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1234 Main St.
Lander, WY 82520
12/05/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
5
Maintenance/monitor
23
Deficiencies
3
Immediate attention/safety

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

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



1 - Inspection details

Start Time
10:00
Finish Time
12:30
Ground Condition
Dry
Present at time of the inspection
N/A
Property Occupancy
Yes
Weather Condition
Clear, Windy, Cool
Rain in the last few days
No
Structure Details: Structures Inspected
House, Attached Garage
Structure Details: Type of Structure
Single Family
Structure Details: Foundation Type
Crawlspace
Structure Details: Structure Faces
West
Structure Details: Utilities
All Utilities on
The following items have been excluded from the inspection.
Sprinkler System
Category description

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

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


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


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

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

Overview

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

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


Please understand that there are limitations to this type of visual inspection. Many components of the property are not visual during the inspection and very little historical information (if any) is provided in advance of, or even during, the inspection. While we believe we can reduce your risk of purchasing a property, we can not eliminate it, nor can or do we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommended that you budget for unexpected repairs. 


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


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


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

 

Credit
Comment
1.1.1 - Structure Details

Change Locks

Refine Home Inspection, LLC recommends that ALL locks and Security codes be changed before moving into the house.

Wrench DIY
Credit
Comment
1.1.2 - Structure Details

Pest Evidence- Active

Evidence of pests were found (I.e roach, rodents) in the Crawlspace.  It is active. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean waste.  Future costs could be incurred from prior rodent damage not visible at time of inspection.

Pest control Pest Control Pro

2 - Roof

IN NI NP R
2.1 General X
2.2 Roof Flashing X
2.3 Plumbing and Combustion Vents X X
2.4 Chimney at Roof X
2.5 Skylight Exteriors X X
2.6 Metal Roof X X
General: Method of inspection:
Top of ladder
General: Additional roof-covering types:
None
General: The roof style was:
Gable
General: Primary roof-covering type:
Corrugated Metal Panel
General: Homeowner's Responsibility

Your responsibility as the homeowner is to monitor the roof covering because any roof can leak. To monitor a roof that is inaccessible or that cannot be walked on safely, use binoculars. Look for deteriorating or loosening of flashing, signs of damage to the roof covering and debris that can clog valleys and gutters.

Roofs are designed to be water-resistant. Roofs are not designed to be waterproof. Eventually, the roof system will leak. No one can predict when, where or how a roof will leak. 

Every roof should be inspected every year as part of a homeowner's routine home maintenance plan. Catch problems before they become major defects.


Roof Flashing: Flashings OK

The inspector observed few deficiencies when inspecting wall, valley and drip edge flashings. Notable exceptions will be listed in this report.

Plumbing and Combustion Vents: Plumbing vents OK

Plumbing vents appeared to be in adequate condition.  Notable exceptions will be listed in this report. Monitor periodically for damage and rusting.

Skylight Exteriors: Skylights OK

Skylights appeared to be in adequate condition.  Notable exceptions will be listed in this report. Monitor periodically for signs of leaking and damage to exterior portions.

Metal Roof: Mostly OK

At the time of the inspection, the Inspector observed few deficiencies in the condition of the metal roof-covering material. Notable exceptions will be listed in this report

General: Unable to See Everything

This is a visual-only inspection of the roof-covering materials. It does not include an inspection of the entire system. There are components of the roof that are not visible or accessible at all, including the underlayment, decking, fastening, flashing, age, shingle quality, manufacturer installation recommendations, etc. 

Roof Flashing: Difficult to See Every Flashing

I attempted to inspect the flashing related to the vent pipes, wall intersections, eaves and gables, and the roof-covering materials.  In general, there should be flashing installed in certain areas where the roof covering meets something else, like a vent pipe or siding.  Most flashing is not observable, because the flashing material itself is covered and hidden by the roof covering or other materials.  So, it's impossible to see everything.  A home inspection is a limited visual-only inspection.  

