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1234 Main St.
Gulf Breeze, FL 32563
07/17/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
10
Maintenance/monitor
16
Deficiencies
8
Safety/immediate attention

It is recommended that any noted deficiencies be evaluated and repaired by a certified contractor of trade.

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.



1 - Inspection details

Start Time
9am
Finish Time
12pm
Ground Condition
Damp
Present at time of the inspection
Client, Clients Agent
Property Occupancy
No
Temperature
65 Fahrenheit
Weather Condition
Cloudy
Rain in the last few days
Yes
Structure Details: Structures Inspected
House, Attached Garage
Structure Details: Type of Structure
Single Family
Structure Details: Age of the Structure
1977
Structure Details: Foundation Type
Slab
Structure Details: Structure Faces
East
Structure Details: Utilities
All Utilities on
The following items have been excluded from the inspection.
Irrigation system, Generator
Category description

Listed below is a description of the Categories used throughout the report to help understand the severity of an item.  Any items list in the below categories may be based on the inspectors opinion.  These categories are not designed to be considered as an enforceable repair or responsibility of the current homeowner, but designed to inform the current client of the current condition of the property and structure.  They may be used in negotiations between real estate professionals. 

Maintenance/Monitor =  The item, component, or system while perhaps is functioning as intended may be in need of minor repair, service, or maintenance; is showing wear or deterioration that could result in an adverse condition at some point in the future; or consideration should be made in upgrading the item, component, or system to enhance the function, efficiency, and/or safety.  Items that fall into this category frequently be addressed by a homeowner or Licensed Handyman and are considered to be routine homeowner maintenance (DIY) or recommended upgrades.   


Deficiencies =  The item, component, or system while perhaps functioning as intended is in need of moderate repair, service, is showing signs of wear or deterioration that could result is an adverse condition at some point in the future; consideration should be made in upgrading the item, component, or system to enhance the function, efficiency and/or safety. Items falling into this category can frequently be addressed by a licensed handyman or qualified contractor of trade and are not considered routine maintenance or DIY items.  


Safety & Immediate Attention =  The item, component, or system poses a safety concern to occupants in or around the home.  Some listed concerns may have been considered acceptable for the time of the structures construction, but pose a current risk.  

The item, component or system is not functioning as intended, or needs further inspection by a qualified license contractor of trade; possible damage to the structure, item, or component may occur. Repairs may be possible to satisfactory condition with out repair.  

Overview

A home inspection is not a pass or fail type of inspection. It is a visual only evaluation of the conditions of the systems and accessible components of the home designed to identify areas of concern within specific systems or components defined by the Florida State Standards of Practice, that are both observed and deemed material by the inspector at the exact date and time of inspection. Conditions can and will change after the inspection over time. Future conditions or component failure can not be foreseen or reported on. Components that are not readily accessible can not be inspected. Issues that are considered as cosmetic are not addressed in this report. (Holes, stains, scratches, unevenness, missing trim, paint and finish flaws or odors). It is not the intent of this report to make the house new again. Any and all recommendations for repair, replacement, evaluation, and maintenance issues found, should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues than able to be noted from a purely visual inspection of the property. This inspection will not reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises.

Structure Details: Mid-1980s and older
Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation.

ProSite Property Inspections is pleased to submit the enclosed report. This report is a professional opinion based on a visual inspection of the readily accessible areas and components of the building. This report is neither an engineering inspection nor an exhaustive technical evaluation. An engineering inspection or a technical evaluation of this nature would cost many times more and take days, if not weeks, to complete.


Please understand that there are limitations to this type of visual inspection. Many components of the property are not visual during the inspection and very little historical information (if any) is provided in advance of, or even during, the inspection, While we believe we can reduce your risk of purchasing a property, we can not eliminate it, nor can or do we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommended that you budget for unexpected repairs. On the average, we have found it necessary for you to set aside a percentage of the value of the home on an annual basis that will be sufficient to cover unexpected repairs. This maybe 1 % for a modest home and a higher amount, say maybe 3 % or so, for a more complex and /or an older home with aging systems and some deferred maintenance.


