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1234 Main St.
STANWOOD Washington 98292
03/25/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
12
Maintenance/monitor
8
Recommendations

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

Ground Condition
Wet
Present at time of the inspection
Client, Clients Agent
Property Occupancy
Yes
Temperature
32 Fahrenheit
Weather Condition
Cloudy, Rain
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
11
Structure Details: Foundation Type
Crawlspace
Structure Details: Structure Faces
South
Structure Details: Utilities
All Utilities on
The following items have been excluded from the inspection.
Private septic system, Private well
What Really Matters In A Home Inspection

WHAT REALLY MATTERS IN A HOME INSPECTION 

Congratulations on buying your new home! 

We understand the process can be stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short time. This often includes a written report, checklist, photographs, recommendations for maintenance and repairs, along with what the inspector himself says during the inspection. All this combined with the seller's disclosure and what you notice yourself makes the experience even more overwhelming. 

What should you do? Relax. Most of your inspection will be maintenance recommendations, life expectancies and minor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories: 

1. Major defects (e.g. significant structural failure). 

2. Things that may lead to major defects, (e.g. a small water leak coming from a piece of roof flashing).

3. Things that may hinder your ability to finance, legally occupy, or insure the home (e.g. structural damaged caused by termite infestation). 

4. Safety hazards.

No home is perfect. Keep things in perspective. Do not kill your deal over things that do not matter. We are here to help any way we can. If you have questions, please call us. We also want to encourage you to review this report with your agent, and trust their professional opinions as well. We are all here to work together, and help you get moved into your new home!

Below you will find more detailed information on how to read and understand the report.  

Thank you for letting us help you, and congratulations on your new home! 

Overview/How To Read The Report

Thank you for choosing Reliance Home Inspections, LLC for your home inspection! The inspection performed to provide data for this report was visual in nature only, and non-invasive. The purpose of this report is to reflect as accurately as possible the visible condition of the home at the time of the inspection. This inspection is not a guarantee or warranty of any kind, but is an inspection for system and major accessible component defects and safety hazards. The Inspection is not pass/fail. Therefore, a property does not "Pass" or "Fail" a general home inspection. Please contact me with any questions about either the report or the property. 

The goal of this inspection report is not to make a purchase recommendation, but to provide you with useful, accurate information that will be helpful in making an informed purchase decision. Please read your entire inspection report carefully. Although the report has a summary that lists the most important considerations, the body of the report also contains important information. There is important information about home maintenance, materials used in the construction of this home, and appliance use and maintenance that should be read to gain an understanding of how to care for your home. 

The summary is meant to organize the defects or important repairs needed in the home. Most anything can be repaired in a home, although some repairs can be very expensive to complete. Repairs, evaluations and corrections For your protection and that of others, all repairs, corrections, or specialist evaluations should be performed by qualified contractors or licensed professionals. Safety hazards or poorly performed work can continue to be a problem, or even be made worse when unqualified workmen complete the work. 

We are here to help! If you have questions about either the contents of this report, or about the home, please do not hesitate to contact us for help, regardless of how much time has passed since your home inspection. We will be happy to answer your questions to the best of our ability.

I = Inspected. This means the system or component was inspected and found to be functioning properly, or in acceptable condition at the time of the inspection. No further comment is necessary but whenever possible additional information about materials used in the construction and how to care for or maintain the home will be provided.

NI = Not Inspected. This indicates that at least part of a system or component could not be inspected or inspected thoroughly. 

NP = Not Present. This indicates that a system or component was not present at the time of inspection. If the system or component should have been present, a comment will follow. 

O = Observation. This indicates that an action is recommended. 

For Agents Viewing the summary, it may be a more efficient use of your time to use the PDF button on the right side that will allow you to view or print the summary only. On the top edge is the "Agent Tools" button that opens a window you can easily copy/paste from. Thank you for all the hard work that you put into this transaction! We appreciate you!

