.5.1 - Chimney

Heavy Cracking on Crown

Heavy cracking was present on the chimney crown. This can allow rain water to infiltrate the chimney walls, causing damage to the mortar and masonry. A crown wash (crown replacement) is recommended by a chimney sweep.

Fireplace Chimney Repair Contractor
$
Credit
Comment
3.5.2 - Chimney

Heavy Brick Spalling

Heavy spalling and damage was present to the masonry of the chimney. This is indicative of moisture intrusion into the masonry, and as this moisture freezes and expands in winter months, brick damage occurs. Evaluation and repairs as needed are recommended by a qualified mason.

Brick Masonry, Concrete, Brick & Stone
$
Credit
Comment
3.6.1 - Gutters / Downspouts

Standing Water - Pitch / Debris
Rear of Home, Front of Home

Standing water and organic debris was present in the gutter(s), due to possible clogged downspouts and/or an improper pitch of the gutters. This puts strain on the gutter fasteners, and may allow water to overflow the guttering, possibly damaging fascia and saturating the grounds preceding the foundation walls. Repairs are recommended as needed by a qualified person to achieve proper drainage.

Gutter cleaning icon Gutter Contractor
$
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Comment
3.6.2 - Gutters / Downspouts

Gutter Leak
Front of Home, Rear of Home

The gutters were leaking at the referenced areas. Repairs are recommended as needed by a gutter contractor to rectify any leaks.

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
3.6.3 - Gutters / Downspouts

Downspouts Terminating Near Foundation

There were downspouts present that were discharging within five feet of the foundation of the home. Current standards require downspouts to be diverted at least five feet from the foundation of the home to prevent the grounds surrounding the foundation from becoming saturated. Saturated grounds can allow water / moisture to enter basement and crawl space areas, and in extreme cases can allow for settlement of the home. Properly extending all downspouts at least five feet away from the home is recommended by a gutter contractor.

Gutter cleaning icon Gutter Contractor
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Comment
3.6.4 - Gutters / Downspouts

Full Gutter Evaluation Recommended

Multiple deficiencies were present with the gutters and downspouts. Due to this a full evaluation of the gutter system is recommended by a guttering contractor with repairs or replacement made as needed. 

Gutter cleaning icon Gutter Contractor

4 - Exterior

Walls / Cladding: Siding Material
Brick Veneer
Walls / Cladding: Wall Construction Type
2X Wood Lumber, CMU Block
Walls / Cladding: Wall Crack(s) Present?
Yes
Overhangs / Soffit / Fascia: Soffit & Fascia Material
Wood Fascia & Soffit
Exterior Doors: Door Material(s)
Steel, Wood
General Info: Exterior Views
General Info: Representative Number Inspected

The State of Tennessee Standards of Practice states that a representative sample of exterior components shall be inspected on each side of the home when multiple pieces make up an item or component (i.e. cladding, windows, overhangs, etc.). I try to ensure that all portions are inspected but height from the ground, vegetation, or other factors may prevent full accessibility or visibility of some items. 

General Info: Probing of Wood

The TN Standards of Practice requires any areas of wooden trim, siding, or other wood components to be probed if water damage (wood rot) was suspected. Any photos of a screwdriver stuck into wood represents water damage/wood rot to some extent. Hidden damage is always a possibility at these areas. These areas of damage will require further evaluation to determine the extent of the damage, along with repairs made as deemed necessary by a qualified contractor. 

Walls / Cladding: Wall and Cladding Information

The walls and wall cladding were inspected looking for significant damage, presence of proper flashings, and potential water entry points, etc. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Walls / Cladding: Hairline Cracking Brick Veneer
Front of Home

Hairline cracking was present on areas of the brick veneer. No displacement, irregular gapping, or lateral displacement was visually observed with the cracks at the time of inspection. 

Window Exteriors: Windows Information

The exterior components of the windows (trim, flashing, etc.) were inspected looking for damage, lack of proper flashing, clearance from grade, etc. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Overhangs / Soffit / Fascia: Soffit / Fascia Information

The soffit and fascia was inspected at visible portions looking for any water damage or other significant defects. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

Overhangs / Soffit / Fascia: Wood Overhangs Present

Wood overhangs were present. These areas will be susceptible to moisture related damage, and are recommended to be maintained by painting and sealing as a part of routine maintenance to prevent said damage.

Exterior Doors: Doors Information

All exterior doors were inspected by looking for damage, lack of proper flashing, deficiencies with their operation, etc. No reportable deficiencies were present at the time of inspection unless otherwise noted in this report. 

Exterior Doors: Handleset Information

Handlesets (deadbolts & door handles) are not inspected for their functionality with keys, as replacement or re-keying of any deadbolts and handles is recommended due to not knowing who may possess keys to the home. Therefore deadbolts and handles will be reported on with respect to the misalignment of the door only, preventing them from latching or locking properly. 

In accordance with the State of Tennessee Standards of Practice the home inspector shall observe from ground level: - Wall cladding, flashings, and trim; entryway doors and a representative number of windows; eaves, soffits, and fascias. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; and probe exterior wood components where deterioration or damage is suspected.
The home inspector is not required to observe: Storm windows, storm doors, screening / screens, shutters, awnings, and similar seasonal accessories; Presence of safety glazing in doors and windows; Detached buildings or structures; or the Presence or condition of buried fuel storage tanks, water tanks, or septic tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.
 

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Comment
4.4.1 - Overhangs / Soffit / Fascia

Water Damage Present
Multiple Areas

Water damage was present on the overhangs / fascia in areas. Repairs or replacement of any damaged wood is recommended by a qualified person.

Contractor Qualified Professional
$
Credit
Comment
4.5.1 - Exterior Doors

Water Damage to Wood
Front of Home , Den - Rear of Home

Some degree of water damage was present at the bottom of the door jambs, door slab, and/or brick moulding of the referenced door(s). Repairs or replacement to correct any damaged wood is recommended as needed by a contractor or other qualified person, with sealing or modifications made to prevent further/future damage. 

Contractor Qualified Professional
$
Credit
Comment
4.5.2 - Exterior Doors

Light Visible Around Door
Rear of Home

Light was visible around the door(s) while closed. Adjustments or modifications are recommended as needed to eliminate any visible light for energy efficiency by a qualified person. This may require the addition of weatherstripping and/or re-setting of the door. 

Wrenches Handyman
$
Credit
Comment
4.5.3 - Exterior Doors

Door Binding
Den - Rear of Home

The door was binding on the jamb or threshold. Adjustments or modifications are recommended as needed for proper operation, by a qualified person.
Wrenches Handyman
$
Credit
Comment
4.5.4 - Exterior Doors

Door Not Latching
Basement - Rear of Home

The door(s) was not latching/locking properly. Adjustments / modifications are recommended as needed for proper operation by a qualified person.

Wrenches Handyman
$
Credit
Comment
4.5.5 - Exterior Doors

Inactive Door Throw Bolt Not Functioning Properly
Rear of Home

A throw bolt for the inactive door was not functioning properly preventing the door from being fully secured. Repairs are recommended as needed for proper operation of the door/throw bolt. 

Contractor Qualified Professional

5 - Kitchen

Oven/Range: Energy Source
Electric
Cooktop: Cooktop Energy Source
Electric
Exhaust Fan: Fan Type
OTR Exterior Vented
Kitchen View
Cabinets, Countertops: Countertop/Cabinets Information

The cabinets and countertops were inspected looking for significant damage and by testing a representative number of doors and drawers evaluating their operation. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Sink(s): Kitchen Sink Information

The kitchen sink was inspected by operating the faucet valves and faucet looking for any leaks or signs of significant deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Spray Wand: Spray Wand Information

The spray wand, whether standalone or attached to the faucet, was operated looking for proper flow and to ensure no leaks were present. No deficiencies were present at the time of inspection unless otherwise noted in this report.

Undersink Plumbing - Kitchen: Plumbing Information

The supply and drain pipes were inspected looking for leaks, improper installation, and other deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Disposal Unit: Disposal Information

The garbage disposal was inspected by activating it at normal controls and ensuring the motor ran, while also looking for leaks from the unit, an exposed power cord, heavy rust, or other deficiencies. The unit is not tested to determine if it can effectively "grind" food waste. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Dishwasher : Dishwasher Information

The dishwasher was operated by running a wash cycle, and was functional at the time of inspection. No leaks or water was present at the base of the unit at the completion of the cycle. The unit's efficiency of cleaning dishes is not tested for. No deficiencies were observed with the unit unless otherwise noted in this report.

Oven/Range: Oven Information

The oven was operated by placing into "Bake" mode, and heat was produced from the element(s). Temperature calibration, "clean" options, and other functions are not tested for. You are recommended to seek further evaluation of additional functions if desired/needed. No indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report.

Cooktop: Cooktop Information

All cooktop heating elements were turned to "High", and were functional at the time of inspection. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Exhaust Fan: Exhaust Fan Information

The kitchen exhaust fan was inspected by operating normal controls, checking for proper operation. The fan's type (recirculating or exterior) will also be reported on. No deficiencies were observed at the time of inspection if not otherwise noted in this report. 

Refrigerator: Refrigerators Not Inspected

Refrigerators are not included in a Home Inspection as they are considered transient, "unattached" items. They are also not moved to look at the condition of the floor under them, or the cabinetry around them. Therefore their water line and power receptacle are not visible and excluded from this inspection. If the refrigerator is a concern, I recommend having it evaluated by an appliance repair company or other qualified person prior to closing. 

In accordance with the Tennessee Standards of Practice the inspector will examine and report on the condition and operation of the dishwasher by initiating a cycle, the range by testing heating elements and the oven, the mounted microwave by starting a warm-up cycle, test the hot/cold water supply at the fixture, look for leaks in the plumbing and fixtures/faucet, examine counters, walls, ceilings, floors, a representative number of cabinets, windows, doors, and the presence of GFCI receptacles and their operation, if applicable. Homes built prior to 1987 were not required to have GFCI receptacles in the kitchen, but upgrading is recommended for safety.
The home inspector is not required to report on: Clocks, timers, self-cleaning oven functions, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

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Comment
5.1.1 - Cabinets, Countertops

Water Damage

Water damage was present to the cabinet floor under the sink. Repairs are recommended to the cabinet floor as needed by a qualified person.

Wrenches Handyman
$
Credit
Comment
5.1.2 - Cabinets, Countertops

Improper Screws Used to Secure Wall Cabinetry

Drywall or deck screws were used to secure the wall cabinetry instead of the manufacturer supplied or recommended pan head screws. Although I have never seen any repercussions associated with the use of drywall screws, they do not have the shear strength that the manufacturer supplied pan head screws would. Replacement of the screws is recommended as deemed necessary by a cabinet installation contractor. 

House building Cabinet Contractor
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Comment
5.4.1 - Undersink Plumbing - Kitchen

Dishwasher High Loop Missing

A "high loop" or "air gap" was not present for the dishwasher drain line at visible portions. A high loop or air gap prevents wastewater from siphoning back into the dishwasher during operation. The proper installation of the dishwasher drain line is recommended by a licensed plumber or other qualified person.
Contractor Qualified Professional
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Comment
5.4.2 - Undersink Plumbing - Kitchen

Flex Drain Pipe Present

A flex drain pipe was present under the kitchen sink. Flex drain pipes are not recommended as they may clog more often and affect water drain flow. Current standards call for smooth walled drain pipes only. Evaluation and replacement of the flex pipe is recommended by a licensed plumber. 

