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1234 Main St.
Lander, WY 82520
11/21/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
10
Maintenance/monitor
22
Deficiencies
2
Safety/immediate attention

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

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



1 - Inspection details

Start Time
2PM
Finish Time
5PM
Ground Condition
Damp
Present at time of the inspection
Owner
Property Occupancy
Yes
Weather Condition
Clear, Sunny
Rain in the last few days
Yes
Structure Details: Structures Inspected
House, Attached Garage
Structure Details: Type of Structure
Single Family
Structure Details: Age of the Structure
1996
Structure Details: Foundation Type
Full Basement
Structure Details: Structure Faces
West
Structure Details: Utilities
All Utilities on
The following items have been excluded from the inspection.
Shed
Category description

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

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


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


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

The item, component or system is not functioning as intended, or needs further inspection by a qualified 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 only evaluation of the conditions of the systems and accessible components of the home designed to identify areas of concern within specific systems or components defined by the 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 observable on the day of the inspection. This inspection is intended to assist in evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises.

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 Certification Home Inspectors (NACHI) prohibit us from making any repairs or referring any contractors. We are not associated with any other party to the transaction of this property, except as may be disclosed by you.


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


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

 

Credit
Comment
1.1.1 - Structure Details

Change Locks

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

Wrench DIY

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 X
2.5 Skylight Exteriors X
2.6 Asphalt Composition Shingle X X
General: Method of inspection:
Walked the roof
General: The roof style was:
Gable
General: Additional primary roof-covering types:
None
General: Primary roof-covering type:
Architectural Fiberglass Asphalt Shingle
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.

  • 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
2.3.2 - Plumbing and Combustion Vents

Moderate corrosion

Combustion vents on the roof showed general moderate corrosion.
Contractor Qualified Professional
Credit
Comment
2.4.1 - Chimney at Roof

Severely deteriorated faux brick panels
Exposed portion of chimney

The brick chimney had severely deteriorated faux brick panels. The Inspector recommends that an evaluation and any necessary work be performed by a qualified contractor.

Contractor Qualified Professional
Credit
Comment
2.6.1 - Asphalt Composition Shingle

Exposed Nail Heads

Exposed nails are not covered with asphalt cement. Generally accepted building practices and most shingle manufacturer's instructions call for exposed nails to be covered with an asphalt cement to prevent water leakage.

Contractor Qualified Professional
Credit
Comment
2.6.2 - Asphalt Composition Shingle

Torn/split

The asphalt composition shingle roof had torn or split shingles visible at the time of the inspection which may allow roof leakage. This condition can be due to a number of causes. You should consult with a qualified contractor to discuss options and costs for repair or replacement.
Contractor Qualified Professional
Credit
Comment
2.6.3 - Asphalt Composition Shingle

Ice dam damage

Asphalt composition shingles along the roof edge had damage and missing granules typical of ice dams. Ice dams are created when heat from the home enters the roof structure, melting the underside of snow accumulated on the roof, which then flows down the roof, re-freezes at the cold roof eve, creating an ice dam that prevents proper roof drainage. If not corrected, ice damming can lead to eventual roof leakage, potential structural damage, and damage from efforts to remove ice. Ice dams are best removed using chemicals designed to melt ice. The Inspector recommends that you consult with an insulation contractor to discuss adding more thermal attic, wall or roof insulation to prevent heat loss which can cause ice damming.

Contractor Qualified Professional
Credit
Comment
2.6.4 - Asphalt Composition Shingle

End of useful life

At the time of the inspection, asphalt shingles covering the roof exhibited severe general deterioration and appeared to be at or near the end of their long-term service life.
Roof Roofing Professional
Credit
Comment
2.6.5 - Asphalt Composition Shingle

Severe Deterioration

The asphalt shingles covering the roof of this home were old, exhibited severe general deterioration and may need to be replaced soon. The Inspector recommends that you consult with a qualified roofing contractor to gain an idea of options and costs for shingle roof replacement.
Contractor Qualified Professional
Credit
Comment
2.6.6 - Asphalt Composition Shingle

Conventional valleys

The valleys were installed in a conventional manner with shingles from one slope overlapping the valley, and shingles on the adjoining slope cut in a line slightly offset from- and prallel to- the valley centerline.
Contractor Qualified Professional

3 - Exterior

IN NI NP R
3.1 General X
3.2 Driveway, Walkway, Patio X
3.3 Deck X X
3.4 Exterior issues X X
3.5 Windows and Door X X
3.6 Soffit and Fascia X
3.7 Gutters X X
3.8 Vegetation and Grading X
3.9 Fences and Gates X X
General: Exterior wall structure
wood Frame
General: Exterior doors
SC Wood
General: Vehicle Parking
Attached Garage
General: Foundation Material
Concrete
General: Driveway Material
Concrete
General: Sidewalk/Patio Material
Concrete
General: Wall Covering
Brick Veneer, Vinyl
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.

