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1234 Main St.
Tempe, Arizona 85282
03/27/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
5
Maintenance item
51
Recommendation
1
Safety hazard

This Inspection Report is based on a visual, non-intrusive inspection. While every effort is made to identify and report all current or potential issues with a home, please understand that there are simply areas that cannot be seen - such as within the wall structure, etc. An inspector is considered to be a "Generalist" in that the job is to identify and report potential issues rather than diagnose the specific cause or repair items. For this reason, you will find that it is often recommended to seek further evaluation by a qualified professional contractor.

The report includes Information on various systems and components of the home, Limitations that may affect the ability to inspect certain items/areas, and Observations for items that require immediate or future attention.

Observations are organized into three categories:

1) Monitor or Maintenance Item - This category is for items that require continual monitoring and/or regular service and maintenance. These observations are more informational in nature and represent more of a future to-do list rather than something you might use as a negotiation or Seller-repair item.

2) Recommendation or Upgrade - Most items will typically fall into this category. These observations may require a qualified contractor to evaluate further and repair or replace. Also included are items that are often considered as improvement items or upgrades.

3) Safety Hazard - This category is composed of health or safety items.

1 - Introduction

Buyer's Home Inspection

04/19/2019


Dear Ken Davis,


RE: 1916 N 95th Pl, Mesa AZ 85207


Thank you for choosing The Dwelling Inspector, LLC to perform your home inspection. We are honored to be the Voice of your Investment and we hope the experience met your expectations. The enclosed report provides you with a record of the inspection for immediate and long-term use. The report contains a lot of general information regarding your home as well as our observations at the time of the inspection. We encourage you to read the full report, however a summary of our observations can also be viewed for easier navigation. 


Please feel free to contact us if you have any questions regarding this report or your home. 


Thank you again for allowing us to work with you. 


Best regards,


Scott Alack

on behalf of 

The Dwelling Inspector, LLC

2 - Inspection Details

Inspector: Scott Alack

Phone Number: (480) 773-5435 

Email Address: Scott@TheDwellingInspector.com 

Mailing Address: 2344 E. Hermosa Dr., Tempe AZ 85282 

License #: 67432

Inspection Date
04/19/2019
In Attendance
Home Owner
Weather Conditions
Sunny
Temperature (approximate)
72 to 97 Fahrenheit (F)
Orientation of Front Entrance
Front entrance faces North.
Year Built
2000
Type of Building
Single Family, Detached
Occupancy
Vacant
Utilities
All utilities were on at the time of inspection.
Number of Bedrooms and Bathrooms
7 Bedrooms, 4 Bathrooms, Half Bath
Size of Home
4921 Square Feet
Photo(s) - North Facade of Building
Photo(s) - East Facade of Building
Photo(s) - South Facade of Building
Photo(s) - West Facade of Building

3 - Structural Components

Structural Components Section Introduction

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 following:

  • foundation (including basements and crawlspaces), 
  • floor structures, 
  • wall structures,
  • columns,
  • and roof / attic 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.

NOTE: Future performance of the structure cannot be predicted or warranted. This inspection is one of first impressions and the inspector was not provided with any historical information pertaining to the structural integrity of the inspected real property. This is a limited cursory and visual survey of the accessible general conditions and circumstances present at the time of this inspection. Opinions are based on general observations made without the use of specialized tools or procedures. Therefore, the opinions are based on general apparent conditions and not of absolute fact and are only good for the date and time of this inspection. Weather conditions, drainage, leakage and other adverse factors are able to effect structures, and differential movements are likely to occur. The inspectors opinion is based on visual observations of accessible and unobstructed areas of the structure at the time of the inspection. The inspection of the foundation may show it to be providing adequate support for the structure or having movement typical to this region at the time of the inspection. This does not guarantee the future life or failure of the foundation. The inspector is not a structural engineer. This inspection is not an engineering report or evaluation and should not be considered one, either expressed or implied. If any cause of concern is noted on this report, or if you want further evaluation, you should consider an evaluation by a Structural Engineer or your choice. Foundations are inspected according to today's Standards of Practice. 

SUGGESTED FOUNDATION MAINTENANCE & CARE - Proper drainage and moisture maintenance to all types of foundations due to the expansive nature of the area load bearing soils. Drainage must be directed away from all sides of the foundation with grade slopes. In most cases, floor coverings and/or stored articles prevent recognition of signs of settlement - cracking in all but the most severe cases. It is important to note, this was not a structural engineering survey nor was any specialized testing done of any sub-slab plumbing systems during this limited visual inspection, as these are specialized processes requiring excavation. In the event that structural movement is noted, client is advised to consult with a Structural Engineer who can isolate and identify causes, and determine what corrective steps, if any, should be considered to either correct and/or stop structural movement.

Foundation: Type
Slab on grade
Foundation: Condition
The foundation appeared serviceable at the time of the inspection., The foundation was not visible in some areas.
Floor Structure at First Level: Type
Poured concrete slab
Floor Structure at First Level: Condition
The floor structure was not visible due to carpet and floor covering., The visible portions of the floor structure appeared serviceable at the time of the inspection., Typical cracks appeared common in size.
Wall Structure: Type
Wood Framed
Wall Structure: Condition
The wall structure appeared serviceable at the time of the inspection.