An inspector is considered to be a "Generalist" in that the job is to identify and report potential issues rather than diagnose the specific cause or repair items. For this reason, you will find that it is often recommended to seek further evaluation by a qualified professional such as an electrictrician, plumber, or roofing contractor.

The report includes informational data on various components of the home, limitations that affected the ability to inspect certain items or areas, and recommendations for items that require immediate or future attention. Observations and recommendations are organized into three categories by level of severity: 

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

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

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

This is meant to be an honest and impartial third-party assessment. I am always more than happy to discuss anything in further detail. We are here to help! If you have questions about either the contents of this report, or about the home, please do not hesitate to contact us for help, regardless of how much time has passed since your home inspection. We will be happy to answer your questions to the best of our ability.

Occasional typographical errors

Occasional typographical errors will occur. I apologize in advance for these typos and spell check errors. If any of these typos make the report
unclear or confusing please contact me immediately for clarification and/or correction.

Photographs

PHOTOGRAPHS: Several photos are included in your inspection report. These photos are for informational purposes only and do not attempt to show every instance or occurrence of a defect.

Thermal Imaging

Note: A Thermal Imaging camera may be used as a means of evaluating certain suspect issues or systems. Any anomalies found are always verified by other means such as a moisture meter. Moisture must be present for infrared thermography to locate its existence. During dry times a leak may still be present but undetectable if materials have no moisture present. Thermal Imaging is not X-ray vision, neither can it see through walls nor detect mold.

Left or right of home
When the direction of "Left or Right" is mentioned, it is a description of the area of the house, facing the house from the street looking towards the house, unless otherwise stated.
Mold, Mildew, and Microbial Growth

Mold, mildew and microbial growths are excluded substances per the standards of practice for home inspection. Testing for these substances is not part of a standard home inspection.

2 - Roof

IN NI NP R
2.1 General X
2.2 Shingles X
2.3 Gutters/drains X
2.4 Flashing/Vents X
General: Roof Inspection method
Viewed from eaves with ladder, Viewed from ground with binoculars, Drone
General: Roof Type
Gable
General: Roof covering
Asphalt/Fiberglass Shingles
General: Estimated roof age(main)
11
General: Roof Drainage
Gutter system
Shingles: Layers Visible
One Layer
General: Roof Overview

Although roof covering materials are designed to protect the underlying home structure from moisture, most are not considered waterproof, but water resistant. They are designed to work together with an underlying membrane and the effectiveness of both the membrane and the roof covering material are dependent upon the material quality and the use of proper installation methods.

The following considerations may affect the lifespan of a roof...

  • Roofing material quality
  • Installation method
  • Number of layers
  • Degree of roof slope: Flatter roofs will have shorter lifespans.
  • Climate (snow & rain): Harsh climates shorten roof lifespans.
  • Building site conditions (overhanging tree branches, wind, etc.)
  • Roof structure ventilation: Poor ventilation shortens roof lifespans.
  • Quality of maintenance

 Here are some other conditions that may affect your roof...

  • Debris accumulation will speed deterioration by holding moisture next to the shingles where it may cause freeze damage.

Although Reliance Home Inspections does not perform invasive testing, we use deductive methods based on experience and the aid of a high-quality electronic moisture-detecting instruments to make recommendation decisions

General: Roof Warranty

Two types of warranties are offered when new asphalt shingles are installed; The manufacturer's warranty, which covers the shingles themselves and varies among manufacturers, and the contractors warranty, which covers installation and workmanship. When a home is sold, a roof warranty may fully transfer to the buyer, may transfer for a shortened length of time, may transfer with limited coverage or may not transfer at all. You should ask the seller about how the sale of the home will affect any warranty presently covering the roof and confirm any seller claims by reading the warranty.

General: Roof Pictures

The roof on the house appears to be original to the house. It has 3-tab shingles installed with a tar paper/felt underlayment. This is a very common installation for the age of the home. 3-tab roofing has a average lifespan of 20-25 years. If the house was built in 2007, and assuming the roof is original to the house, it would make this roof approximately 12 years old. 