Pipes Plumbing Contractor
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Comment
5.4.3 - Undersink Plumbing - Kitchen

Rust/Corrosion Present on Pipes

Rust and/or corrosion was present on portions of the plumbing pipes. This is typically an indicator that the pipes are nearing the end of their useful life due to inner wall damage of the pipes. Evaluation and replacement as needed is recommended by a licensed plumber. 

Pipes Plumbing Contractor
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Comment
5.4.4 - Undersink Plumbing - Kitchen

Improper Drain Pipe Pitch

The kitchen drain pipe trap arm was pitched improperly, drain lines should pitch downhill at 1/4" per foot to allow for proper draining. This is typically an easy modification to achieve the proper pitch. Repairs are recommended as needed by a licensed plumber to achieve the proper pitch.

Pipes Plumbing Contractor
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Comment
5.5.1 - Disposal Unit

Aged Unit

FYI - The garbage disposal was an aged unit. Repairs or replacement should be anticipated in the future due to the age of the unit. A life expectancy chart can be found here:

http://prohitn.com/component-life-expectancies/

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Comment
5.5.2 - Disposal Unit

Splash Guard Missing / Damaged

The rubber splash guard for the garbage disposal was missing / damaged. Replacement is recommended by a qualified person. 

Pipes Plumbing Contractor

6 - Bathroom(s)

Ventilation: Ventilation Sources
Window(s), Not Present
General Info: Bathroom View(s)
General Info: Tub and Shower Drain Information

Water was ran through the drains of tubs and showers for an extended period of time, and the areas under these drains (if applicable) were then inspected with thermal imaging looking for indications of leaks. No leaks were observed at the time of inspection unless otherwise noted in this report. 

What I can't replicate is the affects of weight applied to these drains. When showering or bathing the forces from weight can put strain on gaskets or joints on the drain pipes that can possibly result in leaking, this can be even more likely if the home has been vacant for an extended period of time. Therefore any leaks that occur from these areas after the time of inspection are excluded. 

General Info: Tub and Sink Overflow Limitations

Tub and sink overflows are not tested for functionality due to the very high likelihood the gaskets will leak. Care should be exercised in filling tubs to not allow water into the overflow. While they will likely drain away the bulk of water, some amount of leaking should be anticipated. As an improvement, a licensed plumber could check the gaskets and make repairs deemed necessary. Again, it should be assumed these overflows will not be water tight.

Cabinets, Countertops: Cabinet & Countertop(s) Information

The cabinets and countertops were inspected by looking for significant defects. No deficiencies were observed at the time of inspection unless otherwise noted in this report. 

Mirror(s): Mirror Information

The bathroom mirror(s) were inspected looking at their attachment to the wall and for any damage. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Ventilation: Ventilation Information

The bathroom ventilation is reported on by its source; windows or ventilation fans are acceptable forms of ventilation for bathrooms containing a tub and/or shower. If fans are present they will be tested by operating the switch and listening for proper air flow. Although windows in a bathroom can substitute for a fan, a fan is still recommended due to not utilizing windows in colder winter months. No deficiencies were observed with the ventilation at the time of inspection unless otherwise noted in this report. 

Ventilation: No Ventilation Fan - Window Present
Main Level Bathroom , Upstairs Bathroom(s)

FYI - No ventilation fan was present in the referenced bathroom(s), but the room(s) did contain a window. Current standards state that a ventilation source should be present in bathrooms to control humidity and moisture that is produced from bathing and showering. Although current standards state that a window can substitute for a fan, the installation of a fan is still recommended by a licensed electrician, as windows are not utilized in winter months.

Sink(s): Sinks Information

The sink(s) were inspected by operating the faucet water valves and checking for proper flow and drainage, looking for leaks, operating pop-ups, etc. No reportable conditions were observed at the time of inspection unless otherwise noted in this report. 

Undersink Plumbing - Bathroom: Sink Plumbing Information

The visible portions of the sink plumbing was inspected by running water through the drain pipe for over one minute and looking for leaks from the drain pipe / trap assembly, water supply lines, and areas underneath of the sink area (ceiling below/basement/crawl space). Other significant defects are also looked for with the plumbing. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Shower(s): Showers Information

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 Walls: Shower Walls Information

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.

Bathtub(s): Bathtub(s) Information

The bathtub(s) were inspected by operating the faucet valves checking for proper flow and drainage and 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.

Toilet(s): Water Supply Off
Downstairs Bathroom , Main Level Bathroom , Upstairs Bathroom(s)

FYI - The water supply was off for the toilet, and the toilet was not tested for functionality. I recommend confirming proper operation prior to the end of your inspection contingency period.

In accordance with the Tennessee Standards of Practice the inspector will examine and report the condition of the: sinks, showers, tubs, enclosures, toilets, exposed plumbing, presence of leaks from plumbing, fixtures, and/or faucets. As well as the walls, floors, ceilings, a representative number of windows and doors, heating/cooling source, ventilation, and presence of GFCI protection, if applicable. GFCI protection in bathrooms was not required in homes built prior to 1975; but upgrading is recommended for safety.
The home inspector is not required to: Operate any valve except water closet flush valves, fixture faucets, and hose faucets; or Inspect the system for proper sizing, design, or use of proper materials.
 

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Comment
6.2.1 - Cabinets, Countertops

Moisture Damage
Master Bathroom

Moisture damage was present on the cabinet floor under the sink. Repairs are recommended as needed by a qualified person.
Wrenches Handyman
$
Credit
Comment
6.4.1 - Ventilation

No Ventilation Source Present
Downstairs Bathroom

No exhaust fan or window was present in the referenced bathroom(s). Current standards state that either an exhaust fan or a window should be in bathrooms containing a shower or tub to ensure proper ventilation of moisture. I recommend the installation of an exhaust fan by a licensed electrician.

Electric Electrical Contractor
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Comment
6.5.1 - Sink(s)

Aerator Missing
Upstairs Hallway Bathroom

An aerator was missing on the referenced faucet which resulted in an irregular water flow. The installation of an aerator is recommended by a qualified person. 

Contractor Qualified Professional
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Credit
Comment
6.6.1 - Undersink Plumbing - Bathroom

Leak Present
Upstairs Hallway Bathroom

There was a leak present under the sink. Repairs are recommended as needed to rectify any leaks by a licensed plumber.

Pipes Plumbing Contractor
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Credit
Comment
6.6.2 - Undersink Plumbing - Bathroom

Indications of Past Leak
Master Bathroom

FYI - There were indications of a past leak present from the referenced sink(s). I could not replicate the leak at the time of inspection. I recommend consulting with the seller(s) as to what repairs were carried out here to address the leak. 

Conversation 512 Inquire With Seller
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Comment
6.7.1 - Shower(s)

Diverter Not Engaging Fully
Master Bathroom

The shower diverter was not engaging fully, preventing full water pressure from the showerhead. Repairs are recommended by a licensed plumber.
Pipes Plumbing Contractor
$
Credit
Comment
6.7.2 - Shower(s)

Water Supply Not Functional
Downstairs Bathroom

The water supply to the referenced shower was not functional at the time of inspection. Repairs are recommended as needed by a licensed plumber for proper operation.

Pipes Plumbing Contractor
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Comment
6.9.1 - Bathtub(s)

Hindered Drainage
Upstairs Hallway Bathroom , Master Bathroom

Slow or hindered drainage was present in the bathtub. Repairs are recommended to achieve proper drainage by a licensed plumber or other qualified person.
Pipes Plumbing Contractor
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Comment
6.9.2 - Bathtub(s)

Leak from Faucet
Upstairs Hallway Bathroom , Master Bathroom

A leak was present from the faucet at the shower wall while in use. Repairs are recommended as needed by a licensed plumber to rectify the leak. Hidden damage may be present behind the shower wall due to the leak.

Pipes Plumbing Contractor
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Comment
6.9.3 - Bathtub(s)

Stopper Inoperable/Not Functioning Properly
Master Bathroom

The stopper was inoperable or not functioning properly in the bathtub. Repairs are recommended as needed by a qualified person for proper operation.

Wrenches Handyman
$
Credit
Comment
6.10.1 - Toilet(s)

Sediment in Tank

Sediment was present in the toilet tank. There can be many causes of this ranging from rusting elements in the water heater, excessive iron in the water supply, rust from galvanized water pipes, or even a crack in the main water line, pulling dirt into the potable water. Evaluation by a licensed plumber is recommended.

Pipes Plumbing Contractor
$
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Comment
6.10.2 - Toilet(s)

Improper Toilet Clearance
Downstairs Bathroom

The toilet had inadequate clearance from a wall, vanity, or other surface. Current standards require 15" of clearance to the sides of a toilet, with 21" - 24" of clearance in front of a toilet.

Pipes Plumbing Contractor

7 - Interior Areas

Windows: Window Material
Wood
Windows: Window Glazing
Single Pane
Fireplace(s): Fireplace Type(s)
Wood Burning Fireplace
Fireplace(s): Fireplace Location(s)
Living Room, Den
Fireplace(s): Fireplace Flue Termination Point
Chimney
Ceiling Condition: Moisture Stains Present on Ceilings
Yes
General Info: Room Views
General Info: Bedroom Locations

Bedrooms are determined by starting with the Master, after walking out of the master bedroom, bedroom 2 will be the first bedroom you come to, bedroom 3 the next, and so on. 

Windows: Windows Information

The windows were inspected by operating a representative number (I will try and operate every window in the home, but personal belongings may block accessibility to some). Their operation was tested, along with looking for damage, broken glass, failed seals, etc. No reportable deficiencies were present unless otherwise noted in this report.

Windows: Glass Seal Failure Limitations

Reporting on double pane glass seal failure is not required by the State of TN Standards of Practice, and lies beyond the scope of a home inspection, as glass may not show signs of seal failure at the time of inspection, but may become visible later due to changes in conditions. Desiccant material in the glass spacer can absorb moisture in between the panes, essentially masking seal failure. Also, changes in weather conditions (high humidity, etc.) may reveal seal failure that was not visible at the time of inspection. Seal failure is where the double pane glass loses its adhesion with the inner spacer, allowing moisture and debris in between the panes of glass. I will report on any insulated glass units that were showing signs of seal failure at the time of inspection, but this should not be relied upon as a complete listing of affected units. If glass seal failure is a concern, you are advised to seek the services of a window or glass repair contractor. 

Closets: Closets Information

The closets were inspected by testing the operation of their doors and looking for significant defects. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report. 

Interior Doors: Interior Doors Information

A representative number of interior doors were inspected by operating them ensuring that they opened and closed properly, as well as latched properly without binding on jambs or the floor. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Doorbell: Doorbell Information

The doorbell was tested by depressing the button and listening for a chime. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report.

Fireplace(s): Fireplace Information

The fireplace was inspected by a visual examination of the firebox, hearth extension, mantle, and by operating the flue damper (if applicable). An NFPA Level 2 inspection is recommended to be conducted by a chimney sweep during the transfer of ownership of a home, and is highly recommended prior to the end of your inspection contingency period. This Level 2 inspection is invasive utilizing remote cameras, and can uncover issues not seen during a home inspection, particularly the condition of the flue liner. No significant deficiencies were observed at visual portions unless otherwise noted in this report.

Stairs, Handrails, & Guardrails: Stairs Information

The stairs were inspected by evaluating the risers and treads, applicable railings, etc. No deficiencies were present at the time of inspection unless otherwise noted in this report.

Surfaces - Overall: Surfaces Information

Visible portions of the interior wall, floor, and ceiling surfaces were inspected looking for indications of moisture intrusion, settlement, or other significant defects. Cosmetic and minor deficiencies are not typically reported on, but may be noted while looking for significant defects, any listing of these items should not be construed as an all-inclusive listing. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Wall Condition: Walls Information

Visible portions of the interior walls were inspected looking for signs of moisture infiltration, settlement cracking, significant damage, or other significant deficiencies. No reportable deficiencies were observed at the time of inspection unless otherwise noted in this report.