Chimney at Roof not present.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
2.3.1 - Plumbing and Combustion Vents

Damaged boot

The rubber boot at a roof plumbing vent pipe was damaged and may allow moisture intrusion of the roof assembly. The Inspector recommends replacement by a qualified roofing contractor.
Contractor Qualified Professional
Credit
Comment
2.6.1 - Metal Roof

Loose, protruding or missing fasteners

The metal roof had loose, protruding or missing fasteners visible at the time of the inspection. This condition should be corrected to avoid wind damage and/or damage from moisture intrusion.
Contractor Qualified Professional

3 - Exterior & Grounds

IN NI NP R
3.1 General X
3.2 Door Exteriors X X
3.3 Window Exteriors X X
3.4 Soffit and Fascia X
3.5 Exterior issues X X
3.6 Driveway, Walkway, Patio X
3.7 Deck X X
3.8 Gutters X X
3.9 Vegetation and Grading X
3.10 Fences and Gates X
General: Foundation Material
Block
General: Driveway Material
Concrete
General: Vehicle Parking
Attached Garage, Driveway
General: Sidewalk/Patio Material
Concrete
General: Exterior doors
SC Wood, Metal
Door Exteriors: Most doors OK
At the time of the inspection, the Inspector observed few deficiencies in the condition of door exteriors. Notable exceptions will be listed in this report. Inspection of door exteriors typically includes examination of the following:
  • Door exterior surface condition;
  • Weather-stripping condition;
  • Presence of an effective sweep (sweeps are gaskets which seal the area between the bottom of a door and the threshold);
  • Jamb condition;
  • Threshold condition;  and
  • Moisture-intrusion integrity
Soffit and Fascia: Soffit and Fascia OK

The inspector observed few deficiencies when inspecting the soffit and fascia. Notable exceptions will be listed in this report.

Driveway, Walkway, Patio: Driveway, walkways and/or patio OK

The inspector observed few deficiencies when inspecting the Driveway, walkways and/or patios. Notable exceptions will be listed in this report.

Vegetation and Grading: Vegetation, Drainage & Grading Were Inspected

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

Fences and Gates: Fencing and Gates OK

The inspector observed few deficiencies when inspecting the fencing and gates. Notable exceptions will be listed in this report.

Deck: Substructure not Evaluated

All areas of the deck substructure were inaccessible due to limited space below / permanently installed skirting blocking. These areas couldn't be evaluated and are excluded from the inspection.

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

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
3.2.1 - Door Exteriors

Minor Damage

the front entry door had minor damage visible at the time of the inspection.

Contractor Qualified Professional
Credit
Comment
3.3.1 - Window Exteriors

General maintenance

At the time of the inspection, window exteriors exhibited general deterioration requiring maintenance. All work should be performed by a qualified contractor.
Contractor Qualified Professional
Credit
Comment
3.7.1 - Deck

Overdue Maintenance

Wooden deck surfaces were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used.

Contractor Qualified Professional
Credit
Comment
3.8.1 - Gutters

Leaking Gutter

One or more gutters were leaking. Rainwater may come in contact with the building exterior or accumulate around the foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Contractor Qualified Professional
Credit
Comment
3.8.2 - Gutters

Damaged downspout

Sections of downspouts are damaged Or missing. This can result in water accumulating around the structure's foundation, or crawlspace if they exist. Accumulated water is conductive condition to wood destroying insects and organisms, and may also cause the foundation to settle over time. A licensed contractor should replace or repair downspouts where necessary. A damaged downspout may not allow water to flow freely.

Contractor Qualified Professional
Credit
Comment
3.8.3 - Gutters

Damaged Gutter

Sections of the gutters are damaged. This can result in water accumulating around the structure's foundation, or crawlspace if they exist. Accumulated water is conductive condition to wood destroying insects and organisms, and may also cause the foundation to settle over time. A licensed contractor should replace or repair gutters where necessary.
Gutter cleaning icon Gutter Contractor
Credit
Comment
3.8.4 - Gutters

Gutter drains on roof

One or more downspouts terminated above a roof surface, and rainwater from the downspouts washes over the roof surface below. This is a common configuration, but in some cases large quantities of rainwater can reduce the life of the roof surface. Consider installing extensions to route the rainwater directly to the closest gutter below to prevent such damage.

Gutter cleaning icon Gutter Contractor

4 - Wall Exteriors

IN NI NP R
4.1 General X
4.2 Exterior Wall Penetrations X X
4.3 Wood Siding X X
4.4 Brick exterior X
General: Exterior wall-covering Material
Brick Veneer, Horizontal Lapped Wood Siding
Brick exterior: Brick exterior OK
The Inspector observed no deficiencies in the condition of brick exterior walls. Inspection of brick veneer typically includes visual examination of the following:
  • brick exposed surface condition;
  • mortar joint condition;
  • provision for ventilation of the air space;
  • provision for drainage of the air space (weep holes or wicks;)
  • brick support ledge condition (when visible);  and
  • lintel condition - overall installation quality.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
4.2.1 - Exterior Wall Penetrations

Caulking Maintenance Needed

Some caulking is dried and cracked.  Recommend maintaining proper caulking around windows, doors, corners, utility penetrations.


Contractor Qualified Professional
Credit
Comment
4.3.1 - Wood Siding

Broken/missing siding

Exterior walls of the home had areas of damaged or missing wood siding that should be repaired or replaced to help prevent damage from moisture intrusion to the home materials, the exterior wall structure and to prevent development of microbial growth such as mold. All work should be performed by a qualified contractor.
Contractor Qualified Professional
Credit
Comment
4.3.2 - Wood Siding

Normal painting/staining maintenance needed

The wood siding on the exterior of the home needed normal painting/staining maintenance

Contractor Qualified Professional

5 - Structure/Foundation

IN NI NP R
5.1 General X
5.2 Floor Structure X
5.3 Foundation X X
5.4 Crawlspace X
5.5 Basement X
General: Foundation Configuration:
Crawlspace
General: Main Floor Structure:
Plywood sheathing over wood joists
General: Exterior Wall Structures:
Wood Frame
Foundation: Foundation Type
Concrete Block
Foundation: Foundation / Stem Wall Material
Concrete block
Crawlspace: Inspection Method
Traversed
General: Main Floor Structure- Perimeter Bearing:
Rests on top of top of bolted ledger
General: Main Floor Structure- Intermediate Support:
Wood posts
Floor Structure: Dimensional lumber

The floor joists were dimensional lumber.

Crawlspace: Beam Material
Built-up wood
Crawlspace: Floor structure
Wood Joist
Crawlspace: Insulation material
Fiberglass rolled
Crawlspace: Pier/Support material
Wood, Concrete
Crawlspace: Vapor Barrier present
None
Foundation: Foundation walls - photos
Crawlspace: Crawlspace Inspection

Inspection of the crawlspace typically includes visual examination of the following:

  • Excavation;
  • Foundation;
  • Floor;
  • Framing;
  • Plumbing;
  • Electrical;
  • HVAC;
  • Insulation;
  • Pest (general evidence); and
  • General condition

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
5.3.1 - Foundation

Grade level intrusion

Deterioration, stains and efflorescence on the interior of the foundation wall at the level of the exterior grade indicated that exterior surface runoff is seeping through the foundation wall at this level. The Inspector recommends action be taken to divert water away from the foundation exterior. The Inspector recommends correction by a qualified contractor.

Contractor Qualified Professional

6 - Interior

IN NI NP R
6.1 General X
6.2 Floors X
6.3 Walls X X
6.4 Windows and Door X X
6.5 Ceilings X X
6.6 Interior Trim X
6.7 Electrical X X
6.8 Misc. Components: Ceiling fans, doorbells, Env. Hazards, etc. X
6.9 Stairs X X
6.10 Smoke and CO alarms X X
General: Walls and Ceilings:
Drywall
General: Floor Covering Materials:
Carpet, Laminate flooring
General: Interior Doors:
Hollow
General: Window Material:
Wood
General: Interior

Inspection of the interior typically includes examination of the following components:

 ROOMS

  • Wall, floor and ceiling surfaces;
  • Doors, interior, exterior and sliding glass including hardware (condition and proper operation);
  • Windows (type, condition and proper operation);
  • Ceiling fans (condition and proper operation)

ELECTRICAL

  • Switches and outlets (condition and proper operation);
  • Light fixtures (condition and proper operation)

INTERIOR TRIM

  • Door casing;
  • Window casing, sashes and sills (condition and proper operation);
  • Baseboard;
  • Molding (crown, wainscot, chair rail, etc.)
Floors: Mostly OK
At the time of the inspection, the Inspector observed few deficiencies in the condition of most floors in the home. Notable exceptions will be listed in this report.
Walls: Walls mostly OK
At the time of the inspection, the Inspector observed few deficiencies in the condition of the home walls. Any exceptions will be listed in this report.
Windows and Door: Mostly OK

At the time of the inspection, the Inspector observed few deficiencies in the interior condition and operation of windows and doors of the home. Notable exceptions will be listed in this report.

Ceilings: Ceilings mostly OK
At the time of the inspection, the Inspector observed few deficiencies in the condition of the home ceilings. Any exceptions will be listed in this report.
Interior Trim: Mostly OK
At the time of the inspection, the Inspector observed few deficiencies in the condition of interior trim components. Notable exceptions will be listed in this report. 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
Misc. Components: Ceiling fans, doorbells, Env. Hazards, etc.: Ceiling Fans OK

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

Stairs: Stair Inspection

Inspection of staircases typically includes visual examination of the following:

  • treads and risers;
  • landings;
  • angle of stairway;
  • handrails;
  • guardrails;
  • lighting;
  • headroom; 
  • windows;  and
  • walls and ceilings
Smoke and CO alarms: Smoke Alarms Present
Yes, Too few

Smoke detectors are not tested as part of a general home inspection. The Inspector recommends that all detectors be checked to confirm that they don't need battery replacement.

I. The inspector shall inspect: a representative number of doors and windows by opening and closing them; floors, walls and ceilings; stairs, steps, landings, stairways and ramps; railings, guards and handrails; and garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; photo-electric safety sensors that did not operate properly; and any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: inspect paint, wallpaper, window treatments or finish treatments. inspect floor coverings or carpeting. inspect central vacuum systems.  inspect for safety glazing.  inspect security systems or components.  evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures.  move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure.  move suspended-ceiling tiles.  inspect or move any household appliances.  inspect or operate equipment housed in the garage, except as otherwise noted.  verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door.  operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards.  operate any system, appliance or component that requires the use of special keys, codes, combinations or devices.  operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights.  inspect microwave ovens or test leakage from microwave ovens.  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.  inspect elevators.  inspect remote controls.  inspect appliances.  inspect items not permanently installed. discover firewall compromises.  inspect pools, spas or fountains. determine the adequacy of whirlpool or spa jets, water force, or bubble effects.  determine the structural integrity or leakage of pools or spas. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
6.4.1 - Windows and Door

Window cranks missing

 Window cranks were missing from interior windows. Recommend replacing 

Contractor Qualified Professional
Credit
Comment
6.5.1 - Ceilings

Moisture damage, past roof leaks

Stains on the ceiling visible at the time of the inspection appeared to be the result of moisture intrusion from roof leakage. The moisture meter showed no elevated levels of moisture present in the stained areas at the time of the inspection, indicating that the source of moisture may have been corrected, or leakage may be intermittent. You should ask the seller about this condition. You may wish to consult with a qualified contractor to discuss options and costs for re-painting the ceiling.

Contractor Qualified Professional
Credit
Comment
6.5.2 - Ceilings

Cracks in walls/ceiling

Cracks were found in ceilings and walls in one or more areas. They may not be a structural concern, but the cracks above the garage entry door appear to have been previously repaired indicating that movement has continued since repairs were made.  


Vertical and horizontal cracks in drywall or plaster walls typically indicate drying and shrinkage, which is normal after construction. Jagged cracks, stair-step cracks and 45-degree angle cracks generally signify structural movement or settling issues that are occasionally serious but usually harmless.


Paint roller Painting Contractor
Credit
Comment
6.7.1 - Electrical

Light switch damage

The light switch is damaged and needs to be replaced before any personnel injury could occur.  Broken light switches can cause shock due to exposed components.  

Electric Electrical Contractor
Credit
Comment
6.9.1 - Stairs

Excessive spaces

A horizontal guardrail at an interior walkway had spaces between handrail components that allowed the passage of a 4-inch sphere. To improve child safety, the Inspector recommends altering the handrail assembly in a manner that will prevent the passage of a 4-inch sphere. This includes areas beneath and to the sides of the guardrail. All work should be performed by a qualified contractor.
Contractor Qualified Professional
Credit
Comment
6.10.1 - Smoke and CO alarms

Smoke alarms missing

Smoke alarms were missing from one or more bedrooms. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage.  See www.nfpa.org for more information

Electric Electrical Contractor

7 - Kitchen

IN NI NP R
7.1 Cabinets X
7.2 Countertops-Backsplash X
7.3 Electrical X
7.4 Flooring X
7.5 Sink X
Cabinets: Cabinets OK

At the time of the inspection, the Inspector observed few deficiencies in the condition of the cabinets. Any exceptions beyond typical wear will be listed in this report.

Countertops-Backsplash: Counters OK

At the time of the inspection, the Inspector observed few deficiencies in the condition of the counters and backsplash. Any exceptions beyond typical wear will be listed in this report.

Electrical: Electrical receptacles mostly OK

At the time of the inspection, the Inspector observed few deficiencies in the condition of the electrical receptacles. Any exceptions will be listed in this report.

Flooring: Flooring OK

At the time of the inspection, the Inspector observed few deficiencies in the condition of the flooring. Any exceptions will be listed in this report.

Sink: Sink and drainage OK

Water flow was normal and there were no active leaks visible below the sink.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

8 - Appliances

IN NI NP R
8.1 General X
8.2 Dishwasher X
8.3 Refrigerator X
8.4 Garbage Disposal X
8.5 Microwave X
8.6 Range-Cooktop-Oven X
8.7 Hood/Vent X
General: Dishwasher
Maytag
General: Disposer
Kenmore
General: Microwave
Kenmore
General: Oven
Kenmore
General: Cooktop
Broan
General: Refrigerator
Whirlpool
Microwave: Normal operation
The Microwave operated as expected.
Range-Cooktop-Oven: Normal operation

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

General: Older Appliances

Trash Compactor appears to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.

General: Appliance Pictures
Dishwasher: Dishwasher Operation
The dishwasher is functional and operated as expected. The unit was operated through a complete cycle. No operational discrepancies were noted.
Refrigerator: Water and Ice maker

There is a water dispenser and an automatic ice maker installed.  Ice maker operation and water dispenser operation are not part of a home inspection.  We urge you to verify proper operation after it has been running for sometime.

Garbage Disposal: Normal operation

The unit is functional as expected. The unit was turned on briefly and operated as expected and appears to be in functional condition.

1) The chopping was not noisier than typically expected.

2) The rubber splashguard was in reasonable condition.

3) No leaks were found.

Hood/Vent: Not Installed
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

9 - Bathrooms

IN NI NP R
9.1 General X
9.2 Electrical Receptacles and Switches X
9.3 Lighting X
9.4 Doors, Cabinets and Countertops X
9.5 Ventilation X X
9.6 Toilet X
9.7 Shower X
9.8 Bathtub X
9.9 Bathroom Components X X
General: Exhaust Fans
Fan only
Toilet: Toilets OK

The toilets were flushed and operated in a satisfactory manner.

Shower: Functional drainage

The showers had functional drainage at the time of the inspection.

Electrical Receptacles and Switches: GFCI OK

Electrical receptacles in the Bathrooms had ground fault circuit interrupter (GFCI) protection, which responded to testing in a satisfactory manner at the time of the inspection. Notable exceptions found will be listed in this report. The inspector tested a representative number of accessible receptacles.

Lighting: Bathroom lighting mostly OK

At the time of the inspection, the Inspector observed few deficiencies in the condition of the Bathroom lighting. Any exceptions will be listed in this report.