At the time of inspection the roof appeared to be in overall good condition. I was informed via the seller disclosure form that several shingles had been replaced on the roof. It is not uncommon as roofs begin to age, for them to require more maintenance until it is time to replace them. 

Shingles: 3-Tab

The roof was covered with 3-tab fiberglass composition asphalt shingles. Composition shingles are composed of a fiberglass mat embedded in asphalt and covered with ceramic-coated mineral granules.

Gutters/drains: Gutters and Downspouts

The gutters were inspected looking for proper securement, debris in the channel, standing water, damage, etc. Leaking gutters can not be diagnosed if an active rain was not occurring at the time of inspection, and if leaks are noticed after taking ownership of the home, sealing may be needed at seams or end caps.

The downspouts were inspected to ensure they were diverting rainwater away from the foundation walls. Testing for blockages in downspouts or drain pipes is beyond the scope of a home inspection, as is locating their termination point. 

No deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

General: Couldn't Traverse

Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to type of roof covering (slippery or fragile) / roof configuration (steep or very high) / slippery conditions, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface 

We viewed the roof from the ground and with aerial drone photos to evaluate the roof. We made every attempt to safely provide a accurate report of the roof condition. 

Shingles: Comp shingle installation DISCLAIMER

Roof was covered with asphalt composition shingles. Asphalt shingles must be installed according to the manufacturers recommendations, which often vary from one manufacturer to another, and also between different shingle models produced by the same manufacturer. Because of the many different installation requirements for the different types of shingles, confirmation of proper installation requires inspection by a qualified specialist and exceeds the scope of the General Home Inspection. Although I will inspect the roof to the best of my ability, The General Home Inspection does not include the use of destructive testing or research. I disclaim responsibility for confirming proper installation and condition of shingles and other roofing components including, but not limited to, underlayment, flashing and fasteners. Confirming by visual inspection any claims of asphalt shingle compliance with any standards lies beyond the scope of the General Home Inspection.

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

Discoloration

Roof shingles were discolored, which can be caused by moisture, rust or soot. Recommend a qualified roofing contractor evaluate and remedy with a roof cleaning or repair. 

Here is a helpful article on common roof stains. 

Contractor Qualified Professional

3 - Grounds

IN NI NP R
3.1 Grading X
3.2 Vegetation X
3.3 Driveways, Sidewalks, Patios X
3.4 Porches / Steps / Stoops X
3.5 Patio / Porch Covers X
3.6 Decks/Stairs X
3.7 Retaining Walls X
3.8 Fences/Gates X
Grading: Grading/Drainage

The grading around the home was inspected to determine that it was designed to allow rainwater to adequately drain away from the structure. The soil is recommended to slope away from the home, with a 6 inch drop in elevation, in the first 10 feet away from the structure (5% grade). When the 5% grade can not be achieved, swales or drains should be used as needed to properly divert rainwater runoff. Any flat or low areas around the home should be backfilled and sloped away from the foundation, to prevent potential moisture infiltration into areas below grade. No reportable deficiencies were observed at the time of inspection unless otherwise noted in this report.

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

Vegetation Too Close / In Contact with Building

Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior and/or other structures. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.

Grass Lawncare Professional
Credit
Comment
3.6.1 - Decks/Stairs

Deck in Need of Painting / Sealing / Maintenance

Wooden deck or porch surfaces were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Restaining the decking and railing will help preserve the lifespan of the deck. 

Wrench DIY

4 - Exterior

IN NI NP R
4.1 General X
4.2 Driveway, Walkway, Patio X
4.3 Exterior issues X
4.4 Electrical X
4.5 Windows and Door X
4.6 Soffit and Fascia X
4.7 Gutters and Flashing X
4.8 Wood Siding And Trim X
General: Foundation Material
Concrete
General: Exterior wall structure
wood Frame
General: Wall Covering
Vinyl
General: Driveway Material
Concrete
General: Exterior doors
Metal
General: Fencing
Wood
General: Garage Door Material
Metal
General: Sidewalk/Patio Material
Concrete
General: Vehicle Parking
Attached Garage
General: Siding cover exterior

The exterior of the home is covered by siding in several areas reducing the visibility of the structure. Any wood behind the siding cannot be evaluated.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
4.2.1 - Driveway, Walkway, Patio

Minor Driveway Damage

Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Contractor Qualified Professional
Credit
Comment
4.2.2 - Driveway, Walkway, Patio

Minor Damage-Sidewalk/Patio

To the left of the front door, the concrete patio has had a small amount of settling happen. It has settled down about 1/4" or so. Leaving a little lip that could cause a potential trip hazard. Be aware when using this area to prevent any potential tripping hazards.  

