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1234 Main St.
Le Roy, IL 61752
08/20/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
19
Minor defect/maintenance item
11
Marginal defect
1
Major defect

Thank you for the opportunity to conduct a home inspection of the property listed. It's understood the function of this report is to assist you in understanding the condition of the property and to assist in making an informed decision of the purchase. The report contains a review of the components in the categories listed in the report. The report is designed to be easy to read and comprehend however, it is important to read the report in its entirety to obtain a full understanding of the scope, limitations, and exclusions of the inspection. There are several comments made, in the report, which are meant to help you further understand certain conditions observed. If you have any questions, please contact me via phone or email.

REDLine Home Inspection, LLC strives to perform all inspections in compliance with the Standards of Practice as set forth by the State of Illinois (IDPR Home Inspection SOP) and InterNACHI (International Association of Certified Home Inspectors (InterNACHI SOP). As such, readily accessible, visually observable, installed systems and components of the home as designated in these Standards of Practice will be inspected. When systems or components designated in the Standards of Practice were present but were not inspected, the reason(s) the item was not inspected will be stated. This inspection is neither technically exhaustive nor quantitative. This report contains observations of those systems and components that, based on professional judgement, were not functioning properly, significantly deficient, or unsafe. All items in this report that were designated for repair, replacement, maintenance, or further evaluation should be evaluated by qualified tradespeople within the contingency period or prior to closing, which is contract applicable, to determine a total cost of said repairs and to learn of any additional problems, that may be present during these evaluations, that were not visible during a "visual only" home inspection. This inspection will not reveal every concern or issue that may be present, but only those significant defects that were visible at the time of inspection. This inspection can not predict future conditions or determine if latent or concealed defects are present. The statements made in this report reflect the conditions as existing at the time of Inspection only, and expire at the completion of the inspection. Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection; including roof leaks or water infiltration into crawlspaces or basements. This report is only supplemental to the Sellers Disclosure, Radon Test Results (if applicable), and Pest (WDI) Inspection Report. Refer to the State of Illinois Standards of Practice (linked above), and the inspection agreement regarding the scope and limitations of this home inspection. This inspection is NOT intended to be considered as a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, REGARDING THE CONDITIONS OF THE PROPERTY, INCLUDING THE ITEMS AND SYSTEMS INSPECTED, AND IT SHOULD NOT BE RELIED ON AS SUCH. This inspection report should be used alongside the sellers disclosure, radon test results (if applicable), pest inspection (WDI) report, and quotes and advice from the tradespeople, recommended in this report, to gain a better understanding of the condition of the home. Some risk is always involved when purchasing a property and unexpected repairs should be anticipated, as this is unfortunately, a part of home ownership. One Year Home Warranties are sometimes provided by the sellers, and are highly recommended as they will cover future repairs on major items and components of the home. If a warranty is not being provided by the seller(s), your Realtor can advise you of companies who offer them. 

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

Items Not Inspected and Other Limitations

ITEMS NOT INSPECTED - There are items that are not inspected in a home inspection such as, but not limited to; fences and gates, pools and spas, outbuildings or any other detached structure (with the exception of one detached garage if one is not attached to the home), storm doors and storm windows, screens, window AC units, central vacuum systems, water softeners, alarm and intercom systems, and any item that is not a permanent attached component of the home. Also drop ceiling tiles are not removed, as they are easily damaged, and this is a non-invasive inspection. Subterranean systems are also excluded, such as but not limited to: sewer lines, septic tanks, water delivery systems, and underground fuel storage tanks. Water and gas shut-off valves are not operated under any circumstances. As well, any component or appliance that is unplugged or the "shut-off" is not turned on or connected for the sake of evaluation. The reason why a component may be shut down isn't known, and we can't be liable for damages that may result from activating said components / appliances. Also not reported on, are the causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; Calculate the strength, adequacy, design or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility. Lastly a home inspection does not address environmental concerns such as, but not limited to: Asbestos, lead, lead based paint, radon, mold, wood destroying organisms (termites, etc), cockroaches, rodents, pesticides, fungus, treated lumber, Chinese drywall, mercury, or carbon monoxide. 