NOTE: Wall insulation type and value is not verified. UFFI (Urea Formaldehyde Foam Insulation) or other hazardous materials are not identified. Conditions inside the wall cannot be judged. Lead paint testing is not performed.

Column(s): Type
Wood post column with stone veneer base.
Column(s): Condition
The column(s) appeared serviceable at the time of the inspection.
Roof / Ceiling Structure & Attic: Vapor Barrier Condition
A vapor retarder is not required.

Basement not present.

Crawlspace not present.

Floor Structure at Second Level not present.

Roof / Ceiling Structure & Attic: No Attic Access

NOTE: The structural components in the roof, ceiling, and attic were not inspected because there was no attic access provided at the time of the inspection. 

Attic Electrical Notes not present.

4 - Exterior

Exterior Section Introduction

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 or swimming pools/spas unless pre-arranged as ancillary inspections.

Exterior Wall Cladding: Type
Stucco Veneer, Stone Veneer
Exterior Wall Cladding: Condition
The exterior wall cladding appeared serviceable except where noted (see Observations for more information).
Wall Flashing and Trim: Trim Type
Wood, Stucco
Wall Flashing and Trim: Trim Condition
The exterior wall trim appeared serviceable except where noted (see Observations for more information).
Wall Flashing and Trim: Wall Flashing Condition
The exterior wall flashing appeared serviceable at the time of the inspection.
Eaves, Soffits & Fascia: Type
Wood, Drywall
Eaves, Soffits & Fascia: Condition
The soffits and fascia at the eaves appeared serviceable at the time of the inspection.
Driveway: Type
Pavers
Driveway: Condition
The driveway surface appeared serviceable except where noted (see Observations for more information).
Walkway(s): Type(s)
Concrete, Flagstone, Pavers
Walkway(s): Condition
The walkway surface appeared serviceable at the time of the inspection.
Patio(s): Type(s)
Concrete
Patio(s): Condition
The patio surface(s) appeared serviceable except where noted (see Observations for more information)., Common cracks were noted.
Patio Cover: Type
The patio cover was a covered roof (refer to Roofing section for more information).
Patio Cover: Condition
Refer to Roofing section for additional information.
Fences and Gates: Fence Type
Stucco over concrete / masonry, Metal fencing
Fences and Gates: Gate Type
Metal gate with wood slats, Metal gate
Fences and Gates: Condition
The fencing and gates appeared serviceable except where noted (see Observations for more information)., Common cracks were noted on the fencing.
Chimney: Material
Stucco
Chimney: Condition
The portion of the chimney below the roof appeared serviceable at the time of the inspection.
Vegetation, Grading & Drainage: Grading Condition
The structure is situated on a level site.

NOTE: This inspection does not include geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted.

Vegetation, Grading & Drainage: Drainage Condition
The soil slope and drainage at the foundation perimeter appeared serviceable except where noted (see Observations for more information)., Improper soil slope toward foundation
$
Credit
Comment
4.1.1 - Exterior Wall Cladding

Minor Cracks in Stucco

Stucco showed cracking in one or more places. This could be a result of temperature changes or building settlement and is typical as homes with stucco age. Recommend a stucco repair contractor to seal and repaint to prevent water penetration. 

The attached photos are a sampling of this condition. The contractor should evaluate all stucco areas for this condition. 


Stucco Stucco Repair Contractor
$
Credit
Comment
4.2.1 - Wall Flashing and Trim

Damaged Exterior Wood Trim

The exterior wood trim was observed to have some deterioration and/or damage. Damaged and deteriorated exterior wood trim should be repaired to prevent wall damage, moisture penetration and wood destroying insects.

Siding Siding Contractor
$
Credit
Comment
4.3.1 - Eaves, Soffits & Fascia

Drywall Ceiling/Soffit - Tape Joints

One or more cracks were observed in the exterior ceiling/soffit and appeared to be from poor drywall taping. Recommend correction by a professional drywall contractor. 

Putty knife Drywall Contractor
$
Credit
Comment
4.5.1 - Driveway

Differential Movement of The Driveway

Differential movement of the driveway was observed. Differential movement in concrete  pavers may be an indication of settlement, erosion or other defects and should be repaired as needed.

House front Driveway Contractor
$
Credit
Comment
4.6.1 - Walkway(s)

Repair/Reseal Walkway Cracks

Cracks and/or deficiencies were observed in the poured concrete walkway. Cracks in poured concrete may be an indication of material defects, lack of maintenance, movement or settlement. Cracks and other defects in poured concrete should be repaired/resealed and monitored over time for movement, deflection and deterioration.

Triangle Grading Contractor
$
Credit
Comment
4.6.2 - Walkway(s)

Previous Termite Treatment

The walkway appeared to have holes drilled and refilled which is consistent with a previous termite treatment. The inspector recommends you ask the seller about this condition.

Mag glass Monitor
$
Credit
Comment
4.8.1 - Patio(s)

Differential Movement of The Patio(s)

Differential movement of the patio(s) was observed. Differential movement in concrete pavers may be an indication of movement, settlement or other defects and should be repaired as needed.

Triangle Grading Contractor
$
Credit
Comment
4.8.2 - Patio(s)

Repair/Reseal Patio Cracks

Cracks and/or deficiencies were observed in the poured concrete patio(s). Cracks in poured concrete may be an indication of material defects, lack of maintenance, movement or settlement and should be repaired/resealed and monitored over time for movement, deflection and deterioration.

Gardening shovel tool shape Concrete Contractor
$
Credit
Comment
4.11.1 - Fences and Gates

Cracks At The Mortar Seams

The perimeter concrete/masonry wall had step cracking at the mortar seams. This is an indication of settling, soil movement, or some other defect. Recommend repairs by a concrete/masonry fence contractor.

Brick Masonry Contractor
$
Credit
Comment
4.11.2 - Fences and Gates

Metal Fence - Not Securely Attached

The metal fencing at the southeast corner was not securely attached to the wall. Recommend a qualified professional to securely fasten the fence

Contractor Qualified Professional
$
Credit
Comment
4.11.3 - Fences and Gates

Metal fence - paint

The metal fence at the south end of the property appeared to have surface rust. Recommend repainting the metal fence to prevent further deterioration. 

Contractor Qualified Professional
$
Credit
Comment
4.13.1 - Vegetation, Grading & Drainage

Negative Grade Slope Towards The Foundation

A negative grade slope towards the foundation was observed. Proper drainage is needed to help prevent water from standing and/or ponding next to the foundation. Grading improvements are needed to direct run off water away from the structure. Any area where the ground or grade does not slope away from the structure is to be considered an area of improper drainage. Recommended slope away from the foundation is 6 inches per 10 feet.

Triangle Grading Contractor

5 - Roofing

Roof Section Introduction

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 following:

  • roof-covering materials, 
  • roof flashing,
  • roof drainage systems,
  • roof penetrations like chimneys, and skylights,
  • mounting hardware for roof-mounted equipment, 
  • attic ventilation devices, 
  • ducts for evaporative coolers, 
  • and ducts for combustion and plumbing vents. 

NOTE: Life expectancy of the roofing covering materials is not covered by this home inspection report. If any concerns exist about the roof covering life expectancy or potential for future problems, a roofing specialist should be consulted. Roof covering materials are inspected according to the current Standards of Practice.

NOTE: The inspection of the roof does not preclude the possibility of leakage or water damage. Leakage or water damage can occur at any time and may depend on rain intensity, wind velocity and direction and other environmental factors. The entire underside of the roof sheathing is not visible or accessible and cannot be inspected for indications of leaks.

NOTE: When O (O= Observations) is marked. It is recommended that all the roofing covering materials and components be fully evaluated by a certified, licensed roofing specialist, prior to closing.

NOTE: Roofs, skylights, penetrations and flashings are not water tested for leaks.

NOTE: The roof covering materials should be inspected annually as part of a routine maintenance plan.

Inspection Method
The roof was inspected by walking on the roof., The roof was partially inspected with a pole mounted camera.

The inspector will observe from the roof unless the type of materials, structural integrity, lack of access or personal safety prohibit. In the event that the roof can not be safely walked, a visual inspection will be made from either a ladder or by some other means such as binoculars or a pole cam.

Main Roof: Type
Asphalt roll roofing
Main Roof: Style
Flat roof
Main Roof: Number of Layers
The roof appeared to have 1 layer of roof covering material.
Main Roof: Condition
Further evaluation and/or repairs are recommended (see Observations for more information).
Second Roof: Type
Clay tiles
Second Roof: Style
Hip roof
Second Roof: Number of Layers
The roof appeared to have 1 layer of roof covering material.
Second Roof: Condition
Further evaluation and/or repairs are recommended (see Observations for more information).
Garage 2 Roof: Type
Asphalt roll roofing, Clay tiles
Garage 2 Roof: Style
Hip roof, Flat roof
Garage 2 Roof: Number of Layers
The roof appeared to have 1 layer of roof covering material.
Garage 2 Roof: Condition
The general condition of the roof is favorable with signs of weathering and aging (regular maintenance and inspection is advised).
Patio/Cabana Roof: Type
Asphalt roll roofing
Patio/Cabana Roof: Style
Flat roof
Patio/Cabana Roof: Number of Layers
The roof appeared to have 1 layer of roof covering material.
Patio/Cabana Roof: Condition
The general condition of the roof is favorable with signs of weathering and aging (regular maintenance and inspection is advised).
Roof Drainage Systems: Type
The roof had a relatively flat slope that drains to parapet-scuppers.
Roof Drainage Systems: Condition
The roof drainage system appeared serviceable at the time of the inspection.

NOTE: Gutters and subsurface drains are not water tested for leakage or blockage. Regular maintenance of drainage systems is required to avoid water problems at the roof and foundation.

Roof Flashings: Condition
The roof flashings appeared serviceable at the time of the inspection., The roof flashings were not fully visible.
Roof Penetrations: Condition
The roof penetrations appeared serviceable at the time of the inspection.
Chimney: Material
Stone, Stucco
Chimney: Condition
The portion of the chimney that extended above the roof appeared serviceable at the time of the inspection.
No Leaks Were Observed

The Inspector did not observe any leaks at the time of the inspection. 

$
Credit
Comment
5.1.1 - Main Roof

Roof - Aged Roof Coverings

Roof coverings exhibited general wear and damage due to the age of the roof coverings that could affect ongoing performance. Recommend a qualified roofer to evaluate and repair. 

The attached photos are a sampling of this condition. 

Roof Roofing Professional
$
Credit
Comment
5.2.1 - Second Roof

Clay Tile Roof - Tiles Cracked/Broken

Cracked, broken and/or damaged clay roof tiles were observed. This condition could lead to moisture intrusion and damage to other components of the house. You are encouraged to have a licensed roofing contractor to physically inspect the roof to fully evaluate the condition of the roofing materials.

The attached photos are a sampling of this condition. The contractor should evaluate the entire clay tile roof for this condition. 

Roof Roofing Professional

6 - Electrical

Electrical Section Introduction

Inspection of the electrical system typically includes examination of the following:

  • panel interior and exterior condition;
  • panel amperage rating;
  • main disconnect amperage rating and condition;
  • main conductor amperage ratings;
  • branch conductor types, amperage rating and condition;
  • wiring visible materials, types, condition and connections;
  • circuit breaker types, amperage ratings and condition
  • label information present;
  • service and equipment grounding; and
  • bonding of service equipment.
Service Entrance: Type
Underground Service Lateral, 240/120 Volt Service
Service Entrance: Condition
The service entrance conductors (Service Lateral) were buried underground and were not inspected.
Electric Meter: Meter Location
The electric meter was located on the North Facade of the building.
Electric Meter: Meter Condition
The electric meter appeared serviceable at the time of the inspection. Electric meters are installed by electric utility providers.
Service Panel: Panel Location
The service panel was located on the North Facade of the building.
Service Panel: Panel Description
Load Center Service Panel & Sub Panels - The electrical service conductors fed a load center service panel containing a main disconnect and breakers that protected and controlled power to some branch circuits. The load center also supplied power to one or more sub-panels that contained breakers protecting and controlling other branch circuits.
Service Panel: Panel Manufacturer
Cutler Hammer
Service Panel: Panel Rating
The main service panel was rated for 200 ampere service.
Service Panel: Service Entrance Conductor Type
The service entrance conductors could not be determined because they were hidden behind other service panel components.
Service Panel: Service Entrance Conductor Condition
The service entrance conductors appeared serviceable at the time of the inspection.
Service Panel: Main Amperage Disconnect Rating
The electrical service disconnect was rated at 200 amps.
Service Panel: Overcurrent Protection
Overcurrent protection of branch circuits was provided by circuit breakers located in the service panel.
Service Panel: Panel Condition
The main service panel and overcurrent protection devices (fuses/breakers) appeared serviceable at the time of the inspection.
Service Panel: Service Grounding Condition
The visible portion of the service grounding appeared serviceable at the time of the inspection.
Branch Circuit Conductors: Type
Branch circuit conductors were a combination of copper and aluminum.
Branch Circuit Conductors: Condition
The branch circuit conductors appeared serviceable except where noted (see Observations for more information).
Sub-Panel(s): Panel Location
The sub-panel was located on the North Facade of the building.
Sub-Panel(s): Panel Description
Main Lug Sub-Panel - A sub-panel is a metal cabinet containing overcurrent devices such as breakers or fuses that protect electrical circuits in the home. Power to branch circuit breakers in this sub-panel was controlled by a main disconnect located in the service panel.
Sub-Panel(s): Panel Manufacturer
Siemens
Sub-Panel(s): Panel Rating
The sub-panel was rated for 125 ampere service.
Sub-Panel(s): Condition
The sub-panel and overcurrent protection devices (fuses/breakers) appeared serviceable at the time of the inspection.
Lights, Switches, Receptacles and Junction Boxes: Lights and Switches
A sample of the lights and switches were tested and appeared serviceable at the time of the inspection., The ceiling fans appeared serviceable when tested., The doorbell appeared serviceable when tested.

NOTE: 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 a receptacle). Because outlets are often inaccessible, functionality of all switches in the home may not be confirmed by the inspector.

Lights, Switches, Receptacles and Junction Boxes: Receptacles, Polarity and Ground Operation
A sample of the receptacles were tested and appeared serviceable except where noted (see Observations for more information).
GFCI & AFCI: Polarity and grounding of receptacles within 6 feet of interior plumbing fixtures, and all receptacles in the garage and exterior walls.
Partial ground fault circuit interrupter (GFCI) protection was installed., No arc-fault circuit interrupter (AFCI) protection was installed.
GFCI & AFCI: Operation of GFCI (Ground Fault Circuit Interrupters)
A sample of the ground fault circuit interrupter (GFCI) receptacles were tested and appeared serviceable except where noted (see Observations for more information).
Smoke Detectors: Presence of Smoke Detectors
Hard-wired smoke detectors were installed.
Smoke Detectors: Condition
The smoke detectors appeared serviceable at the time of the inspection.
Branch Circuit Conductors - Concealed Electrical Components

NOTE: Electrical components concealed behind finished surfaces or under insulation are not inspected. The inspection does not include remote control devices, alarm systems, low voltage wiring, ancillary wiring or intercoms.

Carbon Monoxide Detectors not present.

$
Credit
Comment
6.4.1 - Branch Circuit Conductors

Extension Cord Used as Permanent Wiring

An extension cord was being used as permanent wiring. The extension cord was from a controller for the landscape lights and prohibits the exterior outlet to have a weather tight seal. This condition is a potential fire hazard. The Inspector recommends that any such wiring be removed and replaced with properly-installed, approved wiring by a qualified contractor.

Electric Electrical Contractor
$
Credit
Comment
6.6.1 - Lights, Switches, Receptacles and Junction Boxes

Damaged Cover Plate

A receptacle had a cracked or damaged cover plate and should be replaced by a qualified professional. 

Contractor Qualified Professional
$
Credit
Comment
6.7.1 - GFCI & AFCI

No GFCI Protection Installed

No ground fault circuit interrupter (GFCI) protection of home electrical receptacles was provided in the home at the time of inspection. Although GFCI protection may not have been required at the time the home was built, for safety reasons, the Inspector recommends that electrical receptacles located in basements, crawlspaces, garages, the home exterior, and interior receptacles located within 6 feet of a plumbing fixture 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.

GFCI protected outlets were missing in the garage, the kitchen, outside the half bath, and at some exterior locations. 

Electric Electrical Contractor

7 - Plumbing

Plumbing Section Introduction

Inspection of the plumbing system typically includes visual examination of:

  • water supply pipes;
  • drain, waste and vent (DWV) system;
  • water heater (type, condition and operation);
  • sewage disposal system (designation as public or private);
  • gas system; and
  • sump pump (confirmation of installation/operation).

NOTE: Estimate of remaining life is not part of this inspection. Solar systems are not part of this inspection. Hot water recirculating pumps or systems are not part of this inspection. 

NOTE: If a fuel burning water heater is located in a bedroom, we recommend evaluation by a qualified heating contractor for safety and air volume requirements. 

NOTE: If a fuel burning water heater is off, the Inspector does not turn gas valves on or light pilots. If gas supply or pilots are "OFF", a full inspection is not possible. It is suggested that water heating systems be activated and fully inspected PRIOR TO CLOSE OF TRANSACTION. 

Water Source
Water is being supplied by a private well.
Water Filters and Conditioners
The property had a reverse osmosis water filter system., The property had a water softening system installed.
Water Meter and Main Line Shut-off Valve: Water Meter and Shut-off Location
The curb valve was located in an underground box near the driveway.
Water Meter and Main Line Shut-off Valve: Main Line Pipe Type
1 1/4-inch copper pipe
Water Meter and Main Line Shut-off Valve: Water Pressure
62 PSI

Note: Normal water pressure is considered between 40 to 80 psi.

Water Meter and Main Line Shut-off Valve: Condition
No leakage was observed at the main shut off valve.
Exterior Hose Faucet(s): Condition
The exterior hose faucet(s) appeared serviceable except where noted (see Observations for more information).
Water Supply Lines: Type
1/2 inch Copper
Water Supply Lines: Condition
The visible water supply lines appeared serviceable at the time of the inspection., The exposed supply lines appeared to be properly supported., Water supply line insulation is not required for this region., Cross connections were not observed., See Section: Bathroom(s) and Section: Kitchen and Laundry for more information.

NOTE: Underground pipes or pipes inside walls cannot be judged for size, leaks or corrosion.

NOTE: Water quality testing for hazards such as lead, or other contaminants is not part of this inspection.

NOTE: Be advised that some "Polybutylene" plastic piping systems have experienced documented problems.

Drain, Waste, & Vent Systems: Type
ABS Pipe
Drain, Waste, & Vent Systems: Condition
The visible DWV pipes appeared serviceable at the time of the inspection., The exposed DWV pipes appeared to be properly supported., See Section: Bathroom(s) and Section: Kitchen and Laundry for more information.

NOTE: City sewer service, septic systems and all underground pipes are not part of this inspection. Future drainage performance is also not determined. Be advised that some "ABS" plastic piping systems have experienced documented problems. Contact the manufacturer or plumbing expert for further information and evaluation. 


Fuel Storage & Distribution System: Fuel Shut-off Location
The main propane shut-off valve was located at the tank.
Fuel Storage & Distribution System: Fuel Type
Gas fuel for the home was propane stored in a tank on the property.
Fuel Storage & Distribution System: Condition
The gas shut-off appeared serviceable at the time of the inspection. Shut-offs were not operated but were visually inspected.

NOTE: Underground piping and fuel tanks cannot be inspected or judged. Pipes inside walls or pipes concealed from view cannot be inspected or judged and the inspector does not perform tests for gas leaks or pipe size.

Water Heater: Data Plate Photos
The data plate was present (see photo(s) for more information).

Manufacture Date: June 15, 2017

Water Heater: Location
The water heater was in the garage.
Water Heater: Type
Electric Water Heater
Water Heater: Capacity
50 Gallons
Water Heater: Condition
The water heater appeared serviceable except where noted (see Observations for more information)., A water shutoff valve was installed and appeared serviceable., The temperature pressure relief valve (TPR) was installed. The TPR valve was not tested.
Water Heater 2: Data Plate Photos
The data plate was present (see photo(s) for more information).

Manufacture Date: February 2010


Water Heater 2: Location
The water heater was in a utility room or closet.
Water Heater 2: Type
Electric Water Heater
Water Heater 2: Capacity
50 Gallons
Water Heater 2: Condition
The water heater appeared serviceable except where noted (see Observations for more information)., A water shutoff valve was installed and appeared serviceable., The temperature pressure relief valve (TPR) was installed. The TPR valve was not tested.
Water Heater 3: Data Plate Photos
The data plate was present (see photo(s) for more information).

Manufacture Date: August 2006


Water Heater 3: Location
The water heater was in a utility room or closet.
Water Heater 3: Type
Electric Water Heater
Water Heater 3: Capacity
50 Gallons
Water Heater 3: Condition
The water heater appeared serviceable except where noted (see Observations for more information)., A water shutoff valve was installed and appeared serviceable., The temperature pressure relief valve (TPR) was installed. The TPR valve was not tested.
Drain, Waste, & Vent Systems - Septic System

NOTE: The home had a private onsite wastewater sewage treatment (septic) system that typically consists of a tank, leach field, and related components. Inspection of this system lies beyond the scope of the General Home Inspection and the Inspector did not inspect it. These systems can be expensive to replace, and the Inspector recommends that before the expiration of your Inspection Objection Deadline, you have the system inspected by a qualified contractor.

Sump Pump(s) / Sewage Ejector(s) not present.

$
Credit
Comment
7.1.1 - Water Meter and Main Line Shut-off Valve

Anti-siphon leaked

The anti-siphon device leaked when tested and should be replaced with a new one. 

Tools Handyman/DIY
$
Credit
Comment
7.2.1 - Exterior Hose Faucet(s)

No Anti-Siphon Device

It is recommended to install an anti-siphon device at the exterior hose faucet for safety reasons. An anti-siphon device (or vacuum breaker) prevents unsanitary water from being pulled back through a garden hose and contaminating your water system, otherwise known as a "Cross Connection". These are fairly inexpensive and can be picked up at your local hardware store. 

Tools Handyman/DIY
$
Credit
Comment
7.2.2 - Exterior Hose Faucet(s)

Valve Leaked When Operated

The gate valve leaked when operated. Recommend upgrade by replacing the gate valve with a quarter turn ball valve. Quarter turn ball valves are easier to operate and less prone to leakage. An anti-siphon device is also recommended. 

Contractor Qualified Professional
$
Credit
Comment
7.6.1 - Water Heater

Recommend Electrical Disconnect

Recommend adding an electrical disconnect at the wall juncture as a safety upgrade for when maintenance and replacement of the water heater is needed. This condition is present for all the water heaters installed on the property. 

Electric Electrical Contractor
$
Credit
Comment
7.6.2 - Water Heater

Missing Overflow Pan

The water heating equipment was installed without an overflow pan. Current building standards state that all water heaters should be equipped with an overflow pan with a drain that drains to the exterior of the structure if leaks would cause damage.

This condition was present for all water heaters on the property.

Pipes Plumbing Contractor
$
Credit
Comment
7.8.1 - Water Heater 3

Water Pipe Corrosion - Dissimilar Metals

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

Pipes Plumbing Contractor

8 - Heating

Heating Section Introduction

The general home inspection does not include any type of heating system warranty or guaranty. Inspection of heating systems is limited to basic evaluation based on visual examination and operation using normal controls. 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 heating, ventilating, and air-conditioning (HVAC) contractor.

Inspection of heating systems typically includes:

  • system operation: confirmation of adequate response to the thermostat;
  • proper location;
  • proper system configuration;
  • component condition
  • exterior cabinet condition;
  • fuel supply configuration and condition;
  • combustion exhaust venting;
  • air distribution components;
  • proper condensation discharge; and
  • temperature/pressure relief valve and discharge pipe: presence, condition, and configuration.

NOTE: If a fuel burning heater/furnace is located in a bedroom, we recommend evaluation by a qualified heating contractor for safety and air volume requirements.

NOTE: If a fuel burning heater/furnace is off, the Inspector does not turn gas valves on or light pilots. If pilots are "OFF", a full inspection is not possible. It is suggested that heating systems be activated and fully inspected PRIOR TO CLOSE OF TRANSACTION.

NOTE: Inspection of the heat exchanger is not possible without disassembly of the unit in most heating equipment systems. Inspection of the heat exchanger is beyond the scope of a home inspection. No guarantee can be made on the heat exchangers life expectancy. Normal service and maintenance of the heating equipment is recommended quarterly by a qualified cooling equipment specialist. 

Heating Equipment: Data Plate Photos
The data plate was present (see photo(s) for more information).

Manufacture Date: 13th week of 2000


Heating Equipment: Location
the heating equipment was on the north side., The heating equipment was on the north side.
Heating Equipment: Type
The heating equipment consisted of a heat pump with a forced air system.
Heating Equipment: Condition
The heating equipment appeared serviceable except where noted (see Observations for more information).
Heating Equipment: Energy Source
Electric

NOTE: Verification of the location or condition of underground fuel storage tanks is not part of this inspection. Environmental risks, if any, are not included.  

Heating Equipment: Electrical Disconnect
The electrical disconnect was present and appeared serviceable at the time of the inspection.
Operating Controls: Operation
The heating unit was controlled by a thermostat.
Operating Controls: Condition
The operating controls appeared serviceable at the time of the inspection.

NOTE: Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or even heat distribution of the system through the house is not part of this inspection.

Automatic Safety Controls: Presence
Electrical Overcurrent protection (breakers/fuses) was provided.
Automatic Safety Controls: Condition
The automatic safety controls appeared serviceable at the time of the inspection.
Air Handler Unit: Data Plate Photos
The data plate was present (see photo(s) for more information).

Manufacture Date: 30th week of 2000


Air Handler Unit: Power
120 Volt
Air Handler Unit: Condensate Line
The primary condensate line was installed and appeared serviceable., Condensate line(s) were not fully visible., No trap was provided in the condensate line(s)., No vent was provided in the condensate line(s).
Air Handler Unit: Refrigerant Lines
The refrigerant line(s) were not fully visible., Insulation was installed on the refrigerant line(s) and appeared serviceable.
Air Handler Unit: Condition
The air handler unit appeared serviceable except where noted (see Observations for more information).
Air Filter: Type
Pleated Air Filter
Air Filter: Filter Size
20x25x5 and 20x30x1
Air Filter: Condition
The air filter appeared serviceable at the time of the inspection.

NOTE: Electronic air cleaners, humidifiers and dehumidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. 



Distribution System: Distribution Type
The distribution of heat was delivered through ducts and registers.
Distribution System: Condition
The distribution system appeared serviceable at the time of the inspection., The air ducts were not fully visible.
Distribution System: Each room is heated by the following heat source/system:
Heat Pump
Heating Equipment - Outside Air Temperature Was Too Warm (over 80)

NOTE: Heating equipment or a heat pump could not be operated or properly inspected for performance due to the outside air temperature being greater than 80 degrees Fahrenheit at the time of inspection. Operation at or above 80 degrees could cause damage to the unit. Inspection of the heating equipment was limited to visual observation.

Gas and Burners not present.

Flues/Venting not present.

$
Credit
Comment
8.1.1 - Heating Equipment

Heating Equipment Appeared Old - Working

The heating equipment appeared to be old (year 2000), however it was working at the time of the inspection. Recommend service, maintenance and cleaning by a professional HVAC contractor.  

The contractor should evaluate all installed AC units and perform maintenance and service as needed. 

Fire HVAC Professional
$
Credit
Comment
8.6.1 - Air Handler Unit

Condensate Line(s) Missing Vent and P-trap

The primary purpose of a condensate trap is to prevent air from moving in or out of the coil box or air handler during operation. Traps must be installed in a manner that will stop the air from passing through, but still allow the condensate to drain from the condensate pan. A standard residential system needs to have a trap of at least 1 1/2 inches to drain properly. There should not be an air vent between the drain and the trap. There should normally be a vent after the trap. Recommend correction by a professional HVAC contractor. 

This condition was observed at all air handlers. 

Fire HVAC Professional
$
Credit
Comment
8.6.2 - Air Handler Unit

Missing Secondary Drain Line or Safety Switch

The HVAC equipment did not have a secondary drain line and/or a safety switch installed at the time of inspection. Equipment manufacturers emphasize that along with a good primary drain installation, additional measures should be taken to prevent an overflow from damaging the building. According to today's building standards, a second overflow drainpipe, connected to a higher fitting on the primary condensate pan, is one option. When this is done, the overflow drain shall discharge to a conspicuous point of disposal to alert occupants in the event of a stoppage. The rationale is when the primary drain becomes blocked and causes water to suddenly drip from a normally dry pipe, someone will notice and call for service. A trap switch can be easily installed in the secondary drain fitting, in the systems drain piping or trap. It also can be wired to not only cut off the cooling equipment to prevent an overflow, but it can be wired to simultaneously activate an alarm. Recommend a professional HVAC contractor to install a secondary condensate line and/or a condensate safety detection switch to prevent water damage to the unit and/or building. 