Ceiling Condition: Ceilings Information

The ceilings throughout the home were inspected looking for moisture intrusion/staining due to roof leaks or leaking plumbing pipes. Settlement cracks, and significant defects were also inspected for. No reportable conditions or moisture stains were visibly present at the time of inspection unless otherwise noted in this report.

Ceiling Condition: Moisture Stains Information

The ceilings throughout the home were inspected looking for moisture stains from roof leaks, plumbing leaks, or other sources. No moisture stains were present on the ceilings at the time of inspection unless otherwise noted in this report. 

Ceiling Condition: Drop Ceiling Tiles Not Removed
Downstairs

Drop ceiling tiles were present at the referenced area(s). These tiles were not removed for visual accessibility of overhead components and items. The inspection is limited to visual portions only.

Floor Condition: Floors Information

Visible portions of the floors throughout the home were inspected looking for significant floor deficiencies. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report.

In accordance with the Tennessee Standards of Practice the home inspector shall observe: walls, ceilings, and floors; steps, stairways, balconies, and railings; counters and a representative number of installed cabinets; and a representative number of doors and windows; fireplaces by examining the firebox, operating the damper, and reporting on the presence of a gas shut off valve. The home inspector shall: Operate a representative number of receptacles, switches, windows, and interior doors; and report on signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.
The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting, tile; or Draperies, blinds, or other window treatments. Gas fireplaces are not tested for functionality, and the pilot light will not be lit if it's off at the time of inspection. An evaluation by a gas company is recommended before using any gas appliances in the home.
 

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Comment
7.2.1 - Windows

Broken Glass Present
Master Bedroom

Broken glass was present on the referenced window(s). Replacement of the glass is recommended by a window company or glazing contractor.

Window Window Repair and Installation Contractor
$
Credit
Comment
7.2.2 - Windows

Deteriorated Glazing Bead
Multiple Throughout The Home

Windows were present that had damaged and/or deteriorating glazing bead. Glazing bead is a putty that secures the glass panes into the wooden sash. Repairs / replacement of this glazing bead is recommended by a qualified person for proper securement of the glass.

Window Window Repair and Installation Contractor
$
Credit
Comment
7.2.3 - Windows

Fall Protection Recommended
Room Above Garage

There were windows present that were within 24 inches of the floor, and higher than 72 inches from finished grade outside. Fall protection is recommended to be installed on these windows for child safety by a qualified person. More info can be found at the link below. 

https://pubstore.aamanet.org/docs/TB_03-12_8-13-12.pdf

Contractor Qualified Professional
$
Credit
Comment
7.4.1 - Interior Doors

Binding Door(s) Present
Upstairs Hallway Bathroom , Bedroom 3

There were door(s) that were binding / rubbing on an adjacent surface. Adjustments or modifications as needed for proper operation is recommended by a qualified person.

Wrenches Handyman
$
Credit
Comment
7.4.2 - Interior Doors

Handle Not Functioning Properly
Bedroom 4

The handle hardware was either damaged or not functioning properly. Repairs or replacement of the hardware as needed is recommended by a qualified person for proper operation.

Wrenches Handyman
$
Credit
Comment
7.6.1 - Fireplace(s)

Creosote Build-up
Living Room

Some degree of creosote build-up was present at visible portions of the firebox and flue. Maintenance and cleaning is recommended to be performed by a chimney sweep.

Fire Fireplace Contractor
$
Credit
Comment
7.7.1 - Stairs, Handrails, & Guardrails

Handrail Returns Missing

FYI - Returns were not present on the handrails. Current safety standards recommend for the handrails to "return" to the wall, so that clothing, etc. won't be snagged by a handrails end. Safety upgrades to "return" the handrail to the wall is recommended to be conducted here by a qualified person. 

Contractor Qualified Professional
$
Credit
Comment
7.7.2 - Stairs, Handrails, & Guardrails

Stair Guard Spacing
Leading Upstairs

The stair railing had spacing that would allow the passage of a 4 3/8 inch sphere through the balusters, and/or the passage of a 6 inch sphere below them. Current safety standards require that spheres of the referenced sizes should not pass through the referenced areas. Safety upgrades should be considered here.
Contractor Qualified Professional
$
Credit
Comment
7.8.1 - Surfaces - Overall

Indications of Movement Information

FYI - There were indications of settlement or movement throughout areas of the home which may include; sloping floors, cracks on interior walls and/or ceilings, visible drywall joints, visible drywall tape, and/or door openings that were out of square. I can only report on the visible conditions of these items as they existed at the time of inspection, as I do not know how long they have been in this condition, or if any further movement could occur. Only a structural engineer can determine the exact cause and severity of settlement or movement, and they should be consulted as desired. 

Contractor Qualified Professional
$
Credit
Comment
7.9.1 - Wall Condition

Staining - Elevated Moisture Content Present
Den - Right Side of Home

Moisture staining was present with elevated moisture content. Evaluation of this area with repairs made as needed is recommended by a qualified person. 

Contractor Qualified Professional
$
Credit
Comment
7.10.1 - Ceiling Condition

Moisture Staining Present - Plumbing
Half bathroom

Moisture stain(s) were present on the ceilings in the referenced areas. Although the area(s) were not actively leaking at the time of inspection, moisture stains should be viewed as active leaks until they prove themselves otherwise. I recommend inquiring with the sellers about the stains as they would have firsthand knowledge of why the stain is present, and what repairs were carried out to address it. If they are unsure of the stains, a plumbing contractor is recommended to evaluate and make repairs as needed.    

Pipes Plumbing Contractor

8 - Laundry

Dryer Energy Source
Electric
Dryer Vent: Dryer Vent Termination Point
Exterior
Laundry View
Visible Plumbing - Laundry: Plumbing Information - No Washer Present

The washing machine water supply valves were operated and no deficiencies were present at the time of inspection unless otherwise noted in this report. The standpipe (washer drain pipe) was not tested for leaks as a washing machine would need to be present to discharge water into the drain. The functionality of the drain is excluded from this inspection.

Dryer Vent: Dryer Vent Information

The dryer vent was inspected to ensure it terminated to the exterior of the home and that no damage was present at visible portions. No deficiencies were observed with the dryer vent at visible portions unless otherwise noted in this report.

In accordance with the State of Tennessee Standards of Practice the inspector will examine and report on the condition of: the exposed plumbing; presence of a 240 volt receptacle, GFCI receptacles, dryer vent condition and termination, as well as the walls, floors, ceilings, doors, cabinets, counters, and windows, if applicable.
The inspector is not required to: Inspect or move washers and dryers, operate water valves where the flow end of the faucet is connected to an appliance, Inspect the plumbing for proper sizing, design, or use of proper materials.

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Comment
8.1.1 - Visible Plumbing - Laundry

Water Valve(s) Leaking

Leaking was present from the water valve(s) while under pressure. Replacement of the valve(s) is recommended by a licensed plumber as needed for proper operation. 

Pipes Plumbing Contractor

9 - Garage

Garage Door(s): Garage Door Type(s)
Aluminum Sectional (Insulated)
Garage Door Opener(s): Opener Drive Type
Chain Drive
Garage Door Opener(s): Opener Button Proper Height
No (within 60" of standing surface)
Interior Door : Proper Separation Door Present
No, Upgrade Recommended
Ceiling / Framing: Ceiling Material
Exposed Framing
Ceiling / Framing: Proper Separation Present
No, Upgrade Recommended
Walls: Walls Material
CMU Block
Walls: Proper Separation Walls Present
Yes
Garage View(s)
Garage Area to Living Space Separation Information

Current building standards for homes require "garage to living space separation". This separation helps to slow a garage oriented fire and to help prevent CO gases from entering living areas. This is achieved by the installation of a steel or solid wood door between the garage and living areas measuring no less than 1 3/8" thick, or a 20 minute fire rated door. The walls require the installation of 1/2" drywall, and the installation of 5/8" Type X drywall on the ceiling (if living areas are overhead). No protrusions should be present on the walls and/or ceiling in the area unless properly sealed with an approved sealant. These upgrades are recommended for safety if not present, and a qualified contractor can be consulted for more information. 

Garage Door(s): Garage Door Information

The garage door(s) were tested by operating the wall mounted transmitter and checking for proper operation. The door(s) were examined for significant damage or installation related deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Garage Door Parts: Garage Door Parts Information

The rollers, brackets, door panels, springs, and tracks were inspected looking for damage or loose components. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Garage Door Opener(s): Garage Door Opener Information

The garage door opener(s) were inspected by depressing the wall mounted transmitter and observing the openers functionality (remote transmitters are not tested). No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Garage Door Safety: Eye Beam(s) Information

The safety eye beam(s) were inspected by closing the garage door and "breaking" the path of the eye beam(s) to ensure the door auto-reversed properly. The system was functional unless otherwise noted in this report.

Garage Door Safety: Resistance Not Tested

The "Resistance" test of the garage door(s) was not conducted due to the possibility of damaging the door and/or the opener, should the resistance feature not function properly, and this functionality is excluded from this inspection. Garage doors contain two safety measures to prevent someone from being injured or pinned by a closing garage door. Photoelectric eyes, and the ability to auto reverse, if the door meets resistance or a solid object. I recommend testing this feature for functionality once taking ownership of the home. The test can be conducted by placing a 2" X 4" laid on the ground, underneath of the door. When the door is closed, it should contact the 2" X 4", and auto-reverse. If it does not, adjustments to the "force close" setting on the opener may need to be made, and/or a garage door contractor should evaluate.

Interior Door : Interior Garage Door Information

The door between the garage and living areas was in satisfactory condition at the time of inspection. Current safety standards require for these doors to be comprised of steel or solid wood measuring at least 1 3/8" thick for proper garage to living space separation. These doors built on homes prior to 2006 (dependent on local municipality) may not meet these standards and should be upgraded as desired for safety. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Ceiling / Framing: Ceiling Information

The ceiling area was inspected looking for indications of leaks or other deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Ceiling / Framing: Ceiling Information - Separation

The framing in the garage is required to be covered with a 5/8" type X drywall if living areas are overhead and the home was constructed after 2006 (year dependent on local municipality). Confirmation of the proper drywall is not possible in a "visual only home inspection", but the presence of drywall will be reported on. Homes built prior to 2006 were not required to meet these requirements but upgrading to proper drywall is recommended as desired for safety. 

Walls: Walls Information

The walls appeared to be in satisfactory condition at the time of inspection. No deficiencies were observed at visible portions unless otherwise noted in this report.

Walls: Walls Information - Separation

Current standards require that walls adjacent to living areas in a garage are covered with 1/2" drywall for proper separation of garage to living space. Homes built prior to 2006 (year dependent on local municipality) may not have this protection, but upgrades are recommended as desired for safety. 

Garage Slab: Slab Information

Visible portions of the concrete slab was inspected looking for significant deficiencies and significant cracking. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Any references to cracks on basement or garage concrete slabs will need to be sealed with an appropriate material by a qualified person at a minimum, regardless of the cracks size. This will prevent the possibility of moisture/water infiltration rising through the crack(s) during periods of heavy rainfall. 

Garage Slab: Typical Settlement / Shrinkage Cracking
Typical settlement / shrinkage cracks were present on the garage concrete slab (<1/4" wide). These can be caused by admixtures used in the concrete mix when the slab was poured, the lack of expansion or relief joints, or standard settlement. If a concern, have a concrete contractor to evaluate.