Doors, Cabinets and Countertops: Cabinets OK

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

Doors, Cabinets and Countertops: Counters OK

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

Shower: Showers OK

The shower in the *Bathroom Location* appeared to be in serviceable condition at the time of the inspection. Inspection of the shower typically includes:

  • Functional flow;
  • Functional drainage
  • Proper operation of shut-off and diverter valves, and faucet
Bathtub: All tubs functional flow/drainage

All bathtubs had functional flow and drainage at the time of the inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
9.5.1 - Ventilation

No exhaust vent for shower area

In the master bathroom, the room containing the shower had no exhaust fan. This condition can create excessively high humidity which may cause problems such as corrosion or microbial growth. To avoid poor conditions resulting from excessively moist air, The Inspector recommends installation of an exhaust fan by a qualified contractor.

Contractor Qualified Professional
Credit
Comment
9.9.1 - Bathroom Components

Sink slow to drain

The sink in the master bathroom was slow to drain. This is typically due to a clogged trap but may also indicate a blockage of the waste pipe. You may wish to have this condition investigated by a plumbing contractor.

Contractor Qualified Professional

10 - Laundry Room

IN NI NP R
10.1 General X
10.2 Dryer Venting X
10.3 Receptacles, Switches, Connections X
General: Dryer Power:
Electric
General: Dryer Vent:
Ribbed foil
General: Dryer 240-volt electrical receptacle:
Installed
Dryer Venting: Photos
Receptacles, Switches, Connections: Receptacles OK

At the time of the inspection, the Inspector observed no deficiencies in the condition of electrical receptacles in the laundry room.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

11 - Fireplace

IN NI NP R
11.1 General X
General: Chimney type
Metal
General: Fireplace type
Metal pre-fabrication
General: Woodstove type
Gas stove

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

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. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

12 - HVAC

IN NI NP R
12.1 General X
12.2 Heating / Forced Air X
12.3 Boiler X
12.4 Heating / Individual / Not Forced Air X
12.5 Air Conditioner X
12.6 Ducts and Registers X
12.7 Filter & Thermostat X
General: Cooling source
Electric
General: Heat Source
Propane
General: Distribution
Sheet Metal Duct
General: Heat Type
Forced Air
General: Last Service Date
Unknown
Heating / Forced Air: Estimated Year Mfg.
2016
Heating / Forced Air: Location
Garage
Heating / Forced Air: Energy source
Liquid propane
Air Conditioner: Location
Exterior
Ducts and Registers: Type
Ducts and Registers
Filter & Thermostat: Filter Location(s)
Forced air unit
Filter & Thermostat: T-stat Location(s)
1st floor
Air Conditioner: Estimated Year Mfg.
2017
Heating / Forced Air: Appears Functional

Heat system appears to be in working order. 

The photo(s) below is/are a thermal image of the supply air temperature at register(s) at the time of this inspection.

Heating / Forced Air: Equipment Photos
Air Conditioner: Equipment Photos

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.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

13 - Electric Service

IN NI NP R
13.1 Electric Panel X X
13.2 Sub-Panel X
13.3 Branch Wiring X
13.4 Circuit Breakers X
13.5 Meter X
Electric Panel: Protection
Breakers
Electric Panel: Service Type
Underground
Electric Panel: Branch Wiring
Copper
Electric Panel: Location of Main Disconnect
Top of Panel
Electric Panel: Service Conductor
Multi-strain Aluminum
Electric Panel: System Grounding
copper
Electric Panel: Location of Main Panel
Laundry room
Branch Wiring: Branch wiring OK

No signs of overheating were observed at the time of the inspection. 

Circuit Breakers: Circuit Breakers OK

Branch breaker distribution appeared normal

Electric Panel: Amperage
200
Electric Panel: Panel Manufacturer
Westinghouse
Meter: Meter photos
Circuit Breakers: GFCI Breaker Description

The house has Ground Fault Circuit Interrupter breakers. (GFCI)  GFCI breakers reduce the chance of shock when using equipment in wet areas.

GFCIs should be tested after installation to make sure they are working properly and protecting the circuit. Subsequently, GFCIs should be tested once a month to make sure they are working properly and providing protection from ground faults.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
13.1.1 - Electric Panel

Double tapped breaker

Double tapped breaker.  A double tapped breaker is when 2 wires are connected to a breaker designed for only one connection. This can cause loose connections arcing and potentially a fire.

