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1234 Main St.
Edmond, OK 73012
08/25/2019 9:00AM

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This Inspection Report is based on a visual, non-invasive inspection.  While every effort is made to identify and report all current or potential issues with a home, please understand that there are simply areas that cannot be seen- such as within the wall structure, etc.  An inspector is considered to be a "Generalist" in that the job is to identify and report potential issues rather than diagnose the specific cause or repair items.  For this reason, you will find that it is often recommended to seek further evaluation by a qualified professional such as an Electrical, Plumbing, or Roofing contractor.


The report includes Informational data on various components of the home, Limitations that affected the ability to inspect certain items/areas, and Recommendations for items that require immediate or future attention.


Observations and Recommendations are organized into three categories by level of severity: 

1) Minor/Maintenance Issues or UpgradesPrimarily comprised of small cosmetic items and simple Handyman or do-it-yourself maintenance items.  Also included are items that are often considered as upgrades.  These observations are more informational in nature and represent more of a future to-do list rather than something you might use as a negotiation or Seller-repair item.  A Summary Report can be created should you choose to view a report without these minor items or informational data.

2) Moderate RecommendationsMost items typically fall into this category.  These observations may require a qualified contractor to evaluate further and repair or replace but the cost is somewhat reasonable.

3) Significant and/or Safety Concerns - This category is composed of immediate safety concerns or items that could represent a significant expense to repair/replace.  


This is meant to be an Honest, Impartial, Third-Party assessment.  Oftentimes, in the mind of a buyer, minor items are given too much weight and significant items are under-appreciated.  That being said, I would be more than happy to discuss anything in more detail.  Please reach out if you have any questions or need further explanation on anything identified in this report.

1 - The Standard Home Inspection

What We Inspect

Our inspections adhere to both the Oklahoma Construction Industries Board Standards of Practice and the International Association of Certified Home Inspectors (InterNACHI) Standards of Practice.

2 - Inspection Details

Start Time
4:09pm
In Attendance
Client, Client's Agent, Listing Agent, Termite Inspector
Occupancy
Furnished, Occupied
Type of Building
Detached, Single Family
House Orientation
E
Temperature (approximate)
72 Fahrenheit (F)
The outside temperature will impact various portions of the inspection. If its too cool, we will be unable to fully test the A/C. If too warm, same goes for the furnace. Also, ideally we would like an indoor/outdoor temperature differential of 20 or more for best results on portions of an Infrared inspection.
Weather Conditions
Cloudy
Relative Humidity- Interior
47 %

Except in specialized facilities, the relative humidity in your building should be between 30% and 50%. Condensation on windows, wet stains on walls and ceilings, and musty smells are signs that relative humidity may be high.

Utilities
All Utilities On
County Assessor Link

Additional facts about the home can often be found on the County Assessor website.  This may include Diagrams, Sales History, Permit History, Prior Owners, etc.

Assessor Page

Finish Time
6:25pm
Buy Back Guarantee

Buy Back Guarantee enrolled:

Enrollment Details

3 - Site

Driveways: Driveway Material
Concrete
Driveways: Driveway OK
No deficiencies were found in the driveway at the time of inspection.
Sidewalk/Walkway: Walkway Material
Concrete
Sidewalk/Walkway: Walkways OK
At the time of the inspection, the Inspector observed no deficiencies in the condition of the home walkways.
Vegetation, Grading, Drainage & Retaining Walls: Grading/Lot Drainage:
Slopes Away From House
Grading is inspected to determine that it allows 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). Any flat or low areas around the home should be back-filled and sloped away from the foundation, to prevent potential moisture infiltration into areas below grade. No deficiencies were observed at the time of inspection unless otherwise noted in this report.
Vegetation, Grading, Drainage & Retaining Walls: Grading (OK)
Inspected with no obvious signs of defects observed at the time of inspection.
Vegetation, Grading, Drainage & Retaining Walls: Retaining Wall Material
N/A
Fences/Gates: Material
Wood
Fences/Gates: Fences (OK)
The inspector observed no deficiencies in the condition of the fences at the time of the inspection.
Fences/Gates: Gates (OK)
The Inspector observed no deficiencies in the condition of the gates at the time of the inspection.
Site Photos
Vegetation, Grading, Drainage & Retaining Walls: Grading Limitations
The performance of lot drainage and the grading are 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. The inspection of the grading and drainage performance in relation to moisture infiltration through foundation walls, therefore, is limited to the visible conditions at the time of inspection, and evidence of past problems. Recommend consulting with the sellers as to any previous moisture intrusion into the home, and / or ensuring that the Sellers disclosure has no mention of moisture infiltrating the structure.

4 - Exterior

Inspection Method
Visual, Attic Access

Inspection of the home exterior typically includes: exterior wall covering materials, window and door exteriors, adequate surface drainage, driveway and walkways, window wells, exterior electrical components, exterior plumbing components, potential tree problems, and retaining wall conditions that may affect the home structure. 

Note: The General Home Inspection does not include inspection of landscape irrigation systems, fencing, detached structures or swimming pools/spas unless pre-arranged as ancillary inspections.

Porches: General

If it's built onto the structure itself, it's likely a porch. Porches typically are covered and can be enclosed as with a screen porch or a three-season porch. A porch may be at the front, back or side of a house. Wherever it is, it must provide access to the home's interior.

Inspection of the porch typically includes visual evaluation of the: 

  • foundation
  • structure
  • floor surfaces
  • guardrails
  • and stair assembly
Porches: Location
Front, Rear
Porches: Materials
Concrete
Porches: Porch (OK)
The Inspector observed no deficiencies during inspection of the porch.
Patios: General

Patios are flat, ground-level surfaces used for outdoor activity. They're usually paved with concrete, brick or other masonry, although a patio can be made of loose gravel or some other hard-scaping material. Patios may be covered, as with a pergola or awning, and some patios are built underneath decks. They're not typically enclosed, though. For convenience sake, patios may be located adjacent to a home and at an entrance.

