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1234 Main St.
Clear Lake , IA 50428
10/15/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
65
Items Inspected
1
Maintenance/monitor
14
Deficiencies
3
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
3:30 pm
Temperature
84 Fahrenheit
Present at time of the inspection
Owner
Ground Condition
Dry
Property Occupancy
Yes
Rain in the last few days
No
Weather Condition
Clear
Finish Time
5:40 pm
Structure Details: Age of the Structure
2
Structure Details: Foundation Type
Slab
Structure Details: Structure Faces
South
Structure Details: Structures Inspected
Attached Garage, Condo unit
Structure Details: Type of Structure
Condo
Structure Details: Utilities
All Utilities on
The following items have been excluded from the inspection.
Security system, Built-in sound system
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 Florida State 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.

Structure Details: New Home(warranty)

The client should be aware that a break-in period occurs during the first year or two after a building is constructed. Some amount of settlement and shrinkage is inevitable as temperature and humidity varies during the seasons. Systems may need adjustment or repair after experiencing constant, prolonged and/or heavy usage. Overall performance of the building exterior has not yet been tested by a wide variety of weather conditions.


Also, it is beyond the scope of this inspection to determine if all permits have been approved or signed off. Consult with the builder and/or municipality to determine if all necessary permits have been approved.

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 of trade 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 license contractor of trade; possible damage to the structure, item, or component may occur. Repairs may be possible to satisfactory condition with out repair.  

Structure Details: New Construction

The client should be aware that a break-in period occurs during the first year or two after a building is constructed. Some amount of settlement and shrinkage is inevitable as temperature and humidity varies during the seasons. This can also occur around the garage floors and porches/patios as minor hairline (stress) cracks will reveal over extended periods of time. Systems may need adjustment or repair after experiencing constant, prolonged and/or heavy usage. Overall performance of the building exterior has not yet been tested by a wide variety of weather conditions.


Also, it is beyond the scope of this inspection to determine if all permits have been approved or signed off. Consult with the builder and/or municipality to determine if all necessary permits have been approved.

Structure Details: Occupied
Some areas and items at this property were obscured by furniture, stored items, or debris. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

Skyway Property Inspections 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. On the average, we have found it necessary for you to set aside a percentage of the value of the home on an annual basis that will be sufficient to cover unexpected repairs. This maybe 1 % for a modest home and a higher amount, say maybe 3 % or so, for a more complex and /or an older home with aging systems and some deferred maintenance.


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 International Association of Certification Home Inspectors (InterNACHI) 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. Rest Ashore Home Inspections 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.

2 - Roof

General: Roof covering
Concrete tile
General: Estimated roof age
3
General: Roof Drainage
Gutter system
General: Roof Type
Hipped
General: Roof material
concrete 50+ yrs
General: Roof Inspection method
Traversed
We normally conduct our typical roof inspection by walking on the roof's surface in what we call the "random walk" methodology. This method of inspection is not intended to cover every square inch of the roof's surface, nor will it. Further we could not recreate the route of a random walk even if we tried to. We do arrive at an overall impression of the roof's condition developed during this random walk inspection and extrapolate it to the entire roof's surface.
If any discrepancies are in fact identified, it is recommended that to accurately determined the scope of the actual discrepancies, as well as any cost of correction, you consult with a licensed roofing contractor. Not all roof will be walked, dimension, slope, weather, etc may allow the roof to be accessed.
General: Roof Pictures
Gutters/drains: Gutters

Recommend to clean out any/all gutters upon occupying the home. This will prevent water overflow into the ground causing soil erosion near the foundation. 

General: HOA Roof

It is the understanding, of Skyway Property Inspections, from the Real Estate Agent and or the client, that the Property Owners Association and or the property management company does the roof maintenance and repairs. It is up to the client or present owner to notify the proper person(s) of a repair. The management company will typically notify each address of when repairs are to be made. The unit owner should consult with the management company or POA to see if a specific issue is covered.The information given in this section of the report is given as a courtesy to the client.

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; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.

The report is not intended to be conclusive regarding the life span of the roofing system or how long it will remain watertight in the future. The inspection and report are based on visual and apparent conditions at the time of the inspection. Unless prolonged and extensive rain has fallen just prior to the inspection, it may not be possible to determine if active leakage is occurring. Even Then, numerous features may conceal active leakage. Usually not all attics are readily accessible for inspection. The client is advised to inquire about the presence of any roof leaks with the present owner.
IF Required, Only Qualified, License personnel Should Carry Out Any Repairs Needed.
All roofs require periodic maintenance to achieve typical lifespans, and should be inspected annually. Expect to make periodical repairs to any roof on a routine basis with replacement at the end of the roof's material Useful Service Life, which may not be equal to its Design Life.
CONCLUSIONS MADE BY THE INSPECTOR DO NOT CONSTITUTE A WARRANTY, GUARANTY, OR POLICY of INSURANCE.