Electric Electrical Contractor

14 - Plumbing

IN NI NP R
14.1 General X
14.2 Exterior Plumbing X
14.3 Water Heater X
14.4 Water Supply and Distribution X X
14.5 Sewage and DWV Systems X
14.6 Gas System X
14.7 Sump Pump X
General: Water Supply Source:
Public Water Supply
General: Sewage System Type:
Public
General: Type of Gas:
Propane
General: Sump Pump:
None installed
General: Sewage Ejector:
None installed
Water Heater: Estimated Age
1993 Manufacture date
Water Heater: Manufacturer
A.O. Smith
Water Heater: Location
Garage
Water Heater: Capacity
30
Water Heater: Type
Tank
General: Main Water Supply Pipe:
Plastic
General: Water Distribution Pipes:
1/2-inch copper
General: Drain Waste and Vent Pipe Materials:
Polyvinyl Chloride (PVC)
General: Gas Pipe Material:
Black Steel
Water Heater: Serial # / Model #
See Photo
Water Heater: Energy Source
Propane
Water Supply and Distribution: Shut off location

The main water supply shut-off was located in the crawlspace  

Water Supply and Distribution: Water pressure (40-90 is normal range)
56 PSI
Exterior Plumbing: Exterior hose bibs OK
At the time of the inspection, the Inspector observed no deficiencies in the condition of exterior water faucets.
Water Heater: Water Temperature
122 Degrees
Water Heater: Pictures of Unit
Sewage and DWV Systems: Drainage OK

Plumbing fixtures in the home exhibited functional drainage at the time of the inspection.  Exceptions will be noted in the report.

Gas System: Gas pipes OK
At the time of the inspection, the Inspector observed no deficiencies in the condition of the gas supply pipes. Most pipes were not visible due to interior wall coverings.

I. The inspector shall inspect: the main water supply shut-off valve; the main fuel supply shut-off valve; the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; interior water supply, including all fixtures and faucets, by running the water; all toilets for proper operation by flushing; all sinks, tubs and showers for functional drainage; the drain, waste and vent system; and drainage sump pumps with accessible floats. II. The inspector shall describe: whether the water supply is public or private based upon observed evidence; the location of the main water supply shut-off valve; the location of the main fuel supply shut-off valve; the location of any observed fuel-storage system; and the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; deficiencies in the installation of hot and cold water faucets; active plumbing water leaks that were observed during the inspection; and   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: light or ignite pilot flames. measure the capacity, temperature, age, life expectancy or adequacy of the water heater.  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.  determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply.  determine the water quality, potability or reliability of the water supply or source.  open sealed plumbing access panels.  inspect clothes washing machines or their connections.  operate any valve. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection.  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.  determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices.  determine whether there are sufficient cleanouts for effective cleaning of drains.  evaluate fuel storage tanks or supply systems. inspect wastewater treatment systems. inspect water treatment systems or water filters.  inspect water storage tanks, pressure pumps, or bladder tanks.  evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements.  evaluate or determine the adequacy of combustion air.  test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. determine the existence or condition of polybutylene, polyethylene, or similar plastic piping. inspect or test for gas or fuel leaks, or indications thereof. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
14.3.1 - Water Heater

Beyond typical life

Typical useful life for a water Heater is 10-12 years.  This water exceeds that.  Recommend budgeting for a new water heater soon

Contractor Qualified Professional
Credit
Comment
14.4.1 - Water Supply and Distribution

Active leaking

Active leaking visible at a supply shut-off valve in the crawlspace at the time of the inspection should be corrected by a qualified plumbing contractor.

Contractor Qualified Professional

15 - Garage

IN NI NP R
15.1 General X
15.2 Vehicle Doors X X
15.3 Conventional Doors X
15.4 Floors X
15.5 Walls X
15.6 Ceiling X
15.7 Fire Separation X X
15.8 Garage Electrical X X
General: Garage Vehicle Door Type:
Single
General: Number of Vehicle Doors:
2
General: Number of Automatic Openers:
2
General: Vehicle Door Automatic Reverse:
Installed and operating correctly, Photosensor installed too high
Vehicle Doors: Vehicle Door safety

VEHICLE DOOR: safety tips:

1. The garage door is the largest moving object in the home. It can weigh hundreds of pounds. Often it is supported with spring tension Both the weight of the door itself and the condition of these powerful springs can be dangerous on their own. Combined these two items can become a potentially lethal item. During our inspection, we attempt to inspect vehicle doors for proper operation.

2. Operation of the safety mechanisms should be verified monthly. Switches for door openers should be located as high as practical to prevent children from playing with the door. Children should be warned of the potential risk of injury.

3. Regular lubrication of the garage door tracks, rollers, springs and mounting hardware is recommended. ( consult the owners manual or contact the door/opener manufacture. www.overheaddoor.com/Pages/safety-information.aspx

Conventional Doors: Light wear and deterioration
The conventional door between the garage and the *Interior/Exterior* exhibited light wear and/or deterioration commensurate with its age.
Floors: Mostly OK
At the time of the inspection, the Inspector observed few deficiencies in the condition of the garage floor. Notable exceptions will be listed in this report.
Walls: Mostly OK
At the time of the inspection, the Inspector observed few deficiencies in the condition of The garage walls. Notable exceptions will be listed in this report.
Ceiling: Mostly OK
At the time of the inspection, the Inspector observed few deficiencies in the condition of the garage ceilings. Notable exceptions will be listed in this report.
Fire Separation: Fire barrier OK- walls
The walls separating the garage from home living space appeared to meet generally-accepted current safety 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.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
15.2.1 - Vehicle Doors

Above 6 inches

An overhead garage door photo sensor was installed at a height greater than 6 inches above the floor. Photoelectric sensors are devices installed to prevent injury by raising the vehicle door if the sensor detects a person in a position in which they may be injured by the descending door. Installation of photo sensors in new homes has been required by generally-accepted safety standards since 1993. Safety standards designed to protect small children limit the maximum mounting height for garage door photo sensors to 6 inches. The Inspector recommends correction by a qualified garage door contractor.
Contractor Qualified Professional
Credit
Comment
15.2.2 - Vehicle Doors

Minor panel damage

A garage vehicle door panel had minor damage visible.
Contractor Qualified Professional
Credit
Comment
15.7.1 - Fire Separation

No self-closing hinges

The door in the wall between the garage and the home living space did not have operable self-closing hinges. While sometimes not required during construction, the inspector recommends this simple safety upgrade. This helps to contain fires that start in the garage, it also helps to keep harmful exhaust fumes from entering the living space.
Tools Handyman/DIY
Credit
Comment
15.8.1 - Garage Electrical

Missing GFCI

At the time of the inspection, the Inspector observed no deficiencies in the condition of electrical receptacles in the garage, but receptacles in the garage had no ground fault circuit interrupter (GFCI) protection. Although this condition may have been commonly considered safe or acceptable at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. Consider having GFCI protection installed as a safety precaution. This can be achieved by: 1. Replacing the current standard receptacles with GFCI outlets 2. In the garage circuit, replacing the receptacle nearest the main electrical service panel with a GFCI outlet. 3. Replacing the breakers currently protecting garage electrical circuits with GFCI breakers.
Contractor Qualified Professional

16 - Thermal Imaging

IN NI NP R
16.1 General X
16.2 Electrical X X
16.3 Moisture X X
16.4 Thermal Envelope X
General: Thermal Imaging:
Limited thermographic inspection

The thermal imaging camera is a tool I use in performing the General Home Inspection. Its use does not constituent a full thermographic inspection. Thermal imaging cameras detect radiation in the infrared spectrum, showing differences in temperature. Their ability to detect defects or deficiencies varies with conditions. Conditions identified by thermal imaging may need to be confirmed using other means.

Electrical: Electrical OK

No deficiencies were detected in electrical components with the thermal imaging equipment.

Thermal Envelope: Insulation OK

No deficiencies were detected in insulation with the thermal imaging equipment.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
16.3.1 - Moisture

Ceiling moisture, skylight source

Thermal imaging indicated excessively high moisture levels in ceiling materials around a skylight in the south sun room. The inspector recommends that an inspection be performed by a qualified roofing contractor to confirm and correct the source of moisture.

Contractor Qualified Professional