Your attention is directed to your copy of the Pre-Inspection Agreement. It more specifically explains the scope of the inspection and the limit of our ability in performing this inspection. The Standards of Practice and Code of Ethics of the National Association of Certification Home Inspectors (NACHI) prohibit us from making any repairs or referring any contractors. We are not associated with any other party to the transaction of this property, except as may be disclosed by you.


The information provided in this report is solely for your use. Billings Home Inspections will not release a copy or this report, nor will we discuss its contents with any third party, without your written consent.


We know you had many options in your choice of an inspection company. Thank you for selecting us. We appreciate the opportunity to be your choice in the building inspection industry. Should you have any questions about the general conditions of the house in the future, we would be happy to answer these. There is no fee for your 1st telephone consulting call. Additional calls may incur additional fees. Our inspection fees are based on a single visit to the property. If additional visits are required for any reason, additional fees will be assessed.

 

Credit
Comment
1.1.1 - Structure Details

No Carbon Monoxide alarms
Interior Areas

This property has one or more fuel burning appliances, and no carbon monoxide alarms were visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions.

Contractor Qualified Professional
Credit
Comment
1.1.2 - Structure Details

Gas utility Leak
Back Exterior

Based on gas odors, gas appeared to be leaking at the one or more local shut-off valves or supply piping located at the back exterior. This is an explosion and fire hazard. A qualified contractor and/or the gas utility company should evaluate and repair immediately.

Pipes Plumbing Contractor

2 - Roof

General: Roof Type
Gable
General: Roof covering
Asphalt/Fiberglass Shingles
General: Estimated roof age(main)
12 years
General: Roof Drainage
Gutter system
General: Roof Pictures
General: Roof Inspection method
Traversed
We normally conduct our typical roof inspection by walking on the roof's surface in what we call the "random walk" methodology. This method of inspection is not intended to cover every square inch of the roof's surface, nor will it. Further we could not recreate the route of a random walk even if we tried to. We do arrive at an overall impression of the roof's condition developed during this random walk inspection and extrapolate it to the entire roof's surface.
If any discrepancies are in fact identified, it is recommended that to accurately determined the scope of the actual discrepancies, as well as any cost of correction, you consult with a licensed roofing contractor. Not all roof will be walked, dimension, slope, weather, etc may allow the roof to be accessed.

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.

The report is not intended to be conclusive regarding the life span of the roofing system or how long it will remain watertight in the future. The inspection and report are based on visual and apparent conditions at the time of the inspection. Unless prolonged and extensive rain has fallen just prior to the inspection, it may not be possible to determine if active leakage is occurring. Even Then, numerous features may conceal active leakage. Usually not all attics are readily accessible for inspection. The client is advised to inquire about the presence of any roof leaks with the present owner.
IF Required, Only Qualified, License personnel Should Carry Out Any Repairs Needed.
All roofs require periodic maintenance to achieve typical lifespans, and should be inspected annually. Expect to make periodical repairs to any roof on a routine basis with replacement at the end of the roof's material Useful Service Life, which may not be equal to its Design Life.
CONCLUSIONS MADE BY THE INSPECTOR DO NOT CONSTITUTE A WARRANTY, GUARANTY, OR POLICY of INSURANCE.

Credit
Comment
2.1.1 - General

Exposed Nail Heads
Roof

Exposed nail heads observed. This a potential pathway for moisture intrusion.  Although there was no evidence of a leak, we recommend sealing these areas and annually in the future by a licensed roofing contractor. 

Roof Roofing Professional
Credit
Comment
2.1.2 - General

Vegetation in close contact or overhangs
Roof

Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in close contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in close contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.