Recommended Contractors 

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

Thermal Imaging Information

THERMAL IMAGING: An infrared camera may be used for specific areas or visible problems, and should not be viewed as a full thermal scan of the entire home. Additional services are available at additional costs and would be supplemented by an additional agreement / addendum.  If a full thermal scan of the home is desired, please contact me to schedule this service. 

Other Notes - Important Info

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

COMPONENT LIFE EXPECTANCY - Components that lack "deficient" comments, at the time of inspection, may fail at any time due to their age or lack of maintenance, of which couldn't be determined by the inspector.

Comment / Observation Key - Definitions

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

  • Major Defects - Items or components that may require a major expense to correct and/or be a safety concern. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Qualified Contractor prior to the end of your contingency period. 
  • Marginal Defects - Items or components that were found to include a deficiency. These items may have been functional at the time of inspection, but this functionality may be impaired, not ideal, or the defect may lead to further problems. Repairs or replacement is recommended to items categorized in this manner for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect, prior to the end of your contingency period. Items categorized in this manner typically require repairs performed by a Qualified Contractor and are not considered routine maintenance or DIY repairs. 
  • Minor Defects / Maintenance Items / FYI - Items or components that were found to be in need of recurring or basic general maintenance and/or may need minor repairs which may improve their functionality. Also included in this section are items that were at the end of their typical service life or beginning to show signs of wear, but were in the opinion of the inspector, still functional at the time of inspection. Repairs or replacement should be anticipated on any items that are designated as being near or beyond the end of their typical life. These repairs or replacement costs can sometimes represent a major expense; i.e. HVAC systems, Water Heaters, etc. 

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


Asbestos: 

According to epa.gov, asbestos use was banned in August of 1989. Homes built in and prior to 1989 may contain building components or items (textured ceiling material, adhesives, tile, tapes, insulation, etc) that contain asbestos. In accordance with the State of Illinois Standards of Practice these items are not required to be reported on during a home inspection. Any remodeling or repairs that may take place in the future may reveal asbestos or other environmental hazards that were not visible at the time of inspection. If asbestos is a concern, you are advised to have a full environmental inspection by an environmental contractor prior to closing.  The Consumer Product Safety Commission provides some information about asbestos.


Lead Based Paint: 

The possibility exists that homes built prior to 1978 may contain paint that was lead based. In accordance with the State of Illinois Standards of Practice lead based paint is not required to be reported on or tested for during a home inspection. If lead based paint is a concern, you are advised to consult an environmental company prior to closing and have additional inspections specializing in environmental hazards. 

Here are resources regarding lead paint provided by the Consumer Product Safety Commission (Lead paint pdf) and Housing and Urban Development.





1 - Property Details

Report ID
18-155
Occupancy/Furnished
Occupied, Furnished

Occupancy, furnishings, and stored belongings can limit, or obstruct, the inspection of items or areas. Such items include but are not limited to, outlet receptacles, testing of GFCI and AFCI devices, windows (interior visibility and/or operation), operation of doors (due to obstruction), appliances, etc. It is beyond the scope of a home inspection to move furniture and personal belongings to inspect items.

Utilities On
Electricity, Water, Gas

Utilities selected as being on at the time of inspection.

Year Built (approximate)
2006
Number of Bedrooms
5
Number of Bathrooms
3.5
Style
Traditional 2-Story
Property Type
Single Family
Front Faces
East
Weather Conditions
Clear
Temperature Range
33 - 40 Degrees (F)
Measurable Rainfall (Last 48 hours)
No
Soil Condition
Damp
People Present
Client's Agent, Client at end of inspection

2 - Exterior

Inspection Method
Visual
Grading/Drainage, Vegetation, & Retaining Walls: Lot Grading / Drainage
Sloped away from structure/Positive grade

It's recommended the grade is shaped to slope away from the home, with a 6 inch drop in elevation, in the first 10 feet away from the structure (5% grade). When the 5% grade can not be achieved, swales or drains should be used as needed to properly divert rainwater runoff. Any flat or low areas around the home should be backfilled and sloped away from the foundation, to prevent potential moisture related issues in basements and crawlspaces.

Grading/Drainage, Vegetation, & Retaining Walls: Vegetation
Generally maintained

Maintaining and trimming vegetation, to avoid contact with the structure, will help prevent damage to exterior coverings such as roof coverings and siding.

Grading/Drainage, Vegetation, & Retaining Walls: Retaining Walls
Metal, Wood
Driveways, Walkways, Patios : Driveway
Concrete
Driveways, Walkways, Patios : Walkway(s)
Concrete
Decks, Balconies, & Porches : Appurtenance
Deck with Steps

There are items that are not inspected in a home inspection such as, but not limited to; fences and gates, pools and spas, outbuildings or any other detached structure (sheds).

Decks, Balconies, & Porches : Material
Wood surface, Wood structure
Steps & Railings: Step(s) & Stoop
Concrete, Wood
Steps & Railings: Railing(s)
Wood
Siding, Flashing & Trim: Exterior Covering Material
Brick, Vinyl siding
Siding, Flashing & Trim: Exterior Trim Material
Aluminum
Soffits & Fascia: Material
Aluminum, Vinyl
Exterior Doors: Type & Material
Steel
Windows: Material
Vinyl

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

Credit
Comment
2.1.1 - Grading/Drainage, Vegetation, & Retaining Walls

Window Well - Maintenance

Periodic maintenance of the window wells will be necessary to avoid water intrusion issues.

Credit
Comment
2.2.1 - Driveways, Walkways, Patios

Walkway Trip Hazard

Trip hazard(s), in the walkway were present. This was the result of displacement at a crack or joint. Repair, by a concrete contractor, is recommended.

Gardening shovel tool shape Concrete Contractor
Credit
Comment
2.2.2 - Driveways, Walkways, Patios

Walkway Cracking - Minor

Minor cracks (<1/4 inch wide) were present in the walkway. Monitor, for changing conditions, and/or patch/seal, to prevent worsening conditions.

3 - Roof

General: Inspection Method
Ground, Ladder from eaves
General: Roof Type/Style
Gable
Coverings: Type/Material
Architectural
Gutters, Downspouts & Extensions: Gutter Material
Aluminum
Flashings: Material
Aluminum
Roof Structure: Roof Framing
Engineered wood trusses, Field framing
Roof Structure: Roof Deck Material
OSB

I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

Credit
Comment
3.2.1 - Coverings

Nail Pops

Nail pops can cause damage resulting in minor water intrusion issues. Recommend evaluation and correction by qualified roofing contractor. 

Roof Roofing Professional
Credit
Comment
3.2.2 - Coverings

Signs of age

The roof covering(s) showed signs of aging. Replacement should be expected in near future. 

Credit
Comment
3.3.1 - Gutters, Downspouts & Extensions

Downspout Disconnected
Northeast Garage

The downspout was not adequately connected. Recommend correction by a qualified contractor. 

Contractor Qualified Professional

4 - Foundation & Structure

Foundation: Type
Basement
Foundation: Material
Poured Concrete
Basements & Crawlspaces: Basement

Partially finished

Floor Structure: Floor Structure
Wood joists
Floor Structure: Sub-floor
OSB
Foundation: Finished Basement

The finished nature of the basement prevented or limited inspection of the foundation walls. 

Floor Structure: Finished Basement

The finished nature of the basement prevented or limited inspection of the floor framing. 

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

5 - Attic, Insulation & Ventilation

General: Attic Access Location(s)
Master Bedroom Closet, Garage
General: Inspection Method
Visual, Inside Attic
Attic Insulation: Insulation Type (Visible Portions)
Batt, Blown-in, Fiberglass
Attic Insulation: Insulation Depth (approximate) - House Attic
16 inches
Attic Insulation: Insulation Depth (approximate) - Garage Attic
6 inches
Attic Ventilation: Ventilation Type
Ridge vents, Soffit vents
Exhaust Systems: Exhaust Fans
Fan with light, Bathroom(s), Kitchen
Exhaust Systems: Kitchen Vent (Range Hood)
Recirculating
Exhaust Systems: Dryer Vent
To exterior
General: Limited - Inspection of Attic

Inspection of one or more areas of the attic was limited due to inaccessibility or limited accessibility.

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

Credit
Comment
5.4.1 - Exhaust Systems

Fan(s) Vented into Attic

The fan(s) vented into the attic, which can cause moisture issues and possibly mold in the attic. Correction should be performed by a qualified contractor to properly terminate the fan(s) to the exterior.

6 - Electrical

Service Entrance Conductors: Electrical Service Conductors
Underground, Copper
Main Panel, Main Disconnect, Service & Grounding : Main Disconnect Location & Type
Basement, Circuit Breaker
Main Panel, Main Disconnect, Service & Grounding : Main Distrbution Panel Location
Basement
Main Panel, Main Disconnect, Service & Grounding : Service Voltage
240 Volts
Main Panel, Main Disconnect, Service & Grounding : Service Amperage
200 Amps
Main Panel, Main Disconnect, Service & Grounding : Panel Capacity
200 Amps
Main Panel, Main Disconnect, Service & Grounding : Panel Manufacturer
Square D
Main Panel, Main Disconnect, Service & Grounding : Grounding Method
Cold Water Pipe, Ground Rod (presumed)
Branch Circuit Wiring, Breakers/Fuses: Branch Circuit Wiring
Copper
Branch Circuit Wiring, Breakers/Fuses: Overcurrent Type
Circuit Breakers
GFCI (Ground Fault Circuit Interrupter) & AFCI (Arc Fault Circuit Interrupter): GFCI Protection (Type & Areas Protected)
Receptacles, Kitchen, Bathroom(s), Garage, Basement, Recirculating Tub Motor
GFCI (Ground Fault Circuit Interrupter) & AFCI (Arc Fault Circuit Interrupter): Location(s) of GFCI Protection Device(s) (Receptacle or Breaker)
Bathroom, Garage, Laundry room/area, Basement, Closet
Smoke Detectors: Smoke Detector Information

Installation, of smoke detectors, is recommended for each sleeping room and (1) outside of each sleeping room(s), and one per level. Testing the smoke alarms before spending your first night in the home, and monthly thereafter, is recommended. Several other recommendations relating to smoke alarms and fire safety are recommended by the NFPA, and can be found here: https://www.nfpa.org/public-education/by-topic/smoke-alarms/installing-and-maintaining-smoke-alarms

Smoke Detectors: Installed in Required Areas/Rooms
Yes
Carbon Monoxide (CO) Detectors: Carbon Monoxide Detector Information

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

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

Carbon Monoxide (CO) Detectors: Installed in Required Areas/Rooms
Yes
GFCI (Ground Fault Circuit Interrupter) & AFCI (Arc Fault Circuit Interrupter): AFCI/GFCI Breakers Not Tested

Due to occupancy, the AFCI and/or GFCI breakers were not tested.

GFCI (Ground Fault Circuit Interrupter) & AFCI (Arc Fault Circuit Interrupter): GFCI Protection Not Confirmed.

GFCI protection, for the exterior receptacles near the front entry door and rear sliding door, couldn't be confirmed as the protection device (GFCI receptacle) was not found. Protection is recommended for exterior receptacles and if it's found that they are not protected, it should be corrected by a licensed electrician.

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

Credit
Comment
6.4.1 - Branch Circuit Wiring, Breakers/Fuses

Exposed Electrical Wire
Kitchen Island

Recommend installing conduit to protect exposed wires from damage. Correction should be performed by a licensed electrician.

Electric Electrical Contractor
Credit
Comment
6.4.2 - Branch Circuit Wiring, Breakers/Fuses

Neutral and Ground Wires Double Tapped

One or more neutral and ground wires were terminated under a single terminal screw, which prevents isolation of a circuit if work needs to be performed. Correction should be performed by a licensed electrician.

Electric Electrical Contractor
Credit
Comment
6.5.1 - Lighting Fixtures, Switches & Receptacles

Bath Fan - Inoperable
Master Bathroom

Bath fan was inoperable. Recommend correction by a licensed electrician.

Electric Electrical Contractor
Credit
Comment
6.6.1 - GFCI (Ground Fault Circuit Interrupter) & AFCI (Arc Fault Circuit Interrupter)

Tub Motor GFCI Protection (Receptacle)

The recirculating tub motor was protected by the GFCI receptacle located in the clothes closet.

Credit
Comment
6.6.2 - GFCI (Ground Fault Circuit Interrupter) & AFCI (Arc Fault Circuit Interrupter)

GFCI Receptacle Failed Test
Garage

A GFCI receptacle failed to trip using the test button. Correction, by a licensed electrician, is recommended. 

Electric Electrical Contractor
Credit
Comment
6.8.1 - Carbon Monoxide (CO) Detectors

Install CO Detectors

Installing CO detectors near the fireplace, garage entry door, and in the basement is recommended. 

7 - HVAC (Heating, Ventilation, Air Conditioning)

Air Filter: Size
16" x 25" x 1"
Air Filter: Type
Disposable
Thermostat (Normal Operating Controls): Location(s)
Hallway
Distribution Systems: Distribution Type
Metal Ducting, Flexible Ducting, Insulated
Credit
Comment
7.1.1 - General

Radon - Manometer
Basement

The liquid levels in the manometer were in question. Recommend evaluation by a licensed radon contractor. 

Contractor Radon Mitigation Specialist
Credit
Comment
7.4.1 - Distribution Systems

Weak Return Air

The air flow at return vents was weak which can impact supply air and the comfort of rooms that have poor return air. Further evaluation, by a licensed HVAC contractor, is recommended.

Th Heating and Cooling Contractor

8 - Heating

General: AFUE Rating
92.1

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.

Heating Equipment: Location
Basement
Heating Equipment: Brand or Manufacturer
Lennox
Heating Equipment: Energy Source
Natural Gas
Heating Equipment: Input BTU
110000 BTU/Hour
Heating Equipment: Type
Gas-Fired Heat, Forced Air
Heating Equipment: Approximate Age
14 Years
Heating Equipment: Data Tag and Operation
Heating Equipment: Shut-offs
Heating Equipment: Humidifier

A central humidifier was installed on the HVAC system which is used in conjunction with the heating system to add moisture to the air. Recommend educating yourself on proper use and maintenance of these units.

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

Credit
Comment
8.2.1 - Heating Equipment

Near End of Life

The heating unit was nearing the end of its life expectancy, due to age. The average life expectancy for HVAC equipment is 15-20 years. Annual maintenance is recommended to ensure efficient operation. Future repairs and/or replacement should be expected.

Credit
Comment
8.2.2 - Heating Equipment

Needs Servicing/Cleaning

There was no record of recent routine maintenance. The heating system should be cleaned and serviced annually. Recommend a licensed HVAC contractor clean, service, and certify.

Credit
Comment
8.2.3 - Heating Equipment

Rust

A significant amount of rust was present inside the heating cabinet. There appeared to be moisture present at the apparent source. Recommend evaluation and correction by a licensed HVAC contractor. 

Th Heating and Cooling Contractor

9 - Cooling

Cooling Equipment: Energy Source/Type
Electric, Central Air Conditioner
Cooling Equipment: Circuit Breaker Size - Installed
30 Amps
Cooling Equipment: Condenser Unit Max Circuit Breaker
45 Amps
Cooling Equipment: Condenser Brand or Manufacturer
Lennox
Cooling Equipment: Condenser Age (approximate)
14 Years
Cooling Equipment: Condenser Data Tag
Cooling Equipment: Evaporator Coil Brand or Manufacturer
Lennox
Cooling Equipment: Evaporator Coil Age (approximate)
14 Years
Cooling Equipment: Evaporator Coil Data Tag
Cooling Equipment: Condensate Drainage
To Floor Drain
Cooling Equipment: Cooling System - Not Activated

The cooling system was not activated due to low outdoor temperature. If the system is activated during cold temperatures, it may cause damage to the unit.

