Ralph Swan Jr.
Comment Key or Definitions
The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.
Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.
Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.
Not Present (NP) = This item, component or unit is not in this home or building.
Deficient (D) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.
After the inspection report is issued, it is recommended that the repairs be completed, or agreements made to complete the repairs before final closing. The buyer accepts all material defects, latent or exposed, upon closing. It is also recommended to have an annual reinspection performed by an inspector, or further evaluation by qualified contractors. This will ensure that repairs are made properly, as well as further evaluating systems and components over time. It is also recommended to purchase a home warranty for at least the first year in your new home.
Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.
Directional References Are Made From Facing Front Entry
Pictures: The digital pictures in this report are a sampling of the conditions or damages and should not be considered to show all of the conditions, damages, or deficiencies observed. The photographs included in this report are intended to illustrate some, but not all of the defects and to clarify the text information in the report.
The use of "special equipment" is at the discretion of the inspector in order to form opinions as he sees fit in certain instances.
Cosmetic and other defects related to age and use are not typically identified.
Throughout the report the inspector may make recommendations as to possible repairs. These recommendations are not intended to be substitutes or construed to be more appropriate than the recommendations of the professionals actually making the repairs. Conflicts in recommendations should be resolved prior to repairs being made.
INFORMATION INCLUDED UNDER "ADDITIONAL INFORMATION PROVIDED BY INSPECTOR", OR PROVIDED AS AN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION AND MAY CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT UNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT AN ATTORNEY.
|2.2||B. Grading and Drainage||X||X|
|2.3||C. Roof Covering Materials||X||X|
|2.4||D. Roof Structures and Attics||X|
|2.5||E. Walls (Interior and Exterior)||X||X|
|2.6||F. Ceilings and Floors||X||X|
|2.7||G. Doors (Interior and Exterior)||X||X|
|2.9||I. Stairways (Interior and Exterior)||X|
|2.10||J. Fireplaces and Chimneys||X|
|2.11||K. Porches, Balconies, Decks and Carports||X||X|
The porch(es) appeared to be in satisfactory condition.
The performance of the foundation is determined by the visual movement indicators observed at the time of the inspection. In my opinion, the foundation appeared to be performing as intended with some movement indicators present at the time of the inspection. In my opinion, the movement indicators observed appeared to be typical for a home of this age. The full performance and the rate of movement is not able to be fully determined during a one-time inspection. If concerns exist about the foundations performance or the rate of movement a structural professional should be consulted.
Inspection Notes: The structural function of a foundation is to support the structure while maintaining the surface levelness within permissible levelness tolerances, so that there is no significant structural damage to the house frame, doors, or windows. It is important to understand that foundations are not designed to eliminate the possibility of cosmetic damage or minor door problems.
Future performance of the structure cannot be predicted or warranted.
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 effect its ability to support the weight of the structure above.
Debris visible in the gutters at the time of the inspection should be removed to help encourage proper drainage. This is a maintenance item.
Maintenance: Keep debris from clogging drainage pathways. Keep foliage trimmed away from structures. Remove debris from any underground drainage inlets regularly.
Soil and slope stability and hydrological conditions are not within the scope of this inspection. The functionality of underground drainage components cannot be determined during a typical inspection. In the absence of rain, consideration must be given to the possibility that drainage function cannot be adequately assessed; and, indications of past conditions or damage from moisture may not be evident.
Inspector Opinion of the roof condition is considered a professional courtesy to assist you in better understanding the condition.
The evaluation of a roof is primarily a visual assessment based on general roofing appearances. The life of a roof depends on local weather conditions, building and design, material quality, and adequate maintenance.
CertainTeed Fiberglass Blown In Insulation R-38 Value
Notes Framing techniques and codes change over time. The best indicator of framing performance is the current condition.
Maintenance Keep attic ventilation openings clean and covers secure.
Accessible areas of attics are inspected. Power ventilation fans are not tested.
Walls are inspected for proper installation and deficiencies related to performance or water penetration. Cosmetic damage is generally not reported
Ceilings are inspected for proper installation and deficiencies related to performance or water penetration. Cosmetic damage is generally not reported.
Doors should be readily openable from inside the dwelling without the use of a key or special knowledge or effort. Locks should engage easily.
Change of Occupancy Client should consider replacing exterior door locks.
Condensation or signs of moisture between panes of double pane windows typically indicates failure of the seals and may not be visible at all times, depending on weather conditions and other factors. The inspector reports the condition of the property at the time of inspection and makes every effort to find and report all defects, but signs of failed seals may be detected after the inspection as conditions change. Click here for more information
Inspection Notes A representative number of accessible windows are tested. Window blinds and curtains are not inspected.
Insulated Glass: Conditions indicating a broken seal are not always visible or present and may not be apparent or visible at the time of inspection.
The interior stairways appeared to be in satisfactory condition.
The fireplace was operated and appeared to be in satisfactory condition.
Maintaining a fireplace properly is important to help minimize potential hazards from fire or smoke.
Combustible materials should have adequate clearance from the firebox opening. Firebox material will degrade from normal use.
Inspector does not verify the integrity of the flue, perform a chimney smoke test, or determine the adequacy of the draft.
Notes Attached balconies, carports, and decks and porches that are used for ingress and egress are inspected. Other structures are optional and may not be inspected.
Change of Occupancy Accessory structures may have been installed for specific purposes and may need to be altered or removed.
Maintenance Wood structures in contact with the ground have a high occurrence of deterioration. Regular inspections are recommended.
Although the Inspector inspects the roof to the best of his ability, the General Home Inspection does not include destructive testing or research. We disclaim responsibility for confirming installation according to the manufacturer's installation recommendations of roofing components including, but not limited to, shingles, underlayment, flashing and fasteners. Inspection of these components is limited to compliance with widely accepted general best practices.
All areas of the attic are typically not accessible for inspection due to low headroom, lack of attic walkways, occupant's belongings or other factors. Insulation is not disturbed or removed during the inspection.
The inspector shall inspect: The foundation. The crawlspace. The visible structural components. Any present conditions or clear indications of active water penetration observed by the inspector. And report any general indications of foundation movement that are observed by the inspector, such as but not limited to sheetrock cracks, brick cracks, out-of-square door frames or floor slopes.
The inspector is not required to: Enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector, Move stored items or debris, Operate sump pumps with inaccessible floats, Identify size, spacing, span, location or determine adequacy of foundation bolting, bracing, joists, joist spans or support systems, Provide any engineering or architectural service, Report on the adequacy of any structural system or component.
The soil grade and drainage patterns around areas of the structure appeared to be inadequate. It is recommended these areas be improved to direct water away from the structure.
Downspout's were observed to be discharge near the foundation. We recommend adding extensions so that the downspouts discharge at least 6' away from the structure.
One or more gutters around the home was found to be discharging directly to the roof surface. This condition should ideally be corrected to help prevent premature deterioration of the shingles in this area due to high water volumes. This is a common issue for new homes.
Some areas of the roof had fasteners visible. Fasteners have been installed to secure shingles or flashings from being blown loose by wind. Exposed fasteners should be sealed periodically to prevent moisture intrusion into the roof structure.
Satellite dishes bolted through the roof surfaces is not a recommended configuration. The penetrations should be properly sealed.
Exterior wall penetrations had gaps that should to be sealed with an appropriate sealant to prevent moisture and insect entry.
Interior wall cracks were observed on the interior walls of the structure. In my opinion, the wall cracks appeared to be typical for a home of this age. This can imply some structural movement of the structure has occurred, as is typical of most houses. We recommend the cracks be monitored.
Weep holes were not present above all of the exterior steel lintels. Older homes not equipped with weep holes above these steel lintels are not required to install them.
Damage/flaws to the interior drywall was observed. These areas appeared to be cosmetic and may required for our well repair.
Cracking, deteriorated, and/or missing sealant was observed around exterior wall connection joints. It is recommended all joints be properly sealed to prevent moisture intrusion.
Dry wall joint separation cracks were observed. These cracks are mainly cosmetic. Cosmetic improvements may be necessary.
Nail pops were observed on the interior ceilings. Cosmetic improvements are recommended.
Cracked floor tiles visible at the time of the inspection will need to be replaced.
Stains visible on the ceiling at the time of inspection appear to be from previous leakage or the source of moisture may be inactive. The moisture meter and/or thermal imaging did not indicate elevated levels of moisture, which may suggest the leak has been repaired.
Wood floors were damaged or deteriorated in areas of the home and may need to be repaired or replaced.
Nail pops were observed on the interior ceilings. Cosmetic improvements are recommended.
Where the interior flooring meets the trim, sealant was observed to be missing. Recommend repair/correction by a qualified professional.
Dry wall joint separation cracks were observed. These cracks are mainly cosmetic. Cosmetic improvements may be necessary.
Weather-stripping at an exterior door was missing at the time of the inspection. Weather-stripping should be installed to help prevent air/heat leakage which will increase heating/cooling costs and reduce home comfort.
A self-closing hinge was not present on the interior doors to the attic at the time of the inspection. Recommend having a self-closing hinge installed as a safety precaution.
Door sticks and is tough to open. Recommend sanding down offending sides.
Here is a helpful DIY article on how to fix a sticking door.
Cracking, deteriorated, and/or missing caulking/sealant was noted around the interior/exterior of windows. Repair/replacement of the caulking/sealant is recommended.
Stains were observed on the back porch. The cause of the stains were unable to be determined. Further investigation may be necessary.
|3.1||A. Service Entrance and Panels||X||X|
|3.2||B. Branch Circuits, Connected Devices and Fixtures||X||X|
Notes Main entry wiring, breaker panels, and grounding system comprise the service entrance. Loose or damaged electrical components should be considered safety hazards.
Change of Occupancy Don't rely on accuracy of breaker labels. Verify labels before starting any electrical repair. Electrical upgrades may require a permit from local municipality having jurisdiction. For optimum safety all electrical repairs should be made by licensed electricians.
Inspection Notes Inspector does not determine sufficiency of service capacity amperage, voltage, or the capacity of the electrical system. Breakers are not operated and accuracy of labeling is not verified.
The inspector will evaluate only accessible receptacles during the inspection. We cannot move furniture to access hidden or blocked receptacles or switches. Only visible electrical components which are interior to or attached to the exterior walls of the property were inspected. Wiring and all associated components underground, interior walls, floors and ceilings, not attached to the property or not readily visible in the attic, or otherwise inaccessible or hidden from view, could not be observed by the inspector and are excluded from this inspection. Attic insulation and shrouds/covers are not removed to determine if fans are correctly installed. GFCI receptacles are not tested if damage could result to the current owners property or create other problems if the reset button could not be located. Yard lights, intercom systems, speaker wiring, and other low voltage are beyond the scope of this inspection and were not tested.
The smoke/carbon monoxide alarms appeared to be in satisfactory condition. According to the U.S. Fire Administration (USFA), smoke/carbon monoxide detectors should be tested at least once a month and batteries should be replaced at least once or twice a year or to manufacturer instructions.
Plugs, switches, junction box covers and light fixtures are typically not removed during the inspection. Disassembly of the electrical system is beyond the scope of a home inspection and may reveal defects that were not visible at the time of inspection.
The inspector shall inspect: The service line. The meter box. The main disconnect. And determine the rating of the service amperage. Panels, breakers and fuses. The service grounding and bonding. A representative sampling of switches, receptacles, light fixtures, AFCI receptacles and test all GFCI receptacles and GFCI circuit breakers observed and deemed to be GFCI's during the inspection. And report the presence of solid conductor aluminum branch circuit wiring if readily visible. And report on any GFCI-tested receptacles in which power is not present, polarity is incorrect, the receptacle is not grounded, is not secured to the wall, the cover is not in place, the ground fault circuit interrupter devices are not properly installed or do not operate properly, or evidence of arcing or excessive heat is present. The service entrance conductors and the condition of their sheathing. The ground fault circuit interrupters observed and deemed to be GFCI's during the inspection with a GFCI tester. And describe the amperage rating of the service. And report the absence of smoke detectors. Service entrance cables and report as in need of repair deficiencies in the integrity of the insulation, drip loop, or separation of conductors at weatherheads and clearances.
The inspector is not required to: Insert any tool, probe or device into the main panel, sub-panels, downstream panel, or electrical fixtures. Operate electrical systems that are shut down. Remove panel covers or dead front covers if not readily accessible. Operate over current protection devices. Operate non-accessible smoke detectors. Measure or determine the amperage or voltage of the main service if not visibly labeled. Inspect the alarm system and components. Inspect the ancillary wiring or remote control devices. Activate any electrical systems or branch circuits which are not energized. Operate overload devices. Inspect low voltage systems, electrical de-icing tapes, swimming pool wiring or any time-controlled devices. Verify the continuity of the connected service ground. Inspect private or emergency electrical supply sources, including but not limited to generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. Inspect spark or lightning arrestors. Conduct voltage drop calculations. Determine the accuracy of breaker labeling. Inspect exterior lighting.
A bushing was not installed where wiring entered the panel. It is recommended to have this condition corrected to help protect the wires from being damaged by the metal edges of the cabinet or fitting.
Anti-Oxidant compound was not visible where aluminum service wires were connected in the panel. This is a maintenance item that should be corrected by a qualified professional to help prevent oxidation of aluminum wires.
The service panel did not contain Arc Fault Circuit Interrupter (AFCI) breakers designed to provide fire protection by shutting off current flow should sensors detect arcing at outlets on the protected circuit. AFCI protection of electrical outlets in kitchens, family rooms, dining rooms, dens, bedrooms, sunrooms, closets, hallways, laundry rooms and sleeping rooms is required in new construction.
The electrical disconnect located on the exterior walls should be properly sealed.
One or more light fixtures did not respond to the switch. The bulb may need to be replaced or there may be a problem with the switch, wiring or light fixture. If after the bulb is replaced this light still fails to respond to the switch, then correction by a qualified professional may be necessary.
A ceiling fan wobbled during operation and appeared to be out of balance. This condition may eventually cause the fan to come loose from its mounting device and fall. The inspector recommends correction by a qualified contractor.
A ceiling fan was noisy during operation. This condition is typical of deteriorated fan components. Consider fan repair or replacement.
Missing light covers should be replaced.
Light fixtures with missing bulbs were observed. The fixtures where bulbs were missing were unable to be tested.
One or more cover plates were observed to be loose. Recommend repair by a qualified professional.
|4.1||A. Heating Equipment||X||X|
|4.2||B. Cooling Equipment||X||X|
|4.3||C. Duct Systems, Chases and Vents||X||X|
The date of manufacture is derived from the serial number on the furnace data plate.
Heat supply appears to be in working order. Supply air from the heating system should be 100 Farenheight or more. The photo(s) below is/are a thermal image of the supply air temperature at register(s) at the time of the inspection.
The inspection of the heating system is limited to the response of the system at the thermostat, a visual observation of the equipment, and the removal of any normal access panels.
The date of manufacture is derived from the serial number on the condenser unit data plate. (Both Units)
The refrigerant in the cooling systems appear to be R-410A, according to the data plate on the unit. R-410A is typically less expensive to refill than the older R-22 systems. No further action is required at this time. This is an informational note only.
A temperature differential was performed and the cooling system perform within normal ranges (14-22 degrees). A thermal reading of the differential temperature of the supply (ambient) air and the return (vent) air was the test performed, disassembly of the air conditioning system was not performed.
Installation and access to the system are checked. Temperature readings are taken to gauge proper operation of systems. Refrigerant pressure levels are not checked. Cooling systems are not operated when outside temperature is below 60 degrees.
Notes Balancing air flow of the conditioned air to the various parts of the building is the goal of a distribution system. This is usually accomplished with the use of different duct sizes and duct placement.
Installation and condition of visible ducts are checked. Sizing, efficiency, or adequacy of the duct system is not verified.
The inspector shall inspect: The heating system and describe the energy source and heating method using normal operating controls. And report as in need of repair electric furnaces which do not operate. And report if inspector deemed the furnace inaccessible. The central cooling equipment using normal operating controls. The fireplace, and open and close the damper door if readily accessible and operable. Hearth extensions and other permanently installed components. And report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, including clearance from combustible materials.
The inspector is not required to: Inspect or evaluate interiors of flues or chimneys, fire chambers, heat exchangers, humidifiers, dehumidifiers, electronic air filters, solar heating systems, solar heating systems or fuel tanks. Inspect underground fuel tanks. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. Light or ignite pilot flames. Activate heating, heat pump systems, or other heating systems when ambient temperatures or when other circumstances are not conducive to safe operation or may damage the equipment. Override electronic thermostats. Evaluate fuel quality. Verify thermostat calibration, heat anticipation or automatic setbacks, timers, programs or clocks. Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. Inspect window units, through-wall units, or electronic air filters. Operate equipment or systems if exterior temperature is below 60 degrees Fahrenheit or when other circumstances are not conducive to safe operation or may damage the equipment. Inspect or determine thermostat calibration, heat anticipation or automatic setbacks or clocks. Examine electrical current, coolant fluids or gasses, or coolant leakage. Inspect the flue or vent system. Inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels. Determine the need for a chimney sweep. Operate gas fireplace inserts. Light pilot flames. Determine the appropriateness of such installation. Inspect automatic fuel feed devices. Inspect combustion and/or make-up air devices. Inspect heat distribution assists whether gravity controlled or fan assisted. Ignite or extinguish fires. Determine draft characteristics. Move fireplace inserts, stoves, or firebox contents. Determine adequacy of draft, perform a smoke test or dismantle or remove any component. Perform an NFPA inspection. Perform a Phase 1 fireplace and chimney inspection.
One or more furnace cover plates were observed to be missing screws. Recommend having the screws to the cover plate replaced by a qualified professional.
The drain pan is rusted and may fail prematurely. This should ideally be corrected to help prevent water intrusion into the wall/ceiling structure.
Various supply/return ducts were observed to be in contact with each other. Condensation can develop between contacted areas of the duct work. Separation of contacted ducts is recommended.
|5.1||A. Plumbing Supply, Distribution System and Fixtures||X||X|
|5.2||B. Drains, Wastes and Vents||X|
|5.3||C. Water Heating Equipment||X||X|
|5.4||D. Hydro-Massage Therapy Equipment||X|
The hot water temperature observed at the time of the inspection.
Change of Occupancy Changes in occupancy and vacancy may affect plumbing. Operation of seldom used water supply valves or fixtures may cause leaks. Client should closely monitor all plumbing after occupying a home. Mechanical devices can fail at any time, plumbing gaskets and seals may crack. Plumbing failures are more likely during changes or disruptions to water supply pressure, common during changes of ownership.
Fixture shutoff valves to faucets and toilets are not tested. Due to their hidden nature, we do not review appliance water supply or drain connections, or hookups. A majority of supply and drain plumbing are not visible, especially at built in showers. While the inspector endeavors to verify current leaks at the time of inspection, sometimes leaks are incidental or due to specific uses not duplicated at the time of inspection.
Notes Some drain pipe material will deteriorate and need replacement. Lifespans of some pipe material is affected by water quality.
Change of Occupancy Changes in occupancy and vacancy may affect plumbing. Operation of seldom used fixtures may cause leaks. Client should closely monitor all plumbing after occupying a home. Plumbing gaskets and seals will eventually fail. Drain pipe failures are more common with usage changes, especially at seldom used fixtures, common during changes of ownership.
Maintenance Monitoring of moisture conditions under sinks should be a normal part of routine home maintenance.
Drainage and vent pipes are evaluated where visible and accessible only. We do not evaluate subterranean drainage systems. Tub and sink overflow drains are not tested. Due to their hidden nature, we do not review appliance drain connections. A majority of drain plumbing is not visible, especially at built in showers. While the inspector endeavors to verify current leaks at the time of inspection, sometimes leaks are incidental or due to specific uses not duplicated at the time of inspection.
The date of manufacture is derived from the serial number on the data plate.
Water heaters should be flushed annually to prevent sediment buildup and maintain efficiency. Recommend a qualified plumber service and flush.
Water heater lifespans largely depend on maintenance.
Inspection Notes Inspector does not test discharge piping or pan drain pipes; operate the temperature and pressure relief valve; or determine the efficiency or adequacy of the unit. Water heater outer covers can obscure deficiencies. Interior components and conditions are not visible.
Change of Occupancy Check thermostat set points. The temperature of domestic hot water should not be above approximately 120 F to help prevent scalding (child safety).
The hydrotherapy tub was filled and appeared to be functioning as intended.
Hydro-massage tubs should have an access to inspect and service the plumbing and motor. The motor should be on a dedicated electrical circuit with GFCI protection.
Change of Occupancy
Client should operate the tub with a cleaning solution (check manufacturer recommendations) to remove debris before use.
Gas/LP piping was not exhaustively tested for for leaks and a pressure test was not performed at the time of inspection.
The main water shut-off valve and individual fixture shut-off valves were not operated at the time of inspection to avoid potential water damage from leakage. If the valve has not been operated recently, it may leak and need to be repaired.
Most drain, waste and vent pipes are typically not visible in a finished home and a sewer scope camera was not used at the time of inspection.
The TP&R valve for the water heater was not operated at the time of inspection, since the water heater was in the attic or the inspector felt that water damage may occur from a malfunction in the valve or piping. Temperature, pressure and relief valves should be tested periodically to ensure proper operation. Consult a qualified plumber if this an area of concern.
The inspector shall: Verify the presence of and identify the location of the main water shutoff valve. Inspect the water heating equipment, including combustion air, venting, connections, energy sources, seismic bracing, and verify the presence or absence of temperature-pressure relief valves and/or Watts 210 valves. Flush toilets. Run water in sinks, tubs, and showers. Inspect the interior water supply including all fixtures and faucets. Inspect the drain, waste and vent systems, including all fixtures. Describe any visible fuel storage systems. Inspect the drainage sump pumps testing sumps with accessible floats. Inspect and describe the water supply, drain, waste and main fuel shut-off valves, as well as the location of the water main and main fuel shut-off valves. Inspect and determine if the water supply is public or private. Inspect and report as in need of repair deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously. Inspect and report as in need of repair deficiencies in installation and identification of hot and cold faucets. Inspect and report as in need of repair mechanical drain-stops that are missing or do not operate if installed in sinks, lavatories and tubs. Inspect and report as in need of repair commodes that have cracks in the ceramic material, are improperly mounted on the floor, leak, or have tank components which do not operate.
The inspector is not required to: Light or ignite pilot flames. Determine the size, temperature, age, life expectancy or adequacy of the water heater. Inspect interiors of flues or chimneys, water softening or filtering systems, well pumps or tanks, safety or shut-of valves, floor drains, lawn sprinkler systems or fire sprinkler systems. Determine the exact flow rate, volume, pressure, temperature, or adequacy of the water supply. Determine the water quality or potability or the reliability of the water supply or source. Open sealed plumbing access panels. Inspect clothes washing machines or their connections. Operate any main, branch or fixture valve. Test shower pans, tub and shower surrounds or enclosures for leakage. Evaluate the compliance with local or state conservation or energy standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. Determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices. Determine whether there are sufficient clean-outs for effective cleaning of drains. Evaluate gas, liquid propane or oil storage tanks. Inspect any private sewage waste disposal system or component of. Inspect water treatment systems or water filters. Inspect water storage tanks, pressure pumps or bladder tanks. Evaluate time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. Evaluate or determine the adequacy of combustion air. Test, operate, open or close safety controls, manual stop valves and/or temperature or pressure relief valves. Examine ancillary systems or components, such as, but not limited to, those relating to solar water heating, hot water circulation.
Exterior hose bibs were found to be missing backflow preventer devices (vacuum breakers). Vacuum breakers are easy to install, inexpensive and should be in place to help prevent possible contamination of water supply. Click here for more information
Cracking, deteriorated, and/or missing shower caulk should be replaced.
Toilet lids for one or more toilets were observed to be damaged. Recommend this issue be corrected by a qualified professional.
Rust stains were observed in upstairs bathroom number one bath to up at the time of the inspection. Recommend cleaning.
Insulation/debris was observed in the drain pan under the water heaters. Insulation/debris should be removed so that the drain line for the drain pan does not become clogged/blocked. (Both Units)
|6.2||B. Food Waste Disposers||X|
|6.3||C. Range Hood and Exhaust System||X|
|6.4||D. Ranges, Cooktops and Ovens||X||X|
|6.5||E. Microwave Ovens||X|
|6.6||F. Mechanical Exhaust Vents and bathroom Heaters||X|
|6.7||G. Garage Door Operator(s)||X|
|6.8||H. Dryer Exhaust System||X|
The dishwasher was operated and appeared to be performing as satisfactory.
The range hood was operated and appeared to be functioning as intended.
Oven self-cleaning operation and timers are not tested.
The microwave was operated and appeared to be functioning as intended.
Microwave operability and components are inspected.
The dryer exhaust system appeared to be in satisfactory condition.
The cook top appeared to be functioning as intended.
Notes Dishwasher are tested for basic function and components are inspected. The dishwasher drain should be routed to provide an air-gap to assure separation of the supply water from the waste water.
Inspection Notes Due to their hidden nature, we do not review appliance water supply or hookups.
They food waste disposer was operated and appeared to be functioning as intended.
Disposers are tested for basic function. Installation and components are inspected - including splash guard, grinding components, and exterior casing.
Range hoods are tested for basic function. Fan, ducting, and light components are inspected.
The oven was tested at 350 and read within the acceptable 25 range, in my opinion the oven appear to be functioning as intended.
Bathrooms with a tub or shower should have ventilation provided by an opening window or an exhaust fan vented to the building exterior. Ducts serving exhaust fans should terminate to a well ventilated area.
The garage door openers were operated and appeared to be functioning as intended.
Garage door opener controls should be out of reach of children. Manual locks should be disabled. Safety reversing features should be functional.
It is typically recommended to have the dryer exhaust ducts cleaned of lint before installing the new dryer and at least once a year. Accumulated lint can be a fire hazard.
Dryer exhaust ducts should be independent of all other systems, should convey the moisture to the outdoors, should terminate on the outside of the building, and should be equipped with a back-draft damper. Permanent exhaust system should be constructed of rigid metal ducts with smooth interior surfaces. Screens should not be installed at the duct termination. Plastic ducts should never be used.
The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.
A gas shut off for the range was not observed. A gas shut off valve should be located in the same room as the range and within 6' of the appliance. The range was not removed.
|7.1||A. Landscape Irrigation (Sprinkler) Systems||X||X|
|7.2||B. Swimming Pools, Spas, Hot Tubs, and Equipment||X||X|
Pent Air Easy Touch System
3 of 3 zones were inspected and appeared to be functioning as intended.
The inspector will not inspect the automatic function of the timer or control box, the effectiveness of rain or freeze sensors; or the effectiveness and sizing of the anti-siphon valves or backflow preventers.
The pool/spa and equipment was operating and appeared to be in satisfactory condition.
The pool motor/pump was operated and appeared to be functioning as intended.
The pool/spa light turned on and appeared to be functioning as intended.
The poor filter appeared to be in satisfactory condition.
The blower was operated and appeared to be functioning as intended.
The pool cleaner was functional and appeared to be performing as intended.
The waterfall feature was operated in appeared to be functioning as intended.
The pool equipment was GFCI protected and and appeared to be in good condition.
Water is a foreign environment for the human species, and immersion into this environment is potentially dangerous. Swimming and other activities such as diving, sliding, or water games require entering this environment with a proper understanding of water safety.
The first step in the prevention of an accident is to prevent people from being in the pool area when they should not be. The installation and maintenance of the barriers should be considered a priority. However, barriers are only deterrents and should never be considered to be a guarantee of protection.
Safety in the water is the responsibility of everyone. According to the CDC, drowning is the second leading cause of unintentional death with children between 1 - 14 years of age. Teaching children and adults to swim is an important first step in the prevention of drowning. The following are a few recommendations for safety & rescue equipment that should be located near the pool area: light strong non-telescopic reaching pole not less than 12'
a rope with an approved floatation ring attached.
Chemical analysis was not completed in this non-invasive limited inspection.
Improper chemically balanced water can possibly have adverse effects in the disinfection process on pool system components and on the pool plaster/gunite.
Many chemicals used to maintain a pool and spa are classified as toxic and dangerous. Chemical accidents are a result of the injured person having chemicals on their skin or in their eyes or inhaling or swallowing the chemical. Caution should always be used when handling chemicals.
Additional information can be found at the National Swimming Pool Foundation website
Determining if the pool deck is level is outside the scope of this inspection.
It is required to have a 4' barrier around the pool. The barrier cannot be made of chain-link fencing or have any gaps or openings greater than 4". Pool gates must self-close and self latch, and be capable of being locked by a pad lock, a combination lock, a built in keypad or a key card.
Alarms are required where the wall of the house serves as a boundary, it is recommended that their be alarms installed on the doors and windows that open to the pool area. The alarm should sound whenever anyone enters the pool. Doors leading to the pool area should be equipped with a lock that
is located 60" above the floor. All gates leading into pool / spa area should be self-closing and self-locking. Latches should be 60" above grade.
All pools, spas, and related equipment are inspected visually only. The water is not removed from these items to examine the interior surfaces. The pool, spa, and plumbing were not inspected for underground leaks. The comments made relate to the condition of visual items at
the time of inspection only. No comments regarding the future condition of pools, spas, and related equipment are made in this report. The inspector will not fill the pool, spa, or hot tub with water. He will not determine the presence of sub-surface water tables or determine the presence
of sub-surface leaks. The inspector will not dismantle or otherwise open any components or lines and will not operate any valves. He will not uncover or excavate any lines or other concealed components of the system. All ancillary equipment, i.e. computer controls, covers, chlorinators or
other chemical dispensers, or water ionization devices or conditioners are not inspected.
Recommend the buyer seek additional information from the seller regarding, manual(s), service and maintenance records, and chemical storage and use.
Recommend the sellers provide the buyers with the service and maintenance records for the systems, or have the systems serviced by a licensed professional prior to the option period expiring.
LIMITATIONS 22 TAC 535.233(a) An inspector is not required to inspect the components or systems described under this section. SCOPE 22 TAC 535.233(b) If an inspector agrees to inspect a component or system described under this section, the general provisions under 535.227 and the provisions and requirements of this section applicable to that system or component apply. LANDSCAPE IRRIGATION (SPRINKLER) SYSTEMS 22 TAC 535.233(c) (1) The inspector shall: (A) manually operate all zones or stations on the system through the controller; (B) report as Deficient: (i) the absence of a rain or moisture sensor, (ii) inoperative zone valves; (iii) surface water leaks; (iv) the absence of a backflow prevention device; (v) the absence of shut-off valves between the water meter and backflow device; (vi) deficiencies in the performance and mounting of the controller; (vii) missing or damaged components; and (viii)deficiencies in the performance of the water emission devices; such as, sprayer heads, rotary sprinkler heads, bubblers or drip lines. (2) The inspector is not required to inspect: (A) for effective coverage of the irrigation system; (B) the automatic function of the controller; (C) the effectiveness of the sensors; such as, rain, moisture, wind, flow or freeze sensors; or (D) sizing and effectiveness of backflow prevention device. SWIMMING POOLS, SPAS, HOT TUBS, AND EQUIPMENT 22 TAC 535.233(d) (1) The inspector shall: (A) report the type of construction; (B) report as Deficient: (i) the presence of a single blockable main drain (potential entrapment hazard); (ii) a pump motor, blower, or other electrical equipment that lacks bonding; (iii) the absence of or deficiencies in safety barriers; (iv) water leaks in above-ground pipes and equipment; (v) the absence or failure in performance of ground-fault circuit interrupter protection devices; and (vi) deficiencies in: (I) surfaces; (II) tiles, coping, and decks; (III) slides, steps, diving boards, handrails, and other equipment; (IV) drains, skimmers, and valves; (V) filters, gauges, pumps, motors, controls, and sweeps; (VI) lighting fixtures; and (VII) the pool heater that these standards of practice require to be reported for the heating system. (2) The inspector is not required to: (A) disassemble filters or dismantle or otherwise open any components or lines; (B) operate valves; (C) uncover or excavate any lines or concealed components of the system; (D) fill the pool, spa, or hot tub with water; (E) inspect any system that has been winterized, shut down, or otherwise secured; (F) determine the presence of sub-surface water tables; (G) determine the effectiveness of entrapment covers; (H) determine the presence of pool shell or sub-surface leaks; or (I) inspect ancillary equipment such as computer controls, covers, chlorinators or other chemical dispensers, or water ionization devices or conditioners other than required by this section. OUTBUILDINGS 22 TAC 535.233(e) (1) The inspector shall report as Deficient the absence or failure in performance of ground-fault circuit interrupter protection devices in gradelevel portions of unfinished accessory buildings used for storage or work areas, boathouses, and boat hoists; and (2) The inspector shall report as Deficient deficiencies in the structural, electrical, plumbing, heating, ventilation, and cooling systems that these standards of practice require to be reported for the principal building. PRIVATE WATER WELLS 22 TAC 535.233(f) (1) The inspector shall: (A) operate at least two fixtures simultaneously; (B) recommend or arrange to have performed coliform testing; (C) report: (i) the type of pump and storage equipment; (ii) the proximity of any known septic system; (D) report as Deficient deficiencies in: (i) water pressure and flow and performance of pressure switches; (ii) the condition of accessible equipment and components; and (iii) the well head, including improper site drainage and clearances. (2) The inspector is not required to: (A) open, uncover, or remove the pump, heads, screens, lines, or other components of the system; (B) determine the reliability of the water supply or source; or (C) locate or verify underground water leaks. PRIVATE SEWAGE DISPOSAL (SEPTIC) SYSTEMS. 22 TAC 535.233(g) (1) The inspector shall: (A) report: (i) the type of system; (ii) the location of the drain or distribution field; (iii) the proximity of any known water wells, underground cisterns, water supply lines, bodies of water, sharp slopes or breaks, easement lines, property lines, soil absorption systems, swimming pools, or sprinkler systems; (B) report as Deficient: (i) visual or olfactory evidence of effluent seepage or flow at the surface of the ground; (ii) inoperative aerators or dosing pumps; and (iii) deficiencies in: (I) accessible components; (II) functional flow; (III) site drainage and clearances around or adjacent to the system; and (IV) the aerobic discharge system. (2) The inspector is not required to: (A) excavate or uncover the system or its components; (B) determine the size, adequacy, or efficiency of the system; or (C) determine the type of construction used.
The water spray from multiple sprinkler heads should be re-directed away from the structure and/or any fencing, decks, etc., to decrease the possibility of damage.
The back gate should be self closing and self latching as a safety precaution.
Decking to the pool was observed to be cracked/damaged.
Recommend all PVC pipe be labeled and painted.
The pool heater service spa system light was on when operated. Recommend further evaluation by a qualified professional.