Yard scissors Tree Service
Credit
Comment
2.1.3 - General

Satellite Dish
Roof

Satellite dish was mounted on the roof should be inspected at the least annually, leaks can occur around mounting brackets and may need sealant applied to prevent leaks by a licensed roofing contractor.

Roof Roofing Professional
Credit
Comment
2.1.4 - General

Moss Growth
Roof

Moss was growing on the roof. As a result, roofing material can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. Recommend further evaluation and removing moss by a licensed roofing contractor. Roof should also be evaluated by a licensed roofing contractor once moss is removed.

Roof Roofing Professional
Credit
Comment
2.2.1 - Chimney

Repoint Mortar
Roof

Roofing sealant was observed a the chimney's mortar joint in one or more areas. This is not standard practice for repairing masonry mortar joints. The masonry chimney's mortar is may be deteriorated and should be further evaluated for deterioration. Recommend having a qualified chimney service contractor or masonry contractor evaluate and repair as necessary. This will likely require re-pointing the mortar.

Fireplace Chimney Repair Contractor
Credit
Comment
2.2.2 - Chimney

Chimney Flashing - substandard
Roof

Chimney flashing was not professionally installed. Leaks can occur as a result. This is conductive for wood destroying organisms. Moisture stains were evident at the roof structure around the chimney area in the attic space. The inspector was not able to traverse into this area to test for moisture due to low height. Excessive roofing sealant was observed at the chimney flashing which may also indicate problems with past moisture intrusion in this area. Roof decking and roof structure must be evaluated during repairs/replacement. Recommend evaluation and replacement of chimney flashing by a licensed roofing contractor.

Roof Roofing Professional
Credit
Comment
2.3.1 - Gutters/drains

Clogged gutters/downspouts
Roof

Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.

Tools Handyman/DIY
Credit
Comment
2.4.1 - Flashing/Vents

Rusty appurtenances
Roof

Roof-top appurtenance such as vents were significantly corroded. Metal may deteriorate to the point of needing replacement. Leaks can occur around such items if flashing or sealant doesn't form a waterproof seal with the corroded metal. This can be a conducive condition for wood-destroying organisms. Recommend that a licensed roofing contractor repair as necessary. For example, by cleaning rust and repainting with a rust-inhibiting paint.

Roof Roofing Professional
Credit
Comment
2.4.2 - Flashing/Vents

Substandard lead flashing
Roof

Lead flashing at one or more plumbing vent pipes was improperly installed. For example, shorter than the vent pipe or not bent over the edge of the vent pipe. Properly installed, the flashing should extend up and over the top edge of the pipe, and be bent down into the pipe. Otherwise, rain water can flow between the pipe and the flashing, resulting in leaks. This is a conducive condition for wood-destroying organisms. Recommend that a licensed roofing contractor repair per standard building practices.

Roof Roofing Professional

3 - Exterior

General: Foundation Material
Concrete
General: Exterior wall structure
wood Frame
General: Wall Covering
Wood panels, Brick Veneer
General: Driveway Material
Concrete
General: Exterior doors
Metal, Sliding Glass, Metal w/Window
General: Fencing
Wood
General: Garage Door Material
Metal
General: Sidewalk/Patio Material
Concrete
General: Vehicle Parking
Attached Garage, Driveway
General: Exterior Pictures
General: Siding cover exterior

The exterior of the home is covered by siding in several areas reducing the visibility of the structure. Any wood behind the siding could not be evaluated and is excluded from this report.

The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement. 

Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only. 
 

Credit
Comment
3.2.1 - Driveway, Walkway, Patio

Screen enclosure-screens torn
Back Patio

One or more screens were damaged or torn or missing in the screen patio. A certified contractor should make the necessary repairs.

Wrenches Handyman
Credit
Comment
3.2.2 - Driveway, Walkway, Patio

Carport Rake Trim - Loose
Front Exterior

Carport rake trim located on the north side was loose. Recommend evaluation and repairs by a qualified professional.