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

Credit
Comment
9.2.1 - Cooling Equipment

Condenser Nearing End of Life

The condensing unit was nearing the end of its life expectancy, due to age. The average life expectancy for HVAC equipment is 15-20 years. Annual maintenance is recommended to ensure efficient operation. Future repairs and/or replacement should be expected.

Credit
Comment
9.2.2 - Cooling Equipment

Evaporator Coil Nearing End of Life

The evaporator coil was nearing the end of its life expectancy, due to age. The average life expectancy for HVAC equipment is 15-20 years. Annual maintenance is recommended to ensure efficient operation. Future repairs and/or replacement should be expected.

10 - Plumbing

General: Sewer Service
Public
General: Water Service
Public
General: Filters
None
Water Heater: Manufacturer
State
Water Heater: Fuel Source
Gas
Water Heater: Input BTU
65000 BTU/Hour
Water Heater: Capacity
50 gallons
Water Heater: Data Tag and Operation
Water Heater: Shut-offs
Water Heater: Approximate Age
14 Years
Main Water Shut-off Device: Main Water Shut-Off Location
Basement, At Meter, By Water Heater
Water Supply, Distribution & Fixtures: Supply Material (Visible Portions)
Copper
Drain, Waste, & Vent Systems: Waste Drain Material (Visible Portions)
PVC
Gas Supply/Storage & Distribution : Main Gas Shut-off Location
Gas Meter, North
Gas Supply/Storage & Distribution : Supply Material (Visible Portions)
Black Iron
Sump Pump: Location
Basement
Sump Pump: Sump Pump Not Activated

The sump pump was not activated. To manually activate the pump, it appeared invasive measures would be necessary, which is beyond the scope of a home inspection.

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

Credit
Comment
10.2.1 - Water Heater

Beyond Life

The water heater was beyond its life expectancy due to age. Future repairs and/or replacement should be expected. 

Credit
Comment
10.2.2 - Water Heater

No Expansion Tank

No expansion tank was present. Expansion tanks allow for the thermal expansion of water in the pipes. These are required in certain areas for new installs. Recommend a licensed plumber evaluate and install.

Credit
Comment
10.4.1 - Water Supply, Distribution & Fixtures

Sign of Leaks
2nd Floor Bathroom, Master Bathroom, Basement

There were signs of water supply connections having leaked or being inadequate. There was no indication of active leaking at the time of inspection. Recommend evaluation and correction as needed by a licensed plumber. 

Pipes Plumbing Contractor
Credit
Comment
10.4.2 - Water Supply, Distribution & Fixtures

Drop in Water Pressure - Hot
2nd Floor Bathroom

The water pressure, at the right sink faucet, slightly dropped when set to hot. 

Credit
Comment
10.5.1 - Drain, Waste, & Vent Systems

Sink - Poor Drainage
Master Bathroom

The sink had slow or poor drainage. There appeared to be a potential blockage in the drain line. Recommend evaluation and correction by a licensed plumber.

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

Sign of leak
Half Bathroom

There were signs present of a sink drain leak. There did appear to be a slight, active leak at the time of inspection. Recommend evaluation and correction as needed by a licensed plumber. 

Pipes Plumbing Contractor
Credit
Comment
10.7.1 - Sump Pump

Back-up Pump

Recommend purchasing a back-up pump to have ready in the event the installed pump becomes inoperable.

Credit
Comment
10.7.2 - Sump Pump

Back-up System

Installing a back-up system, that's not reliable on the home's power source, should be considered. Two options available are, a battery back-up or a water-pressure unit. Consult with a licensed plumber if a back-up system is desired.

11 - Doors, Windows & Interior

Windows: Window Type
Awning, Double-hung, Sliders
Bathroom(s): Tub Motor Access
Master Bedroom

The tub motor access was located in the clothes closet.