Inspection of the patio typically includes examination of the following: 

  • surface damage
  • installation deficiencies
  • level and flat
  • deterioration
  • heaving or settling
  • and roof or cover and its supporting structure.
Patios: Location
NW
Patios: Material
Concrete
Patios: Covering Type
No Cover
Patios: Patio (OK)

The Inspector observed no deficiencies in the condition of this patio at the time of the inspection. 

Siding, Flashing & Trim: Siding Material
Brick Veneer, Hard Board
Siding, Flashing & Trim: Siding Style
Masonry, Dutch Lap
Siding, Flashing & Trim: Siding, Flashing and Trim (Mostly OK)

The Inspector observed few deficiencies in the condition of the Siding, Flashing and Trim at the time of the inspection. Notable exceptions will be listed in this report. 

Eaves, Soffits & Fascia: Eaves, Soffits and Fascia

The eaves are the edges of the roof which overhang the face of a wall and, normally, project beyond the side of a building. The eaves form an overhang to throw water clear of the walls. The Soffit is the underside of the eave whereas the Fascia is the outward-facing vertical portion.

Eaves, Soffits & Fascia: Soffit Material
Hardboard/Plywood
Eaves, Soffits & Fascia: Fascia Material
Wood
Eaves, Soffits & Fascia: Soffit Vents
Present
Eaves, Soffits & Fascia: Eaves, Soffits and Fascia (OK)

At the time of the inspection, the Inspector observed no deficiencies in the condition of the Eaves, Soffits and Fascia.

Exterior Doors: Exterior Entry Door- Front
Combination
Exterior Doors: Exterior Entry Door- Rear/Side/Other
Combination
Exterior Doors: Exterior Entry Door- Garage
N/A
Exterior Doors: Exterior Doors (OK)

At the time of the inspection, the Inspector observed no deficiencies in the condition of the exterior doors.

Window Exteriors: General

The inspection of window exteriors is limited to the appearance and condition of the materials themselves and inspection of exterior storm windows, if present.  The functionality and description of windows can be found in the Interior section of this report.

Window Exteriors: Exterior Windows (Mostly OK)
The Inspector observed few deficiencies in the condition of window exteriors at the time of the inspection. Notable exceptions will be listed in this report.
Window Exteriors: Window Trim (OK)
At the time of the inspection, the Inspector observed no deficiencies in the condition of the window trim.
Exterior Photos
Credit
Comment
4.3.1 - Siding, Flashing & Trim

Brick- Steel Lintel Expansion Cracking
Front

Steel lintel expansion results in vertical cracks or stair-step cracks above the upper corners of window and door openings.  Steel expands and contracts with changes in temperature.  During the hot summers, the steel expands and pushes outward on the brick veneer, which generates small cracks.  These are common and do not typically reflect a structural problem or foundation issue. Recommend sealing so as to prevent moisture intrusion and/or reduce crack expansion.  Potentially a handyman/DIY repair.

Brick Masonry, Concrete, Brick & Stone
Credit
Comment
4.3.2 - Siding, Flashing & Trim

Brick- Sagging Garage Lintel Cracks
Front

Cracking was visible above the double-wide garage door.  This is due to flexing of the steel lintel- which is not designed to support such weight.  The steel lintel that supports the brick located above the garage door opening should be bolted or welded to a structural back up that carries or supports the entire weight of brick.  Without such support, cracking is a common result.

Brick Masonry, Concrete, Brick & Stone
Credit
Comment
4.3.3 - Siding, Flashing & Trim

Paint/Finish Failing
West, Garage

The paint or finish is failing. This can lead to deterioration and rot of the material. Recommend that the areas be properly prepared and painted / finished.

Paint roller Painting Contractor
Credit
Comment
4.6.1 - Window Exteriors

Sealant Maintenance
Various Throughout

Sealant around window(s) was old, discolored, cracked, and needed general maintenance to avoid potential moisture intrusion.  Re-seal as necessary.  Old sealant should be removed before applying new sealant.

Tools Handyman/DIY
Credit
Comment
4.6.2 - Window Exteriors

Unpainted Lintels
Throughout

 Painting lintels will reduce corrosion.  A rusted lintel will expand- which can lead to masonry cracking.

Tools Handyman/DIY

5 - Garage

General: Garage Introduction

Inspection of the garage typically includes examination of the following:

  • general structure
  • floor, wall and ceiling surfaces
  • operation of all accessible conventional doors and door hardware
  • overhead door condition and operation including manual and automatic safety component operation and switch placement
  • proper electrical condition including Ground Fault Circuit Interrupter (GFCI) protection
  • interior and exterior lighting
  • stairs and stairways- proper firewall separation from living space
  • proper floor drainage
General: Size/Type
2-Car, Attached
General: Garage OK
At the time of the inspection, no deficiencies were observed in the condition of the garage.
Ceiling: Material
Finished, Drywall
Ceiling: Garage Ceiling (OK)
At the time of the inspection, the Inspector observed no deficiencies in the condition of the garage ceilings.
Floor: Floor
Concrete, Curb Present
Floor: Floors (OK)
At the time of the inspection, the Inspector observed no deficiencies in the condition of the garage floor.
Walls/Firewalls: Garage Walls
Finished, Drywall
Walls/Firewalls: Walls OK
At the time of the inspection, no deficiencies were observed in the condition of the garage walls.
Walls/Firewalls: Fire Barrier (Walls/Ceiling/OK)
The walls and ceilings separating the garage from the home living space appeared to meet generally-accepted current standards for firewalls. Firewalls are designed to resist the spread of a fire which starts in the garage for a certain length of time in order to give the home's occupants adequate time to escape.
Garage Overhead Door: Type
Automatic, Sectional
Garage Overhead Door: Material
Metal, Non-insulated
Garage Overhead Door: Overhead Door Introduction

Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components:

  • door condition
  • mounting brackets
  • automatic opener
  • automatic reverse
  • photo sensor
  • switch placement
  • track & rollers
  • manual disconnect
Garage Overhead Door: Garage Overhead Doors OK

At the time of the inspection, no deficiencies were observed in the condition of the garage overhead doors.

Garage Overhead Door: Tracks (OK)
The overhead garage door tracks appeared to be correctly installed and stable at the time of the inspection.
Garage Door Opener: Number of Openers
1
Garage Door Opener: Brand
Garage
Chamberlain
Garage Door Opener: Type
Belt-Drive

Each type has its advantages in regards to dependability, cost, noise-level, etc.

Bob Vila sums it up well here:

Garage Opener 101

Garage Door Opener: Auto-Reverse Disclaimer
Garage doors are not tested by the Inspector using specialized equipment and this inspection will not confirm compliance with manufacturer's specifications. This inspection is performed according to the Inspector's judgment from past experience. You should adjust your expectations accordingly. If you wish to ensure that the garage door automatic-reverse feature complies with the manufacturer's specifications, you should have it inspected by a qualified garage door contractor.
Occupant Door (From garage to inside of home): Type
Solid Core, No Visible Fire Rating

The occupant door is the door between your attached garage and your living space. The door from the garage should lead to a non-sleeping area of the house. In addition to providing easy access to your garage, the occupant door should provide a barrier between your (usually) unheated garage and the rooms of your home. Poorly-installed, an occupant door can cause heated air to leak from your house, wasting energy and adding to your heating bill. Since combustible gasoline is stored in most vehicle gas tanks, an occupant door should be part firewall, not just a decorative, wooden door.

Garage Photos

6 - Roof

General: General Introduction

The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor. Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General Home Inspection does not include confirmation of proper installation. Home Inspectors are trained to identify common deficiencies and to recognize conditions that require evaluation by a specialist. 

Inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. 

The roof inspection does not include leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary.

General: Inspection Method
Ground, Binoculars, Ladder
General: Roof Type/Style
Combination
General: Roof Age
Unknown
Coverings: Material
Asphalt
Coverings: Layers (Asphalt)
1 Layer
Coverings: Dimensional
The roof was covered with laminated fiberglass composition asphalt shingles. Laminated shingles are composed of multiple layers bonded together. Laminated shingles are also called "architectural" or "laminated" shingles. Composition shingles are composed of a fiberglass mat embedded in asphalt and covered with ceramic-coated mineral granules. Shingles with multiple layers bonded together are usually more durable than shingles composed of a single layer.
Underlayment: Underlayment Material
Mostly Hidden, Present- Specific Type Unknown
Underlayment: Underlayment disclaimer, edges only
The underlayment was hidden beneath the roof-covering material. The inspector was able to view edges only at representative areas around the perimeter of the roof. It was not fully inspected and the Inspector disclaims responsibility for evaluating its condition.
Roof Drainage Systems: Gutter Material
Seamless Aluminum
Roof Drainage Systems: Seamless Aluminum
The aluminum gutter system was a seamless type with gutter seams at corners only. Seams are weak points in gutters and are typically where they fail first. Gutter systems using seamless fabrication may have longer service lives than gutters assembled in sections.
Flashings: Flashing- General

Flashing is a general term used to describe sheet metal (or other material) fabricated into shapes and used to protect areas of the roof from moisture intrusion. Inspection typically includes inspection for condition and proper installation of flashing in the following locations: 

  • roof penetrations such as vents, electrical masts, chimneys, mechanical equipment, patio cover attachment points, and around skylights; 
  • junctions at which roofs meet walls; 
  • roof edges; 
  • areas at which roofs change slope; 
  • areas at which roof-covering materials change; 
  • areas at which different roof planes meet (such as valleys).
Flashings: Material
Metal
Flashings: Flashing (OK)

The inspector observed no deficiencies in the visible portions of the roof flashing.

Skylights, Chimneys & Other Roof Penetrations: Vent Types
Plumbing Vent Pipe(s), Box Vents
The plumbing stack vents, their related rain boots, and other roof penetrations were inspected by looking at their clearance, the integrity of their boots, for proper installation, or any significant defects. No reportable conditions were present at the time of inspection unless otherwise noted in this report.
Skylights, Chimneys & Other Roof Penetrations: Chimney Type
Masonry Siding, Metal Flue
Skylights, Chimneys & Other Roof Penetrations: Chimney Top
Metal Chase Pan, Spark Arrestor
Skylights, Chimneys & Other Roof Penetrations: Chimney- OK Above Roof
The Inspector observed no deficiencies in the condition of the portion of the chimney that extended above the roof.Inspection of this portion of the chimney includes evaluation of:-chimney exterior;-cap;-spark arrestor;-visible flue; -cricket; and-location on the roof.
Rooftop (Structure): Method of Inspection
Ladder and Ground, Various Vantage Points
Rooftop (Structure): Slope
9:12
Rooftop (Structure): Exterior Structure (OK)
The Inspector observed no deficiencies in the condition of the exterior roof structure.
Flashings: Disclaimer: Most Flashing Not Visible

Inspection if the roof flashing is limited to visible portions only.  Flashing is installed in such a way that most is hidden from view by roof coverings. 

Credit
Comment
6.2.1 - Coverings

Damage-Hail (Widespread)

Hail damage (widespread functional damage)At the time of the inspection, the asphalt composition shingle roof had widespread functional damage visible that appeared to be from hail. Functional damage is damage that;1. Reduces the ability of the roof to shed water; or2. Significantly shorten the shingle's long term service life.
Roof Roofing Professional
Credit
Comment
6.4.1 - Roof Drainage Systems

Downspouts Drain Near House
Front, Southwest

One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend adjusting downspout extensions to drain at least 4-6 feet from the foundation.