Contractor Qualified Professional
Credit
Comment
4.3.1 - Exterior issues

Lose siding

The vinyl siding on the right-hand side of the house has come loose in one or more areas. I recommend resecuring the siding so further damage from wind and rain does not occur.

Contractor Qualified Professional
Credit
Comment
4.5.1 - Windows and Door

Screen damaged

The screen on one or more windows has been damaged and patched. I recommend rescreening the window.

Contractor Qualified Professional
Credit
Comment
4.8.1 - Wood Siding And Trim

Caulking at Joints

Caulk was missing / deteriorated / substandard in some areas. For example, around windows / around doors / at siding butt joints / at siding-trim junctions / at wall penetrations. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. 

Photos only represent a couple of spots around the house where caulking was notated. I recommend that all caulking is further evaluated and replaced where needed around the house. 

Wrenches Handyman

5 - Foundation

IN NI NP R
5.1 Foundation X
5.2 Sill plate anchors X
Foundation: Foundation Type
Crawlspace
Foundation: Foundation / Stem Wall Material
Concrete
Foundation: Footing Material
Concrete
Sill plate anchors : Anchor Bolts / Hold Downs
Installed
Foundation: Foundation Walls

Visible portions of the foundation walls were inspected looking for significant cracking, moisture intrusion, or any other indications of damage or significant deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Sill plate anchors : Sill plate anchors

Upon inspection of the foundation. We found the sill plate was properly bolted to the foundation. This secures the framing of the house to the foundation walls. 

To learn more about sill plates, J-bolts, and the importance of them in the construction of the house, visit this link. The importance of a sill plate and J-bolts

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

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
Sink: Running water and below sink
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
6.1.1 - Cabinets

Cabinets loose

One or more cabinets were loose, or were secured with too few or substandard fasteners. An adequate number of appropriate fasteners should be used. For wall-hung cabinets, inadequate fasteners can pose a safety hazard if cabinets fall. Recommend that a qualified person repair as necessary.
House building Cabinet Contractor
Credit
Comment
6.2.1 - Countertops-Backsplash

Caulking

One or more areas of the kitchen counter top(s) are recommended to be re-sealed (caulked) to keep any moisture and or water out and prevent future damage.
Wrench DIY
Credit
Comment
6.3.1 - Electrical

Cover Plate Missing

Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

Electric Electrical Contractor

7 - Bathrooms

IN NI NP R
7.1 Bathub X
7.2 Cabinets X
7.3 Electrical X
7.4 Exhaust Fan X
7.5 Flooring X
7.6 Shower X
7.7 Sink/countertop X
7.8 Toilets X
7.9 Wall X
Bathub: Running water

Running water

Shower: Running water
Sink/countertop: Running water and under sink area
Toilets: Tested and Working

Toilets were tested and working at the time of inspection 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
7.1.1 - Bathub

Caulking at surround

Caulk is missing or deteriorated above one or more bathtubs, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.
Wrench DIY
Credit
Comment
7.1.2 - Bathub

Clogged or Drains slowly

One or more bathtub drains are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
Pipes Plumbing Contractor
Credit
Comment
7.7.1 - Sink/countertop

Stopper issue

One or more sink stopper(s) mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
Pipes Plumbing Contractor