In accordance with the State of Tennessee Standards of Practice the inspector will examine: the Attached garage and report the condition of the: garage door(s) (including related parts), the garage door opener, the presence and operability of photoelectric eyes (safety feature) and the doors ability to auto reverse when met with resistance, doors, ceilings, floors, a representative number of windows and receptacles, and the presence of GFCI receptacles. Current safety standards require the presence of 1/2" Type X drywall for wall/ceiling surfaces, as well as a steel or fire rated door between the garage and living areas for fire safety. We recommend that these improvements be considered for the safety of the occupants.The home inspector is not required to inspect: Remote controlled garage door opener transmitters.
 

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Comment
9.1.1 - Garage Door(s)

Moulding/Jambs Water Damage

Some degree of water damage was present to the exterior wood moulding and or extension jambs of the garage door(s). Repairs are recommended as needed by a qualified person to correct any damaged wood.

Wrenches Handyman
$
Credit
Comment
9.1.2 - Garage Door(s)

Garage Door Panel(s) Damaged

Damage was present to the garage door panel(s). Repairs or replacement of the door(s) or panel(s) as needed is recommended by a garage door contractor.

Garage Garage Door Contractor
$
Credit
Comment
9.3.1 - Garage Door Opener(s)

Opener Button Within 5 Feet of Standing Surface

The garage door opener button(s) were within five feet of a standing surface. Opener buttons are recommended to be elevated at least 60" to prevent a child from operating the door. Raising the button to proper height is recommended. 

Tools Handyman/DIY
$
Credit
Comment
9.5.1 - Interior Door

Proper Separation Door Not Present - Upgrade

FYI - The door between the garage and living areas did not meet today's safety standards for separation of garage and living space. The installation of a 20 minute fire rated door, or a steel or solid wood door measuring no less than 1 3/8" thick, is recommended as a safety upgrade by a qualified person.

Door Door Repair and Installation Contractor
$
Credit
Comment
9.6.1 - Ceiling / Framing

Proper Separation Not Present - Upgrade Recommended

FYI - The ceiling in the garage was "unfinished", finished with an improper material, or had gaps present in the drywall. Although this may have been acceptable when the home was built, current standards require the installation of 5/8" Type X drywall on the ceiling to provide proper separation of garage to living area space, with no holes or gaps allowed in the ceiling without being sealed with an approved material. The installation of proper drywall or repairs as needed to achieve proper separation is recommended as a safety upgrade by a qualified person.

Contractor Qualified Professional

10 - Heating, Cooling

Exterior Unit(s) - Split System : Exterior Unit Location
Rear of home
Exterior Unit(s) - Split System : Exterior Unit Energy Source & Type
Electric AC Unit
Exterior Unit(s) - Split System : Exterior Unit Manufacturer
Rheem
Exterior Unit(s) - Split System : Exterior Unit Max Circuit Breaker Size
25amps, 30amps
Exterior Unit(s) - Split System : Exterior Unit Breaker Size in Panel
30 amps
Interior Unit(s) - Split System : Interior Unit(s) Location
Garage, Attic
Interior Unit(s) - Split System : Interior Unit(s) Energy Source and Distribution
Gas Forced Air
Interior Unit(s) - Split System : Interior Unit Manufacturer
Rheem
Auxiliary Drain Pan: Auxiliary Drain Pan Present
Yes
Condensate Drain Pipe: Condensate Drain Termination Point
Rear of Home, Gutter
Venting: Gas Appliance Category
Category 1, Category 4, Non-Direct Vent
Venting: Venting Type
Natural Draft (Gravity Vent), Fan-Induced Draft
Venting: Vent Material
PVC, Type B Galvanized
Venting: Vent Termination Point
Sidewall, Roof
Air Return: Return Air Temp - Main Level
64
Air Return: Return Air Temp - Upstairs
64
Air Supply: Temperature Differential Cooling Mode - Main Level
20+ Degrees
Air Supply: Temperature Differential Cooling Mode - Upstairs
15-20 Degrees
Air Supply: Temperature Differential Heating Mode - Main Level
20+ Degrees
Air Supply: Temperature Differential Heating Mode - Upstairs
20+ Degrees
Thermostat(s): Thermostat Location(s)
Living Room, Upstairs Hallway
Air Filter / Return Plenum: Filter Location(s)
Upstairs Hallway, At Furnace
Air Filter / Return Plenum: Filter Size
16 X 20, 20 X 25
Cooling Source Present in Each Room: Cooling Source Present in Each Room
No
Heating Source Present in Each Room: Heating Source Present In Each Room
No
General Info: HVAC Testing Information

The inspection of the HVAC system is limited to the response of the system at normal operating controls (the thermostat) in both heating and cooling modes (weather permitting); a non-invasive visual observation of the exterior and interior equipment, and the removal of any access panels made for removal by a homeowner (not requiring ANY tools). If a more thorough inspection is desired, an HVAC contractor should be consulted.

General Info: Split System HVAC Present

This home contained a split system for heating and cooling which typically consists of four main parts: 

  • An Exterior unit (Heat Pump or AC Unit)
  • An Interior unit (Electric Air Handler or Gas Furnace)
  • A Thermostat
  • And Interior ductwork to distribute conditioned air throughout the home
Exterior Unit(s) - Split System : Exterior Unit Manufacture Year
2015

The typical life expectancy of exterior units is approximately 13-15 years. 

Exterior Unit(s) - Split System : Exterior Unit Information

The exterior unit(s) were inspected visually and tested by ensuring they respond to normal operating controls (at the thermostat), and that conditioned air was produced. No indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report.

Interior Unit(s) - Split System : Interior Units Manufacture Year
2015

The typical life expectancy of electric units is approximately 13-15 years, and 15-17 years for gas units. 

Interior Unit(s) - Split System : Interior Unit(s) Information

The interior unit(s) were inspected visually and tested by ensuring they responded to normal operating controls (at the thermostat), and that conditioned air was produced. The unit(s) responded to normal operating controls and no indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report.

Auxiliary Drain Pan: Auxiliary Drain Pan Information
Attic

The interior HVAC unit(s) were inspected for the presence of an auxiliary drain pan if they were located in or adjacent to finished areas. These pans may contain a float switch to sense when the pan fills with water, shutting the unit off; or may contain a drain pipe that will allow any accumulated water to drain to the exterior. The functionality of either the float switches or drain pipes are not tested for. No deficiencies were present at visible portions unless otherwise noted in this report. 

Condensate Drain Pipe: Drain Pipe Information

The condensate drain pipe was inspected looking for the presence of a "trap" and significant deficiencies, as well as reporting on its termination point. Often times the pipe or vinyl tubing passes through walls and/or ceilings, rendering it non-visible in these areas, and the condition of the pipe in these areas is excluded from this inspection. No deficiencies were observed at visual portions, at the time of inspection, unless otherwise noted in this report. 

Refrigerant Lines: Refrigerant Line Information

The refrigerant lines were inspected at visible portions to ensure no damage was present and that pipe insulation was continuous on the lines. No deficiencies were observed unless otherwise noted in this report.

Venting: Vent Information

The furnace vent was inspected by reporting on its material, clearance from combustibles (if applicable), and its termination point. No indications of deficiencies were present at visible portion unless otherwise noted in this report. 

Gas Pipe: Shut Off Valve / Sediment Trap Information

The gas pipe supplying the unit was inspected looking for the presence of a shut off valve and sediment trap, while also looking for damage. No deficiencies were observed at visible portions unless otherwise noted in this report.

Air Return: Temperature Reading

A temperature reading of the return air was taken at the time of inspection, to provide a baseline to compare output temperatures to, showing the system responded to normal operating controls.

Air Supply: Air Supply Information

An infrared camera was used to show the system responded to normal operating controls, at the time of inspection. These images are not intended to show the exact temperature differential produced, the efficiency, or performance of the system; which lies beyond the scope of a home inspection. HVAC thermometers (wet bulb) are required for accurate readings, and measurement points would be carried out at a different location by an HVAC contractor. Typical temperature differentials between return and supply air is 10 - 20 degrees in cooling mode, and 16 - 25 degrees in heating mode. Several factors can affect these numbers, such as, but not limited to: indoor ambient air temperature, exterior ambient air temperature, humidity, cleanliness of the air filter and evaporator, etc. 

Thermostat(s): Thermostat Information - Multiple

The thermostats were operated and they initiated the HVAC systems at the time of inspection. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report. 

Air Filter / Return Plenum: Filter/Plenum Information

The return air grille, air filter, and return air plenum were inspected at visible portions looking for any significant deficiencies, gaps in the plenum, dirty filter(s), or an accumulation of dust. I recommend changing the filter every 30 days - 3 months depending on the style of filter used. This is one of the most important "maintenance" items you can perform as a dirty filter puts additional strain on the air handler and may cause damage to the unit.

HVAC Supply Registers: HVAC Supply Information

Conditioned air supply was present at the supply register(s) as seen with thermal imaging. CFM air flow is not inspected for. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report.

Visible Ductwork: Ductwork Information

The ductwork was inspected at visible portions looking for damage, loose connections, or other significant defects. No reportable deficiencies were observed unless otherwise noted in this report. 

In accordance with the State of Tennessee Standards of Practice the home inspector shall observe: the permanently installed heating and cooling systems including: Heating and cooling equipment that is central to the home; visible ducts and piping, air filters, registers, and the presence of an installed heating and cooling source in each room. The home inspector shall describe: the energy source and heating equipment. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily accessible access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms. Efficiency of the units and load testing are not conducted. Air conditioning units can not be tested when temperatures are lower than 60 degrees, due to the possibility of damaging the compressor. Clients are advised to have an HVAC company to perform maintenance on the system on an annual basis.
 

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Comment
10.1.1 - General Info

HVAC Servicing Documentation Not Present

HVAC servicing documentation was not present at the interior unit(s). Manufacturers and HVAC contractors recommend annual servicing of HVAC systems. Failure to have the systems serviced on an annual basis can affect the life expectancy and efficiency of the units. I recommend asking the seller(s) for the service records, and if the records can not be produced or servicing has not occurred in the last year, servicing of the HVAC system is recommended by an HVAC contractor prior to the end of your inspection contingency period.

Conversation 512 Inquire With Seller
$
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Comment
10.3.1 - Interior Unit(s) - Split System

Attic Walkway and/or Platform Missing

An attic walkway and/or platform was missing for the air handler / furnace. A 24 inch wide passageway should be present leading to the unit, with a 30" X 30" platform in front of the unit for servicing / maintenance. The installation of a proper walkway and platform is recommended by a qualified person. 

Contractor Qualified Professional
$
Credit
Comment
10.7.1 - Venting

Non-Direct Vent Clearance - Improper
Rear of Home

The non-direct vent termination point was within four feet of an air inlet into the home. Repairs/modifications to achieve the proper clearance is recommended by an HVAC contractor.

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Comment
10.8.1 - Gas Pipe

Flexible Line Entering Unit
Garage , Attic

A flexible gas appliance connector entered the furnace enclosure. This is prohibited as vibration from the unit could cause mechanical damage to the simi-rigid, thin walled line where it enters through the sharp edges of the knockout at the furnace enclosure. The installation of a bushing around the knockout, or a hard pipe that extends outside the enclosure of the furnace is recommended by an HVAC contractor.

Th Heating and Cooling Contractor
$
Credit
Comment
10.12.1 - Air Filter / Return Plenum

Dirty Filter
Upstairs Hallway , At Furnace

Dirty air filter(s) were present. I recommend replacement ASAP. Dirty filters can put additional strain on the unit, can shorten the life of the unit, and affects the efficiency of the unit.