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

Tools Handyman/DIY

7 - Foundation, Basement, Crawlspace & Structure

Disclaimer: Structure Inspection
The General Home Inspection includes inspection of the home structural elements that were readily visible at the time of the inspection. This typically includes the foundation, exterior walls, floor structures and roof structure. Much of the home structure is hidden behind exterior and interior roof, floor, wall, and ceiling coverings, or is buried underground. Because the General Home Inspection is limited to visual and non-invasive methods, this report may not identify all structural deficiencies. Upon observing indications that structural problems may exist that are not readily visible, the inspector may recommend inspection, testing, or evaluation by a specialist that may include invasive measures.
Inspection Method
Attic Access, Visual
Foundation: Material
Concrete Slab on Grade
Floor Structure: Material
Concrete, Slab
Floor Structure: Basement
N/A
Floor Structure: Sub-floor
Inaccessible
Because of interior floor and ceiling coverings, not all floor structural members were able to be inspected. At the time of inspection, the floor structure and material appeared to be in good condition. Any specific defects will be listed in the report.
Floor Structure: OK (Concrete Slab)
No concerns with the concrete slab foundation were visible at the time of inspection. Minor cracks are common in all concrete products and the condition of this foundation is considered typical or normal at all locations that the inspector was able to view.
Wall Structure: Type
Conventional Framing
Wall Structure: Material
Wood
Wall Structure: Exterior Wall Structure (OK)
At the time of the inspection, the Inspector observed no deficiencies in the condition of the exterior wall structures.
Ceiling Structure: Type
Conventional Framing
Ceiling Structure: Material
Wood
Ceiling Structure: Ceiling Structure (OK)

At the time of the inspection, the Inspector observed no deficiencies in the condition of the ceiling structure.

Floor Structure: Limited Inspection (Slab-On-Grade)
Because the General Home Inspection is a visual inspection, inspection of the slab-on-grade foundation is limited by the fact that typically, most of the foundation and slab is hidden underground or by interior floor coverings. Where possible, I inspect that portion of the foundation visible at the home exterior between grade and the bottom of the exterior wall covering. Shrinkage cracks are often visible and are not a structural concern. It is possible for moisture to enter the foundation through these cracks by capillary action and within the home structure this moisture may cause damage typically detectable only through invasive techniques that lie beyond the scope of the General Home Inspection.
Wall Structure: Limitation: Wall Structure
Because of exterior and interior wall coverings, not all structural members were able to be fully inspected. At the time of inspection the wall structure and material appears to be in good condition. Any specific defects will be listed in the report.
Ceiling Structure: Ceiling Structure Not Visible

Because of interior ceiling coverings, not all structural members were able to be fully inspected.

8 - Attic- Structure, Insulation & Ventilation

What's Inspected

Inspection from inside the attic typically includes:

  • Roof structure (typically conventional framing or manufactured trusses)
  • Roof sheathing (boards, plywood or oriented strand board)
  • Ventilation methods
  • Installation and level of thermal insulation that may affect the lifespan or performance of the roofing materials, home energy efficiency, or comfort levels.  
Inspection Method
Walked/Crawled
Access and Location
Door Access
Attic Temperature
79 Degrees
In a perfect world, the attic would be the same temperature as the exterior. Thats typically an unrealistic expectation. A good scenario is an attic temperature within 20 of the exterior.
Attic Moisture Condition
Dry
Attic (Structure): Material/Type
Wood Planks
Attic Insulation: Insulation Type
Batt, Fiberglass, Blown
Attic Insulation: R-Value
31-35

The resistance to heat moving through insulation is measured as "R-value".  The higher the R-value, the greater the resistance to heat flow through the insulation.  Current standards on new construction recommend a minimum R-value of 38 in the attic area.

Attic Insulation: Insulation OK
No deficiencies in the condition of the thermal insulation were observed at the time of the inspection.
Ventilation: Attic Ventilation Disclaimer
Attic ventilation disclaimerThe Inspector disclaims confirmation of adequate attic ventilation year-round performance, but will comment on the apparent adequacy of the system as experienced by the inspector on the day of the inspection. Attic ventilation is not an exact science and a standard ventilation approach that works well in one type of climate zone may not work well in another. The performance of a standard attic ventilation design system can vary even with different homesite locations and conditions or weather conditions within a single climate zone.The typical approach is to thermally isolate the attic space from the living space by installing some type of thermal insulation on the attic floor. Heat that is radiated into the attic from sunlight shining on the roof is then removed using devices that allow natural air movement to carry hot air to the home exterior. This reduces summer cooling costs and increases comfort levels, and can help prevent roof problems that can develop during the winter such as the forming of ice dams along the roof eves.Natural air movement is introduced by providing air intake vents low in the attic space and exhaust vents high in the attic space. Thermal buoyancy (the tendency of hot air to rise) causes cool air to flow into the attic to replace hot air flowing out the exhaust vents. Conditions that block ventilation devices, or systems and devices that are poorly designed or installed can reduce the system performance.
Ventilation: Ventilation Type
Soffit Vents, Louver/Turtle Vents
Attic System Photos
Attic (Structure): Limitations
Limited Access, Storage/Debris, Insulation
The General Home Inspection includes inspection of the home structural elements that were readily visible at the time of the inspection. This typically includes the foundation, exterior walls, floor structures and roof structure. Much of the home structure is hidden behind exterior and interior roof, floor, wall, and ceiling coverings, or is buried underground. Because the General Home Inspection is limited to visual and non-invasive methods, this report may not identify all structural deficiencies. Upon observing indications that structural problems may exist that are not readily visible, the inspector may recommend inspection, testing, or evaluation by a specialist that may include invasive measures.

9 - Shared HVAC- 1st Floor

Normal Operating Controls: Thermostat Type/Location
1st Floor Hallway
Programmable, Digital
Distribution System: Ductwork
In-Slab
Distribution System: Filter Location(s)
Hallway(s)
Distribution System: Presence of Installed Heating/Cooling Source in Each Room
Distribution System: Air Supply Registers OK (From System)

Air Supply Registers were in good working condition and were located appropriately.