Contractor Qualified Professional
Credit
Comment
3.3.1 - Exterior issues

Vegetation in contact with structure
Back Exterior

Vegetation observed within close contact of the house. This can create a pathway for insects and/or wood destroying organisms into the home interior. Recommend trimming vegetation by a qualified landscape professional.

Yard scissors Landscaping Contractor
Credit
Comment
3.4.1 - Electrical

Ceiling Fan inoperable
Back Patio

Ceiling fan was inoperable. Recommend asking the property owner(s) about this, and if necessary, having a licensed electrical contractor evaluate and repair as necessary.

Electric Electrical Contractor
Credit
Comment
3.7.1 - Gutters and Flashing

Gutter End cap missing
Front Exterior

Gutter end cap located at the front exterior north corner was missing. Rainwater may come in contact with the building exterior or accumulate around the foundation as a result. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified person install or repair end caps where missing.

Contractor Qualified Professional
Credit
Comment
3.7.2 - Gutters and Flashing

No downspout
Front Exterior

 There is no downspout installed at the front exterior north corner gutter system. This can cause water to accumulate around the homes foundation and cause soil a erosion.  Also standing water could occur as well as low spots around the home. Downspouts should be installed as needed.

Contractor Qualified Professional

4 - Plumbing

General: Location of Main Shut off
Front Exterior
General: Location of Water meter
Front Exterior
General: Location of main fuel shut off
South Exterior
General: Service Pipe to house
Not Visible
General: Interior Supply piping
Copper, Where Visible
General: Water Source
Public Water
General: Drain Pipe
PVC, Where Visible
General: Vent Pipe
PVC, Where Visible
General: Waste Pipe
Not Visible
General: Water Pressure
80 PSI
General: Plumbing In Walls

As is typical of most buildings, the majority of the supply piping is concealed from view. Basically it is installed inside the walls, attic and under the floors. Any plumbing obscured from view cannot be evaluated and is excluded from this report.

Supply Lines: Pre-1986
Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:
  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
  • Install appropriate filters at points of use.
  • Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
  • Use bottled or distilled water.
  • Treat well water to make it less corrosive.
  • Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.
http://www.epa.gov/safewater/lead/index.html

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following.

1) Portions of the plumbing system canceled by finishes and/or storage (below sinks etc.) below the structure, or beneath the ground surface are not inspected.

2) Water quantity and water quality are not tested unless explicitly contracted for and discussed in this or a separate report.

3) Clothes washing machine connections are not inspected.

4) Interior of flues or chimneys which are not readily accessible are not inspected.

5) Water conditioning systems, solar water heaters, fire and lawn sprinklers, and private waste disposal systems are not inspected unless explicitly contracted for and discussed in this or a separate report.

Please refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

5 - Water Heater

Water Heater: Serial #
GCV40300
Water Heater: Model #
1220A012232
Water Heater: Estimated Age
7 Years
Water Heater: Energy Source
Natural Gas
Water Heater: Manufacturer
A.O. Smith
Water Heater: Location
Laundry room
Water Heater: Capacity
40
Water Heater: Type
Tank
Water Heater: Water temperature
Kitchen
112 Degrees
Water Heater: Pictures of Unit
Laundry Room

The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.

Credit
Comment
5.1.1 - Water Heater

TPR >4 elbows
Laundry Room

The temperature/pressure relief valve drain line has more than 4 elbows in it. This is a potential safety hazard due to the risk of explosion. Typically these valves are limited to 4 elbows or less in the drain line so venting is not restricted. A qualified plumber should evaluate and repair as necessary so the drain line complies with the temperature-pressure relief valve manufacturer's installation instructions.
Pipes Plumbing Contractor
Credit
Comment
5.1.2 - Water Heater

Discharge Line Serves Multiple Valves
Laundry Room

This water heater discharge pipe served multiple temperature/pressure relief (TPR) valves. This condition is a potential safety hazard. Recommend further evaluation and repairs by a licensed plumbing contractor.

Pipes Plumbing Contractor

6 - Electric Service

Electric Panel: Amperage
175
Electric Panel: Panel Manufacturer
Square D, Milbank
Electric Panel: Protection
Breakers
Electric Panel: Service Type
Overhead
Electric Panel: Service Voltage
120/240
Electric Panel: Branch Wiring
Copper
Electric Panel: Location of Main Disconnect
Below meters
Electric Panel: Service Conductor
Unverified
Electric Panel: System Grounding
Grounding Rod, copper
Electric Panel: Location of Main Panel
North Exterior
Electric Panel: Panel pictures
North Exterior, Garage
Electric Panel: Generator System
North Exterior
Equipment for a generator system was found. Generators, transfer switches and any associated wiring are excluded from this inspection. Recommend that the client consult with the property owner or review documentation to familiarize themselves with the operation of this system.

The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician. 

7 - HVAC

General: Cooling source
Electric
General: Heat Source
Electric
General: Distribution
Flex Duct, Fiberglass Duct
General: A/C Type
Split System, Central Air
General: Heat Type
Heat Pump
General: Last Service Date (Estimated)
2015
Condensing Unit: Estimated Age Condensing Unit
4 Year(s)
Condensing Unit: Condenser Model #
N/A
Condensing Unit: Condenser Serial #
N/A
Condensing Unit: Manufacturer
Rheem
Air Handler: Estimate Age Air Handler
4 Year(s)
Air Handler: Air Handler Model #
RH1V48215TANJA
Air Handler: Air Handler Serial #
W201537145
Air Handler: Filter Location
Below unit, Behind grill
Air Handler: Manufacturer
Rheem
General: Temperature Differential
Interior Areas
19 Degrees
This is the number of degrees the system is cooling (or heating) the house air. Normal range for this number is 14-24 degrees when operating the system during hot weather, lower when ambient temperatures are lower. The system functioned as expected when tested and appeared to be serviceable at the time of the inspection. As with all mechanical equipment, the unit may fail at any time without warning. The inspector cannot determine future failures.
General: Filter Advice
Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season.
Condensing Unit: Pictures of Unit
South Exterior
Condensing Unit: Good condition
South Exterior

The condensing unit was functional during the inspection. The unit ran as expected

Air Handler: Pictures of unit
Interior Closet
Air Handler: Unit in Good Condition
Interior Closet

The air handler was functional during the inspection. The unit ran and cold as expected. 

The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).

Credit
Comment
7.1.1 - General

Service A/C System

The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a licensed heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.

Fire HVAC Professional

8 - Kitchen

Sink: Running water and below sink
Kitchen
Credit
Comment
8.4.1 - Electrical

GFCI Upgrade Recommended
Kitchen

Ground Fault Circuit Interrupter (GFCI) protection of home electrical outlets were not present in the home at the time of inspection. Although GFCI protection may not have been required at the time the home was built, for safety reasons, consider upgrading the electrical system to include GFCI protection at the following locations:
  Bathrooms
  Outside
  Garages
  Crawlspace (at or below grade)
  Unfinished basements
  Kitchens
  Laundry rooms
  Within 6 feet of all plumbing fixtures
  Boathouses
GFCI protection is available as GFCI circuit breakers or as GFCI outlets. Both devices are designed to trip to prevent electrical shock or electrocution.
Consider having GFCI protection installed as a safety precaution.
This can be achieved by:
1. Replacing the current standard outlets with GFCI outlets
2. Replacing the outlet in the garage circuit which is nearest the main electrical service panel with a GFCI outlet.
3. Replacing a non-GFCI breaker currently protecting an electrical circuit with a GFCI-type breaker.