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
3.3.1 - Deck

No Gaps-deck Boards

Decking boards were installed with little or no gap between them. Organic debris such as leaves or evergreen needles may accumulate in between the boards will likely cause rot or deterioration. This is a conducive condition for wood-destroying organisms. At a minimum, keep decking boards clean in the future. Ideally boards should be reinstalled with a 3/8 inch gap between them.
Contractor Qualified Professional
Credit
Comment
3.3.2 - Deck

Wood on Concrete

Wooden support posts for the deck or porch were resting directly on concrete piers or footings below. Water may wick up into the support post ends and result in elevated levels of moisture in the wooden support post ends. This is a conducive condition for wood-destroying organisms. Support posts should rest in metal brackets above concrete piers or footings, or should be separated from the concrete below by impervious membranes such as composition shingle scraps. Even if posts are made of treated wood the cut ends may not have been field-treated, leaving little or no preservative at the post center. Recommend that a qualified contractor repair per standard building practices. For example, by installing composition shingle scraps between the posts and the concrete below.
Contractor Qualified Professional
Credit
Comment
3.4.1 - Exterior issues

Firewood Storage

Firewood was stored so that it was in contact with or close to the building exterior. This is a conducive condition for wood-destroying organisms. Recommend storing firewood outdoors in an open area, and as far away from buildings as practical to keep insects away from buildings.
Wrench DIY
Credit
Comment
3.4.2 - Exterior issues

Hose Bibb Leak

One or more hose bibs leaked when tested.  When hose bibs leak while turned on, it may be due to worn "packing" around the stem or a defective backflow prevention device. Recommend that a qualified plumber repair as necessary.

Pipes Plumbing Contractor
Credit
Comment
3.4.3 - Exterior issues

Sealant deteriorated / missing around exterior fixtures

Sealant is deteriorated / missing around exterior fixtures were they exit the wall (I.e. Hose faucets, conduit, lights, wires). These areas should be properly sealed to help prevent moisture intrusion.

Tools Handyman/DIY
Credit
Comment
3.4.4 - Exterior issues

Siding damage

Siding is damaged and one or more areas. Recommend repair

Contractor Qualified Professional
Credit
Comment
3.5.1 - Windows and Door

Screen missing

Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.

Wrench DIY
Credit
Comment
3.5.2 - Windows and Door

Fogged Window

Noticed a fogged window with moisture inside indicating there is a leak. I recommend replacing window to prevent any leaking or damage.

Window Window Repair and Installation Contractor
Credit
Comment
3.7.1 - Gutters

Downspout extensions

Extensions such as splash blocks or drain pipes for one or more gutters was inadequate.  Recommend 5-6’ extensions. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, downspouts and extensions as necessary so rainwater drains away from the structure.

Contractor Qualified Professional
Credit
Comment
3.7.2 - Gutters

Gutters are full of debris

One or more gutters were full of debris. Consider cleaning at least annually.  Debris (leaves, twigs etc.) can block drainage and cause gutters to hold water and overflow.  Gutters that are full of water can loosen fasteners and can freeze in winter damaging gutters.  Note that when gutters fail, rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms.

Contractor Qualified Professional
Credit
Comment
3.7.3 - Gutters

Clogged downspout / debris in gutter

The downspout installed at the gutter system is clogged and not draining. This can cause water to accumulate around the homes foundation and cause soil a erosion.  Also standing water could occur as well as low spots around the home. Downspouts should be cleraned as needed.

Contractor Qualified Professional
Credit
Comment
3.9.1 - Fences and Gates

Gate Damage

One or more gates are difficult to open, close, and/or latch, or are damaged/deteriorated. Repairs should be made as necessary, by a licensed contractor so gates operate easily.

Contractor Qualified Professional

4 - Electric Service

IN NI NP R
4.1 Electric Panel X
4.2 Sub-Panel X
4.3 Branch Wiring X
4.4 Circuit Breakers X
4.5 Meter X
4.6 Service Wires X
Electric Panel: Stored Items, Cover not Removed
The service panel cover couldn't be removed due to lack of access from stored items and/or debris. This panel wasn't fully evaluated.

Sub-Panel not present.

Branch Wiring not inspected.

Circuit Breakers not inspected.