Credit
Comment
2.3.1 - Tile

Cracked/Broken Tiles

There are broken/cracked Roofing tiles. This can expose the underlayment to UV ray causing deterioration. This can lead to leaks if the proper repairs are not made. A licensed roofing contractor should repair or replace any broken tiles.
Commercial Homeowners Association
Credit
Comment
2.4.1 - Flashing/Vents

Drip edge damaged

The drip edge is damaged is several areas. The drip edge is bent upward in a few spots. This may allow moisture to get behind the roofing material leading to leaks.  A licensed roofing contractor should repair the drip edge as needed.  

Commercial Homeowners Association

3 - Exterior

General: Driveway Material
Concrete
General: Exterior doors
Metal, Sliding Glass, Metal w/Window
General: Exterior wall structure
Concrete Block(CBS)
General: Fencing
N/A
General: Foundation Material
Block
General: Garage Door Material
Metal
General: Sidewalk/Patio Material
Concrete
General: Vehicle Parking
Driveway
General: Wall Covering
Stucco
Windows and Door: Window operation

All windows and doors functioned correctly.

Stucco Walls: HOA maintained

The exterior of the building is maintained by the HOA.

Irrigation/Sprinker: HOA maintained

Sprinkler system is maintained by the HOA

General: Exterior photos
Stucco Walls: No visible cracks

The stucco is free of any cracks or damage. Even tiny cracks in stucco can lead to water intrusion. Monitoring your stucco for any future cracks can help prevent further damage to your residence.

General: HOA Exterior Maintanence

It is the understanding, of Skyway Property Inspections, that the Property Owners Association and or the property management company does the exterior maintenance and repairs. It is up to the client or present owner to notify the proper person(s) of a repair. The management company will typically notify each address of when repairs are to be made. The unit owner should consult with the management company or HOA to see if a specific issue is covered. The information given in the section of the report is given to the client as a courtesy only. 

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. 
 

Credit
Comment
3.2.1 - Driveway, Walkway, Patio

Screen enclosure-screens torn

One or more screens are torn or missing in the frame(s) of the screen patio. A certified contractor should make the necessary repairs. Packing tape is not a proper repair.

Contractor Qualified Professional
Credit
Comment
3.7.1 - Gutters and Flashing

Flashing issues

Flashing at one or more locations was missing / damaged / deteriorated / substandard / loose / corroded. Leaks can occur as a result. Recommend that a qualified person repair, replace or install flashing as necessary, and per standard building practices.

Commercial Homeowners Association

4 - Electrical

Electric Panel: Amperage Capacity
125
Electric Panel: Branch Wiring
Copper
Electric Panel: Location of Main Disconnect
Beside Meters, Recommend adding a main discconect to the panel inside.
Electric Panel: Location of Main Panel
East bedroom/ blue
Electric Panel: Panel Manufacturer
Square D
Electric Panel: Protection
Breakers
Electric Panel: Service Conductor
Multi-strain Aluminum
Electric Panel: Service Type
Underground
Electric Panel: Service Voltage
120/240
Electric Panel: System Grounding
unidentified
Electrical - Interior : Ceiling fans

All ceiling fans are functioning correctly.

Electrical - Interior : Door bell

Functional

Electrical - Kitchen: Kitchen electrical

GFCI present at kitchen receptacles

Electric Panel: Panel pictures
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 tested 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.

Meter: Meter base
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.
Electrical - Exterior: Exterior electrical photos
Electrical - Bathroom: GFCI protection

GFCI protection is present and functional in all bathrooms. The bathroom GFCI reset/test switch for both bathrooms are located in the master bathroom. 

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. 

Credit
Comment
4.1.1 - Electric Panel

Re-identify wires

One or more energized conductors in panel had white, gray or green insulation. Insulation on energized conductors should be black or red in color to identify them as energized wires. Recommend that a qualified electrician re-identify wires per standard building practices. For example, by wrapping in black vinyl tape or marking with a black permanent marker.
Credit
Comment
4.1.2 - Electric Panel

No main disconnect on main panel

The main disconnect is located at the meter. In an emergency situation you want to be able to shut the whole system down quickly. Recommended to add a main disconnect inside the residence on the main panel. 