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; and B. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. L. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. M. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. N. inspect microwave ovens or test leakage from microwave ovens. O. operate or examine any sauna, steam generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. P. inspect elevators. Q. inspect remote controls. R. inspect appliances. S. inspect items not permanently installed. T. discover firewall compromises. U. inspect pools, spas or fountains. V. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. W. determine the structural integrity or leakage of pools or spas.

Credit
Comment
11.2.1 - Doors

Door Sticks
Northeast Bedroom

The door stuck and was difficult to open and close. Recommend sanding down offending areas.

Here is a helpful DIY article on how to fix a sticking door. 

Credit
Comment
11.2.2 - Doors

Door Difficult to Open/Close
Front entry

The door was difficult to open and close. Adjustment to the threshold and/or hardware may be necessary.

Credit
Comment
11.2.3 - Doors

Door Handle - Lock
Southeast Bedroom

The door handle failed to lock.

12 - Fireplace

Type
Gas

I. The inspector shall inspect: readily accessible and visible portions of the fireplaces and chimneys; lintels above the fireplace openings; damper doors by opening and closing them, if readily accessible and manually operable; and cleanout doors and frames. II. The inspector shall describe: the type of fireplace. III. The inspector shall report as in need of correction: evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers; manually operated dampers that did not open and close; the lack of a smoke detector in the same room as the fireplace; the lack of a carbon-monoxide detector in the same room as the fireplace; and cleanouts not made of metal, pre-cast cement, or other non-combustible material. IV. The inspector is not required to: inspect the flue or vent system, inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels, determine the need for a chimney sweep, operate gas fireplace inserts, light pilot flames, determine the appropriateness of any installation, inspect automatic fuel-fed devices, inspect combustion and/or make-up air devices,inspect heat-distribution assists, whether gravity-controlled or fan-assisted,ignite or extinguish fires, determine the adequacy of drafts or draft characteristics, move fireplace inserts, stoves or firebox contents, perform a smoke test, dismantle or remove any component, perform a National Fire Protection Association (NFPA)-style inspection, perform a Phase I fireplace and chimney inspection.

13 - Appliances

General: Appliance Information

Inspection of the appliances is to confirm operation, only. This is a cursory check of the appliances present at the time of inspection. The accuracy or operation of timers, temperature, or power level controls is beyond the scope of a home inspection.

Dishwasher: Brand
Whirlpool

The dishwasher, if in operable condition, was operated on the normal, quick, or 1 hour wash setting. The purpose of operation was to detect visible leaks and confirm general operation.

Sink Disposal: Brand
In-sink-erator
Refrigerator: Brand
Whirlpool

Operation of the refrigerator was checked. Accuracy of temperature settings is beyond the scope of a home inspection.

Stove/Cooktop: Brand
Whirlpool

The oven and cooktop were operated by placing the oven into "Bake" mode and activating the burners or elements to confirm operation. Temperature calibration, "clean" options, and other functions were not tested.

Stove/Cooktop: Energy Source
Electric
Microwave: Brand
Whirlpool

The microwave was tested by operating on "Cook" mode for 10 seconds to confirm operation. The efficiency of the unit or other functions were not tested.

Range Hood: Brand
Whirlpool
Range Hood: Type
Recirculating

14 - Garage

General: Garage Type
Attached
Overhead Door(s): Door Material
Insulated, Aluminum
Overhead Door(s): Door Type
Sectional
Overhead Door Opener: Door Opener Type
Belt Drive
Overhead Door Opener: Safety Sensors
Auto-reverse, Beam sensors

It's recommended that outdated overhead door openers, which may not possess the required safety features, should be replaced. The two safety features a the auto-reverse feature and the beam sensors. The auto-reverse feature is a function that is designed to change the direction the door is moving if it meets any type of obstruction or solid object. The beam sensors, which are sensors placed on each side of the overhead door. If the beam is interrupted, during operation, the opener will stop and reverse operation.

I. The inspector shall inspect: A. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. photo-electric safety sensors that did not operate properly. IV. The inspector is not required to: A. inspect or operate equipment housed in the garage, except as otherwise noted. B. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. C. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. D. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices.