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1234 Main St.
Porter, TX 773654687
04/19/2019 9:00AM

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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.

1 - ADDITIONAL INFORMATION PROVIDED BY THE INSPECTOR

Type of Building
Single Family One-Story
In Attendance
Buyer, Buyer's Agent
Weather
Clear
Temperature
Over 65
Rain in Last 3 Days
No
Soil Surface
Dry
Appurtenance
Covered Porch
Garage
Attached
Age Of Home

2014

Inspection Information
NOTICE: This report is paid for by and prepared for the client named above and is not transferable.

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.

Occupied

Homes that are occupied or staged typically present limitations to the inspection process. Furniture, belongings, appliances and floor or wall coverings can potentially cover up problems that may otherwise be detected in an empty home. 

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 - I. STRUCTURAL SYSTEMS

I NI NP D
2.1 A. Foundations X
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
2.8 H. Windows X X
2.9 I. Stairways (Interior and Exterior) X X
2.10 J. Fireplaces and Chimneys X X
2.11 K. Porches, Balconies, Decks and Carports X
2.12 L. Other X X
A. Foundations: Type of Foundation(s)
Concrete Slab
C. Roof Covering Materials: Types of Roof Coverings
Asphalt Composition Architectural Shingles
C. Roof Covering Materials: Viewed From
Walked
C. Roof Covering Materials: Roof Type
Hip, Valley
D. Roof Structures and Attics: Viewed From
Walked
D. Roof Structures and Attics: Roof Structure Type
2 X 6 Rafters
D. Roof Structures and Attics: Attic
Pull-Down Stairs
E. Walls (Interior and Exterior): Wall Structure
2 X 4 Wood
E. Walls (Interior and Exterior): Wall Material
Gypsum Board
E. Walls (Interior and Exterior): Siding Material
Brick Veneer, Stone, Hardie Board
F. Ceilings and Floors: Ceiling Structure
2X6
F. Ceilings and Floors: Ceiling Materials
Gypsum Board
F. Ceilings and Floors: Floor Structure
Slab
F. Ceilings and Floors: Floor Coverings
Wood, Tile, Carpet
G. Doors (Interior and Exterior): Interior Doors
Hollow Core
G. Doors (Interior and Exterior): Exterior Entry Doors
Wood, Insulated glass, Hollow Core
G. Doors (Interior and Exterior): Garage Door Material
Metal
L. Other: Type
Concrete drive
C. Roof Covering Materials: Layers Of Shingles

One layer of shingles was observed.

K. Porches, Balconies, Decks and Carports: Porch(es) Satisfactory

The porch(es) appeared to be in satisfactory condition.

A. Foundations: Corner Cracks
Northeast, Northwest Foundation Corners

Foundation corners cracked and/or sheared off (corner pops); This condition does not adversely affect the performance of the foundation, however cosmetic improvements may be necessary.

A. Foundations: Typical Movement

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.

A. Foundations: Comments

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.   

B. Grading and Drainage: Planting Beds Near Foundation

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.

B. Grading and Drainage: No Gutter System

Areas of this home has no gutter system installed at the time of inspection. While it may not be required, installing a complete gutter system may be beneficial and help prevent premature settling of the foundation due to elevated levels of moisture in the soil supporting the foundation. 

B. Grading and Drainage: Comments

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.

C. Roof Covering Materials: Good Condition

Good Condition

Inspector Opinion of the roof condition is considered a professional courtesy to assist you in better understanding the condition. 

C. Roof Covering Materials: Comments

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.

D. Roof Structures and Attics: Approximate Depth of Insulation
More Than 12 Inches

Fiberglass Blowing Wool. R 38 Value. 

D. Roof Structures and Attics: Comments

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.

E. Walls (Interior and Exterior): Comments

Walls are inspected for proper installation and deficiencies related to performance or water penetration. Cosmetic damage is generally not reported

F. Ceilings and Floors: Comments

Ceilings are inspected for proper installation and deficiencies related to performance or water penetration. Cosmetic damage is generally not reported.

G. Doors (Interior and Exterior): Comments

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.

H. Windows: Windows
Double Pane

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

H. Windows: Comments

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.

K. Porches, Balconies, Decks and Carports: Comments

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.

C. Roof Covering Materials: No Destructive Research Or Testing

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.

D. Roof Structures and Attics: All Areas Not Accessible

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. 

D. Roof Structures and Attics: Platform Being Used As Storage

The platform in the attic structure was being used as storage. This limits the inspection of the attic structure. If concerns exist with the attic/roof structure it is recommended a qualified professional be consulted for further evaluation.

F. Ceilings and Floors: Recently Painted

Areas of the interior ceilings appeared to have been painted/patched. Painted/patched areas on the interior ceilings can make it difficult for the inspector to see deficiencies.

L. Other: Belongings In Closet

One or more closets were unable to be fully inspected due to the current homeowners belongings being present.

L. Other: Homeowners Belongings

Areas of the garage were unable to be fully inspected due to the current homeowners belongings being present.

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.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
2.2.1 - B. Grading and Drainage

Gutter Discharges to Roof
Roof Covering

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. 

Gutter Gutter Contractor
Credit
Comment
2.2.2 - B. Grading and Drainage

Gutter - Slope
South Exterior

Gutters around the home appeared to be sloped incorrectly. This condition can result in excessively high moisture levels and decay. The Inspector recommends correction to help promote proper drainage.

Gutter Gutter Contractor
Credit
Comment
2.3.1 - C. Roof Covering Materials

Fasteners-Exposed
Roof Covering

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.

Contractor Qualified Professional
Credit
Comment
2.3.2 - C. Roof Covering Materials

Granules in Gutter
Gutters

Granules from the asphalt shingles were accumulated in the gutters. This is not a defective condition, but is common and expected. However, the granules trap sediment which hardens and prevents fully functional drainage of the gutters and may hasten rust or corrosion. The Inspector recommends thorough cleaning to help prevent deterioration of the gutters.

Contractor Qualified Professional
Credit
Comment
2.3.3 - C. Roof Covering Materials

Raised Flashing
East Exterior Roof

Raised areas of flashing was observed. Raised flashing can allow wind driven rain access to the attic. Proper repair is recommended.

Roof Roofing Professional
Credit
Comment
2.3.4 - C. Roof Covering Materials

Satelite Bolted Through Roof
West Exterior Roof

Satellite dishes bolted through the roof surfaces is not a recommended configuration. The penetrations should be properly sealed.

Contractor Qualified Professional
Credit
Comment
2.3.5 - C. Roof Covering Materials

Damaged Shingles
East Exterior

Damage to areas of the shingles were observed. Damaged areas and/or shingles should be repaired or replaced.

Roof Roofing Professional
Credit
Comment
2.4.1 - D. Roof Structures and Attics

Rafters - Poor Top Cuts
Attic

Plumb cuts where rafters connected to the ridge were badly cut. This condition can reduce the strength of these connections. While this condition is improper, it should not warrant roof replacement at this time.

Contractor Qualified Professional
Credit
Comment
2.5.1 - E. Walls (Interior and Exterior)

Gaps Need Sealant
Various Locations

The home had visible gaps or holes in areas of the siding covering exterior walls. The Inspector recommends application of an appropriate sealant at these areas to help prevent damage from moisture intrusion to the home materials, the exterior wall structure and to prevent development of microbial growth such as mold.
Contractor Qualified Professional
Credit
Comment
2.5.2 - E. Walls (Interior and Exterior)

Mortar Deterioration
East Exterior Wall

Brick exterior walls had areas of mortar joint deterioration. These areas should ideally be re-pointed to help prevent continued deterioration. You should consult with a qualified masonry contractor before the expiration of your Inspection Objection Deadline to determine options and costs.

Brick Masonry, Concrete, Brick & Stone
Credit
Comment
2.5.3 - E. Walls (Interior and Exterior)

Roof Runoff Stains
West Exterior Wall

Stains were observed on areas of the exterior walls. These stains appeared to be where moisture is discharging from the roof down the exterior walls. We recommend the areas be cleaned and that improvements be undertaken to promote moisture away from the walls/structure.

Contractor Qualified Professional
Credit
Comment
2.5.4 - E. Walls (Interior and Exterior)

Siding Caulking
Various Locations

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.

Contractor Qualified Professional
Credit
Comment
2.5.5 - E. Walls (Interior and Exterior)

Siding Damaged
North Exterior Wall

Areas of the exterior siding/trim were observed to be damaged. We recommend these sections of siding/trim be repaired or replaced.

Siding Siding Contractor
Credit
Comment
2.5.6 - E. Walls (Interior and Exterior)

Moisture Stains
Master Bathroom

What appeared to be a moisture stain was observed on the interior wall in the laundry room.  A thermal imaging scan and moisture meter determine that the leak was not active. Further investigation into this issue may be necessary.

Contractor Qualified Professional
Credit
Comment
2.6.1 - F. Ceilings and Floors

Gambrell Ceiling Deficiencies
Hallway In Front Of Master, Various Locations

Gambrell ceilings are present within the home. It is typical that these ceiling structures will, as the home settles and "racks" or moves with high winds, develop cracks and nail pops at the corner area which intersects with the vertical wall surface below. The cause is generally accepted that the Sheetrock is attach to the rafters and as the roof flexes, the Sheetrock moves as well. This will cause the cosmetic issues mentioned earlier.

Contractor Qualified Professional
Credit
Comment
2.6.2 - F. Ceilings and Floors

Nail Pop
Dining Room, Various Locations

Nail pops were observed on the interior ceilings. Cosmetic improvements are recommended.

Contractor Qualified Professional
Credit
Comment
2.6.3 - F. Ceilings and Floors

Typical Ceiling Cracks
Hallway In Front Of Master Bedroom, Kitchen, Bathroom #1

Interior ceiling cracks were observed on the interior ceilings of the structure. In my opinion, the ceiling 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.

Mag glass Monitor
Credit
Comment
2.7.1 - G. Doors (Interior and Exterior)

Missing Doorstops
Various Locations

Interior doors in the home were missing doorstops. This condition may result in wall damage. The Inspector recommends that doorstops be installed to protect the wall.
Contractor Qualified Professional
Credit
Comment
2.7.2 - G. Doors (Interior and Exterior)

No self-closing hinges
Interior Garage Door

The door in the wall between the garage and the home living space did not have operable self-closing hinges as is required by generally-accepted current safety standards.
Contractor Qualified Professional
Credit
Comment
2.8.1 - H. Windows

Cracked or broken pane
Left Dining Room Window

One or more windows in the home had a cracked or broken pane.

Window Window Repair and Installation Contractor
Credit
Comment
2.8.2 - H. Windows

Window Caulk
Various Locations

Cracking, deteriorated, and/or missing caulking/sealant was noted around the interior/exterior of windows. Repair/replacement of the caulking/sealant is recommended.

Contractor Qualified Professional

3 - II. ELECTRICAL SYSTEMS

I NI NP D
3.1 A. Service Entrance and Panels X X
3.2 B. Branch Circuits, Connected Devices and Fixtures X X
A. Service Entrance and Panels: Main Disconnect
West Exterior Wall
A. Service Entrance and Panels: Electrical Service
Underground
A. Service Entrance and Panels: Panel Type
Circuit breakers
A. Service Entrance and Panels: Electrical Panel Capacity
125 Amps
A. Service Entrance and Panels: Electric Panel Manufacturer
Eaton
B. Branch Circuits, Connected Devices and Fixtures: Type of Wiring
Copper
B. Branch Circuits, Connected Devices and Fixtures: Wiring Methods
Romex
A. Service Entrance and Panels: Service Panel Location
Garage
A. Service Entrance and Panels: Comments

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.

B. Branch Circuits, Connected Devices and Fixtures: Comments

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. 

B. Branch Circuits, Connected Devices and Fixtures: Smoke & Carbon Monoxide Detectors

The smoke and carbon monoxide alarms appeared to be in satisfactory condition. According to the U.S. Fire Administration (USFA), smoke detectors should be tested at least once a month and batteries should be replaced at least once or twice a year.

B. Branch Circuits, Connected Devices and Fixtures: Plugs, Switches - Not Removed

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.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
3.1.1 - A. Service Entrance and Panels

AFCI missing
Electrical Panel Garage

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.

Electric Electrical Contractor
Credit
Comment
3.2.1 - B. Branch Circuits, Connected Devices and Fixtures

No Response - Light
Master Bathroom

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.

Contractor Qualified Professional
Credit
Comment
3.2.2 - B. Branch Circuits, Connected Devices and Fixtures

Missing Bulb Covers
Garage

Missing light covers should be replaced.

Contractor Qualified Professional

4 - III. HEATING, VENTILATION, AND AIR CONDITIONING SYSTEMS

I NI NP D
4.1 A. Heating Equipment X
4.2 B. Cooling Equipment X X
4.3 C. Duct Systems, Chases and Vents X X
A. Heating Equipment: Type of Systems
Furnace
A. Heating Equipment: Energy Sources
Gas
A. Heating Equipment: Heat System Brand
Trane
B. Cooling Equipment: Type of Systems
Central Air Conditioner
B. Cooling Equipment: Cooling Equipment Energy Source
Electricity
B. Cooling Equipment: Central Air Brand
TRANE
C. Duct Systems, Chases and Vents: Ductwork
Insulated
C. Duct Systems, Chases and Vents: Filter Type
Disposable
A. Heating Equipment: Furnace Location
Attic
B. Cooling Equipment: Condenser Unit Location
West Exterior Wall
C. Duct Systems, Chases and Vents: Filter Size
(Three filters), 20x25, 16x25x1, 15x20
A. Heating Equipment: Furnace - Date of Manufacture
2014

The date of manufacture is derived from the serial number on the furnace data plate. 

A. Heating Equipment: Appears Functional

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.

A. Heating Equipment: Comments

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.

B. Cooling Equipment: Condenser - Date of Manufacture
2014

The date of manufacture is derived from the serial number on the condenser unit data plate.

B. Cooling Equipment: R-410A

The refrigerant in the cooling system appears 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. 

B. Cooling Equipment: Delta T

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.

B. Cooling Equipment: Comments

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.

C. Duct Systems, Chases and Vents: Comments

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.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
4.2.1 - B. Cooling Equipment

Rusted Drain Pan
Beneath Air Handler In Attic

The drain pan is rusted and may fail prematurely. This should ideally be corrected to help prevent water intrusion into the wall/ceiling structure. 

Contractor Qualified Professional
Credit
Comment
4.3.1 - C. Duct Systems, Chases and Vents

Dirty Filter
Hallway In Front Of Master

The disposable filter is clogged and is dirty. The filter needs to be replaced.

Contractor Qualified Professional
Credit
Comment
4.3.2 - C. Duct Systems, Chases and Vents

Ducts Touching
Various Locations In Attic

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.

Contractor Qualified Professional

5 - IV. PLUMBING SYSTEMS

I NI NP D
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
5.4 D. Hydro-Massage Therapy Equipment X
5.5 E. Other X
A. Plumbing Supply, Distribution System and Fixtures: Water Supply
Public
A. Plumbing Supply, Distribution System and Fixtures: Location of water meter
Front Of Property
A. Plumbing Supply, Distribution System and Fixtures: Static water pressure reading
70 psi
A. Plumbing Supply, Distribution System and Fixtures: Water Supply into Home
PVC
A. Plumbing Supply, Distribution System and Fixtures: Plumbing Water Distribution Inside home
PVC, CPVC
B. Drains, Wastes and Vents: Plumbing Waste
Public
B. Drains, Wastes and Vents: Plumbing Waste Pipe
PVC
C. Water Heating Equipment: Energy Sources
Gas
C. Water Heating Equipment: Capacity
40 Gallon
C. Water Heating Equipment: Water Heater Manufacturer
State Select
A. Plumbing Supply, Distribution System and Fixtures: Location of main water supply valve
East Exterior Wall
A. Plumbing Supply, Distribution System and Fixtures: Fuel Supply
West Exterior Wall
C. Water Heating Equipment: Water Heater Location
Attic
D. Hydro-Massage Therapy Equipment: Hydrotherapy Tub

The hydrotherapy tub was filled and appeared to be functioning as intended.

A. Plumbing Supply, Distribution System and Fixtures: Comments

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.

B. Drains, Wastes and Vents: Comments

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.

C. Water Heating Equipment: Water Heater - Date of Manufacture
2014

The date of manufacture is derived from the serial number on the data plate.

C. Water Heating Equipment: Comments

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). 

D. Hydro-Massage Therapy Equipment: Comments

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.

E. Other: Not Pressure Tested

Gas/LP piping was not exhaustively tested for for leaks and a pressure test was not performed at the time of inspection. 

A. Plumbing Supply, Distribution System and Fixtures: Shut-Off Valves - Not Operated

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. 

B. Drains, Wastes and Vents: Drain, Waste & Vent Pipes - Not Visible

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. 

C. Water Heating Equipment: TP&R Not Operated

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.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
5.1.1 - A. Plumbing Supply, Distribution System and Fixtures

Deteriorated Caulking
Bathrooms

Cracking, deteriorated, and/or missing shower caulk should be replaced.

Wrench DIY
Credit
Comment
5.1.2 - A. Plumbing Supply, Distribution System and Fixtures

Hose Bibs Missing Insulation
West Exterior Wall

One or more hose bibs were observed to be missing insulation.

Contractor Qualified Professional

6 - V. APPLIANCES

I NI NP D
6.1 A. Dishwasher X
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 X
6.9 I. Other X
A. Dishwasher: Performing Satisfactory

The dishwasher was operated and appeared to be performing as satisfactory.

C. Range Hood and Exhaust System: Exhaust/Range hood
VENTED
D. Ranges, Cooktops and Ovens: Energy Source
Natural Gas
D. Ranges, Cooktops and Ovens: Type
Range
D. Ranges, Cooktops and Ovens: Comments

Oven self-cleaning operation and timers are not tested.

E. Microwave Ovens: Performing Satisfactory

The microwave was operated and appeared to be functioning as intended.

E. Microwave Ovens: Comments

Microwave operability and components are inspected.

B. Food Waste Disposers: Disposer Brand
IN SINK ERATOR
D. Ranges, Cooktops and Ovens: Cook Top Functioning

The cook top appeared to be functioning as intended.

G. Garage Door Operator(s): Auto-opener Manufacturer
Manatec
A. Dishwasher: Dishwasher Brand
GENERAL ELECTRIC
A. Dishwasher: Comments

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.

B. Food Waste Disposers: Performing Satisfactory

They food waste disposer was operated and appeared to be functioning as intended. 

B. Food Waste Disposers: Comments

Disposers are tested for basic function. Installation and components are inspected - including splash guard, grinding components, and exterior casing.

C. Range Hood and Exhaust System: Microwave Vent
The range hood exhaust system was part of a combination vent hood/microwave oven appliance.
C. Range Hood and Exhaust System: Comments

Range hoods are tested for basic function. Fan, ducting, and light components are inspected.

D. Ranges, Cooktops and Ovens: Oven Functioning

The oven was tested at 350 and read within the acceptable 25 range, in my opinion the oven appear to be functioning as intended.

D. Ranges, Cooktops and Ovens: Range/Oven Manufacturer
GENERAL ELECTRIC
E. Microwave Ovens: Built in Microwave Manufacturer
GENERAL ELECTRIC
F. Mechanical Exhaust Vents and bathroom Heaters: Comments

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 well ventilated area.

G. Garage Door Operator(s): Garage Door Opener(s)

The garage door openers were operated and appeared to be functioning as intended.

G. Garage Door Operator(s): Comments

Garage door opener controls should be out of reach of children. Manual locks should be disabled. Safety reversing features should be functional.

H. Dryer Exhaust System: Dryer Lint

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.

H. Dryer Exhaust System: Comments

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.

I. Other: Washer/Dryer Not Operated

Washing machines and dryers are typically not operated during the inspection. 

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.

  • I = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
6.4.1 - D. Ranges, Cooktops and Ovens

Gas Shut Off Valve
Range In Kitchen

A gas shut off for the range/oven was not observed. A gas shut off valve should be located in the same room as the range/oven and within 6' of the appliance. The range/oven was not removed.

Contractor Qualified Professional
Credit
Comment
6.8.1 - H. Dryer Exhaust System

Vent Dirty
Roof

The dryer vent was observed to have lint/be dirty.  Recommend having the vent clean by a qualified professional.

Contractor Qualified Professional