Electric Electrical Contractor
Credit
Comment
4.8.1 - Electrical - Kitchen

Receptacle No power

One or more electric receptacles appear to have no power. Recommend asking the property owner(s) about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.
Electric Electrical Contractor

5 - HVAC

General: A/C Type
Split System, Heat Pump
General: Cooling source
Electric
General: Distribution
Flex Duct
General: Heat Source
Electric
General: Heat Type
Forced Air
General: Last Service Date
N/A
Condensing Unit: Condenser Model #
CH14NB036-B
Condensing Unit: Condenser Serial #
0317X85479
Condensing Unit: Estimated Age Condensing Unit
2 Year(s)
Condensing Unit: Manufacturer
Carrier
Air Handler: Air Handler Model #
FB4CNP036
Air Handler: Air Handler Serial #
5116A87385
Air Handler: Estimate Age Air Handler
2 Year(s)
Air Handler: Filter Location
Below unit
Air Handler: Manufacturer
Carrier
General: Filter Advice
Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season.
General: Temperature Differential
23 Degrees
This is the number of degrees the system is cooling (or heating) the house air. Normal range for this number is 14-24 degrees when operating the system during hot weather, lower when ambient temperatures are lower. The system functioned as expected when tested and appeared to be serviceable at the time of the inspection. As with all mechanical equipment, the unit may fail at any time without warning. The inspector cannot determine future failures.
Condensing Unit: Pictures of Unit
Air Handler: Pictures of unit
General: Temperature >80 Degrees

The outdoor air temperature was above 80 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the heating system.

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).

6 - Attic

General: Ceiling Structure
Trusses
General: Inspection Method
Traversed
General: Insulation Depth
R12, R30
General: Insulation Material
Cellulose loose
General: Roof Structure
Trusses
Attic Access: Location

Master closet

General: Hurricane features

The house was equipped with hurricane protection features where visible.There are hurricane clips installed at the roof to gable wall connection points inside the attic.

General: Attic pictures

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.

Credit
Comment
6.4.1 - Insulation

Missing
Living Room

Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.
House construction Insulation Contractor

7 - Water Heater

Water Heater: Capacity
40
Water Heater: Energy Source
Electric
Water Heater: Location
Garage
Water Heater: Manufacturer
Rheem
Water Heater: Model #
PROE40 T2 RH95
Water Heater: Serial #
Q241721983
Water Heater: Type
Tank
Water Heater: Estimated Age
2 Years
Water Heater: Water Temperature
109 Degrees
Water Heater: Pictures of Unit
Water Heater: Stored Items
Stored items, furnishings and/or debris blocked access to the water heater. The inspector was unable to fully evaluate the water heater.

The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.

8 - Plumbing

General: Drain Pipe
PVC
General: Interior Supply piping
CPVC
General: Location of main fuel shut off
N/A
General: Location of Water meter
N/A
General: Service Pipe to house
PVC
General: Vent Pipe
PVC
General: Waste Pipe
PVC
General: Water Source
Public Water
General: Location of Main Shut off
West side of building
General: Water Pressure
39 PSI

Pressure lower than 40 psi you will start to see performance issues with some water fixtures. 

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.

Credit
Comment
8.1.1 - General

Exterior water spigot not mounted securly

A hose spigot takes a lot of pressure from hoses being pulled from the. If not secured good you run a risk of pulling the spigot off the wall or damaging the plumbing. Also not being caulked properly allows for water intrusion.

Commercial Homeowners Association
Credit
Comment
8.2.1 - Supply Lines

<40PSI, Warn

Water pressure is below 40 psi, but the flow appeared to be adequate. 40-80 psi is considered to be the normal range for water pressure in a home. The inspector performed a "functional flow test" during the inspection, where multiple fixtures are run simultaneously, and found there to be adequate flow. For example, the shower flow did not decrease significantly when the toilet was flushed.

If the client finds the flow to be inadequate, recommend having a qualified plumber evaluate and repair as necessary. Installing a pressure boosting system is one possible solution.
Credit
Comment
8.2.2 - Supply Lines

Low Flow

Low flow was found at one or more sinks / bathtubs / showers / hose bibs when multiple fixtures were operated at the same time. Water supply pipes may be clogged or corroded, filters may be clogged or need new cartridges, or fixtures may be clogged. Recommend that a qualified plumber evaluate and repair as necessary.
Pipes Plumbing Contractor

9 - Interiors

Floors, Walls, Ceilings: Wall material/covering
Drywall
Floors, Walls, Ceilings: Flooring

The entire residence is tile.

Smoke and CO alarms: Smoke Alarms Present
Yes
Smoke and CO alarms: CO alarm

Present, not tested

Windows and Door: Windows

Laminated safety glass for impact protection. 

Stairs/Handrails/Guardrails: Photos

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection. 

Credit
Comment
9.1.1 - Floors, Walls, Ceilings

Ceiling-minor cracks
Kitchen

Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
Credit
Comment
9.1.2 - Floors, Walls, Ceilings

Hollow floor tiles

There are several hollow tile on the flooring. This usually is from improper installation. Tile and grout cracks may occur. Mud set or thin set may need to be re-done. Tile may need to be removed.

Tile Tile Contractor
Credit
Comment
9.2.1 - Stairs/Handrails/Guardrails

Risers Higher 7 3/4" high

Risers for stairs at one or more locations were higher than 7 3/4 inches and posed a fall or trip hazard. Risers should be 7 3/4 inches or shorter. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices. 

Flooring Flooring Contractor
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9.2.2 - Stairs/Handrails/Guardrails

Treads Less 10"

Treads for stairs at one or more locations were less than 10 inches deep and pose a fall or trip hazard. Stair treads should be at least 10 inches deep. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices. Possibly installing wood treads with a bull nose would give you a deeper steep to stand on, which would make the stairs safer.

Flooring Flooring Contractor

10 - Bathrooms

Bathub: Shower/ Tub combo
Exhaust Fan: Exhaust fan

Exhaust fans functional in all bathrooms.

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10.4.1 - Flooring

Cracked tiles
Master Bathroom

Tile is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles.
Tile Tile Contractor

11 - Kitchen

General: Cooktop
Whirlpool, N/A
General: Dishwasher
Whirlpool
General: Disposer
Badger
General: Microwave
Whirlpool
General: Oven
Whirlpool
General: Refrigerator
Whirlpool
Flooring: Flooring Material

Tile flooring 

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.

Refrigerator: Fridge and Freezer Temp
40F/ Fridge - -5F / Freezer Fahrenheit
Sink: Disposal

Garbage disposal functional 

General: Appliance contract
Although many of the appliances are in good condition, for a relatively small amount of money involved, we strongly recommend that you consider the purchase of an Appliance Contract. Generally this is available from several commercial companies and operates similar to an insurance policy.
General: Appliance Pictures
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.
Refrigerator: Water and Ice maker
There is an automatic ice maker installed, with both chilled water and ice dispenser through the door.

The ice maker tray was full.
The automatic ice maker was found in the ON position.
We urge you to verify the units proper operation after it has been running for sometime.
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11.7.1 - Hood/Vent

Vents in Kitchen

The range hood fan vents into the kitchen rather than outdoors. Ventilation may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor make modifications as necessary as per standard building practices so the range hood fan vents outdoors. This is not required to be present should be considered if you cook a lot.

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11.9.1 - Range-Cooktop-Oven

Anti-tip is installed incorrectly

The bracket was only screwed into the drywall. This is an improper way to mount any anti-tip device.

Contractor Qualified Professional

12 - Laundry

General: Dryer Manufacturer
Whirlpool
General: Washer Manufacturer
Whirlpool
General: Laundry pictures
General: Dryer Observation
The dryer unit was operated through a cycle. It heated it's drum and then stopped at the end of the cycle.
General: Dryer Operation
We normally operate Clothes Dryers without a wash load (i.e. we run the unit through its full cycle empty). This gives us an idea of the unit's functionality, but we caution you, it does NOT replicate operating the unit fully loaded with a heavy wash load.
General: Washer Observation
Both hot and cold water was available to the washer. The unit was operated through a full cycle. It filled, cycled through a wash, initial spin and drain, rinse and final spin cycle. No leakage was detected and there were no unusual conditions noted.

MAINTENANCE TIP:
For equipment more than a few years old, we recommend that all clothes washer machine hoses and their gaskets be replaced upon your taking possession of the unit.
General: Washer Operation
We normally operate Clothes Washers without a wash load (i.e we run the unit through its full cycle empty). This gives us an idea of the unit's functionality, but we caution you, it does not replicate the unit fully loaded with a heavy wash load.

LAUNDRY EQUIPMENT:
Cautionary Statement; We normally operate on-site laundry equipment. Washers and dryers have special safety concerns to owners. During our inspection, we attempt to check the utility connections, supply of hot and cold water, grounded electrical receptacles and some safety devices. During our inspection we endeavor to verify that the equipments operates properly, however we do NOT verify the proper operation of ALL safety devices and other built in safe guards. This is a job for an appliance specialist.

Please be aware that with any appliance being used everyday, owners often forget, or over look the potential hazards that are present in these day-to-day helpmates. All laundry equipment operates both with electricity and high speed motors and rotating drums. Because of the combination of water and electricity along with high-speed rotation, all laundry equipment should be respected. PLEASE SECURE ALL OPERATION AND MAINTENANCE MANUALS FROM PRESENT OWNERS OR THE MANUFACTURERS. Virtually all manufacturers have this consumers information available to you-contact the respective manufacturer.

Please instruct all children that these appliances are potentially hazardous and they should not be played with, nor should anyone under any circumstances, place a hand inside any operating laundry equipment.

LIMITATIONS OF APPLIANCES INSPECTION:

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

Thermostats, timers and other specialized features and controls are not tested.

The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection.

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

13 - Garage

Vehicle door: Proper safety equipment operation

The garage opener passed all safety tests at the time of inspection. 

Vehicle door: Door and Door Opening Equipment Pictures
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