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

5 - Garage

IN NI NP R
5.1 Interior-Exterior doors-Windows X
5.2 Electrical X
5.3 Floors, Walls, Ceiling X X
5.4 Vehicle door X
Vehicle door: Vehicle Door safety

VEHICLE DOOR: safety tips:

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

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

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
5.3.1 - Floors, Walls, Ceiling

Minor floor cracks

The concrete floor of the garage has some minor cracking. These cracks do not appear to be of structural concerns. The client should monitor these cracks in the future and consult an engineer if necessary.
Contractor Qualified Professional
Credit
Comment
5.3.2 - Floors, Walls, Ceiling

Stored item at walls

Due to stored items some of the wall areas could not be evaluated. Only visual areas could be evaluated.

Wrench DIY

6 - Kitchen

IN NI NP R
6.1 Cabinets X
6.2 Countertops-Backsplash X
6.3 Electrical X
6.4 Flooring X
6.5 Sink X
Flooring: Flooring OK

Flooring is in good condition

Cabinets: Cabinets OK

Cabinets were in good condition. Typical wear. 

Countertops-Backsplash: Counters OK

Counters are in functional condition. Typical wear.

Sink: Running water and below sink
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

7 - Appliances

IN NI NP R
7.1 General X
General: Cooktop
General Electric
General: Dishwasher
Kenmore
General: Disposer
Premier
General: Microwave
General Electric
General: Oven
General Electric
General: Refrigerator
General Electric
General: Stove
General Electric
General: Appliance Pictures
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

8 - Interior

IN NI NP R
8.1 General X X
8.2 Floors X
8.3 Walls X X
8.4 Ceilings X
8.5 Electrical X X
8.6 Misc. Components: Ceiling fans, doorbells, Env. Hazards, etc. X
8.7 Windows and Skylights X X
8.8 Interior Doors X
8.9 Stairs X X
8.10 Smoke and CO alarms X
General: Walls and Ceilings:
Drywall
General: Floor Covering Materials:
Carpet, Sheet Vinyl
General: Interior Doors:
Hollow
General: Window Material:
Vinyl, Wood
General: Window Glazing:
Double-pane
General: Central Vacuum System:
None installed
Misc. Components: Ceiling fans, doorbells, Env. Hazards, etc.: Doorbell OK

The doorbell responded to the switch at the time of the inspection.

Smoke and CO alarms: Smoke Alarms Present
Yes
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.)
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.

Interior Doors: Interior Doors OK

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

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
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
8.1.1 - General

No heat present
Northwest Bedroom

No heat present in northwest bedroom

Contractor Qualified Professional
Credit
Comment
8.3.1 - Walls

Minor cracks, long-term OK

Minor cracks at the corners of doors and windows in walls in the kitchen appeared to be the result of long-term settling. Some settling is not unusual in a home of this age and these cracks are not a structural concern.

Contractor Qualified Professional

9 - Fireplace

IN NI NP R
9.1 General X
9.2 Flue and damper X
9.3 Hearth X
9.4 Liner, Firebricks, Panels X
General: Chimney type
Metal
General: Woodstove type
N/A
General: Fireplace type
Metal pre-fabrication

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.

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

10 - Attic

IN NI NP R
10.1 General X X
10.2 Attic Hatch X
10.3 Electrical X
10.4 Insulation X
10.5 Ventilation X
General: Inspection Method
Viewed from access
General: Insulation Depth
R38
General: Ceiling Structure
Trusses
General: Insulation Material
Fiberglass loose
General: Roof Structure
Trusses

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


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

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

11 - Laundry Room

IN NI NP R
11.1 General X
11.2 Floors X
11.3 Walls X
11.4 Ceilings X
11.5 Doors X
11.6 Windows X
11.7 Receptacles, Switches, Connections X
11.8 Lighting X
General: Dryer 240-volt electrical receptacle:
Older 3-prong
General: Dryer Vent:
Smooth-bore metal (UL-approved), Aluminum expanding vent
General: Dryer Power:
Electric
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

12 - Bathrooms

IN NI NP R
12.1 General X X
12.2 Floors X
12.3 Walls / Ceiling X X
12.4 Doors X
12.5 Windows X
12.6 Electrical Receptacles and Switches X
12.7 Lighting X
12.8 Doors, Cabinets and Countertops X
12.9 Ventilation X X
12.10 Toilet X
12.11 Shower X
12.12 Bathtub X
12.13 Bathroom Components X X
General: Functional Drainage

Bathroom sinks had functional drainage. Except as noted

Toilet: Toilets OK

The toilets were flushed and operated in a satisfactory manner.

General: Exhaust Fans
Fan/Heat/Light
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.

Doors, Cabinets and Countertops: Interior Doors OK

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

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.

Ventilation: Ventilation OK

The Bathrooms had an operable source of ventilation at the time of the inspection.