8 - Interiors

IN NI NP R
8.1 Electrical X
8.2 Floors, Walls, Ceilings X
8.3 Heat X
8.4 Smoke and CO alarms X
8.5 Stairs/Handrails/Guardrails X
8.6 Windows and Door X
Floors, Walls, Ceilings: Wall material/covering
Drywall
Smoke and CO alarms: CO Detectors Present
Present
Smoke and CO alarms: Smoke Alarms Present
Yes
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

9 - Electric Service

IN NI NP R
9.1 Electric Panel X
9.2 Branch Wiring X
9.3 Circuit Breakers X
9.4 Meter X
9.5 Service Wires X
Electric Panel: Amperage
200
Electric Panel: Panel Manufacturer
Square D
Electric Panel: Protection
Breakers
Electric Panel: Service Type
Underground
Electric Panel: Service Voltage
120/240
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
Concrete encased electrode
Electric Panel: Location of Main Panel
Garage
Electric Panel: Positive Attributes
The size of the electrical service is sufficient for the typical single family needs. The electrical panel is well arranged and all fuses/breakers are properly sized. All outlets and light fixtures that were tasted operated satisfactorily. All 3-prong outlets that were tested were appropriately grounded. Ground fault circuit interrupter (GFCI) devices have been provided in some areas of the home. These devices are extremely valuable, as they offer an extra level of shock protection. All GFCI's that were tested responded properly. Dedicated 220 volt circuits have been provided for all 220 volt appliances within the home. All visible wiring within the home is copper. This is a good quality electrical conductor.
Circuit Breakers: AFCI Description
The house has Arc Fault Circuit Interrupter breakers. ( AFCI)
The AFCI is an arc fault circuit interrupter. AFCIs are newly-developed
electrical devices designed to protect against fires caused by arcing faults in the home electrical wiring.

THE FIRE PROBLEM
Annually, over 40,000 fires are attributed to home electrical wiring. These fires result in over 350 deaths and over 1,400 injuries each year. Arcing faults are one of the major causes of these fires. When unwanted arcing occurs, it generates high temperatures that can ignite nearby combustibles such as wood, paper, and carpets. Arcing faults often occur in damaged or deteriorated wires and cords. Some causes of damaged and deteriorated wiring include puncturing of wire insulation from picture hanging or cable staples, poorly installed outlets or switches, cords caught in doors or under furniture, furniture pushed against plugs in an outlet, natural aging, and cord
exposure to heat vents and sunlight.

TESTING AN AFCI
AFCIs should be tested after installation to make sure they are working properly and protecting the circuit. Subsequently, AFCIs should be tested once a month to make sure they are working properly and providing protection from fires initiated by arcing faults.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

10 - Plumbing

IN NI NP R
10.1 General X
10.2 Supply Lines X
10.3 Drain and Waste X
10.4 Fuel system X
10.5 Main Water X
General: Water Pressure
35 PSI
General: Service Pipe to house
Copper
General: Interior Supply piping
Copper
General: Water Source
Public Water
General: Drain Pipe
ABS
General: Vent Pipe
ABS
General: Waste Pipe
ABS
General: Location of Main Shut off
Garage
General: Location of main fuel shut off
Meter
General: Plumbing In Walls
As is typical of most buildings, the majority of the supply piping is concealed from view. Basically it is installed inside the walls and under the floors. Where the supply piping was noted, it was found to be copper. This is an excellent water piping material with an indefinite lifespan.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

11 - Garage

IN NI NP R
11.1 Interior-Exterior doors-Windows X
11.2 Electrical X
11.3 Floors, walls, Ceiling X
11.4 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
11.1.1 - Interior-Exterior doors-Windows

Garage door trim ground contact

 The trim on the outside of the garage door is in contact with the concrete. This allows water to wick up on an unfinished end. I recommend touch up painting and keeping these sealed so the trim pieces do not rot.

Contractor Qualified Professional

12 - Water Heater

IN NI NP R
12.1 Water Heater X
Water Heater: Estimated Age
11 Years
Water Heater: Energy Source
Natural Gas
Water Heater: Manufacturer
State Electric
Water Heater: Location
Garage
Water Heater: Water Temperature
90 Degrees
Water Heater: Capacity
40
Water Heater: Type
Tank
Water Heater: Pictures of Unit
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
12.1.1 - Water Heater

Near life expectancy

The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Pipes Plumbing Contractor
Credit
Comment
12.1.2 - Water Heater

Hot Water Temperature Low

During the inspection the hot water temp was lower than normal. I the highest temperature reading i took was 90 degrees. Recommended water temps are 120 - 125. This is probably a simple adjustment on the water heater itself. 

It is also noted in the report, the water heater appears to be original to the house making it 11-12 years old. It was functioning at the time of inspection, but I recommend budgeting for a replacement in the near future. The average lifespan on a gas water heater is 10-12 years. 

Contractor Qualified Professional

13 - HVAC

IN NI NP R
13.1 General comments X
13.2 Heating / Forced Air X
13.3 Ducts and Registers X
13.4 Filter & Thermostat X
Heating / Forced Air: Estimated Year Mfg.
2007
Heating / Forced Air: Location
Attic
Heating / Forced Air: Energy source
Natural gas
Ducts and Registers: Type
Ducts and Registers, Rigid / insulated
Filter & Thermostat: Filter Location(s)
Stairway
Filter & Thermostat: T-stat Location(s)
Dining Area
Heating / Forced Air: Appears Functional

Heat system appears to be in working order. Supply air from the heating system should be 100 degrees Fahrenheit or higher. 

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

General comments : HVAC Testing

The inspection of the HVAC system is limited to the response of the system at the thermostat in both heating and cooling modes; a visual observation of the exterior and interior equipment, and the removal of any access panels made for removal by a homeowner (not requiring ANY tools). If a more thorough inspection is desired, an HVAC contractor should be consulted.

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

Service Heating / Cooling System

The last service date of the forced air heating / cooling system appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

Fire HVAC Professional

14 - Laundry

IN NI NP R
14.1 General X X
General: Not Inspected

The washer and dryer were missing from the home during the inspection.

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

Paper towle holder

Paper towel holder was loose and coming away from the wall. I recommend securing it before use. 

Contractor Qualified Professional

15 - Appliances

IN NI NP R
15.1 General X
15.2 Dishwasher X
15.3 Garbage Disposal X
15.4 Hood/Vent X
15.5 Microwave X
15.6 Range-Cooktop-Oven X
General: Cooktop
Whirlpool
General: Dishwasher
Jenn-Air
General: Disposer
KitchenAid
General: Microwave
Whirlpool
General: Oven
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.

Dishwasher: Dishwasher Operation
The dishwasher is functional and operated as expected. The unit was operated through a complete cycle. No operational discrepancies were noted.
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 no nosier that typically expected.
2) The rubber splashguard was in reasonable condition.
3) No leaks were found.
General: Appliance Testing

Ranges, Dish Washers, and Refrigerators are typically tested for basic function (Do they turn on). No assertions are made as to how well they
function. Microwave ovens, clothes washers/dryers are not operated.

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

16 - Attic

IN NI NP R
16.1 General X
16.2 Attic Hatch X
16.3 Electrical X
16.4 Insulation X
16.5 Ventilation X
General: Ceiling Structure
Trusses
General: Inspection Method
Traversed
General: Insulation Depth
R30
General: Insulation Material
Fiberglass loose
General: Roof Structure
Trusses
General: Attic photos

General photos of the attic area. 

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

17 - Crawlspace

IN NI NP R
17.1 General X
17.2 Plumbing-Electrical X
17.3 Substructure X
17.4 Ventilation-Insulation X
General: Beam Material
Solid wood
General: Floor structure
Wood Joist
General: Inspection Method
Traversed
General: Insulation material
Fiberglass rolled
General: Pier/Support material
Wood
General: Vapor Barrier present
Yes
General: Crawl Space Photos

General crawl space photos. 

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

Vapor Barrier

The vapor barrier in several places has shifted and needs to be repositioned back over the exposed dirt. I recommend repositioning the the vapor barrier back into its proper place. 

Contractor Qualified Professional