Wrench DIY
$
Credit
Comment
10.14.1 - Visible Ductwork

Aged Ductwork

The ductwork was aged and is likely at, or past its useful service life. Multiple sources list 15-25 years as the average life expectancy of ductwork. Typical characteristics of aged ductwork include, but are not limited to: missing/damaged insulation, air leakage, deteriorated tape/sealant, Low R-rating of insulation, etc. A full evaluation of the home's ductwork is recommended by an HVAC contractor with repairs or replacement made as needed. 

Th Heating and Cooling Contractor
$
Credit
Comment
10.15.1 - Cooling Source Present in Each Room

Cooling Source Not Present in Each Room
Downstairs Bathroom

An installed cooling source was not present in the referenced room(s). The installation of an installed proper cooling source is recommended by a qualified person.

Fire HVAC Professional
$
Credit
Comment
10.16.1 - Heating Source Present in Each Room

Heating Source Not Present in Each Room
Downstairs Bathroom

An installed heating source was not present in the referenced room(s). The installation of an installed proper heating source is recommended by a qualified person. 

Fire HVAC Professional

11 - Water Heater

Water Heater Condition: Water Heater Location
Garage
Water Heater Condition: Capacity
50 Gallons
Water Heater Condition: Energy Source
Gas
Water Heater Condition: Water Heater Manufacturer
State
Water Heater Condition: Manufacture Year
2015

The typical life expectancy of a water heater is 13-15 years. 

Water Heater Condition: Water Temperature
120-130 Degrees
Venting: Gas Appliance Category
Category 1
Venting: Venting Type
Atmospheric Vent
Venting: Vent Material
Type B Galvanized
Venting: Vent Termination Point
Roof
TPRV Discharge Pipe: TPRV Discharge Tube Material
Copper
Water Heater Condition: Water Heater Information

The water heater produced hot water at the time of inspection. No reportable deficiencies were observed with the unit unless otherwise noted in this report. 

Water Heater Condition: Water Temp Information

FYI - The maximum recommended water temperature produced at faucets in the home is 120 degrees due to the possibility of scalding at temperatures above this. But to prevent the formation of Legionellae bacteria in the water heater, tank temperatures are recommended to be kept between 135-140 degrees. 

A tempering valve can allow for this combination, keeping water at faucets in the home to safe levels while keeping tank temperatures high enough to kill harmful bacteria. I recommend consulting with a licensed plumber regarding the installation of a tempering valve.

Venting: Venting Information

The vent was inspected at visible portions reporting on its material, its clearance from combustibles (if applicable), and its termination point. No indications of deficiencies were present unless otherwise noted in this report. 

Gas Pipe: Gas Pipe / Sediment Trap Information

A gas shut-off valve and sediment trap was present. No deficiencies were observed unless otherwise noted in this report. 

TPR Valve: TPR Valve Information

A TPR valve was in place, and appeared functional. These are not tested due to the fact that once they are tested, they tend to form a drip leak. These valves allow the water heater to expel water and pressure if the tank reaches a pressure over 150psi, or the water temperature exceeds 210 degrees. No deficiencies were observed with the valve unless otherwise noted in this report. 

TPRV Discharge Pipe: Discharge Pipe Present

A TPR valve discharge pipe was present. No deficiencies were observed unless otherwise noted in this report. 

Water Pipes: Water Pipes Information

Visible portions of the water pipes were inspected looking for significant deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report. 

In accordance with the State of Tennessee Standards of Practice the inspector will examine and report the condition: of the water heater enclosure, plumbing supply, energy source, venting, and TPR valve, if applicable. The inspector is not required to: activate the system if it is powered down, or the pilot flame is not lit, Inspect the system for proper sizing, design, or use of proper materials.
 

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Comment
11.7.1 - Water Pipes

Expansion Tank Not Present

FYI - An expansion tank was not installed for the water heater. Current standards and manufacturers instructions recommend that expansion tanks be installed during water heater installations on closed loop systems. The presence of a pressure regulator where the water line enters the home, prevents back flow, and makes this a closed loop system. The expansion tank provides an area for heated water to enter. When water is heated, it expands, and can put pressure on the water heater or plumbing components. The installation of an expansion tank is recommended by a licensed plumber. More info can be found here:

https://plumbertalk.wordpress.com/2014/01/07/expansion-tank-that-thing-on-top-of-your-waterheater/

Pipes Plumbing Contractor

12 - Plumbing

Main Shut Off Valve : Main Shut Off Valve Location
Garage
Water Pressure: Water Pressure (Approx.)
50-60psi
Water Pipes: Service Pipe Material (Visible Portions)
Galvanized Steel
Water Pipes: Water Distribution Pipe Material (Visible Portions)
Copper
Drain, Waste, and Vent Pipes (DWV): Sewer/Septic Lateral Material (Visible Portions)
PVC
Drain, Waste, and Vent Pipes (DWV): DWV Material Type (Visible Portions)
PVC
Sump/Ejector Pump: Sump/Ejector Pump Present
Not at Visible Portions
Sump/Ejector Pump: Not Present

No sump/ejector pump(s) were observed at the home at visible portions.

Functional Flow: Functional Flow
Yes
Functional Drainage: Functional Drainage
See Bathroom Comments
Main Shut Off Valve : Main Shut Off Information

The shut off valve appeared to be in satisfactory condition at the time of inspection. No deficiencies were observed unless otherwise noted in this report. The valve is not operated to test its functionality.

Pressure Regulator: Pressure Regulator Information

The pressure regulator was inspected visually for leaks or heavy corrosion and/or rust. No indications of deficiencies were present at the time of inspection unless otherwise noted in this report. 

Water Pressure: Water Pressure Information

The water pressure was tested at an available spigot on the exterior of the home, or at the washing machine spigots (if not in use). 80psi or less is recommended to protect distribution pipes and connections from leaking (60 - 70psi is preferred). Most pressure regulators are adjustable from 25 - 75 psi, and any readings over 75psi indicate a missing or defective pressure regulator. 

Water Pipes: Water Distribution Pipes Information

Visible portions of the water distribution pipes were inspected looking for leaks or other significant deficiencies. No reportable conditions were visually present at the time of inspection unless otherwise noted in this report. 

Water Pipes: Portions Not Visible - Finished Ceilings

Portions of the water distribution pipes were not visible due to finished ceilings in the basement. The inspection is limited to visual portions only, any items not visible are excluded from this inspection.

Drain, Waste, and Vent Pipes (DWV): Drain, Waste, and Vent Pipes Information

Visible portions of the (DWV) drain, waste, and vent pipes were inspected looking for leaks or indications of other significant deficiencies. No leaks or other reportable conditions were visibly present unless otherwise noted in this report. Sewer camera inspections are recommended for any home regardless of age due to the sewer lateral between the home and sewer service or home and septic tank not being visible and the possibility of damage, blockages, or sagging areas in this pipe. These inspections typically cost around $250.00, but can save thousands if a problem is found. 

Drain, Waste, and Vent Pipes (DWV): Portions Not Visible - Finished Ceilings

Portions of the drain and waste pipes were not visible due to finished ceilings in the basement. The inspection is limited to visual portions only, any items not visible are excluded from this inspection.

Functional Flow: Flow Information

Water was ran from multiple faucets simultaneously to gauge that there was not a significant reduction in flow as a result of doing so. No significant reduction occurred at the time of inspection unless otherwise noted in this report. 

Functional Drainage: Drainage Information

Water was ran through all drains in the home for an extended period of time to determine if functional drainage was occurring. No hindered drainage was present at the time of inspection unless otherwise noted in this report. Lived-in conditions can not be adequately replicated during an inspection and I have no control of future drainage conditions due to lived-in usage (solids being flushed down the system, etc.).

Bar Sinks, Wash Basins: Bar Sink/Wash Basin Information

The bar sink, wash basin, or sink was inspected by operating the faucet valves and faucet looking for any leaks or signs of significant deficiencies, as well as inspecting any visible portions of the plumbing. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Gas Pipes: Gas Pipes Information

Visible portions of the gas pipes appeared to be in satisfactory condition at the time of inspection. No indications of deficiencies were observed unless otherwise noted in this report. 

In accordance with industry standards the home inspector shall observe at visible portions: Interior water supply and distribution system, including: piping materials and supports; fixtures and faucets; functional flow; leaks; and cross connections. Interior drain, waste, and vent system, including: traps; drain and waste lines; leaks; and functional drainage. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; and Location of the main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance.
The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.
 

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Comment
12.5.1 - Water Pipes

Aged Item - Service Pipe Galvanized

FYI - The water service pipe entering the home from the service provider was comprised of galvanized steel. Galvanized lines typically have a 50 - 60 year life and will eventually develop inner corrosion and rust that will lead to weakened water pressure and line failure. These lines will need to be monitored for their performance, with the understanding that major repairs or replacement will be needed at some point in the future due to their age.

Pipes Plumbing Contractor
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Credit
Comment
12.5.2 - Water Pipes

Improper Hangers - Copper

There were hangers present for the copper water distribution pipes that were comprised of an improper material. This can cause damage or deterioration to the pipes at these areas. Evalaution of the pipes at these areas, and replacement of the supports/hangers is recommended by a licensed plumber.

Pipes Plumbing Contractor
$
Credit
Comment
12.11.1 - Gas Pipes

Flexible Copper Tubing Present
Water Heater Area

Flexible copper tubing was being used as gas distribution pipes in areas. Some municipalities require hard pipe (black iron) to be ran. Evaluation is recommended by a gas professional to determine the acceptability of this material. 

Contractor Qualified Professional

13 - Electrical

Service Entrance: Service Entrance Type
Overhead Service Drop
Service Disconnect: Main Breaker / Service Disconnect Location
At Main Breaker in the Electrical Panel
Service Amperage: Service Entrance Conductors Type
3/0 Copper
Service Amperage: Service Amperage
200amps 120/240VAC
Service Equipment / Electrical Panel: Electrical Panel / Service Equipment Location
Garage
Service Equipment / Electrical Panel: Electrical Panel Manufacturer
ITE
Service Grounding / Bonding: GEC Present
Yes
Service Grounding / Bonding: Grounding Electrode Type
Water Pipe
Service Grounding / Bonding: Water Pipe Bonding Present
No
Service Grounding / Bonding: Gas Pipe Bonding Present
No
Breakers: AFCI Breakers Present
No
Breakers: Breakers in Off Position
0
Branch Wiring : Visible Branch Wiring Type
Polyvinyl Chloride (Romex-like)
Branch Wiring : Branch Wiring Metal Type
Copper
Smoke Alarms / Detectors: Smoke Alarms Present at All Required Locations
Missing in Sleeping Areas
CO Detectors: CO Alarms Present at all Recommended Locations?
Missing Outside of Sleeping Areas
GFCI Protection: GFCI Protected Areas
Exterior, Bathroom(s)
GFCI Protection: GFCI Missing/Damaged - Installation Recommended
Kitchen, Garage, Basement, Laundry
General Info: Low Voltage Systems/Wiring Not Inspected

Any low voltage systems in the home were not inspected and are excluded from this inspection. Including but not limited to: phone/telecom systems, cable coaxial systems, ethernet wiring, alarm systems, low voltage lighting and applicable wiring, etc.

Service Entrance: Overhead Service Drop Information

Power was supplied to the home via an overhead service drop. The meter and service mast appeared to be in satisfactory condition. No deficiencies were observed at visible portions unless otherwise noted in this report. 

Service Disconnect: Service Disconnect Information

The service disconnect or main OCPD (over current protection device) was inspected looking for any deficiencies and reporting on its location. This disconnect can be a breaker, fuse block, or kill switch. This is the means of shutting off all electricity entering the home. 