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: Bathtub OK

At the time of the inspection, the Inspector observed no deficiencies in the condition of bathtub components. Bathtub inspection includes testing for:

  • Functional flow;
  • Functional drainage;
  • Proper operation of shut-off valves, spout, stopper, shower head and diverter valve.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
12.1.1 - General

Slow drainage

One or more bathroom sinks had slow drainage

Contractor Qualified Professional
Credit
Comment
12.3.1 - Walls / Ceiling

Moisture damage- active leaks

Stains on the walls in the master bathroom above the shower and the north bedroom above the shower visible at the time of the inspection appeared to be the result of moisture intrusion. The moisture meter showed elevated moisture levels in the affected areas at the time of the inspection, indicating that the leakage has been recent. The Inspector recommends consultation with a qualified contractor to discuss options and costs for correction and repair.

Contractor Qualified Professional
Credit
Comment
12.9.1 - Ventilation

Noisy exhaust fan

The Master Bath exhaust fan was excessively noisy and may need to be replaced soon. All work should be performed by a qualified contractor.

Contractor Qualified Professional

13 - HVAC

IN NI NP R
13.1 General X X
13.2 Exterior Condensing Unit X
13.3 Boiler X
General: Cooling source
Electric
General: Heat Type
Forced Air
General: Last Service Date
Unknown
Exterior Condensing Unit: Condenser Model / Serial #
See Photo
Exterior Condensing Unit: Manufacturer
Trane
Boiler: Boiler Model # / Serial #
See Photo

See Photo

Exterior Condensing Unit: Estimated Age Condensing Unit
1996 Year(s)
General: Heat Source
Natural Gas
General: Distribution
Flex Duct, Sheet Metal Duct
Exterior Condensing Unit: Pictures of Unit

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

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

Poor Filter Access

One or more air filters for the heating and/or cooling system were located in a poor access area. This is an inconvenient location that may prevent the client from checking them monthly for replacing or maintenance. Indoor air quality can be reduced as a result. In some cases HVAC equipment can be damaged by very dirty filters. Recommend consulting with a qualified HVAC contractor to determine options for relocating the filter(s) to a readily accessible location, such as behind a return air grill.

Contractor Qualified Professional
Credit
Comment
13.1.2 - General

Service Heating System

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

Fire HVAC Professional

14 - Plumbing

IN NI NP R
14.1 General X
14.2 Water Heater X X
14.3 Supply Lines X
14.4 Drain and Waste X
General: Water Pressure
88 PSI
General: Location of Water meter
Laundry room
General: Location of main fuel shut off
Exterior - north
General: Service Pipe to house
Copper
General: Interior Supply piping
Copper
General: Water Source
Public Water
General: Drain Pipe
PVC
General: Vent Pipe
PVC
General: Waste Pipe
PVC
Water Heater: Estimated Age
1996 Years
Water Heater: Energy Source
Natural Gas
Water Heater: Manufacturer
A.O. Smith
Water Heater: Location
Laundry room
Water Heater: Capacity
50
Water Heater: Type
Tank
General: Location of Main Shut off
Below water meter in laundry room
Water Heater: Serial # / Model #
See Photo
Water Heater: Water Temperature
122 Degrees
Water Heater: Pictures of Unit

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

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

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

3) Clothes washing machine connections are not inspected.

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

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

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

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

No pan over finished space

A water heater is installed over finished living spaces and has no catch pan and drain installed. Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces below if/when the water heater develops a leak or is drained.
Pipes Plumbing Contractor
Credit
Comment
14.2.2 - Water Heater

Beyond typical life

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

Contractor Qualified Professional

15 - Structure

IN NI NP R
15.1 General X
15.2 Foundation X
15.3 Crawlspace X
15.4 Basement X
General: Foundation Configuration:
Basement/Crawlspace Combination, Finished basement
General: Main Floor Structure- Perimeter Bearing:
Rests on top of top of bolted ledger
Crawlspace: Beam Material
Solid wood
Crawlspace: Floor structure
Engineered joists
Crawlspace: Inspection Method
Traversed
Crawlspace: Insulation material
None
General: Main Floor Structure:
Oriented strand board (OSB) sheathing over Engineered floor joists
Crawlspace: Pier/Support material
Bearing wall
Basement: Egress OK
Crawlspace: Vapor Barrier present
Yes
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

16 - Thermal Imaging

IN NI NP R
16.1 General X
16.2 Electrical 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, possibly including invasive methods, which would require the permission of the homeowner.

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 roof leakage

Thermal imaging indicated excessively high moisture levels in ceiling materials. Conditions indicate that roof leakage may be the source of moisture. The inspector recommends that an inspection be performed by a qualified roofing contractor to confirm and correct the source of moisture.

Hardhat General Contractor

17 - Radon Mitigation System

IN NI NP R
Radon Mitigation System Installed
Basement/Crawlspace
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations