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1234 Main St.
Baton Rouge, LA 70820
11/14/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
17
Maintenance item
16
Marginal item
3
Deficient item

1 - Inspection and Site Details

Inspection Start Time
08:30 AM
Inspection End Time
11:00 AM
Inspection Attendees
Client present, Buyer Agent present
Inspection Type
General Home Inspection
Residence Type
Single Family Home(1 story)
Utilities Status
The utilities were on at the time of inspection.
Temperature at the time of inspection:
Over 80 degrees
Weather
Clear; sunny sky
Soil condition
Dry
Rain in the last 3 days:
Yes
Residence Age
30-35 years old

Older homes cannot be expected to meet current building code standards. It is common to have areas that no longer comply with current building code standards. While this inspection makes every effort to point out safety issues, it does not inspect for code. It is common that homes of any age will have had repairs performed and some repairs may not be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for items that are not functioning as intended. It does not grade the repair. It is common to see old plumbing or mixed materials. Sometimes water signs in crawlspaces or basements could be years old from a problem that no longer exists. Or, it may still need further attention and repair. Determining this can be difficult on an older home. Sometimes in older homes there are signs of damage to wood from wood eating insects. Having this is typical and fairly common. If the home inspection reveals signs of damage you should have a pest control company inspect further for activity and possible hidden damage. The home inspection does not look for possible manufacturer re-calls on components that could be in this home. Always consider hiring the appropriate expert for any repairs or further inspection. 

Occupancy Status
Vacant- Furnished

If this residence was furnished at the time of the inspection portions of the interior were hidden by the occupants belongings. In accordance with industry standards, the inspection is limited to only those surfaces that are exposed and readily accessible. The Inspector does not move furniture, lift floor-covering materials, or remove or rearrange items within closets or on shelving. On your final walk through, or at some point after furniture and personal belongings have been removed, it is important that you inspect the interior portions of the residence that were concealed or otherwise inaccessible at the time of the inspection. Contact the Inspector immediately if any adverse conditions are observed that were not commented on in your inspection report.

Comment Key

This report divides deficiencies into three categories: Deficient Items (in red), Recommendations (in orange), and Minor Defects/Maintenance Items/FYI (colored in blue). Safety Hazards or concerns will be listed in the Red or Orange categories depending on their perceived danger, but should always be addressed ASAP.

Deficient Item - Items or components that may require a major expense to correct, or may be considered dangerous to the occupants of the home. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Qualified Contractor prior to then end of your contingency period.


Recommendations - Items or components that were found to include a deficiency. These items may have been functional at the time of inspection, but this functionality may be impaired, not ideal, or the defect may lead to further problems. Repairs or replacement is recommended to items categorized in this manner for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect, prior to the end of your contingency period. Items categorized in this manner typically require repairs from a Handyman or Qualified Contractor and are not considered routine maintenance or DIY repairs.


Minor Defects/Maintenance Items/FYI - Items or components that were found to be in need of recurring or basic general maintenance and/or may need minor repairs which may improve their functionality. Also included in this section are items that were at the end of their typical service life or beginning to show signs of wear, but were in the opinion of the inspector, still functional at the time of inspection. Major repairs or replacement should be anticipated, and planned for, on any items that are designated as being past, or at the end of their typical life. These repairs or replacement costs can sometimes represent a major expense; i.e. HVAC systems, Water Heaters, etc.


These categorizations are in my professional judgement and based on what I observed at the time of inspection. This categorization should not be construed as to mean that items designated as "Minor defects" or "Marginal Defects" do not need repairs or replacement. The recommendations in each comment is more important than its categorization. Due to your perception, opinions, or personal experience, you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision. Once again it's the "Recommendations" in the text of the comment pertaining to each defect that is paramount, not its categorical placement.

2 - Exterior

Wall Cladding: Materials
Brick Veneer, Masonite
Eaves, Soffits, Fascia and Trim: Description of Eaves, Soffit and Fascia
Wood Clad
Doors(Exterior): Doors Material
Wood
Wall Cladding: Wall Cladding - OK

The walls and wall cladding were inspected looking for significant damage, presence of proper flashings, and potential water entry points, etc. Any notable deficiencies at the time of inspection will be listed in this report.

Eaves, Soffits, Fascia and Trim: Eaves, Soffit, Fascia, and Trim - OK

The soffit and fascia was inspected at visible portions looking for any water damage or other significant defects. Any notable deficiencies at the time of inspection will be listed in this report.

Doors(Exterior): Exterior Doors - OK

All exterior doors were inspected by looking for damage, lack of proper flashing, deficiencies with their operation, etc. Any notable deficiencies at the time of inspection will be listed in this report

Windows (Exterior): Exterior Windows - OK

The exterior components of the windows (trim, flashing, etc.) were inspected looking for damage, lack of proper flashing, clearance from grade, etc. Any notable deficiencies at the time of inspection will be listed in this report.

Hose Bibs: Hose Bibs - OK

The hose bibs were inspected by testing their operation, looking for leaks, their attachment to the home, etc. Any notable deficiencies at the time of inspection will be listed in this report

Door Bell: Door Bell - OK

The doorbell was tested by depressing the button and listening for a chime. Any notable deficiencies at the time of inspection will be listed in this report.

Exterior Outlets: Exterior Outlets - OK

Exterior receptacles were tested with a polarity tester to confirm proper wiring. Receptacles were also tested for presence of GFCI protection, secure attachment, proper weatherproof covers, and any other deficiencies. Any notable deficiencies at the time of inspection will be listed in this report.

Credit
Comment
2.2.1 - Wall Cladding

Maintenance Needed
Rear

The exterior components of the home such as siding, trim, fascia and soffit needed maintenance. Periodic maintenance requires cleaning, painting and/or sealing of trim, windows, doors and penetrations. If not maintained properly, moisture and air penetration may occur. I recommend repair as needed.

Wrenches Handyman
Credit
Comment
2.2.2 - Wall Cladding

Loose cladding
Rear

The exterior wall cladding had loose cladding visible at the time of the inspection. Recommend qualified professional evaluate and repair as needed.
Siding Siding Contractor
Credit
Comment
2.3.1 - Eaves, Soffits, Fascia and Trim

Corner trim damaged
Rear Right

Corner(s) had damaged trim visible at the time of the inspection which should be repaired or replaced by a qualified contractor.
Siding Siding Contractor
Credit
Comment
2.6.1 - Windows (Exterior)

Window sill/trim deteriorated
Right Side

The exterior window wood was deteriorated at one or more windows. Further deterioration will occur if not repaired. I recommend a qualified contractor inspect and repair as needed.

Window Window Repair and Installation Contractor
Credit
Comment
2.9.1 - Exterior Outlets

Non GFCI Outlet
Throughout

No ground fault circuit interrupter (GFCI) protection of home electrical receptacles was provided at  exterior outlets at the time of inspection.  I recommend installation of proper GFCI protection by a qualified contractor to bring up to current safety standards.

Electric Electrical Contractor
Credit
Comment
2.9.2 - Exterior Outlets

Weatherproof cover recommended
Carport

The exterior outlet  had a improper cover. Recommend installing a weatherproof cover by a qualified licensed electrical contractor.

Electric Electrical Contractor
Credit
Comment
2.9.3 - Exterior Outlets

Damaged cover
Carport

One or more exterior outlets had a damaged weatherproof cover. This is safety hazard should be corrected by a qualified electrical contractor.

Electric Electrical Contractor

3 - Grounds

Driveway Observations: Driveway Type:
Concrete driveway noted.
Walkway Observations: Walkway
Concrete sidewalk noted.
Driveway Observations: Mostly OK

The driveway was inspected to determine if it had a significant affect in relation to the homes structure.  Some deficiencies may be listed as courtesy to the client that do not have an effect on the homes structure. 

Observations

The driveway appeared serviceable.  Some cracking was noted.  Minor cracking is to be expected as the surface settles with age.  Monitor for future changes in condition.

Walkway Observations: Walkways OK

Appeared serviceable.  No deficiencies noted.  Some cracking was observed.  Minor cracking is to be expected as the surface settles with age.  Monitor for future changes in condition.

Vegetation Observations: Vegetation - OK

Vegetation was inspected around the home to ensure that it had adequate clearance from the structure, and was not impacting the structure. Any notable deficiencies at the time of inspection will be listed in this report.

Grading Observations: OK

Grading is recommended to slope away from the home, with a 6 inch drop in elevation, in the first 10 feet away from the structure (5% grade). When the 5% grade can not be achieved, swales or drains should be used as needed to properly divert rainwater runoff. Any flat or low areas around the home should be back-filled and sloped away from the foundation, to prevent potential moisture infiltration into areas below grade.

Patio Observations: Patio Description

Patio Cover Type: Same as structure, appeared serviceable.

Patio Surface: Poured Concrete Slab, appeared Serviceable with minor cracking.

Patio Screen Doors: appeared serviceable, operated normally when tested.

Credit
Comment
3.3.1 - Vegetation Observations

Vegetation in contact with exterior
Right Side/Rear

There was vegetation in contact with the exterior of the dwelling. Vegetation in contact with the exterior can cause premature deterioration of roof and siding, and make an easy entry point for pest. Recommend clearance of 12 inches of the vegetation from exterior walls.  Recommend trimming.

Yard scissors Landscaping Contractor
Credit
Comment
3.3.2 - Vegetation Observations

Planting beds near foundation
Front/Left/Right

Planting beds have been constructed near the exterior walls. Water for plants will eventually soak into soil and may reach soil supporting the foundation. Excessively high moisture levels in soil supporting the foundation can affect its ability to support the weight of the structure above. 

Yard scissors Landscaping Contractor

4 - Roofing

General: Roof Material
Architectural Asphalt/Fiberglass
General: Roof Type/Style
Hip
General: Roof Ventilation Type
Turbines, Ridge Vents, Soffit Vents
Plumbing and Combustion Vent(s): Vent Material
Metal, PVC
Flashings: Flashing Material
Rubber, Metal, Drip Edge - Metal
Roof Drainage Systems: Gutter Material
Aluminum
General: ROOF AND FLASHING SYSTEMS
Information

The roof covering was comprised of architectural composition shingles. Architectural shingles, also called dimensional shingles, are thicker and heavier (often 50% more) than traditional 3-tab shingles. These 'premium' shingles are manufactured by starting with a fiberglass reinforcement mat, multiple layer of asphalt are added over the mat, and lastly ceramic granules are added over the upper layer of asphalt for protection against the elements (wind, rain, UV rays from the sun).

Due to the many variables which affect the lifespan of roof covering materials, estimation of the remaining service life of any roof coverings is not provided. This is in accordance with all industry inspection Standards of Practice.The following factors affect the lifespan of roof covering materials:



Roofing material quality: Higher quality materials, will of course, last longer.

Number of layers: Shingles installed over existing shingles will have a shorter lifespan.

Structure orientation: Southern facing roofs will have shorter lifespans.

Pitch of the roof: Shingles will age faster on a lower pitched roof in comparison with higher pitches.

Climate: Wind, rain, and storms will impact the lifespan of the roof.

Color: Shingles that are darker in color will have a shorter lifespan, than lighter colored shingles.

Attic Ventilation: Poorly vented attic spaces will decrease shingle life due to heat.

Vegetation conditions: Overhanging trees, branches, contacting the roof, or leaf cover drastically shorten lifespan.



Asphalt shingles must be installed to manufacturers' recommendations, for the warranty coverage to be upheld. These installation requirements vary widely from manufacturer to manufacturer, and across the multitude of different shingle styles manufactured.  The roof was inspected to the best of my ability, but confirming proper fastening, use and adequacy of underlayment, and adequacy of flashing is impossible, as these items are not visible.  Damaging and invasive means would have to be carried out to confirm proper installation. Therefore, the inspection of the roof is limited to visual portions only.

General: Roof Inspection Method
Walked on Roof Surface
General: Condition

Fair: 6-12 years


The above is an approximate age of the roofing materials. We recommend verifying the exact age of roof and the presence of any remaining warranty with the sellers prior to the end of the inspection period. If a warranty is in force, we recommend obtaining the receipts and warranty paperwork from the sellers prior to closing.


Asphaltic or fiberglass shingled composition roof surfaces typically exist in one of three stages during there functional life: In the first stage (Good) the shingles are generally flat and pliable indicating a leak proof roof, this stage normally last from being new to 4 to 6 years old. The second stage or (Fair) is when the shingles become "brittle", "crack", curl on the corners and have bead loss, this stage can start as early as 3 to 5 years and extend through 8 to 12 years, some nail pop may occur on this age roof and the shingles will require regular maintenance to maintain a leak proof roof. The third and final stage (Aged) is when the shingles become brittle, cracked, curled and cupped. Bead loss is evident in the gutters and on the ground. When the shingles are in this stage walking on the roof can damage the shingles. The shingles can be easily damaged by wind and rain and leakage may occur at any time, indicating that replacement will be justified.

Roof Coverings: Satellite Dish(s)

Satellite dishes mounted on the roof should be inspected at the least annually, leaks can occur around mounting brackets and may need sealant applied to prevent leaks.

Roof Coverings: Roof Coverings - OK

The shingles were inspected at visible portions for excessive granule loss, signs of curling or delamination, loss of adhesion between the shingles, and any other signs of damage or excessive age. The shingles appeared to be in satisfactory condition, allowing for normal wear and tear, at the time of inspection. Any notable deficiencies at the time of inspection will be listed in this report.

Plumbing and Combustion Vent(s): Plumbing & Combustion Vents - OK

The plumbing stack vents and combustion vents, their related rain boots/flashing, and other roof penetrations were inspected by looking at their clearance, the integrity of their boots/flashing, for proper installation, or any significant defects. Any notable deficiencies at the time of inspection will be listed in this report.

Flashings: Flashings - OK

Visible portions of the flashings were inspected looking for installation related deficiencies or damage (drip edge, sidewall, headwall, counter, etc - if applicable). Typically most areas of flashings are not visible as they are covered by the roof covering material, and therefore functionality has to be determined by looking for moisture intrusion on the sheathing in the attic, or ceilings where the flashing was presumed to be in place. Any notable deficiencies at the time of inspection will be listed in this report.

Roof Drainage Systems: Gutters - OK

The gutters were inspected looking for proper securement, debris in the channel, standing water, damage, etc. Leaking gutters can not be diagnosed if an active rain was not occurring at the time of inspection, and if leaks are noticed after taking ownership of the home, sealing may be needed at seams or endcaps. The downspouts were inspected to ensure they were diverting rainwater away from the foundation walls. Testing for blockages in downspouts or drainpipes is beyond the scope of a home inspection, as is locating their termination point. Any notable deficiencies at the time of inspection will be listed in this report.

Credit
Comment
4.3.1 - Plumbing and Combustion Vent(s)

Seal Vent Fasteners
Several on Roof

One or more roof vent flashings needed to be resealed.  If not, it may allow moisture intrusion of the roof assembly. I recommends repairs by a qualified contractor.

Roof Roofing Professional
Credit
Comment
4.5.1 - Roof Drainage Systems

Loose Gutters
Front

Gutters were loose in some areas and should be secured by a qualified contractor.  

Gutter cleaning icon Gutter Contractor
Credit
Comment
4.5.2 - Roof Drainage Systems

Downspout Diverter Missing
Rear

One or more downspout diverters were missing at the time of the inspection. I recommend repair of the roof drainage system to help protect the home structure.  Ideally, downspouts should divert water at least 6 feet away from the foundation.

Gutter cleaning icon Gutter Contractor

5 - Plumbing

Main Water Shut Off: PLUMBING
Information
Main Water Shut Off: Water Supply- Source
Public/municipal water supply
Main Water Shut Off: Water Supply- Service Piping Into The House
Copper
Fuel Supply and Distribution: Fuel Shutoff
Shut off at the gas meter
Supply Branch Piping: Supply Branch Piping Material
Readily visible water supply pipes are:, Plastic, Copper
Drainage, Wastewater & Vent Piping: Description of DWV
Thermoplastic PVC (Polyvinyl Chloride) - normally white in color
Fuel Supply and Distribution: Description of Fuel Piping
Metal, Corrugated Stainless Steel Tubing (CSST) for branch/distribution service, Black iron pipe used for gas branch/distribution service
Main Water Shut Off: Main Water Shut Location
Shutoff At Water Meter (end of driveway), Secondary Shutoff: Left Side

The main water shutoff was inspected by identifying its primary and secondary location, identifying the material of plumbing piped into the home, looking for presence of insulation to protect against freezing, any visible leaks, and any other defects.  Any notable deficiencies will be listed in this report.

Fuel Supply and Distribution: Corrugated Stainless Steel

Corrugated Stainless Steel tubing was noted as being used for branch distribution gas lines at the time of inspection.  Corrugated Stainless Steel should be bonded and grounded to help reduce the risk of damage and fire in the event of a lightning strike. Determining if grounding and bonding is sometimes not visible during a visual only home inspection.  For this reason, I recommend a qualified contractor is contacted to ensure proper bonding and grounding.

Fuel Supply and Distribution: Fuel Supply and Distribution - OK

The fuel supply and distribution was inspected by identifying the meters location, supply piping materials, visible signs of corrosion, and any other defects.  Any notable deficiencies at the time of inspection will be listed in this report.

Supply Branch Piping: Supply Branch Piping - OK

Visible portions of the water distribution pipes were inspected looking for leaks or other deficiencies.  Supply branch piping behind walls cannot be viewed and would require destructive measure to inspect these areas.  Supply branch piping hidden from view is excluded from this inspection.  Any notable deficiencies at the time of inspection will be listed in this report.

Drainage, Wastewater & Vent Piping: Drainage, Waste, and Vent Piping - OK

Visible portions of the (DWV) drain, waste, and vent pipes were inspected looking for leaks or indications of other deficiencies.  Any notable deficiencies at the time of inspection will be listed in this report.

Drainage, Wastewater & Vent Piping: Functional Drainage - OK

Water was run through all drains in the home for an extended period of time to determine if functional drainage was occurring. No hindered drainage was present at the time of inspection unless otherwise noted in this report. Lived-in conditions can not be adequately replicated during an inspection and I have no control of future drainage conditions due to heavy or frequent use.

Water Flow and Pressure: Functional Flow - OK

Water was ran from multiple faucets simultaneously to gauge that there was not a significant reduction in flow as a result of doing so.  A slight drop in water pressure is normal when operating multiple fixtures at once.  Any notable deficiencies at the time of inspection will be listed in this report.

Washing Machine Connections: Washing Machine Connections - OK

Description: 2 Diameter


Washing machine connections were inspected for visible leaks, corrosion, proper drain sizing, and any other defects that were readily visible.   Any notable deficiencies at the time of inspection will be listed in this report.

Credit
Comment
5.6.1 - Washing Machine Connections

Moisture Stains
Laundry Room

Moisture were present on the wall assembly near the washing machine connections.  A moisture meter did not show elevated signs of moisture present at the time of inspection, indicating the source of moisture may have been corrected. I recommend consulting with the seller regarding repairs to plumbing made in this area. Moisture stains can lead to the development of microbial growth, if not corrected.  I recommend repair or replacement to this area of drywall by a qualified contractor.

Putty knife Drywall Contractor

6 - Water Heater

Water Heater Observations: Water Heater Capacity
40 Gallons
Pressure Relief Observations: Pressure Relief Extension Material
Copper
Exhaust Piping Observations: Description of Exhaust Piping
Metal Flue Pipe
Fuel Supply Observations: Fuel Source
Natural Gas - Shutoff present near water heater
Water Heater Observations: Location
Attic

Manufacturer: State Select

Manufacture Year: 1997

Drip Pan: Present with drain

Cold Water Shutoff: Present

Supply Piping Material: Copper

Supply Connections: Flexible Copper

Water Heater Observations: Water Heater Exceeds Useful Life

The Water Heater has exceeded it's typical useful life.  Water heaters typically last 8-12 years. It was still functioning as intended, and may continue to function as intended for years to come with proper maintenance and care. However, since it is past it's typical design life, I recommend monitoring for performance and replace when needed.

Pressure Relief Observations: Temperature/Pressure Relief - OK

The pressure relief valve was inspected for signs of corrosion, proper termination, proper discharge pipe materials, discharge pipe sizing, signs of previous leakage, and any other defects that may be present. Any notable deficiencies at the time of inspection will be listed in this report.

Exhaust Piping Observations: Exhaust Piping - OK

Exhaust piping was inspected for proper materials, proper termination to the exterior, proper clearance to combustible materials, secure attachment, and other other defects.  Any notable deficiencies at the time of inspection will be listed in this report.

Credit
Comment
6.1.1 - Water Heater Observations

Water pipe corrosion- dissimilar metals
Attic

Corrosion visible on water pipes connected to this water heater appeared to be the result of dissimilar metals in contact with each other. This condition can cause galvanic corrosion. Installation of a dielectric union can help prevent further corrosion, deterioration, and/or leakage made possible by this condition.  I recommend repairs by a qualified plumbing contractor.

Pipes Plumbing Contractor
Credit
Comment
6.2.1 - Pressure Relief Observations

TPR Heavy corrosion
Attic

The Temperature/pressure relief (TPR) valve was corroded. This condition may prevent it from working as designed. Since the purpose of the TPR valve is to prevent explosion, I recommend replacement of the TPR valve by a qualified plumbing contractor at your earliest convenience.

Pipes Plumbing Contractor
Credit
Comment
6.4.1 - Exhaust Piping Observations

Disconnected Flue
Attic

SAFETY CONCERN: Vent pipe is disconnected, allowing toxic gases (including carbon monoxide), to vent into the attic. I recommend immediate correction by a qualified contractor to ensure safety of occupants.

Fire HVAC Professional
Credit
Comment
6.4.2 - Exhaust Piping Observations

Improper Clearance
Attic

The combustion exhaust flue had improper clearance from combustible materials. This type of vent requires 1-inch minimum clearance. This condition is a potential fire hazard and should be corrected by a qualified contractor.

Fire HVAC Professional

7 - Electric Service

Meter: Service Amps and Voltage
120/240
Electric Panel: Panel Manufacturer
Cutler Hammer
Electric Panel: Main Shut Off
150 Amps, Panel Rating - 200 amps
Electric Panel: Service Conductor
Copper
Electric Panel: Protection
Breakers
Electric Panel: Electrical Inspection Limitations
N/A
Branch Wiring: Wiring Method
Romex
Branch Wiring: Branch Wire 15 and 20 AMP
Copper
Meter: Ground Type
Driven Rod
Service Wires: Service Type
Underground
Service Wires: Service Wires and Meter - OK

Services wires were inspected for proper clearance above grade, signs of abrasion or damage, proper clearance from windows, balconies, steps, and stairs, lines free of tree contact, proper conduit for service laterals, and any other defects.  Any notable deficiencies at the time of inspection will be listed in this report.

Electric Panel: Main Panel Location
Garage Storage Room
Branch Wiring: Branch Wiring - OK

The branch wiring was inspected at visible portions looking for any significant deficiencies or defects that could be a fire and/or safety hazard; including but not limited to: connections made outside of a junction box, wiring terminations, open junction boxes, damage, the wiring material, improper support, etc. The majority of branch feeders are not visible due to being behind wall and ceiling coverings, insulation, etc.  Any notable deficiencies at the time of inspection will be listed in this report.

Branch Wiring: Ground Fault Circuit Interrupter (GFCI) protection

Ground Fault Circuit Interrupter (GFCI) protection of home electrical outlets may have been provided in some but not all outlets in the home at the time of inspection. Although GFCI protection may not have been required at the time the home was built, for safety reasons, consider upgrading the electrical system to include GFCI protection at the following locations:
  Bathrooms
  Outside
  Garages
  Crawlspace (at or below grade)
  Unfinished basements
  Kitchens
  Laundry rooms
  Within 6 feet of all plumbing fixtures
  Boathouses
GFCI protection is available as GFCI circuit breakers or as GFCI outlets. Both devices are designed to trip to prevent electrical shock or electrocution.
Consider having GFCI protection installed as a safety precaution.
This can be achieved by:
1. Replacing the current standard outlets with GFCI outlets
2. Replacing the outlet in the garage circuit which is nearest the main electrical service panel with a GFCI outlet.
3. Replacing a non-GFCI breaker currently protecting an electrical circuit with a GFCI-type breaker.

Circuit Breakers: Arc Fault Circuit Interrupters (AFCI)

Although it may not have been required at the time this home was built, for increased safety, I recommend that Arc Fault (AFCI) breakers (a safety device which trips when a spark is present) be installed at all bedrooms and living areas to meet current safety standards. All work should be performed by a qualified contractor.

Circuit Breakers: Circuit Breakers - OK

The breakers were inspected looking for any visible signs of damage due to arcing, heat, etc. Corresponding conductors were inspected looking for multiple lugging, sizing, damage, etc.  Any notable deficiencies at the time of inspection will be listed in this report.

Smoke Detectors: Always test SD before move

Smoke detectors are recommended for each sleeping room and (1) outside of each sleeping room(s), and one per level including habitable attics. Testing smoke detectors is not performed and is considered to be outside the scope of a home inspection.  I recommend testing the smoke detectors before spending your first night in the home, and monthly thereafter.

Smoke Detectors: Carbon Monoxide Detectors

Carbon Monoxide (CO) detectors are recommended to be installed outside of each sleeping area, in the area(s) of any gas appliances, and any fireplace(s). CO alarms are recommended if any gas appliances are present in the home or if the home contains a garage.Testing CO detectors is not performed and is considered to be outside the scope of a home inspection. More information about CO detectors and there requirements can be found here:

Credit
Comment
7.3.1 - Electric Panel

Double Grounds
Main Panel

Grounding wires are doubled or bundled together on the grounding bus bar. This is unsafe due to one of the grounding wires could come loose from the lug allowing a circuit to become an ungrounded circuit. A qualified electrician should evaluate and repair as necessary.
Electric Electrical Contractor
Credit
Comment
7.3.2 - Electric Panel

Double tap, neutral bar
Main Panel

Neutral wires were doubled or bundled together under the same lug on the neutral bus bar in panel. This is a potential safety hazard in the event that one of the circuits needs to be isolated during servicing. For one neutral to be disconnected, other neutrals from energized circuits sharing the same lug will be loosened. Power surges may result on the energized circuits and result in damage or fire. Also, multiple wires under the same lug may not be secure, resulting in loose wires, arcing, sparks and fire. Recommend that a qualified electrician repair per standard building practices.
Electric Electrical Contractor
Credit
Comment
7.3.3 - Electric Panel

No Anti-Oxidant
Main Panel

One or more multi-strand aluminum wires in panel lacked anti-oxidant paste at their connections with other equipment (e.g. circuit breakers, lugs, bus bars). Oxidation can occur without it and result in reduced conductivity and overheating. This is a potential fire hazard. Recommend that a qualified electrician apply anti-oxidant paste per standard building practices.

Electric Electrical Contractor
Credit
Comment
7.3.4 - Electric Panel

Missing Bonding Screw
Main Panel

The green bond screw and/or bonding strap was missing at main electrical panel. Install for safety.

Electric Electrical Contractor

8 - Structural Components

Attic Access Observations: Method used to observe attic
Walked where possible
Attic Access Observations: Attic Access
Attic access, Pull down stairs
Attic Access Observations: Attic Access Location
Hallway

Attic Access Location

Attic Access Observations: Attic Limitations
Storage/Debris
Roof Observations (Structural): Roof (Structural)
Conventional Framing, Plywood Sheathing
Ceilings Observations (Structural): Ceilings (Structural)
Joist- Some not visible
Walls Observations (Structural): Walls (Structural)
Wood- Some not visible, From the appearance of the finished material on living side; the walls appeared to be structurally sound and in good shape.
Foundations and Floors (Structural): Foundation
Slab on Grade
Foundations and Floors (Structural): Floor/Slab
Poured Slab
Columns and/or Piers: Columns and/or Piers
Wood Columns
Attic Access Observations: Attic Limitation: Walked where possible

The attic area was walked where possible, but not all areas were able to be safely traversed due to insulation, walk boards not being installed, low clearances, ductwork, appliances, etc. Traversing an attic with a high level of insulation is dangerous, as footing can be lost. Also compressing or disturbing insulation by stepping on it affects its R-value and essentially "damages" it. This insulation also obscures wiring and plumbing pipes, and these items can be damaged by stepping on them. The inspection of the attic area is limited to visual portions only, hidden damage may exist in areas that were not visible from accessible areas.

Attic Access Observations: Attic Access - OK

The attic access(es) were inspected by reporting on their location and type, as well as looking for any significant defects in association with the access.  Any notable deficiencies at the time of inspection will be listed in this report.

Attic Access Observations: Plumbing Stacks visible in attic - OK

Visible portions of the plumbing stack vent(s) were inspected looking for any disconnected portions and looking at the condition of the sheathing or decking surrounding them for indications of past or present leaks.   Any notable deficiencies at the time of inspection will be listed in this report.

Roof Observations (Structural): Roof Structure - OK

The roof structure was inspected at visible portions looking for any signs of moisture infiltration, damage, or other deficiencies.  Any notable deficiencies at the time of inspection will be listed in this report.

Foundations and Floors (Structural): OK- Concrete Slab
No concerns with the concrete slab foundation were visible at the time of inspection. Minor cracks are common in all concrete products and the condition of this foundation is considered typical or normal at all locations that I were able to view the foundation.
Columns and/or Piers: Columns - OK

Columns were present that supported the overhead structure. The column(s) appeared to be in satisfactory condition at visible portions, at the time of inspection.  Any notable deficiencies at the time of inspection will be listed in this report.

Foundation Level Survey: Foundation Level Readings

A foundation level survey was conducted during the home inspection using a "Smart Level".  The smart level main base was placed at a reference point or central location (usually in the middle of the house), and measurements at corners of the main structure, and/or corners of rooms in the home were taken.  Garage floors are sloped to the exterior and are not measured at the time of inspection.  Generally speaking, most foundations are not completely level.  In most cases, it is typically considered acceptable to have a 1-2 inch variation throughout the entire slab/foundation.  In some areas, a 2-3 inch variation is considered acceptable.  Any variation exceeding this, should be further evaluated by a qualified structural engineer or foundation contractor.  Please note that these readings are considered a "snapshot in time", on the day of the inspection.  This does not guarantee against future problems, and is not considered to be a warranty on the foundation in any way.  



**Measurements are taken using a decimal system.  "01.0" is considered 1 inch above the reference point.  "-01.0" is considered 1 inch below the reference point. "00.5" is 1/2 of an inch above the reference point. "-00.5" is 1/2 inch below the reference point.**


High:  00.6

Low: 00.0

Differential:  Less than 1 inch

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Comment
8.2.1 - Roof Observations (Structural)

Moisture stains
Attic

I noticed some moisture stains on the roof sheathing, appears to be from previous roof covering leaks.  This is for your information, make repairs to roof decking as needed.

Hardhat General Contractor

9 - Insulation and Ventilation

Insulation / Vapor Barrier Observations: Attic Insulation
Batt, Fiberglass
Insulation / Vapor Barrier Observations: Vapor Barrier
Kraft Paper
Dryer Vent and Cover: Dryer Vent Material and Power Source
Power Source: Both Gas and 220 Electric (your choice), Material: Metal Flex
Bathroom Exhaust Fan & Vent: Bathroom Exhaust Fan & Vent
Fan / Heat / Light
Range Hood Exhaust Fan & Vent: Range Hood Exhaust Fan & Vent
Range Hood, Recirculating
Ventilation of Attic: Ventilation of Attic - OK

The attic ventilation was reported on by a visual inspection of said ventilation sources, and looking for indications of improper ventilation. Measurements of ventilation sources are beyond the scope of a home inspection and were not conducted.  Any notable deficiencies at the time of inspection will be listed in this report.

Insulation / Vapor Barrier Observations: Insulation - OK

The insulation was inspected to determine the approximate amount and type.  Any recessed lighting that is located in the attic should have no insulation in contact with its can, unless it is rated for insulation contact.  This is not always able to be determined during an inspection, especially if the lights are covered with insulation.  It is highly recommended to inquire about this with a qualified contractor if recessed lighting is present in the home.  Any notable deficiencies at the time of inspection will be listed in this report.


Ventilation Fans and Thermostatic Controls in Attic: Ventilation, Fans, and Thermostatic Controls - OK

Ventilation fans and thermostatic controls were inspected for proper operation and no signs of leaks through the roof decking.  Any notable deficiencies at the time of inspection will be listed in this report.

Dryer Vent and Cover: Dryer Vent - OK

The dryer vent and its cover were inspected for proper materials, length, termination, proper cover attachment, and to ensure that no screen is present at its termination.  Interiors of dryer vents cannot be viewed and are not inspected for blockage of lint.  If any lint is noted at the exterior termination, it will be mentioned in this report.  Any notable deficiencies at the time of inspection will be listed in this report.

Bathroom Exhaust Fan & Vent: Bathroom Exhaust Fan & Vent - OK

The bathrooms exhaust fan and/or heat mode and vent were inspected by turning on the switch and listening for the exhaust to activate with no signs of excess noise.  The fan was also inspected for its proper termination to the exterior.  Any notable deficiencies at time of inspection will be listed in this report.

Range Hood Exhaust Fan & Vent: Range Hood & Exhaust - OK

The range hood exhaust and vent was inspected for damage, its proper termination to the exterior, and any other notable defects.  Any notable deficiencies at the time of inspection will be listed in this report

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Comment
9.2.1 - Insulation / Vapor Barrier Observations

Missing insulation
Attic Door

The attic was missing insulation over several areas. This condition can result in increased heating and cooling costs and reduced comfort levels. I recommend that insulation be properly distributed to cover all portions of the attic located above the home living space.

House construction Insulation Contractor
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Comment
9.5.1 - Bathroom Exhaust Fan & Vent

Exhaust fan into attic
Both Bathrooms

Vent pipes that terminate in the attic space can sometimes cause moisture that can lead to microbial growth or cause condensation. All bathroom vents should terminate at the exterior.  I recommend a qualified contractor should inspect and repair as needed.

Fire HVAC Professional
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Comment
9.5.2 - Bathroom Exhaust Fan & Vent

Cover Loose/Dirty
Hall Bathroom

The vent van cover was loose, dirty, and needed adjustment at the time of inspection. I recommend repairs to allow for proper ventilation.

Tools Handyman/DIY

10 - Interiors

Ceilings: Ceiling Material
Gypsum Board
Walls: Wall Material
Drywall
Doors: Door Material
Hollow Core
Windows: Window Type
Single-hung, Double Pane
Windows: Window Material
Vinyl
Floors: Floor Coverings
Carpet, Hardwood, Tile
Countertops & Cabinets: Countertop Material
Granite
Countertops & Cabinets: Cabinetry Material
Wood
Ceilings: Ceilings - OK

The ceilings throughout the home were inspected looking for moisture intrusion/staining due to roof leaks or leaking plumbing pipes. Settlement cracks, and significant defects were also inspected for.  Any notable deficiencies at the time of inspection will be listed in this report.

Walls: Walls - OK

Visible portions of the interior walls were inspected looking for signs of moisture infiltration, settlement cracking, significant damage, or other significant deficiencies. Any reportable deficiencies at the time of inspection will be listed in this report.

Doors: Interior Doors - OK

A representative number of interior doors were inspected by operating them, ensuring that they opened and closed properly, as well as latched properly without binding on jambs or the floor.  Any notable deficiencies at the time of inspection will be listed in this report.

Windows: Windows - OK

The windows were inspected by operating a representative number (an earnest effort was made operate every window in the home, but personal belongings may block accessibility to some). Their operation was tested, along with looking for damage, broken glass, failed seals (seal failure is where the double pane glass loses its adhesion with the inner spacer, allowing moisture and debris in between the panes of glass. Some windows may not show signs of seal failure due to the desiccant in the glass spacer absorbing moisture in between the panes, also future weather conditions (high humidity, etc.) may reveal seal failure that was not visible at the time of inspection), etc. Any deficiencies at the time of inspection will be listed in this report.

Floors: Floors - OK

Visible portions of the floors throughout the home were inspected looking for significant floor deficiencies.  Some areas of the floors may be sloped or uneven. Individual perception and sensitivity to floor sloping varies greatly. If a concern, I recommend further evaluation by a contractor.  Any notable deficiencies at the time of inspection will be listed in this report.

Outlet Observations: Outlets - OK

A representative number of receptacles were tested with a polarity tester to confirm proper wiring. Any notable deficiencies at the time of inspection will be listed in this report.

Switch Observations: Switches - OK

All accessible switches and lights were tested throughout the home and were found to be in good working order. Any notable deficiencies at the time of inspection will be listed in this report.

Light Fixture Observations: Light Fixtures - OK

Light fixtures were inspected for proper operation, signs of damage, proper covers, and any other defects.  Any notable deficiencies at the time of inspection will be listed in this report.

Ceiling Fan Observations: Ceiling Fans - OK

All accessible ceiling fans were inspected by ensuring they powered on and did not wobble excessively, as well as looking for other deficiencies.  Any notable deficiencies at the time of inspection will be listed in this report.

Countertops & Cabinets: Counter Tops and Cabinets - OK

The cabinets and countertops were inspected looking for significant damage and by testing a representative number of doors and drawers, evaluating their operation.  Any notable deficiencies at the time of inspection will be listed in this report.

Lavatories/Sinks Observations: Lavatories and Sinks - OK

The sink(s) were inspected by operating the faucet water valves and checking for proper flow and drainage, looking for leaks, operating pop-ups, etc.  Any notable deficiencies at the time of inspection will be listed in this report

Lavatories/Sinks Observations: Visible Sink Plumbing - OK

The visible portions of the sink plumbing was inspected by running water through the drain pipe for over one minute and looking for leaks from the drain pipe / trap assembly, water supply lines, and areas underneath of the sink area (ceiling below/crawl space). Other significant defects are also looked for with the plumbing. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Lavatories/Sinks Observations: Previous Repair noted

Improper repairs noted under master bathroom sink.  Recommend consulting with sellers for reasons for repairs and making permanent repairs as needed.

Toilet Observations: Toilets - OK

The toilets were inspected by flushing them to ensure they were flushing adequately, and to determine no leaks were present at the water supply line or tank location. Toilets were also checked for an adequate connection at the floor.  Any notable deficiencies at the time of inspection will be listed in this report.

Bathtub Observations: Bathtubs - OK

The bathtub(s) were inspected by operating the faucet valves, checking for proper flow and drainage, and looking for leaks and/or any cracks or damage to the tub itself.  Any notable deficiencies at the time of inspection will be listed in this report.

Shower Observations: Showers - OK

The shower(s) were inspected by operating the water valve(s) and ensuring proper flow and drainage was present, looking for leaks, and/or any significant defects. Any notable deficiencies at the time of inspection will be listed in this report.

Closets: Closets - OK

The closets were inspected by testing the operation of their doors and looking for significant defects.  Any notable deficiencies at the time of inspection will be listed in this report.

Closets: Exposed bulbs in closet

Closet lights were missing a protective cover to protect against fire.  It is recommended that all incandescent bulbs are properly covered in closets.

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Comment
10.6.1 - Floors

Damaged- Soft Areas noted
Foyer

The home flooring had general moderate damage visible at the time of the inspection. Appeared to be from moisture intrusion coming from the front door.  Recommend repairs by a qualified flooring contractor.

Flooring Flooring Contractor
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Comment
10.12.1 - Lavatories/Sinks Observations

Drain stopper not working
Master Bath and Hall Bath

Multiple lavatory drain stopper were not working at the time of inspection.

Wrenches Handyman
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Comment
10.12.2 - Lavatories/Sinks Observations

Improper flex drain
Kitchen

Improper flex drain noted under sink prone to clogging. Consider replacement by licensed plumber.
Pipes Plumbing Contractor
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Comment
10.12.3 - Lavatories/Sinks Observations

Faucet leaked when operated
Hall Bathroom

A lavatory/sink faucet leaked from the base when water was turned on. This typically indicates that a valve stem seal needs replacement. Recommend repairs by a qualified plumbing contractor.

Pipes Plumbing Contractor
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Comment
10.13.1 - Toilet Observations

Loose at floor
Master Bathroom

The toilet was loose at the floor. I recommend it to be re-attached by a qualified plumbing contractor.

Pipes Plumbing Contractor
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Comment
10.15.1 - Shower Observations

Caulking inadequate
Hall Bathroom

Sealant/caulking at the shower was inadequate to provide protection against moisture damage to walls and floors. I recommend that this sealant be removed and replaced to help prevent wall and floor damage and the development of unhealthy conditions.

Wrenches Handyman

11 - Built-in Appliances

Range/Oven/Cooktop: Range/Oven Energy Source
Gas
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Microwave: Exhaust Hood Type
Re-circulate
Dishwasher: Dishwasher - OK

The dishwasher was operated by running a wash cycle.  The unit is checked for leaks or water present at the base of the unit at the completion of the cycle. The unit's efficiency of cleaning dishes is not tested for.  Any notable deficiencies at the time of inspection will be listed in this report.

Range/Oven/Cooktop: Range/Oven - OK

All of the heating elements on the range were turned to "High", and were functional at the time of inspection. The oven was operated by placing into "Bake" mode, and heat was produced from the element(s). Temperature calibration, "clean" options, and other functions are not tested for. You are recommended to seek further evaluation of additional functions if desired/needed.  Any notable deficiencies at the time of inspection will be listed in this report.

Range/Oven/Cooktop: Exhaust Hood - OK

The exhaust fan was operated using normal controls. Any notable deficiencies at the time of inspection will be listed in this report.

Microwave: Built In Microwave - OK

The microwave was tested by running on "Cook" mode for 30 seconds, and was functional at the time of inspection. The efficiency of the unit or other functions are not tested for.  Any notable deficiencies at the time of inspection will be listed in this report.

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Comment
11.1.1 - Dishwasher

No High Loop

No High Loop was noted at dishwasher. See manufacturer's instructions.  I recommend a qualified contractor install high loop properly to prevent back flow.

Wash Appliance Repair
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Comment
11.1.2 - Dishwasher

Not properly secured

Irregular installation -- dishwasher is loose and not secured to the counter top. Repair as necessary.

Wash Appliance Repair

12 - Heating

Heating Equipment: Energy Source
Natural Gas
Vents, Flues & Chimneys: Description of Vents/Flues/Chimneys
Metal Flue Pipe
Heating Equipment: Heat Type
Forced Air

Manufacture Year - 2016

Manufacturer - Lennox

Gas Shutoff Valve - Present

Heating Equipment: Heating - OK

The interior unit(s) were inspected visually and tested by ensuring they responded to normal operating controls in heating mode (at the thermostat), and that heated air was produced.  Any notable deficiencies at the time of inspection will be listed in this report.

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Comment
12.2.1 - Vents, Flues & Chimneys

Improper clearance
Attic

The furnace combustion exhaust flue had improper clearance from combustible materials. This condition is a potential fire hazard and should be corrected by a qualified contractor.

Fire HVAC Professional

13 - Air Conditioning

Cooling Equipment and Operation: Cooling Equipment
Central Split System- Forced Air
Condensate Drain: Drain Material
PVC
Disconnect Observations: AIR CONDITIONING
Disconnect Observations: Disconnect- Description of Fuses or Circuit Breakers
Service pull disconnect
Exterior Equipment: Condensing unit
Left Side of Home

Compressor Size: 5 Ton

Manufacture Year: 2007

Manufacturer: Lennox

Maximum over-current protection device: 60 amps

Refrigerant: R-22


*Please note that R-22 refrigerant (better known as Freon) has been discontinued from production.  The ability to obtain R-22 has become increasingly expensive, as it has become more difficult to get.  Eventually, units that utilize R-22 refrigerant will need to be replaced with a unit that utilities the newer, safer alternative known as Puron.*

Cooling Equipment and Operation: Energy Source/Type
Electric

Manufacturer - Lennox

Manufacture Year - 2010

Condensate Drain: Condensate Drain Line - OK

The condensate drain pipe was inspected looking for the presence of a "trap" and significant deficiencies. Often times the pipe or vinyl tubing passes through walls and/or ceilings, rendering it non-visible in these areas, and the condition of the pipe in these areas is excluded from this inspection.  Any notable deficiencies at the time of inspection will be listed in this report.

Condensate Pan: Auxiliary Drain Pan - OK

Interior HVAC units are inspected for the presence of an auxiliary drain pan if they are located in or adjacent to finished areas. These pans may contain a float switch to sense when the pan fills with water, shutting the unit off; or may contain a drain pipe that will allow any accumulated water to drain to the exterior. The functionality of either the float switches or drain pipes are not tested for.  Any notable deficiencies at the time of inspection will be listed in this report.

Delta T: Temperature Differential - OK

The typical temperature differential between return and supply air is 14-22 degrees in cooling mode. Several factors can affect these numbers, such as, but not limited to: indoor ambient air temperature, exterior ambient air temperature, humidity, cleanliness of the air filter and evaporator, etc. Furthermore HVAC thermometers (wet bulb) are required for accurate readings, and measurement points would be carried out at a different location by an HVAC contractor. These readings are shown to show the system responded to normal operating controls at the time of inspection, and not to show the exact temperature differential produced by the system, the efficiency, or performance of the system; which lies beyond the scope of a home inspection.

Delta T: Temperature split

Temperature split of 17 degrees was noted.

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Comment
13.2.1 - Exterior Equipment

Dirty Condenser

The exterior compressor/condenser appeared dirty and needs to be cleaned. The coils and cabinet should be cleaned in order to maintain cooling system efficiency and avoid problems from overheating of the compressor. Recommend evaluation, cleaning and service by a qualified HVAC technician.
Fire HVAC Professional

14 - Thermostats, Filters and Distribution

Heating & Cooling Distribution: Description Distribution
Flex ducting in attic visible at the time of inspection., Insulated
Heating & Cooling Distribution: Heating and Cooling Distribution - OK

Ductwork was inspected at visible portions only.  Ductwork behind walls cannot be seen and is excluded from this inspection.  Any notable deficiencies at the time of inspection will be listed in this report.

Thermostat Observations: Thermostat
Digital

Digital - programmable type,The heating and/or cooling system was controlled by a programmable thermostat. Heating and cooling costs can be reduced by programming the thermostat to raise and lower home temperatures at key times. Thermostats are not checked for calibration or timed functions. 

Analog - non-programmable type, non-programmable thermostats have no energy saving capabilities as do programmable thermostats.  Recommend an upgrade to a modern, digital programmable thermostat. This could yield a saving of up to $180 per year in energy costs. Thermostats are not checked for calibration or timed functions. 


Thermostat Observations: Thermostat - OK

The thermostats were operated and they initiated the HVAC systems at the time of inspection. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report

Filter Observations: Description of Filter
Disposable

The air filter(s) should be inspected at least monthly and cleaned or replaced as required. There are two types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water. Or (2) Fiberglass disposable filters that must be REPLACED before they become clogged. Remember that dirty filters are the most common cause of inadequate heating or cooling performance.

15 - Fireplaces and Fuel-Burning Appliances

General: Type
Gas, Wood
General: Fireplaces - OK

Fireplaces were inspected for a proper hearth (when applicable), clean firebox, clean chimneys, proper operation of the damper, visible cracks or defects of the firebox, proper chimney clearance to combustible materials, proper termination of the chimney, and any other defects.  Any notable deficiencies at the time of inspection will be listed in this report

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Comment
15.4.1 - Chimney & Vent Systems

Chimney Chase Damage

The chimney chase had loose siding, which can allow moisture and pest entry.  I recommend correction by a qualified contractor to protect the underlying structure from moisture intrusion damage.

Fireplace Chimney Repair Contractor