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1234 Main St.
Union, NJ 07083
12/05/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
27
Repair and replace
8
Safety hazard

TF Home Inspection

1 - Inspection Details

In Attendance
Client, Client's Agent
Occupancy
Furnished, Occupied
Weather Conditions
Clear
Type of Building
Single Family
Services
WDI/WDO (Termite) Inspection, Radon Test, Oil Tank Sweep
Style
Split-Level
Temperature (approximate)
81 Fahrenheit (F)
Home Faces
North

2 - Roofing

IN NI NP D
2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Skylights, Chimneys & Other Roof Penetrations X X
Inspection Method
Ladder, Roof, Drone
Roof Type/Style
Gable
Coverings: Material
Asphalt
Roof Drainage Systems: Gutter Material
Aluminum
Flashings: Material
Aluminum
Skylights, Chimneys & Other Roof Penetrations: Chimney (Exterior)
Metal Flue Pipe, Masonry
Limitations and Considerations

The foregoing is an opinion of the general quality and condition of the roofing material.  The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage.  This report is issued in consideration of the foregoing disclaimer.  The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall.  Many times, this situation is not present during the day and time of the inspection.


The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
2.1.1 - Coverings

Damaged (General)

Roof coverings showed moderate damage.  This can cause moisture penetration into the substrate materials.  A qualified licensed roofing contractor should repair and replace as necessary.

Roof Roofing Professional
Credit
Comment
2.1.2 - Coverings

Discoloration

Roof shingles were discolored, which can be caused by moisture, rust or soot. A qualified licensed roofing contractor evaluate and remedy with a roof cleaning or repair as necessary. 

Here is a helpful article on common roof stains. 

Roof Roofing Professional
Credit
Comment
2.1.3 - Coverings

Multiple Layers

Two or more layers of roof covering exist. Multiple layers of roofing can accelerate deterioration of the roofing materials, as well as add excess weight to the structure.  A qualified licensed roofing contractor should evaluate, repair, and/or replace as necessary.

Roof Roofing Professional
Credit
Comment
2.1.4 - Coverings

Shingles Sliding

Observed areas that appeared to have shingles sliding out of place. This can allow moisture penetration into the substrate material.  A qualified licensed roofing contractor should repair and replace as necessary.

Roof Roofing Professional
Credit
Comment
2.2.1 - Roof Drainage Systems

Downspouts Drain Near House

The downspout needs an extension and or a buried drain line to carry water away from the home at the front, rear and sides of home. Having the downspouts terminate at such a short distance can allow for water to penetrate the basement during heavy rain. This can cause damage to the interior finishes of the basement and the foundation. I recommend a qualified licensed contractor repair or replace as needed. 

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

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

Gutter Leakage

Gutters were observed to be leaking in one or more areas. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. A qualified licensed contractor should repair and replace as necessary.

Gutter cleaning icon Gutter Contractor
Credit
Comment
2.4.1 - Skylights, Chimneys & Other Roof Penetrations

Chimney Crown Deteriorating

The Chimney Crown has deteriorated and is in need of repair.  This can allow water intrusion as well as not provided the needed protection to the chimney structure.  A qualified licensed contractor should repair and replace as necessary.

Fireplace Chimney Repair Contractor
Credit
Comment
2.4.2 - Skylights, Chimneys & Other Roof Penetrations

Chimney Masonry Damaged

One or more bricks of the masonry chimney are damaged.  This can allow moisture penetration into the structure.  A qualified licensed contractor should repair and replace as necessary.

Contractor Qualified Professional

3 - Exterior

IN NI NP D
3.1 Siding, Flashing & Trim X X
3.2 Exterior Doors X X
3.3 Walkways, Patios & Driveways X X
3.4 Eaves, Soffits & Fascia X
3.5 Decks, Balconies, Porches & Steps X
3.6 Vegetation, Grading, Drainage & Retaining Walls X X
3.7 Oil Tank Sweep
3.8 Radon Mitigation System X
Inspection Method
Visual
Siding, Flashing & Trim: Siding Material
Brick Veneer, Vinyl
Siding, Flashing & Trim: Siding Style
Channel
Exterior Doors: Exterior Entry Door
Wood
Walkways, Patios & Driveways: Driveway Material
Asphalt
Decks, Balconies, Porches & Steps: Appurtenance
Masonry Steps
Decks, Balconies, Porches & Steps: Material
Masonry
Siding, Flashing & Trim: Maintenance Item

Please be sure to keep all openings and cracks in the exterior surfacing material well sealed to prevent moisture entry to substrate materials.

Keep all holes and penetrations at siding sealed to prevent moisture entry to substrate.

Exterior Doors: Maintenance

The exterior trim around doors would benefit from maintenance painting to prevent future weather deterioration of substrate materials.

Walkways, Patios & Driveways: Maintenance

Fill in the cracks and sealing the surface of the driveway and sidewalks will help extend its useful life.

Vegetation, Grading, Drainage & Retaining Walls: Info

Please be sure to keep all trees and landscaping trimmed off the property as this condition, if left unattended, has been known to create conditions conducive to moisture and wood destroying insect infestation as well as to prevent the designed drainage of water.

Oil Tank Sweep: Info

TF Home Inspection conducted an oil tank search at the property listed above. The search was conducted using a Schonstedt magnetic locater which detects the magnetic field of ferromagnetic objects. While conducting the inspection it was determined that there was not a presence of any underground oil tanks on the property.

Radon Mitigation System: Operational

Radon Mitigation System observed to be operational at the time of the Inspection.  As a recommendation, please be sure to have the system checked annually by a licensed qualified radon mitigation contractor to test for funcitioning, and efficiency.

Limitations and Considerations

The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Cracking - Minor

Brick Veneer showed cracking adjacent to the lintel of the basement window. This can result in moisture penetrating the substrate materials of the home, causing rot and damage.  A qualified licensed siding contractor should repair and replace as necessary.

Siding Siding Contractor
Credit
Comment
3.1.2 - Siding, Flashing & Trim

Flashing/Trim Improperly Installed

Flashing & trim pieces were improperly installed.  This could result in moisture intrusion and damaging leaks into the substrate materials of the home. A qualified licensed siding contractor should repair and replace as necessary.

Contractor Qualified Professional
Credit
Comment
3.1.3 - Siding, Flashing & Trim

Damaged Siding

Loose, damaged siding noted on the exterior of the home. This can allow moisture entry to the subsiding, and nearby components of the home. A qualified licensed siding contractor should repair and replace as necessary.

Siding Siding Contractor
Credit
Comment
3.1.4 - Siding, Flashing & Trim

Areas Not Sealed

There are some penetrations that are not sealed. Deterioration can occur and water can penetrate and damage the exterior and interior finishes of the home. A qualified licensed contractor should seal as necessary.

Hardhat General Contractor
Credit
Comment
3.1.5 - Siding, Flashing & Trim

Warping/Buckling

Vinyl siding was warping or buckling in areas. This is often as a result of nailing siding boards to tight to the home, preventing expansion/contraction. A qualified licensed siding contractor should repair and replace as necessary.

Siding Siding Contractor
Credit
Comment
3.2.1 - Exterior Doors

Hardware Missing

Rear Entry Storm Door is missing one or more pieces of hardware. This can affect the functionality of the door as well as the security of the home. A qualified licensed contractor should repair and replace as necessary.

Hammer Carpentry Contractor
Credit
Comment
3.3.1 - Walkways, Patios & Driveways

Driveway Cracking

Major cracks observed in the surface of the driveway. This is a trip hazard.  A qualified licensed contractor should repair and replace as necessary.

House front Driveway Contractor
Credit
Comment
3.3.2 - Walkways, Patios & Driveways

Walkway Cracking

Cracking observed in the walkway leading to the home. This is a trip hazard. A qualified licensed contractor should repair and replace as necessary to prevent trip hazard.

Credit
Comment
3.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Retaining Wall Cracks

Retaining wall is showing signs of failing. This can cause damage to the home adjacent to the retaining wall. A qualified licensed contractor should repair and replace as necessary.

Brick Masonry Contractor

4 - Interior

IN NI NP D
4.1 Ceilings X
4.2 Walls X
4.3 Floors X
4.4 Steps, Stairways & Railings
4.5 Windows (representative number) X X
4.6 Doors (representative number) X X
4.7 Countertops & Cabinets (representative number) X
Ceilings: Ceiling Material
Gypsum Board
Walls: Wall Material
Gypsum Board
Floors: Floor Coverings
Hardwood, Tile
Steps, Stairways & Railings: Reminder

As a reminder, please be sure keep railings secured at all times.

Windows (representative number): Window Manufacturer
Andersen, Pella
Windows (representative number): Window Type
Casement, Double-hung
Doors (representative number): Material
Hollow-Core
Countertops & Cabinets (representative number): Cabinetry
Wood
Countertops & Cabinets (representative number): Countertop Material
Granite
Maintenance

As we observed, some areas of the exterior trim around doors would benefit from maintenance painting to prevent future weather deterioration of substrate materials.

Caulking Maintenance

Suggest keeping windows and exterior doors well caulked to prevent moisture and air intrusion to the interior.

Windows (representative number): Maintenance Caulking

Suggest keeping windows well caulked to prevent moisture and air intrusion to the interior.

Limitations and Considerations

The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


Inspection does not cover any damage concealed by rugs, carpeting, wood floors, laminate, tile, wall paneling, drywall, plaster, paint, furniture or fixtures. Typical wall and ceiling cracks/touch ups are considered normal and may not be listed in this report.Stored personal items prevented a full, visual examination of all wall cladding and flooring materials, some of the electrical outlets, window operations, and/or heating ductwork located behind or under the stored items. Be sure to re-check any concealed areas during your final walk-through.

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
4.2.1 - Walls

Poor Patching

Sub-standard drywall patching observed around the downstairs bathroom shower at time of inspection.  This is a maintenance issue.  A qualified licensed contractor should repair and replace as necessary.

Hammer Carpentry Contractor
Credit
Comment
4.4.1 - Steps, Stairways & Railings

Loose Balusters

Handrail balusters were loose at the time of the inspection. This could pose a safety hazard. A qualified licensed contractor should evaluate, repair, and replace as necessary.

Hammer Carpentry Contractor
Credit
Comment
4.5.1 - Windows (representative number)

Missing Screen

Multiple windows observed to be missing screens.  Screens have multiple functions. A qualified licensed window contractor should evaluate & replace as necessary.

Window Window Repair and Installation Contractor
Credit
Comment
4.6.1 - Doors (representative number)

Door Sticks/Doesn't Open and Close Fully

Multiple doors stick and are difficult to open and close. A qualified licensed contractor should repair and replace as necessary.

Here is a helpful DIY article on how to fix a sticking door. 

Contractor Qualified Professional

5 - Heating System

IN NI NP D
5.1 Equipment X
5.2 Vents, Flues & Chimneys X
5.3 Normal Operating Controls X
5.4 Distribution Systems X
5.5 Presence of Installed Heat Source in Each Room X
Equipment: Heat Type
Forced Air
Equipment: BTU Range
Appears Adequate
Equipment: Heat System Age
New
Equipment: Operational

Heating system observed to be operational at this time of inspection.

Normal Operating Controls: Thermostat
Digital
Distribution Systems: Ductwork
Insulated, Non-insulated
Distribution Systems: Filter Type
Disposable
Distribution Systems: Filter Size
12x24x1
Equipment: Energy Source
Electric, Gas
Distribution Systems: Filter Locations
Upstairs hallway adjacent to scuttle hole attic access point
Change Filter(s)

As a reminder, please be sure to change filter(s) as recommended and pay attention to the air flow arrow on the filter when installing a new filter.

Flue Piping

As a reminder, please be sure to keep furnace/water heater flue piping sealed at all times to prevent conditions conducive to backdrafting of Carbon Monoxide Gas.

Information

It is strongly recommended that installed units are compatible for optimum performance. We are not able to verify or certify unit compatibility. Suggest having qualified HVAC contractor evaluate and service units prior to closing.

Equipment: Brand
Rheem

The heating system (Rheem) was manufactured in 2018. The serial number is (restricted) and model number is (restricted) and has a 10-15 year life expectancy.

Equipment: Maintenance

Furnace should be cleaned and serviced annually. A qualified icensed HVAC professional should clean, service and certify furnace annually

Here is a resource on the importance of furnace maintenance.

Normal Operating Controls: Thermostat Location
Upstairs Hallway

The thermostat was operating as intended at the time of inspection, and its location was adequate.

Limitations and Considerations

The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. We did not and can not measure/check for air flow quantity at all locations. It is recommended that qualified HVAC contractor evaluate complete system. The humidifier and electronic air cleaner were not tested and are beyond the scope of a standard home inspection. Recommend inspection by a qualified HVAC contractor to insure proper operation. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.


General Limitations

Inspection of furnace heat exchangers for the evidence of cracks or holes is beyond the SCOPE OF A GENERAL HOME INSPECTION, as this can only be done by dismantling the unit. This unit has a sealed heat exchanger which prevents us from being able to thoroughly inspect the heat chamber or interior components at this time.  We suggest all heating equipment be cleaned and checked every few years to help maintain optimum performance.  The inspector can not light pilot lights.  Electronic air cleaners, humidifiers, and de-humidifiers are beyond the scope of this inspection.  Determining the condition of oil tanks, whether exposed or buried is beyond the scope of this inspection.  Normal service and maintenance is recommended on a yearly basis.

Air Flow Quality

We did not and can not measure/check for air flow quantity at all locations. It is recommended that qualified HVAC contractor evaluate complete system.

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

6 - Cooling System

IN NI NP D
6.1 General X
6.2 Equipment X X
6.3 Normal Operating Controls X
6.4 Distribution System X
Equipment: Energy Source/Type
Electric
Equipment: Location
Exterior South
Normal Operating Controls: Thermostat
Digital
Distribution System: Configuration
Central
Distribution System: Filter Type
Disposable
Distribution System: Filter Size
12x24, 12x24x1
Distribution System: Filter Locations
Upstairs Hallway Ceiling Adjacent to Scuttle Hole
General: Clearances

Keeping landscaping and shrubs away from the compressor will help make unit more efficient.

General: Information

It is strongly recommended that installed units are compatible for optimum performance. We are not able to verify or certify unit compatibility. Suggest having qualified HVAC contractor evaluate and service units prior to closing.

Equipment: Brand
Rheem

The condenser unit (Rheem) was manufactured in 2018. The serial number is (Please see image) and model number is (Please see image) and has a 10-12 year life expectancy.

Equipment: Maintenance Recommendations

As a reminder, please be sure to monitor and repair/replace refrigerant line insulation as deemed as necessary to maintain efficiency.

I recommend cleaning A/C P-Trap with a 18" EZT-406 Standard Flexible Rod Cleaning Brush every time the filter is changed.

Normal Operating Controls: Thermostat Location
Upstairs hallway

The thermostat was operating as intended at the time of inspection, and its location was adequate.

General: Limitations and Considerations

The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

General: Air Flow Quality

We did not and can not measure/check for air flow quantity at all locations. It is recommended that qualified HVAC contractor evaluate complete system.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
6.2.1 - Equipment

Insulation on Suction Line Missing/Damaged

Insulation on the outdoor larger (suction) line may be missing or damaged, significantly reducing the efficiency of the air conditioning system. If insulation is missing on the larger line indoors, condensation may be a problem.  A qualified licensed HVAC professional should evaluate, repair, and replace as necessary.

Fire HVAC Professional
Credit
Comment
6.2.2 - Equipment

Condensate Tube No Trap

Condensate tube bypassed the p-trap in the condensate line. This limits safe discharge of condensation produced by evaporator coils. A qualified licensed HVAC professional should evaluate, repair, and replace as necessary.

Fire HVAC Professional

7 - Plumbing System

IN NI NP D
7.1 Water Supply, Distribution Systems & Fixtures X
7.2 Drain, Waste, & Vent Systems X
7.3 Hot Water Systems, Controls, Flues & Vents X X
7.4 Fuel Storage & Distribution Systems X
7.5 Bathroom Toilets X
7.6 Sinks, Tubs & Showers X X
7.7 Sump Pump X
Filters
None
Water Source
Public
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement, Utility Room, Washer/Dryer Area
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Hot Water Systems, Controls, Flues & Vents: Approximate Age
14 Years
Sump Pump: Location
Basement
Drain, Waste, & Vent Systems: Material
Iron, PVC
Water Supply, Distribution Systems & Fixtures: Main Water Shut Off Location
Basement, North

The main shut off is the white lever located in the Basement north facing closet. This is for your information.

Hot Water Systems, Controls, Flues & Vents: Manufacturer
GE

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

Hot Water Systems, Controls, Flues & Vents: Water Heater System

At this time, the water heater appears to be operating as expected. The Water heater (___) Serial Number is (Please see image) and model number is (Please see image). The water heater was manufactured in __  and has a life expectancy of   ___  years.

Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Bathroom Toilets: Toilets Inspected

I flushed all of the toilets. All toilets were operational at the time of the inspection.

Sinks, Tubs & Showers: Ran Water at Sinks, Tubs & Showers

I ran water at all bathroom sinks, bathtubs, and showers. I inspected for deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously. 

Sinks, Tubs & Showers: Recommendation

Please be sure to keep the bathtub and/or insert well sealed to minimize chance of leaking or moisture entry to wall and flooring materials.


Please be sure to keep the shower/shower insert well sealed to minimize chance of future water seepage to wall and flooring materials.


Please be sure to keep the sink well sealed to minimize chance of future water seepage.

Limitations and Considerations

The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection.  Leakage or corrosion in underground piping cannot be detected by a visual inspection.

Water Supply, Distribution Systems & Fixtures: Limitations

Due to finished areas and stored items, all of interior water supply and distribution could not be inspected.

Drain, Waste, & Vent Systems: Limitations

Due to finished areas and stored items, all of interior water supply and distribution could not be inspected.Lim

Sump Pump: Sump Pump Cap Sealed

The cap over the sump pump was sealed type, hindering us from checking to see if the sump pump is operable at this time. Due to the presence of radon mitigation system, the cap over the sump pump must be sealed air tight to ensure radon mitigation system is working properly, and that radon gases are not entering the dwelling.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
7.2.1 - Drain, Waste, & Vent Systems

Improper Connection

An improper connection was observed at a drain, waste or vent pipe.  This can lead to leaks and damage to the home.  A qualified licensed plumber should evaluate and repair as necessary.

Pipes Plumbing Contractor
Credit
Comment
7.3.1 - Hot Water Systems, Controls, Flues & Vents

Temperature/Pressure Relief Valve Damaged/Missing

The temperature/pressure relief valve (TP or TPR) lets water escape if the temperature or pressure is too high. This valve should be connected to a tube that discharges no more then six inches above floor level so hot water is not sprayed on to anyone nearby. The tube should be as large as the tank fitting and the tube end should never be threaded, capped, or plugged. A qualified licensed plumber should evaluate, repair, and replace as necessary.

Pipes Plumbing Contractor
Credit
Comment
7.3.2 - Hot Water Systems, Controls, Flues & Vents

No Drip Pan

No drip pan was present.  This is installed to prevent leaks from damaging the home.   A qualified licensed plumber should evaluate, repair, and replace as necessary.

Pipes Plumbing Contractor
Credit
Comment
7.6.1 - Sinks, Tubs & Showers

Active Water Leak

I observed indications of an active water leak.  This can cause damage to the home. A qualified licensed plumber should evaluate, repair and replace as necessary.

Pipes Plumbing Contractor

8 - Electrical System

IN NI NP D
8.1 Service Entrance Conductors X
8.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
8.3 Branch Wiring Circuits, Breakers & Fuses X
8.4 Lighting Fixtures, Switches & Receptacles X
8.5 GFCI & AFCI X X
8.6 Smoke Detectors X
8.7 Carbon Monoxide Detectors X
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Lighting Fixtures, Switches & Receptacles: Working as expected

All fixtures, switches, and receptacles working as expected at this time.

Service Entrance Conductors: Electrical Service Conductors
Overhead
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
Carbon Monoxide Detectors: Recommend

We also recommend a carbon monoxide detector for personal safety.

Information

There are a wide variety of electrical systems with an even greater number of components, and which any one particular system may not conform to current standards or provide the same degree of service and safety. The most significant concern about a system is the fact that the NEC, National Electrical Code is not retroactive, and therefore many residential systems do not comply with the current standards. Regardless, we are not licensed electricians and do not perform load-calculations to see if the supply meets the demand. However in the interest of safety, we regard every electrical deficiency and recommended upgrade as a latent hazard that should be repaired as soon as possible by a licensed electrician before the close of escrow, because an electrician could reveal additional deficiencies or recommend additional upgrades. We may typically recommend upgrading outlets to Ground Fault Circuit Interrupters (GFCI's) which are a relatively inexpensive but essential safety feature and have been around for approximately 30 years and have been required in specific locations. Similarly, AFCI, arc fault circuit interrupters are the very latest in circuit breaker technology and have been required in all bedroom receptacles since 2002, if your home does not have them we will recommend them because there are thousands of arc fault fires each year, another simple inexpensive upgrade every home should have.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Reminder

As a reminder, please be sure to use the circuit labeling as a guide until verified.

GFCI & AFCI: GFCI-Protection Tested

As a reminder, the GFI outlet(s) operated as intended at this location. As a result, test monthly to insure proper operation.

GFCI & AFCI: Consideration

Consider installing Ground Fault Circuit Interrupters (GFCI) in outlets near water supplies.

Smoke Detectors: Information

Testing of smoke detectors is beyond the scope of this inspection. Smoke detectors are recommended to be located in each bedroom and one per floor level. Smoke alarms should be tested monthly and replaced per manufactures guidelines. Please remember that battery operated smoke detectors should have the batteries checked periodically and replaced as needed to insure continued good operation. We also strongly suggest that you have a fire drill when moving into the house to help prepare for any emergency after moving into the house. We also recommend a carbon monoxide detector for personal safety.  For additional information please visit Smoke Detector Information.

Limitations and Considerations

The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
8.5.1 - GFCI & AFCI

GFCI Improperly Wired

I observed a defect at the GFCI in the kitchen island. It was not properly wired. This is a safety hazard.  A qualified licensed electrician should evaluate, repair and replace as necessary.

Electric Electrical Contractor

9 - Built-In Appliances

IN NI NP D
9.1 General X
9.2 Dishwasher X
9.3 Range/Oven/Cooktop X
9.4 Built-in Microwave X
9.5 Exhaust Fan X
9.6 Refrigerator
9.7 Clothes Dryer X
9.8 Clothes Washer X
Clothes Dryer: Dryer Vent
Metal (Flex)
Dishwasher: Brand
Frigidaire
Range/Oven/Cooktop: Brand
Frigidaire
Built-in Microwave: Brand
Frigidaire
Refrigerator: Brand
Frigidaire
Clothes Dryer: Dryer Power Source
Gas
Clothes Washer: Operational

The clothes washer was operational at the time of the inspection.

General: Information

Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection.  Appliances are not moved during the inspection.  Portable dishwashers are not inspected, as they require connections to facilitate testing.  We do not predict the lifespan of any appliances as this is beyond the scope of the inspection.  Inspection does not cover any damage concealed by rugs, carpeting, wood floors, laminate, tile, wall paneling, drywall, plaster, paint, furniture or fixtures.  Typical wall and ceiling cracks/touch ups are considered normal and may not be listed in this report.


Stored personal items prevented a full, visual examination of all wall cladding and flooring materials, some of the electrical outlets, window operations, and/or heating ductwork located behind or under the stored items. Be sure to re-check any concealed areas during your final walk-through.

General: Limitations and Considerations

The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Clothes Dryer: Limitations

The washer, dryer and associated components and piping behind walls were not inspected and are not part of home inspection.

Clothes Washer: Limitations

The washer, dryer and associated components and piping behind walls were not inspected and are not part of home 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.The kitchen appliances are not included in the scope of a home inspection according to the Standards of Practice. 

The inspector will out of courtesy only check:

  • the stove, 
  • oven, 
  • microwave, and 
  • garbage disposer. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

10 - Insulation & Ventilation

IN NI NP D
10.1 General X
10.2 Attic Access X
10.3 Attic Insulation X
10.4 Vapor Retarders (Crawlspace or Basement) X
10.5 Ventilation (Attic and Foundation Areas) X X
10.6 Venting Systems (Kitchen, Baths & Laundry) X X
Attic Access: Access Location
Hallway, Bedroom
Attic Insulation: Insulation Type
Batt, Fiberglass, Mineral Wool, Vermiculite
Attic Insulation: Flooring Insulation
Batt
Ventilation (Attic and Foundation Areas): Ventilation Type
Gable Vents, Whole House Fan, Attic Fan
General: Information

The design of the attic, insulation, stored items, and/or access may limit the inspectors view of all the structural and mechanical components.

Stored personal items prevented a full, visual examination of all wall cladding and flooring materials, some of the electrical outlets, window operations, and/or heating ductwork located behind or under the stored items. Be sure to re-check any concealed areas during your final walk-through

Due to lack of floor boards and the design of the roof framing, not all of the roof structure, insulation and framing could be inspected. Therefore, consideration should be given to having further evaluation by a roofing contractor as deemed necessary. Pictures are representative of the readily available and accessible sections of attic at time of inspection.

Attic Access: Type
Scuttle Hole
General: Limitations and Considerations

The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Vapor Retarders (Crawlspace or Basement): Finished Basement

A large majority of the basement has finished construction on the walls, floors, ceilings, band boards, and sill plates. As such, recommend obtaining pertinent documentation for all finished and recently installed appliances (water heater, furnace, AC....). Suggest inquiring with current owners and/or local authorities of obtaining all documentation and permits that may exist. Most of the walls and ceilings in the finished basement are covered and structural members are not visible. No obvious problems discovered. I could not see behind these coverings.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
10.3.1 - Attic Insulation

Original Settled Insulation

The insulation appears to be original, settled and uneven in several areas. Suggest leveling and consideration of additional 6-10 inches added to prevent heat and air loss.  This can allow heat transfer, into and out of the home, raising energy costs.  A qualified licensed contractor should evaluate, repair and replace as necessary. 

House construction Insulation Contractor
Credit
Comment
10.3.2 - Attic Insulation

Vermiculite

In addition, what appears to be vermiculite, aged insulation pellets containing possible asbestos noted. A qualified licensed asbestos testing company should test samples, to check for the presence of asbestos containing materials within the vermiculite, then advise as necessary for removal of the material.

Contractor Qualified Professional
Credit
Comment
10.5.1 - Ventilation (Attic and Foundation Areas)

Attic Fan Inoperable

Attic fan was inoperable at time of inspection.  This can lead to excessive heat, and moisture build up in the attic space without proper ventilation.   A qualified licensed contractor should evaluate, then repair and replace as necessary.

Electric Electrical Contractor
Credit
Comment
10.5.2 - Ventilation (Attic and Foundation Areas)

Whole House Fan Inoperable

Whole house fan was inoperable at time of inspection. A qualified licensed contractor should evaluate, then repair and replace as necessary.

Electric Electrical Contractor
Credit
Comment
10.6.1 - Venting Systems (Kitchen, Baths & Laundry)

Missing Fan

I observed that the bathrooms do not have a mechanical exhaust fan installed. 

Regardless of what kind of ventilation system may be installed for the rest of the house, exhaust fans are recommended in the bathrooms to remove excess moisture, cleaning chemical fumes, etc. The fan should be ducted to exhaust outside of the home.   A qualified licensed contractor should repair and replace as necessary.

Hardhat General Contractor

11 - Structural Components

IN NI NP D
11.1 Foundation X
11.2 Basements & Crawlspaces X
11.3 Floor Structure X
11.4 Wall Structure X
11.5 Ceiling Structure X
11.6 Columns or Piers X
11.7 Roof Structure & Attic X
Inspection Method
Visual
Foundation: Material
Masonry Block
Floor Structure: Sub-floor
Inaccessible
Wall Structure: Wall Structure
Wood, Masonry
Roof Structure & Attic: Type
Gable
Finished Basement

A large majority of the basement has finished construction on the walls, floors, ceilings, band boards, and sill plates. As such, recommend obtaining pertinent documentation for all finished and recently installed appliances (water heater, furnace, AC....). Suggest inquiring with current owners and/or local authorities of obtaining all documentation and permits that may exist. Most of the walls and ceilings in the finished basement are covered and structural members are not visible. No obvious problems discovered. I could not see behind these coverings.

Foundation: Exterior Foundation Maintenance

Please be sure to keep all typical settlement cracks in the visible areas of the exterior foundation walls well sealed to prevent moisture entry.

Foundation: Interior Foundation

A large majority of the basement has finished construction on the walls, floors, ceilings, band boards, and sill plates which prevents a full, visual observation of all structural and mechanical components located above and behind the finished materials. As a reminder, please be sure to obtain all permits and documentation that may exist for all finished areas, renovations and installed appliances (i.e Water Heater, Furnace, A/C...).

Basements & Crawlspaces: Complimentary View
Floor Structure: Basement/Crawlspace Floor
Tile
Ceiling Structure: Material
Wood

Wood, Concrete, Metal

Roof Structure & Attic: Material
Plywood, Wood
Limitations

The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Stored personal items prevented a full, visual examination of all wall cladding and flooring materials, some of the electrical outlets, window operations, and/or heating ductwork located behind or under the stored items. Be sure to re-check any concealed areas during your final walk-through.

Areas hidden from view by finished walls, ceilings, fixtures, or stored items can not be judged and are not a part of this inspection.  All exterior grades should allow for surface and roof water to flow away from the foundation.  In most instances floor coverings prevent recognition of cracks or settlement.  Where carpeting an other floor coverings are installed, the materials and conditions of the flooring underneath can not be determined.

Basements & Crawlspaces: Finished Basement Limitations

A large majority of the basement has finished construction on the walls, floors, ceilings, band boards, and sill plates which prevents a full, visual observation of all structural and mechanical components located above and behind the finished materials. As a reminder, please be sure to obtain all permits and documentation that may exist for all finished areas, renovations and installed appliances (i.e Water Heater, Furnace, A/C...).


The design and finished construction prevented a full visual inspection/observation of the columns, beams, and joists.

Floor Structure: Limitation

A large majority of the basement has finished construction on the walls, floors, ceilings, band boards, and sill plates which prevents a full, visual observation of all structural and mechanical components located above and behind the finished materials. As a reminder, please be sure to obtain all permits and documentation that may exist for all finished areas, renovations and installed appliances (i.e Water Heater, Furnace, A/C...).

Wall Structure: Limitation

A large majority of the basement has finished construction on the walls, floors, ceilings, band boards, and sill plates. As such, recommend obtaining pertinent documentation for all finished and recently installed appliances (water heater, furnace, AC....).

Ceiling Structure: Limitation

A large majority of the basement has finished construction on the walls, floors, ceilings, band boards, and sill plates. As such, recommend obtaining pertinent documentation for all finished and recently installed appliances (water heater, furnace, AC....).

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

12 - Garage

IN NI NP D
12.1 General X
12.2 Garage Floor X
12.3 Garage Vehicle Door X
12.4 Garage Vehicle Door Opener X
12.5 Ceiling, Walls & Firewalls in Garage X
Garage Vehicle Door: Type of Door Operation
Opener
General: Information

Determining the heat resistance rating of firewalls is beyond the scope of this inspection.  Flammable materials should not be stored within closed garage areas.  Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection.

General: No roof

The garage is tucked under and there is no roof and associated components to inspect.

Ceiling, Walls & Firewalls in Garage: Reminder

As a reminder, please be sure to keep all holes, cracks and penetrations well sealed at all times to maintain firewall ratings.

General: Limitations and Considerations

Stored personal items prevented a full, visual examination of all wall cladding and flooring materials, some of the electrical outlets, window operations, and/or heating ductwork located behind or under the stored items. Be sure to re-check any concealed areas during your final walk-through

The inspector shall inspect:

  • garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.


The inspector shall describe:

  • a garage vehicle door as manually-operated or installed with a garage door opener.


  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
12.4.1 - Garage Vehicle Door Opener

Contact Auto-Reverse Not Working Properly

I pushed the button to close the door, and attempted to trigger the contact auto-reverse function of the door with my hand/arm.  The door continued closing.  This is a safety hazard that needs repair or replacement.  A qualified licensed professional should repair and replace as necessary.

Contractor Qualified Professional
Credit
Comment
12.5.1 - Ceiling, Walls & Firewalls in Garage

Door Was Not Self-Closing

I observed that the door between the garage and the house is not equipped with a self-closing or an automatic-closing device. This is a fire hazard. A qualified licensed professional should repair and replace as necessary.

Hardhat General Contractor