This is not meant to be an accurate representation of the orientation of the home. This description is based on cardinal direction. It is to give an orientation for descriptive purposes on observations made during the inspection.
The Report contains categorizations of Major Concerns (red), Moderate Concerns (orange), and Minor issues (blue). The colors and classifications are done for illustrative purposes and convenience. All issues should be considered and evaluated equally.
The Red category is for a specific issue with a system or component that may have an adverse impact on the value of the property, or that poses a potential risk to people or property. The Orange category is for items that are not functional or will lead to further defects if not addressed. The Blue category is mostly routine maintenance that is due now and that new owners should do periodically. The Blue category also represents observations that may be corrected as a DIY project or a relatively low cost fix by a qualified contractor.
The categorization is not intended to determine which items may need to be addressed per the contractual requirements of the agreement of sale of the property. All items should be addressed as you deem necessary.
Most observations within the report will give a recommendation of the type of contractor that may work with evaluating and/or repairing that system. These recommendations are merely given as a helpful suggestion for the client. The client may choose which, if any observations will be addressed and have complete say in the choice of contractor.
Photos included in this report are for illustrative purposes only. The photos are used to show a representation of the observation, information, or limitation being noted and are not meant to be construed as a comprehensive list of all instances of any particular comment.
Here are a few quick tips on navigating your report. Be sure to click on photos to enlarge and to see any additional photos. Some photos will have further descriptions and markers that will not be seen until you click to enlarge. Also, be sure to click on the "Full Report" button to see all available information. This button is at the bottom left on the photo of your home. When looking at the "Full Report", be sure to click on the "Overview", "Information", and "Limitations" buttons that are at the top of each numbered section to fully assess the findings of the inspection. And, for a quick overview, click on the "Summary" button at the bottom left on the photo of your home.
The report is best if viewed in the original html format. This allows you to utilize embedded videos and attached links provided as additional informational resources (if applicable). The report can be printed using the PDF tab if a hard copy is desired.
I reserve the right to update inspection reports within 72 hours after initial release. This is to accommodate clarifications or additional information that might have come forward subsequent to the inspection.
This is not meant to be an accurate representation of the orientation of the home. This description is based on cardinal direction. It is to give an orientation for descriptive purposes on observations made during the inspection.
|2.2||Roof Drainage Systems||X|
|2.4||Skylights, Chimneys & Other Roof Penetrations||X|
The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor. Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General Home Inspection does not include confirmation of proper installation. Home Inspectors are trained to identify common deficiencies and to recognize conditions that require evaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary.
One or more of the roofing components could not be inspected due to the roof being covered with snow and/or ice.
Roof was not visible due to snow
Roof shingles were discolored, which can be caused by moisture, rust or soot. Recommend a qualified contractor evaluate to find the source causing this discoloration and repair or replace as needed.
One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend adjusting downspout extensions to drain at least 6 feet from the foundation.
Here is a helpful DIY link and video on draining water flow away from your house.
|3.1||Siding, Flashing & Trim||X|
|3.2||Walkways, Patios & Driveways||X|
|3.3||Decks, Balconies, Porches & Steps||X|
|3.4||Eaves, Soffits & Fascia||X|
|3.5||Vegetation, Grading, Drainage & Retaining Walls||X|
Inspection of the home exterior typically includes: exterior wall covering materials, window and door exteriors, adequate surface drainage, driveway and walkways, window wells, exterior electrical components, exterior plumbing components, potential tree problems, and retaining wall conditions that may affect the home structure. Note: The General Home Inspection does not include inspection of landscape irrigation systems, fencing or swimming pools/spas unless pre-arranged as ancillary inspections.
One or more of the Exterior components could not be inspected due to snow. Components such as patios, decks, walks, steps, and drives were not fully visible
The property included one or more detached structure (structures not attached to the home) which were not included as part of a General Home Inspection and were not inspected. The Inspector disclaims any responsibility for providing any information as to their condition. Consider having these structures inspected by a qualified inspector for safety reasons.
The parge coat is cracking and showing signs of deterioration. A parge coat is generally for decorative / aesthetic purposes but may also lead to water intrusion. Recommend repair or re-coat.
The brick exterior walls had cracking visible in one or more locations around the home in areas where the brick meets the ground. Recommend further evaluation and repair as needed.
Minor cosmetic cracks observed. Recommend to patch and seal as needed and monitor for future movement.
One or more nails were observed to be exposed. Recommend nails be reset.
One of the stair risers had been damaged and repaired. This is a cosmetic issue and client may wish to replace damaged board(s).
A newel post at this staircase was loose at the time of the inspection. For safety reasons, the Inspector recommends that the newel post be made secure by a qualified contractor.
Common cracks (1/4-inch or less) were visible in the concrete porch floor at the time of the inspection. Cracks should be filled with an appropriate sealant to avoid continued damage to the concrete porch floor surface from freezing moisture.
Based on the inspector's past experience, the handrail assembly did not appear to be of adequate strength to safely protect the deck/stairs. Physical testing for compliance with any building standards or building codes lies beyond the scope of the General Home Inspection. The Inspector recommends that additional support be installed by a qualified contractor.
One or more areas of the fencing were in need of repair.
Recommend repair or replace.
A flower bed, mulch or soil was observed to be in contact or close proximity to the home. This can lead to moisture intrusion in one or more of the components of the home. Recommend removing or addressing this landscaping feature to reduce the probability of moisture intrusion on the home and its components.
|4.5||Washer / dryer||X|
Inspection of range/oven is limited to basic functions, such as testing of the range-top burners, and bake/broil features of the oven. Self-cleaning & convection function isnot inspected
For homes on a private onsite wastewater system:
Garbage disposals can be a problem when used in homes on septic systems. You should learn the limitations of your septic system and use the garbage disposal appropriately. Long-term, inappropriate use can cause expensive-to-repair damage to septic systems.
Vent visual inspection
A dryer vent connection was installed. The dryer vent was examined visually only. A visual examination will not detect the presence of lint accumulated inside the vent, which is a potential fire hazard. The Inspector recommends that you have the dryer vent cleaned at the time of purchase and annually in the future to help ensure that safe conditions exist. Lint accumulation can occur even in approved, properly installed vents.
Range hood lights were inoperable at the time of the inspection. The bulb may be burned out, or there may be a problem with the switch, wiring or light fixture. If after replacing the bulb the light fixture still does not respond, the Inspector recommends service by a qualified contractor.
|5.1||Main Water Shut-off Device||X|
|5.2||Drain, Waste, & Vent Systems||X|
|5.3||Water Supply, Distribution Systems & Fixtures||X|
|5.4||Hot Water Systems, Controls, Flues & Vents||X|
|5.5||Fuel Storage & Distribution Systems||X|
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.
The sinks in the master bathroom were damaged or in disrepair. The sink on the left and a drain stopper that was inoperable and limited the inspection of that sink. Recommend repairing the mechanism. The sink on the right had cracks in the basin. Although not leaking at the time of the inspection, these cracks may lead to leaking or further damage. Recommend to repair or replace the sink / countertop. The Inspector recommends repair or replacement by a qualified contractor.
The fixture was loose and needed maintenance. All work should be performed by a qualified contractor.
The easing lever on the TPR valve was broken off or has been removed. Here is a link to a video explaining TPR Valve . Recommend further evaluation from a qualified plumber and repair or replace as needed.
|6.1||Service Entrance Conductors||X|
|6.2||Main & Subpanels, Service & Grounding, Main Overcurrent Device||X|
|6.3||Branch Wiring Circuits, Breakers & Fuses||X|
|6.4||Lighting Fixtures, Switches & Receptacles||X|
|6.5||GFCI & AFCI||X|
|6.6||Smoke, Carbon Monoxide (CO) Detectors||X|
Home branch circuit wiring consists of wiring distributing electricity to devices such as switches, receptacles, and appliances. Most conductors are hidden behind floor, wall and ceiling coverings and cannot be evaluated by the inspector. The Inspector does not remove cover plates and inspection of branch wiring is limited to proper response to testing of switches and a representative number of electrical receptacles.
Switches are sometimes connected to fixtures that require specialized conditions, such as darkness or movement, to respond. Switches sometimes are connected to electrical receptacles (and sometimes only the top or bottom half of an receptacle). Because outlets are often inaccessible and because including the checking of both halves of every electrical outlet in the home exceeds the Standards of Practice and are not included in a typical General Home Inspection price structure. Functionality of all switches in the home may not be confirmed by the inspector.
Since CO is colorless, tasteless and odorless (unlike smoke from a fire), detection and prevention of carbon monoxide poisoning in a home environment is impossible without a warning device. In North America, some state, provincial and municipal governments require installation of CO detectors in new units - among them, the U.S. states of Illinois, Massachusetts, Minnesota, New Jersey, and Vermont, the Canadian province of Ontario, and New York City.
According to the 2005 edition of the carbon monoxide guidelines, NFPA 720, published by the National Fire Protection Association, sections 126.96.36.199 and 188.8.131.52, all CO detectors 'shall be centrally located outside of each separate sleeping area in the immediate vicinity of the bedrooms,' and each detector 'shall be located on the wall, ceiling or other location as specified in the installation instructions that accompany the unit.'
- CO alarms should not be installed directly above or beside fuel-burning appliances, as appliances may emit a small amount of carbon monoxide upon start-up, creating false alarms.
- A detector should not be placed within fifteen feet of heating or cooking appliances or in or near very humid areas such as bathrooms.
- Installation locations vary by manufacturer. Manufacturers' recommendations differ to a certain degree based on research conducted with each one's specific detector. Inspectors will typically have no way of knowing the Manufacturers' recommendations and should limit comments to the (educated) obvious.
Generally-accepted current safety standards recommend smoke detectors be installed in the following locations:
- In the immediate vicinity of the bedrooms
- In all bedrooms
- In each story of a dwelling unit, including basements and cellars, but not including crawl spaces and uninhabitable attics.
- In residential units of 1,200 square feet or more, automatic fire detectors, in the form of smoke detectors shall be provided for each 1,200 square feet of area or part thereof.
- Any smoke detector located within 20 feet of a kitchen or bedroom containing a tub or shower must be a photoelectric type.
The 1996 edition of the National Fire Protection Association (NFPA) 72 gives further guidance on the placement of smoke detectors, when required. Here are some examples from Chapter 2 of NFPA 72:
- Smoke detectors in a bedroom with a ceiling sloped greater than one foot in eight feet horizontally should be located on the high side of the ceiling.
- Smoke detectors should not be located within three (3) feet of a door to a bedroom containing a tub or a shower or the supply registers of a forced air HVAC system.
- Smoke detectors can be located on the ceiling with the side of the detector greater than four (4) inches from the wall or on the wall of a bedroom with the top of the detector located four (4) to twelve (12) inches down from the ceiling.
All smoke detectors should be installed in accordance with the manufacturer's recommendation and be UL listed.
This home has a low voltage system. These systems include things such as phone, communication, TV and entertainment, computer and networking, alarms and more. Inspection of a low voltage system is beyond the scope of a home inspection. Recommend communicating with the home owner to learn more about this system.
One or more white, neutral wires is being used as a hot wire. This is common practice in some instances such as a 240v connection. Inspector recommends that neutral wires being used as hot wires to be marked accordingly. All work should be completed by a qualified professional.
No GFCI protection present in all locations.
For safety reasons, the Inspector recommends that receptacles located within 6 feet of a plumbing fixture or located on the exterior of the home to be provided with ground fault circuit interrupter (GFCI) protection in good working order to avoid potential electric shock or electrocution hazards.
This can be achieved relatively inexpensively by:
1. Replacing an individual standard receptacle with a GFCI receptacle.
2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle.
3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker.
Adding equipment grounding and a service grounding system will also increase home safety.
Recommend licensed electrician upgrade by installing ground fault receptacles in all locations.
Here is a link to read about how GFCI receptacles keep you safe.
|7.2||Normal Operating Controls||X|
|7.4||Vents, Flues & Chimneys||X|
|7.5||Fireplace / Stove||X|
This is the number of degrees the system is cooling (or heating) the house air. Normal range for this number is 14-24 degrees when operating the system during hot weather, lower when ambient temperatures are lower. As with all mechanical equipment, the unit may fail at any time without warning. The inspector cannot determine future failures.
Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season.
Full inspection of wood- burning and gas-burning fireplaces and stoves lies beyond the scope of the General Home Inspection. For a full inspection to more accurately determine the condition of the fireplace/stove and to ensure that safe conditions exist, the Inspector recommends that you have the fireplace/stove inspected by an inspector certified by the Chimney Safety Institute of America (CSIA). Find a CSIA-certified inspector near you at http://www.csia.org/search.html
Inspection of home cooling systems typically includes visual examination of readily observable components for adequate condition, and system testing for proper operation using normal controls. Cooling system inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) system contractor. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified HVAC contractor.
The Inspector specifically disclaims furnace heat exchangers because proper evaluation requires invasive, technically exhaustive measures that exceed the scope of the General Home Inspection. The Inspector recommends that you have it certified by a qualified HVAC contractor.
The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
Missing or damaged insulation on refrigerant line can cause energy loss and condensation. Recommend replacing.
Vegetation was too close to the compressor, which can limit heat dissipation and limit effectiveness. Recommend cutting back vegetation to avoid overheating compressor.
The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, service and certify this system, and make repairs if necessary. This servicing should be performed annually in the future.
Here is a resource on the importance of furnace maintenance.
|8.4||Floors / Walls / Ceilings||X|
|8.5||Steps, Stairways & Railings||X|
|8.6||Countertops & Cabinets||X|
Inspection of the home interior does not include testing for radon, mold, asbestos, lead paint, or other environmental hazards unless specifically requested as an ancillary inspection.
Minor cracks were observed in several place throughout the home, especially in areas where the wall meets the ceiling. Appeared to be the result of long-term settling. Some settling is not unusual in a home. Client may wish to patch and paint for aesthetic purposes. Recommend monitoring for future movement. If movement continues, recommend further evaluation by a qualified contractor.
Protruding nail heads visible in several locations throughout the home . Protruding nails should be removed, drywall re-fastened and the drywall finished to match the existing wall surfaces. All work should be performed by a qualified drywall or painting contractor.
Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
Countertop was missing sufficient caulk/sealant at the wall. This can lead to water damage. Recommend adding sealant at sides and corners where counters touch walls.
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Inspection of attic venting was limited due to snow and ice on the roof and no walk way in the attic. Inspector observed what appeared to be ridge venting when inspecting the roof from the ground with binoculars. While inspecting the attic, it was difficult to see this feature but it appeared that the gap for proper venting on a ridge vent system was inadequate. There were no signs of elevated moisture in the attic. Client should monitor the attic throughout the seasons and during times of high humidity.
Many of the components of the attic could not be fully inspected because there was no walkway was provided in the attic. Persons entering the attic must walk on ceiling or roof framing members which are often hidden from view beneath insulation. This activity can be difficult and/or hazardous. The ceiling-covering material (drywall or plaster) will usually not support the weight of a person.
|10.2||Basements & Crawlspaces||X|
|10.3||Vapor Retarders (Crawlspace or Basement)||X|
The General Home Inspection includes inspection of the home structural elements that were readily visible at the time of the inspection. This typically includes the foundation, exterior walls, floor structures and roof structure. Much of the home structure is hidden behind exterior and interior roof, floor, wall, and ceiling coverings, or is buried underground. Because the General Home Inspection is limited to visual and non-invasive methods, this report may not identify all structural deficiencies. Upon observing indications that structural problems may exist that are not readily visible, the inspector may recommend inspection, testing, or evaluation by a specialist that may include invasive measures.
This house has a basement that is finished. Many of the components of the house could not be inspected due to being hidden behind walls, ceilings, and finished flooring.
Minor cracking was noted on the foundation walls. This is sometimes common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement. Also recommend further evaluation by a qualified contractor.
Here is an informational article on foundation cracks.
Efflorescence noted on the basement foundation wall surface. This a white, powdery deposit that is consistent with moisture intrusion. This can compromise the soil's ability to support the home structure and/or lead to mold growth. Recommend a qualified contractor identify source or moisture and correct.
Wall structure showed signs of water intrusion, which could lead to more serious structural damage. It appeared that the home owner has made recent attempts to address this situation. This area was inspected using a moisture meter and elevated levels of moisture were found at this location. Recommend a qualified contractor identify source or moisture and remedy.
|11.3||Walls & Firewalls||X|
|11.5||Garage Door Opener||X|
Garage doors are not tested by the Inspector using specialized equipment and this inspection will not confirm compliance with manufacturer's specifications. This inspection is performed according to the Inspector's judgment from past experience. You should adjust your expectations accordingly. If you wish to ensure that the garage door automatic-reverse feature complies with the manufacturer's specifications, you should have it inspected by a qualified garage door contractor.
This access door to the garage leads into the home.
One or more of the Garage components could not be inspected due to occupants belongings.