Distribution System: Air Return Grilles OK (To System)
Air Return Grilles were in good working condition and were located appropriately.
Shared HVAC Photos: HVAC Control/Distribution Photos

10 - Shared HVAC 2nd Floor

Normal Operating Controls: Thermostat Type/Location
2nd Floor Hallway
Digital, Programmable
Distribution System: Ductwork
Insulated
Distribution System: Filter Location(s)
Hallway(s)
Distribution System: Presence of Installed Heating/Cooling Source in Each Room
Distribution System: Air Supply Registers OK (From System)

Air Supply Registers were in good working condition and were located appropriately.

Distribution System: Air Return Grilles OK (To System)
Air Return Grilles were in good working condition and were located appropriately.
Shared HVAC Photos: HVAC Control/Distribution Photos

11 - Cooling

Disclaimer
Inspection of home cooling systems typically includes visual examination of readily observable components for adequate condition, and system testing for proper operation using normal controls. Cooling system inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) system contractor. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified HVAC contractor.
Cooling Equipment- 1st Fl: Location
South Exterior
Cooling Equipment- 1st Fl: Brand
Armstrong
Cooling Equipment- 1st Fl: Type/Configuration
Central Air Conditioner
Cooling Equipment- 1st Fl: SEER Rating (up to)
14

The SEER measures air conditioning and heat pump cooling efficiency, which is calculated by the cooling output for a typical cooling season divided by the total electric energy input during the same time frame.  A SEER rating is a maximum efficiency rating, similar to the miles per gallon for your car.  Modern standards call for at least 13 SEER rating for new install. Read more on energy efficient air conditioning at Energy.gov.  Note that the maximum SEER rating is dependent on the interior/exterior components being properly matched.

Cooling Equipment- 1st Fl: Unit Age
1-3 Years

According to Energy.gov, the "lifespan" of a central air conditioner is about 15 to 20 years.  Unfortunately, due to climate differences, the average in Oklahoma is in the 10-15 year range.  If your unit is 10+ years old, begin budgeting for eventual replacement.

Cooling Equipment- 1st Fl: Tonnage
3

The measurement for heat is the British thermal unit (BTU). One ton of air conditioning can remove 12,000 BTUs of air per hour. A four ton unit can move 48, 000 BTUs and so on. Therefore, the more tonnage an AC unit is rated at, the more air it can cool.

Cooling Equipment- 1st Fl: Refrigerant
R-410A
Cooling Equipment- 1st Fl: Temperature Differential (Delta T)
15-22°- Ideal
Cooling Equipment- 1st Fl: Equipment Photos
Cooling Equipment- 2nd Fl: Location
North Exterior
Cooling Equipment- 2nd Fl: Brand
Bryant
Cooling Equipment- 2nd Fl: Type/Configuration
Central Air Conditioner
Cooling Equipment- 2nd Fl: SEER Rating (up to)
13

The SEER measures air conditioning and heat pump cooling efficiency, which is calculated by the cooling output for a typical cooling season divided by the total electric energy input during the same time frame.  A SEER rating is a maximum efficiency rating, similar to the miles per gallon for your car.  Modern standards call for at least 13 SEER rating for new install. Read more on energy efficient air conditioning at Energy.gov.  Note that the maximum SEER rating is dependent on the interior/exterior components being properly matched.

Cooling Equipment- 2nd Fl: Unit Age
7-9 Years

According to Energy.gov, the "lifespan" of a central air conditioner is about 15 to 20 years.  Unfortunately, due to climate differences, the average in Oklahoma is in the 10-15 year range.  If your unit is 10+ years old, begin budgeting for eventual replacement.

Cooling Equipment- 2nd Fl: Tonnage
2

The measurement for heat is the British thermal unit (BTU). One ton of air conditioning can remove 12,000 BTUs of air per hour. A four ton unit can move 48, 000 BTUs and so on. Therefore, the more tonnage an AC unit is rated at, the more air it can cool.

Cooling Equipment- 2nd Fl: Refrigerant
R-410A
Cooling Equipment- 2nd Fl: Temperature Differential (Delta T)
15-22°- Ideal
Cooling Equipment- 2nd Fl: Equipment Photos
Configuration
Split
Split System
The air conditioning system was a split system in which the cabinet housing the compressor, cooling fan and condensing coils was located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinet was located at the home's exterior so that the heat collected inside the home could be released to the outside air. Evaporator coils designed to collect heat from the home interior were located inside a duct at the furnace and were not directly visible.
Ceiling Fans: Type
Lighted, Wall Switch, Ceiling Mount

12 - Heating

Disclaimer

Inspection of heating systems is limited to basic evaluation based on visual examination and operation using normal controls. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified heating, ventilating, and air-conditioning (HVAC) contractor.

Equipment- 1st Fl: Location
Garage Utility Closet
Equipment- 1st Fl: Brand
Armstrong Air
Equipment- 1st Fl: Unit Age
1-3 Years

The average life expectancy of furnaces in homes today is between 16 and 20 years. If your furnace is close to this age or older, you should begin budgeting for a replacement. Shopping for a replacement furnace in an emergency does not allow time for you to make your best decision.

Equipment- 1st Fl: Energy Source
Natural Gas
Equipment- 1st Fl: Heat Type
Forced Air
Equipment- 1st Fl: Efficiency
Mid
Equipment- 1st Fl: AFUE Rating (up to)
80-85

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

If your AFUE rating is below 80%, it is time to replace your furnace with a more efficient model. New furnaces are generally ranked by efficiency: mid-efficiency furnaces average 80% efficiency; high-efficiency furnaces reach about 90% efficiency; and ultra high-efficiency furnaces improve on standard high-efficiency models with variable-speed fans and controls, which enable these units to achieve up to 97% efficiency.

Equipment- 1st Fl: Temperature Rise
Within Furnace Range, 30-39°
Equipment- 1st Fl: Equipment OK

At the time of the inspection, the Inspector observed no deficiencies in the condition of this Heater. 

Equipment- 1st Fl: Equipment Photos
Equipment- 2nd Fl: Location
Attic
Equipment- 2nd Fl: Brand
Bryant
Equipment- 2nd Fl: Unit Age
7-9 Years

The average life expectancy of furnaces in homes today is between 16 and 20 years. If your furnace is close to this age or older, you should begin budgeting for a replacement. Shopping for a replacement furnace in an emergency does not allow time for you to make your best decision.

Equipment- 2nd Fl: Energy Source
Natural Gas
Equipment- 2nd Fl: Heat Type
Forced Air
Equipment- 2nd Fl: Efficiency
Mid
Equipment- 2nd Fl: AFUE Rating (up to)
80-85

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

If your AFUE rating is below 80%, it is time to replace your furnace with a more efficient model. New furnaces are generally ranked by efficiency: mid-efficiency furnaces average 80% efficiency; high-efficiency furnaces reach about 90% efficiency; and ultra high-efficiency furnaces improve on standard high-efficiency models with variable-speed fans and controls, which enable these units to achieve up to 97% efficiency.

Equipment- 2nd Fl: Temperature Rise
Within Furnace Range, 30-39°
Equipment- 2nd Fl: Equipment OK

At the time of the inspection, the Inspector observed no deficiencies in the condition of this Heater. 

Equipment- 2nd Fl: Equipment Photos
NG/LP Firelogs & Fireplaces: Fuel & Style
Natural Gas, Vented, Wood-Burning Capable
NG/LP Firelogs & Fireplaces: Gas-Burning Fireplace OK

At the time of the inspection, no deficiencies were observed in the condition of the gas-fueled fireplace. Full inspection of gas-burning fireplaces lies beyond the scope of the General Home Inspection. For a full inspection to more accurately determine the condition of the fireplace and to ensure that safe conditions exist, the Inspector recommends that you have the fireplace inspected by an inspector certified by the Chimney Safety Institute of America (CSIA). Find a CSIA-certified inspector near you here.

NG/LP Firelogs & Fireplaces: NG/LP Fireplace Photos

13 - Plumbing

General: General
Inspection of the plumbing system typically includes visual examination of:- water supply pipes;- drain, waste and vent (DWV) system;- water heater (type, condition and operation);- sewage disposal system (designation as public or private);- gas system; and- sump pump (confirmation of installation/operation).
General: Water Source
Public
General: Filters
None
General: Water Pressure
84 Psi
Main Water Shut-off Device: Location
Streetside, Garage Entry Bathroom
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Poly
Water Supply, Distribution Systems & Fixtures: Distribution Material
Poly
Water Supply, Distribution Systems & Fixtures: Supply/Distribution Photos
Sewage & Drain, Waste, & Vent (DWV) Systems: Drain, Waste & Vent Material
PVC
Sewage & Drain, Waste, & Vent (DWV) Systems: Sewage System Type
Public
Sewage & Drain, Waste, & Vent (DWV) Systems: Main Cleanout Location
Not Located
Sewage & Drain, Waste, & Vent (DWV) Systems: DWV OK
At the time of the inspection, the Inspector observed no deficiencies in the condition of the visible drain, waste and vent pipes.
Sewage & Drain, Waste, & Vent (DWV) Systems: DWV Photos
Water Heater: Manufacturer & Location
Garage Utility Closet
Bradford & White
Water Heater: Power Source/Type
Gas
Water Heater: Capacity
50 gallons
Water Heater: Water Heater Age
2 Years
Water Heater: Water Heater OK
At the time of the inspection, the Inspector observed no deficiencies in the condition or operation of the water heater.
Water Heater: Water Heater Photos
Water Heater: Recommended Temperature
Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding.
Water Heater Lifespan

A water heaters useful life varies, depending on the type of water heater, the quality of the unit, and how well its been maintained.  

A traditional tank-type water heater lasts an average of eight to 12 years.  Inside the tank, an anode rod protects the interior lining by attracting all corrosive particles to itself through a process called electrolysis. When the rod has corroded to such an extent that it can no longer do its job, those particles settle at the bottom of the water tank, where they eventually destroy the lining. Once corrosion starts inside the tank, the water heater has entered into its final stage of life.

A tankless water heater can last up to 20 years, sometimes even longer.  Also called on-demand water heaters, these appliances do not work continuously to maintain a supply of hot waterand, as a result, they last longer than their tank-style counterparts. Eventually, though, tankless water heaters (which do not use anode rods) will also suffer from corrosion and require replacement.

Gas Water Heater
This water heater was gas-fired. Gas water heaters heat water using a gas burner located in a chamber beneath the water tank. The gas control mechanism contains safety features designed to prevent gas from leaking into the living space if the burner should fail for some reason. Gas-fired water heaters must be properly installed so that the gas fuel is safely delivered to the water heater and so that the water heater safely exhausts the products of combustion to the home exterior. Gas-fired water heaters can be expected to last the length of the stated warranty and after its expiration may fail at any time.
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Southwest Exterior, South Exterior
Gas Meter, At House
Fuel Storage & Distribution Systems: Exterior Gas Connection for Grill

A connection point is present at the exterior to allow for use of an LNG-compatible grill. 

Fuel Storage & Distribution Systems: Fuel System Photos
Water Supply, Distribution Systems & Fixtures: Most Not Visible
Most water distribution pipes were not visible due to wall, floor and ceiling coverings. The Inspector disclaims responsibility for inspection of pipes not directly visible.
Sewage & Drain, Waste, & Vent (DWV) Systems: Most DWV Pipes Not Visible
Most drain, waste and vent pipes were not visible due to wall, ceiling and floor coverings.
Credit
Comment
13.3.1 - Water Supply, Distribution Systems & Fixtures

Polybutylene Supply/Distribution Pipes
Throughout

Water supply and/or pipes were made from polybutylene material.  Polybutylene was popular in the 80’s and 90’s until production was ceased after scores of allegations claiming the pipes had ruptured.  The material can be prone to fail without warning, causing damage to the home structure- especially if this were to occur within a wall or hidden area.  Replacement of pipes and fittings with an approved material like PEX should be considered.  At minimum, a homebuyer should research polybutylene and be aware of the history and the inherent risk with the piping.

This SITE has a fair amount of information on polybutylene.

Pipes Plumbing Contractor
Credit
Comment
13.4.1 - Sewage & Drain, Waste, & Vent (DWV) Systems

Unable to Locate Main Cleanout

Unable to locate a cleanout for the main sewer pipe. Generally-accepted modern standards mandate that a full-size cleanout be located within 5 feet of the foundation in line with the building drain and sewer. It is possible that it was hidden under leaves or camouflaged within a flowerbed. Recommended inquiring from homeowner as to location.
Pipes Plumbing Contractor
Credit
Comment
13.4.2 - Sewage & Drain, Waste, & Vent (DWV) Systems

Stopper Malfunctioning
Master Bathroom Sink

The drain stopper and/or control mechanism is not functioning properly.
Wrenches Handyman

14 - Doors, Windows & Interior

A Reminder on Cosmetic Deficiencies

Cosmetic defects are outside of the scope of the standard home inspection.  This includes things like minor staining, nail holes, dings, scratches, general wear, tacky wallpaper, etc.  Occasionally these will make it into the report if the inspector deems them to be significant.

Interior Mostly OK
At the time of the inspection, the Inspector observed few deficiencies in the condition of the home interior. Notable exceptions will be identified in this report or blue-taped (minor cosmetic).
Minor Wear
The home interior showed minor general wear and deterioration commensurate with its age.
Air Quality: Odor
Normal
Doors: Interior Door Type
Hollow
Doors: Interior Doors OK
At the time of the inspection, the Inspector observed no deficiencies in the condition of interior doors.
Windows: Window Type/Material
Single Pane, Thermal, Vinyl Clad, Sliders
Windows: Windows OK

At the time of the inspection, the Inspector observed no notable deficiencies in the interior condition and operation of windows of the home.

Floors: Floor Coverings
Carpet, Laminate, Tile
Floors: Floors OK

At the time of the inspection, the Inspector observed no notable deficiencies in the condition of floors in the home.

Walls: Wall Material
Drywall
Walls: Walls OK

At the time of the inspection, the Inspector observed no notable deficiencies in the condition of walls in the home interior.

Ceilings: Ceiling Material
Drywall
Ceilings: Ceilings- OK
At the time of the inspection, the Inspector observed no deficiencies in the condition of ceilings in the home.
Trim: Trim- General

Inspection of interior trim typically includes examination of the following:

  • door and window casing
  • baseboard
  • any trim around walls and ceilings
  • any permanently-installed corner or cabinet trim
  • and- built-in features such as book cases
Trim: Trim OK

At the time of the inspection, the Inspector observed no deficiencies in the condition interior trim components. 

Countertops & Cabinetry: Countertop Material
Granite
Countertops & Cabinetry: Countertops OK

At the time of the inspection, the Inspector observed no notable deficiencies in the condition of the countertops.

Countertops & Cabinetry: Cabinetry
Wood
Countertops & Cabinetry: Cabinetry OK

At the time of the inspection, the Inspector observed no notable deficiencies in the condition of the cabinets.

Steps, Stairways & Railings: Steps, Stairways & Railings- General

Inspection of staircases typically includes visual examination of the following: 

  • treads and risers
  • landings
  • angle of staircase
  • handrails
  • guardrails
  • lighting
  • and headroom
Steps, Stairways & Railings: Proper Lighting Requirements Observed
Steps, Stairways & Railings: Staircase Mostly OK
At the time of the inspection, the Inspector observed few deficiencies in the condition of the staircase(s). Notable exceptions will be listed in this report. Inspection of staircases typically includes visual examination of the following: - treads and risers; - landings; - angle of staircase; - handrails; - guardrails; - lighting; - headroom; - windows; and - walls and ceilings.
Tiled Areas- Kitchen, Bath & Laundry: Tiled Areas OK

At the time of the inspection, the Inspector observed no notable deficiencies in the condition of the tiled areas.

Bathroom Exhaust Fan Systems: Type
Fan with Light
Bathroom Exhaust Fan Systems: Exhaust Termination
Undetermined
Laundry/Utility: Dryer Power Source
220 Electric
Laundry/Utility: Dryer Vent
Metal, Terminates at Exterior
Credit
Comment
14.3.1 - Windows

Failed Seal- Stains

Although no condensation was visible at the time of the inspection, staining of the glass at a window indicated a loss of thermal integrity. The Inspector recommends that before the expiration of your Inspection Objection Deadline you consult with a qualified contractor to discuss options and costs for repair or replacement. Replacement is more common.
Window Window Repair and Installation Contractor
Credit
Comment
14.9.1 - Steps, Stairways & Railings

Staircase- Insecure Handrail
1st Floor, 2nd Floor

The handrail at this staircase did not appear to have attachment hardware that adequately secured the handrail to the wall. Inspector recommends that attachment hardware be installed to make the handrail attachment to the wall secure. Physical testing for compliance with any building standards or building codes lies beyond the scope of the General Home Inspection. The Inspector recommends correction by a qualified contractor.
Contractor Qualified Professional

15 - Electrical

Service Entrance: Electrical Service Conductors
Below Ground, Copper, 220 Volts, Inspected at Panel
Service Entrance: Meter OK
At the time of the inspection, the Inspector observed no deficiencies in the condition of the electric meter. Electric meters are installed by electric utility providers to measure home electrical consumption for billing purposes.
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
T&B
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Service Conductor Amperage
200

The more amps you have in a home, the more electrical devices you can have in use at any given time. The typical standard for modern usage is 100 amps; less than 100 amps may not be adequate for your needs. Large homes, and homes with central air-conditioning or electric heat will need more power, typically 150 to 200 amps.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Electrical Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Disconnect Amperage & Location
200
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location(s)
None
Branch Wiring, Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring, Circuits, Breakers & Fuses: Wiring Method
Romex
Branch Wiring, Circuits, Breakers & Fuses: Branch Wiring Mostly OK
At the time of the inspection, the Inspector observed few deficiencies in the condition of the visible branch wiring. Notable exceptions will be listed in this report.
Lighting Fixtures, Switches & Receptacles: Disclaimer- Switches
Switches are sometimes connected to fixtures that require specialized conditions, such as darkness or movement, to respond. Sometimes they are connected to electrical receptacles (and sometimes only the top or bottom half of an receptacle). Often, outlets are inaccessible due to furniture or other obstructions. This being said, functionality of all switches in the home may not be confirmed by the inspector.
Doorbell: Doorbell (OK)
The doorbell responded to the switch at the time of the inspection.
Smoke Detectors: Smoke Alarms- General

For many years NFPA 72, National Fire Alarm and Signaling Code, has required as a minimum that smoke alarms be installed inside every sleep room, outside each sleeping area and on every level of the home.  Homes built to earlier standards often dont meet these minimum requirements.  Homeowners should take proactive steps make sure that older homes have a sufficient complement of smoke alarms 

Smoke Detectors: Locations
true
Smoke alarms should be installed inside and outside of each sleeping area, and on every level of your home including the basement. Never install a smoke alarm within 3 feet of a ceiling fan or air duct, or within 10 feet of the kitchen stove.
Carbon Monoxide Detectors: Carbon Monoxide Alarms- General

According to the carbon monoxide guidelines of the National Fire Protection Association (NFPA 720, 2005 edition), all carbon monoxide alarms shall be centrally located outside of each separate sleeping area in the immediate vicinity of the bedrooms, and each alarm shall be located on the wall, ceiling or other location as specified in the installation instructions that accompany the unit.

Notable Electrical System Photos
Branch Wiring, Circuits, Breakers & Fuses: Branch Circuit Limitation
Home branch circuit wiring consists of wiring distributing electricity to devices such as switches, receptacles, and appliances. Most conductors are hidden behind floor, wall and ceiling coverings and cannot be evaluated by the inspector. The Inspector does not remove cover plates and inspection of branch wiring is limited to proper response to testing of switches and a representative number of electrical receptacles.
Credit
Comment
15.3.1 - Branch Wiring, Circuits, Breakers & Fuses

Neutral/Neutral or Ground/Neutral at Same Lug
Main Electrical Panel

A Neutral conductor is combined with another Neutral or Ground at the bus bar in the panel.  Each Neutral should have its own terminal.  This can create a safety hazard. Correction is recommended.

More information can be found HERE.

Electric Electrical Contractor
Credit
Comment
15.6.1 - GFCI & AFCI

GFCI Failure
Front Exterior

A ground fault circuit interrupter (GFCI) electrical receptacle did not respond to testing, did not re-set, was slow to re-set or made a buzzing sound when re-set. The Inspector recommends replacement of the receptacle to ensure that it works correctly when required. All work should be performed by a qualified contractor.
Electric Electrical Contractor
Credit
Comment
15.8.1 - Carbon Monoxide Detectors

Not Installed

According to the carbon monoxide guidelines of the National Fire Protection Association (NFPA 720, 2005 edition), all carbon monoxide alarms shall be centrally located outside of each separate sleeping area in the immediate vicinity of the bedrooms, and each alarm shall be located on the wall, ceiling or other location as specified in the installation instructions that accompany the unit.

Tools Handyman/DIY

16 - Built-in Appliances

General Appliance Operation

Note: Appliances are operated at the discretion of the Inspector.

Dishwasher: Brand
GE
Dishwasher: Dishwasher OK
At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the dishwasher. It was operated through a cycle.
Cooktop/Exhaust Fan: Cooktop Brand
LG
Cooktop/Exhaust Fan: Cooktop Type
Gas
Cooktop/Exhaust Fan: Cooktop Energy Source
Gas
Cooktop/Exhaust Fan: Exhaust Fan Brand
Samsung
Cooktop/Exhaust Fan: Exhaust Fan Type
Re-circulate, Filtered, Under Microwave
Cooktop/Exhaust Fan: Exhaust Fan OK
At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the exhaust fan.
Oven: Limited Inspection
The General Home Inspection testing of ovens does not include testing of all oven features, but is limited to confirmation of bake and broil features. You should ask the seller about the functionality of any other features.
Oven: Oven Brand
LG
Oven: Oven Type
Wall, Single, Convection
Oven: Oven Energy Source
Electric
Oven: Oven OK
At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the oven.
Garbage Disposal: Brand
Whirlpool
Garbage Disposal: Disposal OK
At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the garbage disposal.
Built-in Microwave: Microwave Brand
Samsung
Built-in Microwave: Microwave Type
Door
Built-in Microwave: Microwave OK
At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the built-in microwave oven. Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, you should seek further evaluation by qualified technician prior to closing.
Refrigerator: Brand
GE
Refrigerator: Type
Side-by-Side
Refrigerator: Refrigerator OK
Notable Appliance Photos
Credit
Comment
16.1.1 - Dishwasher

No Anti-Siphon/High-Loop Device Present
Kitchen

There is no air gap or high loop in the discharge line from the dishwasher to the garbage disposal or drain. Implication: Grey water from the sink can back up into the dishwasher and can subsequently contaminate dishes and/or flood the floor.
Tools Handyman/DIY
Credit
Comment
16.2.1 - Cooktop/Exhaust Fan

Control Knob Damaged

A control knob came loose immediately via normal operation.  Unsure if it was loose already.  It appears to have possibly been glued before although this could not be verified.