Electric Electrical Contractor
Credit
Comment
8.4.2 - Electrical

Open Ground
Kitchen

Modern 3-slot electric receptacle in the kitchen was found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a licensed electrical contractor repair as necessary so all receptacles are grounded per standard building practices.

Electric Electrical Contractor
Credit
Comment
8.4.3 - Electrical

Ceiling Fan inoperable
Kitchen

One or more ceiling fans appear to be inoperable. Recommend asking the property owner(s) about this, and if necessary, having a qualified electrician evaluate and repair as necessary.
Electric Electrical Contractor

9 - Interiors

Floors, Walls, Ceilings: Wall material/covering
Drywall, Paneling
Smoke and CO alarms: Smoke Alarms Present
No

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection. 

Credit
Comment
9.2.1 - Electrical

Open Ground
Living Room, Dining Room, Master Bedroom

Modern, 3-slot electric receptacles were found with an open ground located in the living room, dining room and master bedroom. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a licensed electrical contractor repair as necessary so all receptacles are grounded per standard building practices.

Electric Electrical Contractor
Credit
Comment
9.3.1 - Smoke and CO alarms

Smoke alarms missing
Interior Areas

Smoke alarms were missing at all interior areas. This is a safety hazard. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage.

Electric Electrical Contractor
Credit
Comment
9.4.1 - Windows and Door

Door-binds in jamb
Northwest Guest Bedroom

Interior door binds in jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.

Door Door Repair and Installation Contractor

10 - Bathrooms

Bathub: Running water
Guest Bathroom

Running water

Shower: Running water
Master Bathroom, Guest Bathroom
Sink/countertop: Running water and under sink area
Master Bathroom
Sink/countertop: Faucets not Installed
Guest Bathroom

Faucets at the guest bathroom were not installed during the inspection. Plumbing fixtures in this area could not be fully evaluated and are excluded from this report.

Credit
Comment
10.4.1 - Electrical

GFCI Missing
Guest Bathroom, Master Bathroom

One or more electric receptacles at the bathroom(s) had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a licensed electrical contractor evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:


Outdoors (since 1973)

Bathrooms (since 1975)

Garages (since 1978)

Kitchens (since 1987)

Crawl spaces and unfinished basements (since 1990)

Wet bar sinks (since 1993)

Laundry and utility sinks (since 2005)

Electric Electrical Contractor
Credit
Comment
10.8.1 - Sink/countertop

Sink Drain Flex pipe
Master Bathroom

Sink drain for the master bathroom used flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having a licensed plumbing contractor replace this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains.

Pipes Plumbing Contractor
Credit
Comment
10.9.1 - Toilets

Toilet - Loose
Master Bathroom

Toilets was loose. Plumbing leaks can occur as a result. A licensed plumbing contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

Pipes Plumbing Contractor

11 - Fireplace

General: Chimney type
Masonry
General: Fireplace type
Masonry
General: Woodstove type
N/A
General: Fireplace pictures
Flue and damper: Clean Annually
All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
General: No response
Living Room

Gas fireplace did not respond when the controls were operated. This may be due to the pilot light being turned off, the gas supply being turned off, or any number of other reasons. As a result, these appliances were not fully evaluated. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections. Recommend consulting with the property owner(s) as to how the fireplace(s) and/or stove(s) operate, and/or having a gas appliance contractor evaluate and repair if necessary.

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

12 - Attic

General: Ceiling Structure
Trusses
General: Inspection Method
Partially Traversed
General: Insulation Depth
R12
General: Insulation Material
Fiberglass loose
General: Roof Structure
Trusses
General: Attic pictures
General: Areas inaccessible
Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. 

Some attic areas were inaccessible due to the lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection. We conducted our typical attic inspection by walking through the attic areas as much as possible, in what we call the " random walk" methodology. This method of inspection is not intended to cover every square foot of the attic area, nor will it. Further we could not recreate the route of a random walk even if we tried. We do arrive at an overall impression of the attic's condition developed during this random walk inspection and extrapolate it to the entire attic area. In all the attics area shows normal wear and tear for a home of this age.

Credit
Comment
12.2.1 - Attic Hatch

Access cover damage
Sunroom

The drywall access cover was damaged.  The exit to cover should be replaced as a repair is not adequate. Recommend replacement by a qualified professional.

Contractor Qualified Professional
Credit
Comment
12.2.2 - Attic Hatch

No Insulation over
Sunroom

No insulation was installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency by a qualified professional.

House construction Insulation Contractor
Credit
Comment
12.4.1 - Insulation

Uneven
Attic

The ceiling insulation in one or more areas in the attic space was compacted or uneven. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified professional repair, replace or install insulation as necessary and per standard building practices (typically R-30).

House construction Insulation Contractor

13 - Garage

Vehicle door: Manual open
The garage door does not have an automatic vehicle door opener. It is manually operated. The client may want to have an automatic door opener installed for easy opening.
Vehicle door: Vehicle Door safety
VEHICLE DOOR: safety tips:
1. The garage door is the largest moving object in the home. It can weigh hundreds of pounds. Often it is supported with spring tension Both the weight of the door itself and the condition of these powerful springs can be dangerous on their own. Combined these two items can become a potentially lethal item. During our inspection, we attempt to inspect vehicle doors for proper operation.
2. Operation of the safety mechanisms should be verified monthly. Switches for door openers should be located as high as practical to prevent children from playing with the door. Children should be warned of the potential risk of injury.
3. Regular lubrication of the garage door tracks, rollers, springs and mounting hardware is recommended. ( consult the owners manual or contact the door/opener manufacture. www.overheaddoor.com/Pages/safety-information.aspx
Credit
Comment
13.3.1 - Electrical

GFCI Upgrade Recommended
Garage

Ground Fault Circuit Interrupter (GFCI) protection of home electrical outlets were not present in the home at the time of inspection. Although GFCI protection may not have been required at the time the home was built, for safety reasons, consider upgrading the electrical system to include GFCI protection at the following locations:
  Bathrooms
  Outside
  Garages
  Crawlspace (at or below grade)
  Unfinished basements
  Kitchens
  Laundry rooms
  Within 6 feet of all plumbing fixtures
  Boathouses
GFCI protection is available as GFCI circuit breakers or as GFCI outlets. Both devices are designed to trip to prevent electrical shock or electrocution.
Consider having GFCI protection installed as a safety precaution.
This can be achieved by:
1. Replacing the current standard outlets with GFCI outlets
2. Replacing the outlet in the garage circuit which is nearest the main electrical service panel with a GFCI outlet.
3. Replacing a non-GFCI breaker currently protecting an electrical circuit with a GFCI-type breaker.

Electric Electrical Contractor

14 - Appliances

General: Dishwasher
Frigidaire
General: Disposer
N/A
General: Microwave
N/A
General: Refrigerator
Samsung
General: Stove
Kenmore
General: Appliance contract
Although many of the appliances are in good condition, for a relatively small amount of money involved, we strongly recommend that you consider the purchase of an Appliance Contract. Generally this is available from several commercial companies and operates similar to an insurance policy.
Dishwasher: Dishwasher Operation

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

Hood/Vent: Normal operation

Hood vent and light functioned as expected during the inspection. 

Range-Cooktop-Oven: Normal operation

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

Refrigerator: Chiller and freezer temp
36 - -10 Fahrenheit

The refrigerator appeared functional during the inspection. The unit ran cold as expected.

Refrigerator: Water and Ice maker

There was an automatic ice maker installed, 


The ice maker tray was full.

The automatic ice maker was found in the ON position.

We urge you to verify the units proper operation after it has been running for sometime.

Credit
Comment
14.2.1 - Dishwasher

Dishwasher No High loop

The dishwasher drain line is not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

Also, no "air gap" is installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.
Wash Appliance Repair