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1234 Main St.
Florence AL 35633
12/14/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name
87
Items Inspected
7
Recommendation
3
Safety hazard and immediate attention items

Each and every inspection is uniquely tailored and personalized to our client's needs.

A home inspection is a visual and non-invasive general overview of the various systems making up a home, and reporting on the defects found, as well as the functionality of components. No home is perfect.  It is not meant to be a predictor of future events or a commentary on cosmetic issues having no bearing on the safety, livability or comfort of the home.   Thank you for allowing Singing River Property Inspections the honor of providing our services.

1 - Inspection Details

Arrival time
0930
In Attendance
Client available for post inspection walk around
Occupancy
Furnished, Occupied
Type of Building
Single Family
Style
Traditional
Comment
A beautiful and well maintained home. It was an honor and pleasure to inspect.
Year built
2012
Weather Conditions
Cloudy, Cool, Light Rain
Temperature (approximate)
50 Fahrenheit (F)
Departure time
1320
Inspection number
0102181

2 - Roof

Inspection Method
Ladder, Roof, Ground, 2nd Floor Window
Flashings: Material
Aluminum
Roof Drainage Systems: Gutter Material
Seamless Aluminum
Roof Type/Style
Gable

Approximate roof slope.  Amount of drop in inches per linear foot.

Coverings: Material
Asphalt

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

Credit
Comment
2.2.1 - Roof Drainage Systems

Downspouts Drain Near House

One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend installation  or adjusting downspout extensions to drain at least 6 feet from the foundation.

Here is a helpful DIY link and video on draining water flow away from your house.

Wrench DIY

3 - Exterior

Inspection Method
Visual
Siding, Flashing & Trim: Siding Material
Brick, Fiber Cement, Vinyl
Siding, Flashing & Trim: Siding Style
Panels, Shakes
Decks, Balconies, Porches, Steps and Retaining Walls: Material
Concrete, Brick
Walkways, Patios & Driveways: Driveway Material
Gravel, Concrete
Exterior Doors: Exterior Entry Door
Solid core, Fiberglass
Decks, Balconies, Porches, Steps and Retaining Walls: Appurtenance
Covered Porch, Front Porch, Pool
Vegetation, Grading & Drainage : Trees/Vegetation in contact with structure
Shrubbery

It is recommended that vegetation be kept trimmed at least 6" from the siding.

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.

4 - Swimming Pool, spa

Winterized

Limitations: If pool has been winterized, or temperatures are near freezing at the time of inspection, a full system inspection will not be performed. Recommend a full evaluation in the spring.

Credit
Comment
4.2.1 - Safety

Safety Barrier
Inground Pool

Contractor Qualified Professional

5 - Basement, Foundation, Crawlspace & Structure

Inspection Method
Visual
Foundation: Material
Slab on Grade
Floor Structure: Material
Slab
Floor Structure: Sub-floor
Slab
Floor Structure: Basement/Crawlspace Floor
None
Floor Structure: Access
None

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.

6 - Attic, Insulation & Ventilation

How Inspected
Partially Traversed, From Hatch
Ventilation: Ventilation Type
Passive, Ridge Vents, Soffit Vents
Roof Structure & Attic: Sheathing Material
OSB
Obstructions
Stored Items
Attic Insulation: Insulation Type
Loose-fill, Blown
Exhaust Systems: Exhaust Fans
Fan Only
Ceiling Structure: Components
Ceiling Joists
Location and Type of Access
Garage, Pull-down, Closet, Hatch
Roof Structure & Attic: Type
Gable, Rafters
Roof Structure & Attic: Access
Pull down, Hatch

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

Credit
Comment
6.5.1 - Roof Structure & Attic

Ill fitting hatch
2nd Floor Hallway Closet Attic Access

It is recommended to repair/refit attic access hatch.  This repair will increase energy efficiency by restricting heated or cooled air from escaping into the attic.

Tools Handyman/DIY

7 - Garage/Carport

How Inspected
Visual
Type
Attached Garage
Garage Door: Material
Aluminum
Garage Door: Number of vehicle doors
Two
Stored Items
Yes
Ceiling: Attic access
Garage Door: Type
Automatic, Sectional

8 - Heating

Equipment: Energy Source
Electric
Equipment: Heat Type
Heat Pump
Equipment: Multiple units and locations
Attic
Attic
Equipment: Serviceable
Distribution Systems: Ductwork
Insulated
Distribution Systems: Registers
Ceiling, Upper walls
Equipment: Brand
Carrier

All HVAC equipment manufactured in 2012.

Filters: Location
Behind Grills, Hallway, Near Door to Garage

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.

9 - Cooling

Cooling Equipment: Energy Source/Type
Electric
Cooling Equipment: Location
Exterior North
Normal Operating Controls: See heating section
Distribution System: Configuration
Split
Cooling Equipment: Brand
Carrier

Regular servicing can greatly increase longevity of an HVAC system.

Cooling Equipment: Low Temperature

The A/C unit was not tested due to low outdoor temperature (below 65 degrees F). This may cause damage the unit.

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

10 - Electrical

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
None
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Service Entrance Conductors: Electrical Service Conductors
Below Ground, 220 Volts, 120 Volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
General Electric
GFCI : GFCI
Bathrooms

It is also recommended that GFCI protection be added to the laundry area, if none currently exists.

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

Credit
Comment
10.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Bushing missing

It is recommended that a bushing be added to the top conductor access port to prevent the possibility of conductor insulation damage due to sharp edges.  Such a situation could pose a shock hazard.

Contractor Qualified Professional

11 - Plumbing

Water Source
Public

Consult with current owners to the location of water meter.

Main Water Shut-off Device: Location
Water meter
Main Water Shut-off Device: Water Supply
Water supply on
Drain, Waste, & Vent Systems: Type
septic tank
Drain, Waste, & Vent Systems: Material
PVC
Drain, Waste, & Vent Systems: Drain Size
1 1/2"
Water Supply, Distribution Systems & Fixtures: Source
Public
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Unknown
Water Supply, Distribution Systems & Fixtures: Distribution Material
Pex, Braided
Hot Water Systems, Controls, Flues & Vents: Location
Washer/Dryer Area
Hot Water Systems, Controls, Flues & Vents: Age
6 yrs
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
At Tank
Fuel Storage & Distribution Systems: Type of fuel
propane
Water Supply, Distribution Systems & Fixtures: Water pressure

38 psi

Hot Water Systems, Controls, Flues & Vents: Manufacturer
Whirlpool
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Water Temperature at fixture
130.5 F

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

Credit
Comment
11.4.1 - Hot Water Systems, Controls, Flues & Vents

Water Temperature too high

Recommend regulating water temperature to a lower temperature level to no more than 120F to prevent the possibility of scalding.  Especially with young children.

Wrench DIY
Credit
Comment
11.4.2 - Hot Water Systems, Controls, Flues & Vents

Insufficient Capacity

Water heater may not have the capacity necessary to supply sufficient water to the home. Recommend evaluating options to replace water heater with a larger capacity tank, as necessary.

Pipes Plumbing Contractor

12 - Laundry

General: Washer and dryer
Going with sale
Credit
Comment
12.1.1 - General

Dryer Venting

Currently, the dryer vents directly to the exterior to just above grade level.  There is no flapper to prevent rodents or water intrusion entering the vent.  In addition, the dryer vent tubing appears to be too long for this application.  It is recommended to evaluate and correct as needed.

13 - Bathroom(s)

Number and Locations of Bathrooms
Master, Full, Half, First Floor, Second Floor
Lighting: Appropriate
Countertops: Serviceable
All Bathrooms
Sinks: Functional
All Bathrooms
Toilets: Functional
All Bathrooms
Showers and tubs: Functional
All Bathrooms
Ventilation: Functional
All Bathrooms
Credit
Comment
13.3.1 - Toilets

Toilet seat loose
2nd Floor Bathroom

Toilet seat is loose. Recommend tightening to prevent further loosening.

Tools Handyman/DIY

14 - Doors, Windows & Interior

Windows: Window Type
Single-hung, Storm
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Floors: Floor Coverings
Wood product, Tile

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.

Credit
Comment
14.2.1 - Windows

Missing or damaged screen

Window missing or damaged screen in numerous locations. Recommend replacement.

Window Window Repair and Installation Contractor

15 - Fireplace, woodstove

Fireplace/stove type
Propane

16 - Kitchen

Floor covering
Wood product
Countertops & Cabinets: Countertop Material
Granite
Countertops & Cabinets: Cabinetry
Wood
Credit
Comment
16.1.1 - Countertops & Cabinets

Cabinet Hinge Loose
Kitchen

One or more cabinet hinges were loose. Recommend a qualified handyman or DIY repair. 

Here is a helpful DIY article on cabinet repairs.

Tools Handyman/DIY

17 - Built-in Appliances

Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Range/Oven/Cooktop: Exhaust Hood Type
Vented
Dishwasher: Brand
GE
Refrigerator: Brand
GE

Operational temperatures

Range/Oven/Cooktop: Range/Oven Brand
General Electric

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.