91°F with a heat index of 102°F
Ryan Patrick McRaney
91°F with a heat index of 102°F
Most rooms are heavily furnished. These contents may obstruct deficiencies that were not visible during this inspection. Please contact our office to arrange a no-cost walk-through prior to closing after the home has been vacated.
|2.2||Roof Drainage Systems||X|
|2.4||Skylights, Chimneys & Other Roof Penetrations||X|
Roof covering repairs have been made over the front porch. The repairs at this location appear to be adequate.
Due to extreme heat, the roof was not walked. This can cause damage to the roof covering. Each slope of the home was inspected from the eave by ladder.
I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.
Roof coverings (patch repairs) showed signs of improper installation and fastening. Recommend a qualified roofing contractor evaluate and repair.
Observed areas that appeared to be missing sufficient coverings. Recommend qualified roofing contractor evaluate & repair.
|3.1||Siding, Flashing & Trim||X|
|3.3||Walkways, Patios & Driveways||X|
|3.4||Decks, Balconies, Porches & Steps||X|
|3.5||Eaves, Soffits & Fascia||X|
|3.6||Vegetation, Grading, Drainage & Retaining Walls||X|
Some repair to the brick veneer is noted on the front elevation around the exterior faucet/hose bib. The repair appears to be adequate.
I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.
The back entry door casing and trim show signs of deterioration. The cause could be from rainwater splashing onto the patio and back onto the door. Highly recommend keeping the door painted or using a synthetic product for the trim. A rain diverter or gutter in this location could help prevent damage to the door in this location.
Trees observed overhanging the roof. This can cause damage to the roof and prevent proper drainage. Recommend a qualified tree service trim to allow for proper drainage.
|4.2||Basements & Crawlspaces||X|
I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.
Minor cracking was noted at the foundation corners. This is common as concrete ages and shrinkage surface cracks are normal. Recommend sealing to prevent moisture intrusion and monitoring for more serious shifting/displacement.
Here is an informational article on foundation cracks.
A newer portion of concrete has been placed on the back elevation to the right of the patio. The reason for this concrete is unknown. There is a piece of reinforcing steel protruding from the concrete. Recommend asking the seller the purpose of the concrete and have the reinforcing steel cut as close as possible to the concrete to prevent injury. The reinforcing steel should be encased in concrete to prevent oxidation from traveling through it and into the slab.
|5.2||Normal Operating Controls||X|
|5.4||Presence of Installed Heat Source in Each Room||X|
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.
Furnace should be cleaned and serviced annually. Recommend a qualified HVAC contractor clean, service and certify furnace.
Here is a resource on the importance of furnace maintenance.
|6.2||Normal Operating Controls||X|
|6.4||Presence of Installed Cooling Source in Each Room||X|
Modern standards call for at least 13 SEER rating for new install.
Read more on energy efficient air conditioning at Energy.gov.
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.
Electrical service disconnect for condensing unit is missing dead front. This disconnect will only be accessed when performing maintenance on the exterior unit.
|7.1||Main Water Shut-off Device||X|
|7.2||Drain, Waste, & Vent Systems||X|
|7.3||Water Supply, Distribution Systems & Fixtures||X|
|7.4||Hot Water Systems, Controls, Flues & Vents||X|
|7.5||Fuel Storage & Distribution Systems||X|
I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.
Water main shutoff is covered with dirt. Recommend clearing dirt so that shutoff valve can be accessed in the event of an emergency.
|8.1||Service Entrance Conductors||X|
|8.2||Main & Subpanels, Service & Grounding, Main Overcurrent Device||X|
|8.3||Branch Wiring Circuits, Breakers & Fuses||X|
|8.4||Lighting Fixtures, Switches & Receptacles||X|
|8.5||GFCI & AFCI||X|
|8.7||Carbon Monoxide Detectors||X|
I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.
One or more switches or receptacles are missing a cover plate. This causes short and shock risk. Recommend installation of plates.
The globe at the light fixture on the front porch is broken. Insect carcasses appear to be collecting inside this fixture and may eventually become a fire hazard. Recommend replacing globe in this location.
Some exterior receptacles have either missing or damaged weatherproof covers.
Exterior receptacle on right elevation is dead. Recommend review by a licensed electrician.
Smoke detectors have been removed from their mounting base in bedrooms and hallway. Ask the seller if the smoke detectors are stored elsewhere and check for function.
|9.2||Vapor Retarders (Crawlspace or Basement)||X|
Full attic access was obstructed by the storage of personal contents. The attic was inspected from the access.
I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.
Insulation depth was inadequate. The insulation is compressed in many areas from previous leaks and storage of personal contents. Recommend a qualified attic insulation contractor install additional insulation.
Some tunneling was observed in the insulation. This may be an indicator of vermin infestation. Recommend inspection by a qualified pest control contractor.
The dryer vent is damaged/missing guards on the exterior to prevent vermin from entering the home & nesting. The dryer vent needs to be cleaned.
Due to time constraints, the dishwasher was not operated through its full cycle. Recommend operation prior to closing.
Dishwasher drain pipe was installed improperly. Recommend that the drain line is elevated (high loop) so that sink drainage cannot enter the dishwasher.
Some shelves in the refrigerator door appear to be damaged.
The face and handle of the built-in microwave is damaged.
|11.6||Steps, Stairways & Railings||X|
|11.7||Countertops & Cabinets||X|
I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.
Closet door in the bedroom at back right corner is missing.
One or more windows appears to have general damage, but are operational. The master bedroom latch for locking mechanism appears to be broken. Recommend repair of this window so that it locks properly. A piece of a window was observed on the ground on back elevation but inspector could not find which window it came from. Some windows were obstructed by furnishings. Recommend operating all windows prior to closing to check function.
Most windows are missing screen. Recommend replacement. Ask seller if these screens are stored elsewhere.
Floors had areas of visible moisture damage. Recommend a qualified flooring contractor evaluate & repair areas of moisture.
A wood flooring product is installed in the shared bathroom. This product may be less than ideal in a wet location. Recommend sealing edges to prevent this product from absorbing water and failing.
Wall had damage from the doorknob. Recommend a qualified handyman or drywall contractor repair and install doorstop.
Sub-standard drywall patching observed at the time of inspection. Recommend re-patching if desired.
The towel rack and toilet paper holder are missing parts in the master bedroom. Ask homeowner if the parts are available and remove or replace as desired.
Baseboards are missing in most of the living room. Ask homeowner if these are stored elsewhere.
The ceiling has been repaired/patched in the bedroom at the back right corner of the home. The ceiling tested dry at the time of the inspection. The insulation over this repair in the attic tested dry but is inadequate because it has been compressed to less than 1/2". The patch does not match the rest of the ceiling but the repair appears to be adequate.
One or more cabinet hinges were loose or detached. Recommend a qualified handyman or cabinet contractor repair.
Countertop had one or more cracks or chips and missing backsplash. Recommend qualified countertop contractor evaluate and repair. (Listing agent states that a new vanity has been purchased by the seller.)
Here is a helpful article on repairing cracks, chips & fissures.