Service Amperage: Service Amperage

The service amperage is determined by inspecting the service entrance conductors size as well as the service disconnects size. Voltages are not tested for and therefore not confirmed, so 120/240VAC is presumed. If a concern, a licensed electrician could test for proper voltages to see if 120/208VAC is present. In some situations the sizing of the service entrance conductors will not be legible or marked and the stated amperage will be followed by "presumed" as it could not be verified. 

Service Equipment / Electrical Panel: Electrical Panel / Service Equipment Information

The main electrical panel (called service equipment when it contains the service disconnect) was inspected looking for any wiring deficiencies or damage that may be present in the panel. No indications of reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Service Equipment / Electrical Panel: No Hot Spots Observed with IR Camera

No hot spots or anomalies were observed in the electrical panel, under current loading conditions, during the inspection.

Service Grounding / Bonding: GEC to Water Line as Grounding Electrode
The grounding electrode conductor (GEC) was present and connected in the panel and clamped to the water service pipe as the grounding electrode. No deficiencies were observed at visible portions.
Breakers: Breakers Information

The breakers were inspected looking for any visible signs of damage due to arcing, heat, etc. Corresponding conductors were inspected looking for multiple lugging, sizing, damage, etc. No deficiencies were present at the time of inspection unless otherwise noted in this report. 

Breakers: AFCI Not Present

FYI - AFCI breakers were not present in the electrical panel and were not required on homes built prior to 2004-2008, depending on the local municipality. The installation of AFCI breakers is recommended as an upgrade for circuits servicing bedrooms and living areas due to their ability to sense damage to wiring and "shut off" if an arc is detected in conductors or at connections. A licensed electrician can be consulted for more information. It may not be possible to install AFCI breakers in some older panels - upgrading the panel should be considered in these situations.

Breakers: GFCI breaker(s) Tested

The GFCI (Ground fault circuit interrupter) breakers in the panel tripped when the test button was depressed. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report.

Branch Wiring : Branch Wiring Information

The branch wiring was inspected at visible portions looking for any significant deficiencies or defects that could be a fire and/or safety hazard; including but not limited to: connections made outside of a junction box, wiring terminations, open junction boxes, damage, the wiring material, improper support, etc. The majority of branch feeders are not visible due to being behind wall and ceiling coverings, insulation, etc. No significant deficiencies were visibly present at the time of inspection unless otherwise noted in this report. 

Smoke Alarms / Detectors: Smoke Alarms Information

Smoke alarms are recommended to be installed in each sleeping room, (1) outside of each sleeping room(s), and one per level including habitable attics and basements. I recommend replacing the batteries and testing the smoke alarms before spending your first night in the home. Several other recommendations relating to smoke alarms and fire safety are recommended by the NFPA, and can be found here:

http://www.nfpa.org/public-education/by-topic/smoke-alarms/installing-and-maintaining-smoke-alarms

Smoke Alarms / Detectors: Smoke Alarms Testing Information

The smoke alarm(s) that were present were tested by depressing the "test" button. This, unfortunately only tests the functionality of the audible alarm, as a true test of the alarm(s) would require the use of a smoke can and is beyond the scope of a Home Inspection. It is recommend to test the alarms as soon as you move in, and monthly thereafter, replace the batteries every six - twelve months, and replace the alarms themselves every five to ten years (manufacturer specific). If the home is older than 10 years old I recommend removing the smoke alarms to check the manufacturing date on the back, and replacing any found to be over 10 years of age. 

Dual sensor alarms incorporating both an ionization sensing chamber and photoelectric eyes are recommended.

http://www.amazon.com/Kidde-Pi9010-Battery-Photoelectric-Ionization/dp/B00PC5THCU

CO Detectors: CO Alarm Information

Carbon Monoxide (CO) detectors are recommended to be installed outside of each sleeping area, in the area(s) of any gas appliances, and any fireplace(s). CO alarms are recommended if any gas appliances are present in the home or if the home contains a garage. More information about CO detectors and there requirements can be found here:

https://www.nfpa.org/Public-Education/By-topic/Fire-and-life-safety-equipment/Carbon-monoxide

Receptacles: Receptacle Information

A representative number of receptacles throughout the home were tested with a polarity tester to confirm proper wiring. No wiring deficiencies were reported by the tester unless otherwise noted in this report.

Receptacles: 220V/240V Receptacle(s) Not Tested

220V/240V receptacles are not tested for functionality or polarity, as they can not be tested with a standard receptacle polarity tester. Only visual deficiencies will be reported on with relation to these receptacle(s).

GFCI Protection: GFCI Information

Ground Fault Circuit Interrupter (GFCI) is a protection feature that allows a circuit or receptacle to "trip" or "shut off" if as little as a 5 milliamp differential is detected between the "hot" and "neutral" conductors. This protection is recommended for receptacles within 6 feet of a sinks edge, or where something plugged into a receptacle could come into contact with water, including: bathrooms, kitchens, on the exterior, in garages, laundry rooms, and basements and crawl spaces. Although GFCI protection may not have been required in some or all of these areas when the home was built, their installation is highly recommended and is typically inexpensive. This protection, if present, was tested and was in satisfactory condition at the time of inspection, unless otherwise noted in this report. 

More information on GFCI protection and the years certain areas where required to be protected can be viewed here: https://prohitn.com/gfci-protection/

Ceiling Fans: Ceiling Fan Information

A representative number of ceiling fans were inspected by ensuring they powered on and did not wobble excessively, as well as looking for other deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Ceiling Fans: Ceiling Fan(s) Not Tested - Remote Not Present
Bedroom 4

FYI - There were ceiling fans in the home were controlled by a remote, and the remotes were not found to test the functionality of the fans. I recommend confirming proper operation of the unit(s) prior to closing.

Switches, Lights: Switches, Lights Information

A representative number of switches and lights were tested throughout the home and were found to be in good working order. No deficiencies were observed unless otherwise noted in this report. 

Switches, Lights: Lights Not Tested

Exterior dusk to dawn lights, motion lights, landscape lighting, or any light not attached to the structure are not included in a home inspection, and were not tested for functionality. These items are excluded from this inspection.

In accordance with the State of Tennessee Standards of Practice the home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, the main over current device, and main and distribution panels; Amperage and voltage ratings of the service (if the conductors' sizing text is present / legible); Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages. The home inspector shall describe: Service amperage and voltage (if known); Service entry conductor materials; Service type as being overhead or underground; and the location of main and distribution panels. The home inspector shall report on: the presence of any observed aluminum branch circuit wiring.
The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Motion or Dusk to Dawn lighting, Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system.
 

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Comment
13.5.1 - Service Equipment / Electrical Panel

Aged Electrical Panel Present

FYI - The electrical panel in the home was more than 40 years old. Electrical panels are one of the most important components in the home in my opinion due to the possibility of age related defects creating a safety and/or fire hazard. Any panels over 40 years of age are recommended to be evaluated by a licensed electrician to ensure they are performing as intended. Panelboards 40 - 50 or more years old should also be upgraded at your earliest convenience as panels manufactured in recent years are inherently safer due to more rigorous testing, safety features, etc. Below is a link to a document by the Casualty Underwriters Association of America and their view on aged panels.

https://www.cauinsure.com/Include/Documents/P11%20-%20Aging%20Electrical%20Systems.pdf

Electric Electrical Contractor
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Credit
Comment
13.5.2 - Service Equipment / Electrical Panel

Inadequate Wiring Support at Panel

There were conductors exiting the panel that were not secured properly. Conductors / wiring should be secured within 12 inches of exiting the panel. Proper securement of the wiring is recommended here by a licensed electrician.

Electric Electrical Contractor
$
Credit
Comment
13.5.3 - Service Equipment / Electrical Panel

Neutrals Sharing Terminal

Grounded "neutral" conductors were sharing a terminal with another neutral and/or ground wire(s) (EGC's) on the terminal bar(s). When a neutral conductor is sharing a terminal with another neutral conductor, it can prevent a circuit from safely being isolated for repair. It can also create an overvoltage condition that may damage lighting and appliances during servicing of the panel and circuits. 

While mixed neutrals and grounds at a terminal can potentially allow current to flow on an ground wire during servicing of a circuit, which can possibly create a shock hazard on metal appliances on one circuit, or an overcurrent situation on another circuit. 

All grounded neutral conductors in this panel are recommended to be isolated on a separate terminal on the terminal bar by a licensed electrician.

More info can be found here: https://prohitn.com/home-inspection-documents/

Electric Electrical Contractor
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Comment
13.5.4 - Service Equipment / Electrical Panel

Main Neutral Lug Double Tapped

The main neutral lug was double tapped. This lug is typically only rated for one conductor or sometimes two conductors of the same gauge. Repairs are recommended as needed by a licensed electrician.

Electric Electrical Contractor
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Comment
13.5.5 - Service Equipment / Electrical Panel

Overheated Conductor(s) Present

Conductor(s) that showed damage consistent with overheating were present in the main electrical panel. Evaluation of the conductor(s) with repairs made as needed is recommended by a licensed electrician. 

Electric Electrical Contractor
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Comment
13.6.1 - Service Grounding / Bonding

Water Pipe Bonding Jumper(s) Missing
At main shut off area

Water pipe bonding jumper(s) were missing at the referenced area(s). Bonding jumpers should be present at any areas in the piping system that can be removable (pressure regulator, shut off valve(s), etc.) as these removable components can affect continuity, as well at any areas where metallic plumbing has been replaced with non-metallic plumbing. An evaluation of the water pipe bonding is recommended by a licensed electrician with the installation of jumpers made as needed for safety and proper bonding. 

Electric Electrical Contractor
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Comment
13.6.2 - Service Grounding / Bonding

Gas Pipe Bonding Missing

The gas pipes were not bonded at visible portions. Any metal piping system in the home should be bonded. This is typically easily done by running a #6 solid copper wire from the neutral terminal bar in the electrical panel and clamping it to the gas pipes. Proper bonding of the gas pipes is recommended by a licensed electrician.

Electric Electrical Contractor
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Comment
13.7.1 - Breakers

Exterior Cooling Unit Breaker Ampacity Exceeded

The exterior HVAC unit was protected by a breaker larger than the maximum designated sized breaker as found on the exterior unit's data tag. The installation of the proper sized breaker as needed is recommended by a licensed electrician.

Electric Electrical Contractor
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Comment
13.7.2 - Breakers

White Conductors Not Re-identified

There were white conductors ran to breakers that were not identified as a hot (ungrounded conductor). These conductors should be marked with a piece of black tape or a sharpie identifying them as an ungrounded conductor.

Electric Electrical Contractor
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Comment
13.8.1 - Branch Wiring

Disposal Unit - Exposed Wiring

There was exposed wiring present under the kitchen sink (for the garbage disposal unit) that was not in conduit, and therefore is subject to physical damage. The installation of conduit to protect this wiring is recommended by a licensed electrician.
Electric Electrical Contractor
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Comment
13.8.2 - Branch Wiring

Disposal Unit - Romex Connector Missing

A romex connector or strain relief bushing was not present where the conductor for the garbage disposal enters the unit. This wire is subject to mechanical damage. The installation of a bushing or Romex connector is recommended by a licensed electrician.

Electric Electrical Contractor
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Credit
Comment
13.8.3 - Branch Wiring

Exposed Wiring - Interior
Cabinet below Cooktop

There was exposed wiring present that was not in conduit, and therefore is subject to physical damage. The installation of conduit to protect this wiring is recommended by a licensed electrician.
Electric Electrical Contractor
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Credit
Comment
13.8.4 - Branch Wiring

Exposed Wiring - Masonry Walls
Garage

There was exposed wiring present on masonry walls that was not in conduit, and therefore is subject to physical damage. The installation of conduit to protect this wiring is recommended by a licensed electrician.

Electric Electrical Contractor
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Credit
Comment
13.8.5 - Branch Wiring

Inadequate Wiring Support
Garage , Attic

There was wiring present that was not supported/secured properly. Electrical conductors (wiring) should be secured by proper staples within 12 inches of electrical boxes and every 4.5 feet thereafter. Proper securement of any wiring in the home, that is currently not properly supported is recommended by a licensed electrician.

Electric Electrical Contractor
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Comment
13.8.6 - Branch Wiring

Exposed Wiring Terminations Present
Attic

There were exposed wiring terminations/exposed wire ends present at the referenced area(s). Any exposed wire termination (live or not) in the home is recommended to either be removed, or terminated into a junction box by a licensed electrician.

Electric Electrical Contractor
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Comment
13.9.1 - Smoke Alarms / Detectors

Smoke Alarms Not Present at all Recommended Locations
Missing In Sleeping Areas

Smoke alarms were not present at all locations required by today's standards. The installation of smoke detectors is recommended to be installed at all recommended locations for fire safety. Dual sensor alarms incorporating both an ionization sensing chamber and photoelectric eyes are recommended.

http://www.amazon.com/Kidde-Pi9010-Battery-Photoelectric-Ionization/dp/B00PC5THCU

Tools Handyman/DIY
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Credit
Comment
13.10.1 - CO Detectors

CO Alarm(s) Not Present at Recommended Locations
Missing Outside of Sleeping Areas

CO alarms were not present at all locations required by today's standards. CO alarms are recommended for any homes containing gas appliances or an attached garage. The installation of CO detectors is recommended outside of sleeping areas by a qualified person, for safety. 

Tools Handyman/DIY
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Credit
Comment
13.11.1 - Receptacles

Not Functional
Master Bedroom , Bedroom 2

There were receptacle(s) present in the referenced areas that were not functional. Repairs or replacement as needed for proper operation is recommended by a licensed electrician.

Electric Electrical Contractor
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Comment
13.11.2 - Receptacles

Open Neutral
Master Bedroom

Receptacle(s) tested as having an open neutral. Repairs are recommended as needed by a licensed electrician.
Electric Electrical Contractor
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Comment
13.11.3 - Receptacles

Loose Receptacle Tension
Kitchen , Master Bedroom , Multiple Throughout The Home

There were receptacles with loose tension present. This causes electronics to fit loosely into the receptacle, and can affect the grounding capabilities of the receptacle. I recommend evaluation and replacement of any affected receptacles by a licensed electrician.

Electric Electrical Contractor
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Comment
13.11.4 - Receptacles

Older Style 220/240V Receptacle(s) Present
Laundry Room

FYI - There were older "three prong" 220/240V receptacle(s) present. This style of receptacle contains two 120V "hot" conductors, with the third conductor being a neutral, or ground and neutral tied together. This could potentially allow for current to energize the metal housing of the appliance that is powered by this three prong receptacle. An upgrade to a newer style "four prong" receptacle is recommended for safety by a licensed electrician.

Electric Electrical Contractor
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Credit
Comment
13.12.1 - GFCI Protection

GFCI Protection Not Present/Found
Kitchen , Garage , Basement , Laundry Room

GFCI protection was not present/found at the referenced area(s), at the time of inspection. GFCI protection is recommended for the exterior, garage, basement, laundry area, and crawl space receptacles for safety, as well as kitchen and bathroom receptacles within 6 feet of a sink's edge. Repairs or upgrades as needed to ensure GFCI protection is present at all recommended locations for safety is recommended by a licensed electrician. 

Electric Electrical Contractor
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Comment
13.14.1 - Switches, Lights

Light(s) Not Functional
Upstairs Hallway Bathroom

There were light(s) present that were not functional. This could be something as simple as a burned out bulb, a hidden or unknown switch that controls it, or be more extensive. I recommend confirming proper operation with the sellers prior to the end of your inspection contingency period. If these lights can not be verified to be functional prior to closing, evaluation and repairs as needed for proper operation is recommended by a licensed electrician.

Electric Electrical Contractor
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Comment
13.14.2 - Switches, Lights

Missing Light Globe - Closet(s)
Multiple

There were bare bulbs present on closet light fixtures. The installation of covers or globes on any fixtures in the home without globes is recommended by a qualified person to prevent accidental breakage, possible electrocution, and the possibility of a fire from contact with linens in closets. 

Contractor Qualified Professional

14 - Attic, Roof Structure, & Ventilation

Inspection Method: Inspection Method
Walked Where Possible
Inspection Method: Amount of Attic Physically Accessible
20-30%
Inspection Method: Amount of Attic Visually Accessible
60-70%
Inspection Method: Attic Accessibility Hindrances/Limitations
Insulation Level
Inspection Method: Areas of Attic Not Visibly Accessible or Fully Accessible
Left Side of Home
Attic Access: Access Location(s)
Upstairs Hallway
Attic Access: Access Type(s)
Pull Down Stair(s)
Ventilation: Ventilation Types
Gable Vents
Roof Structure / Framing: Roof Structure Type
Rafters / Ceiling Joists
Roof Structure / Framing: Indications of Condensation Present
Not at Visible Portions
Roof Structure / Framing: Indications of Leak(s) Present?
Not at Visible Portions
Insulation: Insulation Type
Blown-in Fiberglass
Insulation: Insulation Amount (Average)
12"+
General Info/Limitations: Attic View(s)
General Info/Limitations: Accessibility Limitations

Attics are navigated as best I can; levels of high insulation, HVAC ductwork, framing, and other factors can prevent physical and visual accessibility of some areas and items. The amount of the attic that was able to be safely physically and visually inspected will be listed as an approximate percentage above. Insulation is not moved or disturbed for visual accessibility of items. The inspection of this area is limited to visual portions only. Any areas that were not visible are excluded from this inspection.

General Info/Limitations: Attic Access Not Present - Portions of Home
Left Side of Home

An attic access was not present to evaluate the items and components in the attic over the referenced portion(s) of the home. This attic and its items and components are excluded from this inspection. The installation of a proper access is recommended by a qualified person, with a review of the attic area conducted by a qualified person at that time.

Inspection Method: Physical Limitations Information

The referenced physical obstructions listed above may block or hinder physical accessibility of the attic or portions of the attic. The inspection of the attic area and roof structure is limited to visual portions only. Any items or areas not visible are excluded from this inspection. 

Inspection Method: Walked Where Possible - Insulation Obscuring Ceiling Joists/Trusses

The attic area was walked where possible, but not all areas were able to be safely traversed due to insulation obscuring the bottom chord of the truss/ceiling joists. Traversing an attic with a high level of insulation is dangerous, as footing can be lost. Also compressing or disturbing insulation by stepping on it affects its R-value and essentially "damages" it. This insulation also obscures wiring and plumbing pipes, and these items can be damaged by stepping on them. The inspection of the attic area is limited to visual portions only, hidden damage may exist in areas that were not visible from accessible areas. 

Attic Access: Attic Access Information

The attic access(es) were inspected by reporting on their location and type, as well as looking for any significant defects in association with the access. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Ventilation: Ventilation Information

The attic ventilation was reported on by a visual inspection of said ventilation sources, and looking for indications of improper ventilation. Measurements of ventilation sources are beyond the scope of a home inspection and were not conducted. No indications of inadequate ventilation was observed at the time of inspection unless otherwise noted in this report. 

Roof Structure / Framing: Roof Structure Information

The roof structure was inspected at visible portions looking for any signs of moisture infiltration, damage, or other deficiencies. No reportable conditions or indications of past or present leaks were observed at the time of inspection unless otherwise noted in this report. 

Insulation: Insulation Information

The insulation was inspected to determine the approximate depth and type. Current energy star standards recommend approximately 14 inches of insulation to achieve an R-38 rating. Depending on when the home was constructed anywhere from 8-14 inches may be present. No reportable deficiencies were observed with the insulation unless otherwise noted in this report. 

Plumbing Stack Vents: Vent Stack Information

Visible portions of the plumbing stack vent(s) were inspected looking for any disconnected portions and looking at the condition of the sheathing or decking surrounding them for indications of past or present leaks. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

In accordance with the State of Tennessee Standards of Practice the inspector will examine: the attic area and report on the condition of the access opening (including location), insulation type (and current depth), ducts, visible electrical components, exhaust terminations, plumbing components, and ventilation if applicable.
The inspector is not required to: move or disturb insulation, or report on the adequacy of current ventilation, Calculate the strength, adequacy, or efficiency of any system or component including framing. Enter any attic that may damage the property or its components or be dangerous to or adversely affect the health or safety of the home inspector or other persons. Therefore, I do not attempt to enter attics with less than 36" of headroom; where insulation obscures the ceiling joists; or where ducts block access. In these cases I will evaluate from the access opening as best I can.
 

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14.4.1 - Ventilation

Possible Inadequate Ventilation

The attic ventilation appeared visually to be inadequate. Typically one square foot of ventilation is needed for every 150sq ft of attic "floor" area. Measuring attic space and ventilation openings is beyond the scope of a home inspection and was not conducted. I recommend having the attic ventilation evaluated by a contractor familiar with ventilation methods. Here's a good calculator to determine needed ventilation:

https://www.owenscorning.com/roofing/components/vent-calculator

House construction Insulation Contractor
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14.6.1 - Insulation

Less Than Recommended Coverage in Areas

Some areas in the attic had less than the recommended amount of insulation present. Uniform insulation coverage is recommended for energy efficiency and comfort. The installation of additional insulation to achieve an R-38 rating throughout the attic is recommended by an insulation contractor.

House construction Insulation Contractor
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Comment
14.7.1 - Plumbing Stack Vents

Moisture Stains Around Plumbing Vents

Moisture stains were present on the sheathing/decking around the plumbing stack(s). These stains may be aged, but should be treated as active until they prove themselves otherwise. Evaluation by a roofing contractor or other qualified person is recommended, with repairs made as needed, if needed.

Roof Roofing Professional

15 - Foundation Area(s)

General Info: Foundation Type
Basement Below Grade, Walk-Out Basement, Partially Finished Basement, Post and Beam
General Info: Floor Structure Visual Obstructions
Drop Ceiling Tiles
General Info: Approximate Amount of Basement Finished
40-50%
Moisture Presence: Indications of Moisture at Visible Portions
Efflorescence on Walls, Moisture Content on Walls, Fungal Growth on Walls
Foundation Walls: Foundation Wall Material
CMU Block
Foundation Walls: Amount of Foundation Walls Visible
Approximately 50-60%
Foundation Walls: Foundation Wall Crack(s) Present?
Yes
Framing / Floor Structure: Floor Structure Materials
Wood Floor Joists
Framing / Floor Structure: Amount of Floor Structure Visible
Approximately 50-60%
Framing / Floor Structure: Indications of Condensation Present
Yes
Floor Structure Support: Floor Structure Support Type (Piers or Columns)
Steel Columns
Subfloor: Subfloor Material
Plywood
Insulation: Insulation Present at Unfinished Areas
No
General Info: Basement View(s)
General Info: Visual Limitations Information

The referenced visual obstructions listed above may block or hinder visual accessibility of the floor structure and other areas. The inspection of the foundation area and floor structure is limited to visual portions only. Any items or areas not visible are excluded from this inspection. Insulation or any other item is not moved or disturbed for visual accessibility.

General Info: Partially Finished Basement

A partially finished basement was present. A full inspection of all items including, but not limited to the beams, columns, floor structure / joists, subfloor, foundation walls, etc. was not possible due to finished walls, floors, and ceilings. Any comments made relating to these items are limited to visual portions only. The finished basement area is covered in the "Interior" section of the report.

Moisture Presence: Moisture Infiltration Information - Areas Below Grade

Areas below grade were inspected for signs of past or present water intrusion by examining visible portions of the foundation walls, floors, and/or soil looking for moisture stains and/or other signs of current or prior water intrusion. No indications of water/moisture intrusion was present at visible areas below grade unless otherwise noted in this report. I can only report on the conditions as they existed at the time of inspection, and can not guarantee that water will not infiltrate this area at a future time due to a heavy rain or changes in conditions. I have inspected homes where no water or indications of water intrusion was present at the time of inspection, but days later water infiltration occurred due to a rainfall event. For this reason, I highly recommend consulting with the sellers as to prior moisture infiltration into areas below grade, as the State of Tennessee no longer requires this information to be disclosed. More information about disclosure changes can be viewed here:

https://prohitn.com/property-disclosure-changes-and-what-they-mean-to-you/

Foundation Walls: Foundation Walls Information

Visible portions of the foundation walls were inspected looking for significant cracking, moisture intrusion, or any other indications of damage or significant deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report. 

Foundation Walls: Foundation Wall Cracks Information and Limitations

Foundation wall cracks are reported on by their presence and visual condition as existing at the time of inspection only. I can not render a professional opinion as to a crack's severity, cause, whether it has been recently active, or if further movement may occur; as this would require invasive inspections, quantitative measurements, and consultations with the seller(s) in regards to its history. 

Cracks on foundation walls will be reported as either being within normal tolerances, or outside of normal tolerances as they appeared at the time of inspection. 

  • Cracks reported as being within normal tolerances contained a crack width of less than 1/8", contained no lateral displacement, and/or had no tapering of the crack width present. 
  • Cracks reported as being outside of normal tolerances may have contained a crack width 1/8" or larger, contained lateral displacement, was horizontal in orientation, and/or had a tapering crack width. Cracks outside of normal tolerances will always be recommended to be evaluated by a Structural engineer. 

Although cracks may be listed as being within normal tolerances, this observation only applies to their appearance at the time of inspection. Furthermore a crack within normal tolerances may have been in the same condition for years with no activity, or may be newly formed and still active. I recommend consulting with the seller(s) as to the history, including recent activity, of any cracking present on foundation walls. Only a structural engineer can determine a crack's cause and true severity and they should be consulted to acquire more information in regards to any referenced cracks. 

Any references to cracks on foundation walls below grade will need to be sealed at a minimum by a qualified person to prevent the possibility of moisture/water infiltration, regardless of the cracks size.

Foundation Walls: Cracking Present - Within Normal Tolerances
Front of Home

Cracking was present on the referenced wall(s). The crack(s) appeared to be within normal tolerances at the time of inspection. *Please read the information & limitations in regards to cracking above.

Foundation Walls: Foundation Walls Painted with Masonry Sealant Paint

The foundation walls have been painted with a masonry sealant paint. This is typically done to try and lower humidity in the basement area and to prevent moisture infiltration. Addressing the source of the moisture on the exterior is much preferred as masonry sealers will only mask the problems. Due to this "paint" indications of moisture infiltration and cracking on the foundation walls may be visually concealed and are excluded from this inspection. I recommend consulting with the sellers as to why the walls were painted. 

Framing / Floor Structure: Floor Structure Information

Visible portions of the framing and floor structure were inspected looking for damage or other significant deficiencies. No reportable conditions were visibly present at the time of inspection unless otherwise noted in this report. 

Floor Structure Support: Column(s) Information

Column(s) were present that supported the overhead floor structure. The column(s) appeared to be in satisfactory condition at visible portions, at the time of inspection. No deficiencies were observed unless otherwise noted in this report. 

Floor / Slab Condition: Slab Information

The concrete slab was inspected looking for irregular cracking, signs of moisture, or significant deficiencies. No reportable conditions were present at visible portions, at the time of inspection unless otherwise noted in this report.  

Any references to cracks on basement or garage concrete slabs will need to be sealed with an appropriate material by a qualified person at a minimum, regardless of the cracks size. This will prevent the possibility of moisture/water infiltration rising through the crack(s) during periods of heavy rainfall. 

In accordance with the Tennessee  standards of practice the inspector will examine and report on the condition of: the foundation walls, the framing (including probing of any framing that looks to have damage / deterioration), columns / piers, the crawl space access, and insulation, if applicable.

The inspector is not required to: enter any area that could be considered a safety hazard to the inspector; report on the adequacy of structural components; or report on spacing, span, or size of structural components. Ductwork, framing, plumbing, and insulation may block visual accessibility of some areas. The inspection is limited to the conditions on the inspection day; I inspect several items to try and determine if moisture is or has infiltrated the basement / crawl space area. But, can not guarantee that water will not infiltrate the area at a future time due to conditions unforeseen at the time of inspection.

 

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15.2.1 - Moisture Presence

Evidence of Moisture / Past Moisture Present

There was evidence of past/present moisture infiltration into areas below grade (referenced at the top of the Foundation section of the report). This moisture can come from grading deficiencies, downspout terminations or damage to drain tubes, a high water table, and/or other deficiencies. I recommend consulting with the sellers in regards to prior moisture infiltration into this area, as the State of Tennessee no longer requires this information to be disclosed. More information about disclosure changes can be viewed here:

https://prohitn.com/property-disclosure-changes-and-what-they-mean-to-you/

A full evaluation by a foundation or grading contractor is also recommended to determine the exact source of the evidence of moisture, with repairs made to prevent future moisture infiltration as needed. 

Foundation Foundation Contractor
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15.3.1 - Foundation Walls

Settlement Crack(s) Outside of Normal Tolerances
Rear of Home

Settlement crack(s) were present that were outside of normal tolerances due to lateral displacement, excessive gapping, and/or other related signs of movement. Evaluation of the crack(s) is recommended by a structural engineer or foundation contractor with repairs made as needed, if needed. 

House construction Structural Engineer
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15.5.1 - Floor Structure Support

Columns Not Lagged to Framing

The steel columns were not lagged to the framing overhead. Proper attachment to the framing is recommended by a contractor or other qualified person.
Wrenches Handyman
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15.6.1 - Subfloor

Moisture Staining
Under Kitchen

There were moisture stains present on the subfloor. I can only report on the conditions as they existed at the time of inspection and can not confirm if this is from a past or present leak. I recommend inquiring with the sellers as they would have the best knowledge if the leak is active, and/or if repairs were made to address this issue. If they have no knowledge regarding the stains, evaluation is recommended by a qualified contractor. 

Contractor Qualified Professional
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15.8.1 - Insulation

Insulation Not Present Between Joists

FYI - Insulation was not present between the floor joists. Current energy standards recommended insulation to be present between the floor joists of unconditioned areas, when living areas are overhead, for energy efficiency. The installation of insulation is recommended as an upgrade by an insulation contractor.

House construction Insulation Contractor

16 - Environmental Concerns

Odors Present: Odor(s) Present in the Home
No Discernible Odors
Odors Present: Odors Information

If any odors are noticed in the home I will include them in this section with recommendations made as needed. If no additional information is included in this report in respect to odors, then no discernible odors were present or noticed in the home at the time of inspection. 

Asbestos: Asbestos Information

The possibility exists that homes built prior to 1978 may contain building components or items (textured ceiling material, adhesives, tile, tapes, insulation, etc) that contain asbestos. In accordance with the State of Tennessee standards of practice these items are not reported on during a home inspection. If I see obvious signs of a material that I may believe to contain asbestos, I will recommend further evaluation as a courtesy, but these individual references should not be construed as an all-inclusive list. Furthermore, any remodeling or repairs that may take place in the future may reveal asbestos or other environmental hazards that were not visible at the time of inspection. If asbestos is a concern, you are advised to have a full environmental inspection by an environmental contractor prior to the end of your inspection contingency period. 

More information can be found at this link: https://www.epa.gov/asbestos/protect-your-family-exposures-asbestos

Lead Based Paint: Lead Based Paint Information

The possibility exists that homes built prior to 1978 may contain paint that was lead based. In accordance with the State of Tennessee standards of practice lead based paint is not reported on, or tested for during a home inspection. If lead based paint is a concern, you are advised to consult an environmental company prior to the end of your inspection contingency period and have additional inspections specializing in environmental hazards.

Fungal Growth: Fungal Growth and Mold Information

In accordance with the State of Tennessee standards of practice reporting on the presence of mold is excluded from a home inspection. If I see obvious signs of fungal growth, I will recommend further evaluation as a courtesy, but these individual references should not be construed as an all-inclusive list. Furthermore, the removal of personal belongings or any remodeling or repairs that may take place in the future may reveal fungal growth or mold that was not visible at the time of inspection. If mold is a concern, you are advised to have a full environmental inspection by an environmental contractor prior to the end of your inspection contingency period.

Pest/Insect/Wildlife Concerns: WDI-Termite Inspection Recommended

Inspecting for, and reporting on the presence of WDI activity (wood destroying organisms) including but not limited to; termites, powder post beetles, carpenter ants, carpenter bees, etc. is beyond the scope of a home inspection, is excluded by the State of Tennessee Standards of Practice, and is excluded from this inspection. It is highly recommended that you have a WDI-Termite inspection prior to the end of your inspection contingency period. Any comments made in this report in regards to any such activity was done as a courtesy only, should not be viewed as an all-inclusive listing of activity, and requires further evaluation by a licensed pest control company. 

Items reported on in this section are beyond the scope of a home inspection and were included as a courtesy for your information, these items should not be viewed as an all-inclusive listing of deficiencies in the related area of concern. Evaluations are recommended by qualified professionals in any environmental or pest related field prior to the end of your inspection contingency period. 

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16.2.1 - Asbestos

Possible Asbestos Containing Ceiling Tile
Downstairs

The ceiling tile in the referenced area(s) of the home was comprised of a material that may contain asbestos. Evaluation and testing of the material is recommended by an environmental contractor prior to making any alterations to the ceilings. 

More information can be found at these links: 

https://www.bergmanlegal.com/ceiling-tiles-contain-asbestos/

https://inspectapedia.com/hazmat/Asbestos_Ceiling_Tiles.php


Mold Environmental Contractor
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16.4.1 - Fungal Growth

Fungal Growth (Evidence of Condensation) - Basement

Fungal growth was present on the floor structure in areas. This is typically indicative of high humidity and/or condensation forming on the framing members. This can be caused by moisture intrusion through the foundation walls, leaks in HVAC ductwork, or other issues. Evaluation and repairs to the source of the condensation is recommended by a qualified contractor familiar with building sciences. Then evaluation and testing of the growth, and remediation if needed, is recommended by an environmental company.

Mold Environmental Contractor
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16.4.2 - Fungal Growth

Fungal Growth Present on Surfaces
Downstairs Baseboards

There was fungal growth present on the referenced surface or area. Evaluation of the source of the moisture with repairs made to prevent it is recommended by a qualified contractor. Evaluation of the growth, and remediation if needed, is recommended by an environmental contractor. 

Mold Environmental Contractor

17 - Final Checklist

Oven Turned Off
Yes
Thermostat Initial Setting
Off
Thermostat Leaving Setting
Off
All Lights Turned Off?
Yes
All Exterior Doors Locked?
Yes
Photo of Supra/Lockbox When Leaving
Photo of Oven in Off Position
Photo Of Thermostat When Leaving

Final checklist showing the home was left as it was found, and was locked when complete.