The inspector recommends further evaluation of all installed air handlers. 

Fire HVAC Professional

9 - Heating Unit #2

Heating Equipment: Data Plate Photos
The data plate was present (see photo(s) for more information).

Manufacture Date: 12th week of 2000


Heating Equipment: Location
The heating equipment was located on the South side.
Heating Equipment: Type
The heating equipment consisted of a heat pump with a forced air system.
Heating Equipment: Condition
The heating equipment appeared serviceable except where noted (see Observations for more information).

NOTE: If a fuel burning heater/furnace is located in a bedroom, we recommend evaluation by a qualified heating contractor for safety and air volume requirements.  

NOTE: If a fuel burning heater/furnace is off, the Inspector does not turn gas valves on or light pilots. If pilots are "OFF", a full inspection is not possible. It is suggested that heating systems be activated and fully inspected PRIOR TO CLOSE OF TRANSACTION. 

NOTE: Inspection of the heat exchanger is not possible without disassembly of the unit in most heating equipment systems. Inspection of the heat exchanger is beyond the scope of a home inspection. No guarantee can be made on the heat exchangers life expectancy. Normal service and maintenance of the heating equipment is recommended quarterly by a qualified cooling equipment specialist. 

Heating Equipment: Energy Source
Electric

NOTE: Verification of the location or condition of underground fuel storage tanks is not part of this inspection. Environmental risks, if any, are not included.  

Heating Equipment: Electrical Disconnect
The electrical disconnect was present and appeared serviceable at the time of the inspection.
Operating Controls: Operation
The heating system was controlled by a thermostat.
Operating Controls: Condition
The operating controls appeared serviceable at the time of the inspection.

NOTE: Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or even heat distribution of the system through the house is not part of this inspection.

Automatic Safety Controls: Presence
Electrical Overcurrent protection (breakers/fuses) was provided.
Automatic Safety Controls: Condition
The automatic safety controls appeared serviceable at the time of the inspection.
Air Handler Unit: Data Plate Photos
The data plate was present (see photo(s) for more information).

Manufacture Date: 30th week of 2000


Air Handler Unit: Power
120 Volt
Air Handler Unit: Condensate Line
Condensate line(s) were not fully visible., No trap was provided in the condensate line(s)., No vent was provided in the condensate line(s).
Air Handler Unit: Refrigerant Lines
The refrigerant line(s) were not fully visible., The insulation on the refrigerant line(s) was damaged or deteriorated.
Air Handler Unit: Condition
The air handler unit appeared serviceable except where noted (see Observations for more information).
Air Filter: Type
Pleated Air Filter
Air Filter: Filter Size
20x25x5 and 20x30x1 20x14x1
Air Filter: Condition
The air filter appeared serviceable at the time of the inspection.

NOTE: Electronic air cleaners, humidifiers and dehumidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. 



Distribution System: Distribution Type
The distribution of heat was delivered through ducts and registers.
Distribution System: Condition
The distribution system appeared serviceable at the time of the inspection., The air ducts were not fully visible.
Distribution System: Each room is heated by the following heat source/system:
Heat Pump
$
Credit
Comment
9.6.1 - Air Handler Unit

Refrigerant Lines Were Not Properly Insulated

The HVAC refrigerant lines were not properly insulated. Inadequate cooling line insulation at the HVAC equipment may result in equipment damage, inadequate performance, reduced equipment life or other defects. Recommend service by a HVAC professional. 

Fire HVAC Professional

10 - Heating Unit #3

Heating Equipment: Data Plate Photos
The data plate was present (see photo(s) for more information).

Manufacture Date: April 2006


Heating Equipment: Location
The heating equipment was located on the east side.
Heating Equipment: Type
The heating equipment consisted of a heat pump with a forced air system.
Heating Equipment: Condition
The heating equipment appeared serviceable at the time of the inspection.

NOTE: If a fuel burning heater/furnace is located in a bedroom, we recommend evaluation by a qualified heating contractor for safety and air volume requirements.  

NOTE: If a fuel burning heater/furnace is off, the Inspector does not turn gas valves on or light pilots. If pilots are "OFF", a full inspection is not possible. It is suggested that heating systems be activated and fully inspected PRIOR TO CLOSE OF TRANSACTION. 

NOTE: Inspection of the heat exchanger is not possible without disassembly of the unit in most heating equipment systems. Inspection of the heat exchanger is beyond the scope of a home inspection. No guarantee can be made on the heat exchangers life expectancy. Normal service and maintenance of the heating equipment is recommended quarterly by a qualified cooling equipment specialist. 

Heating Equipment: Energy Source
Electric

NOTE: Verification of the location or condition of underground fuel storage tanks is not part of this inspection. Environmental risks, if any, are not included.  

Heating Equipment: Electrical Disconnect
The electrical disconnect was present and appeared serviceable at the time of the inspection.
Operating Controls: Operation
The heating system was controlled by a thermostat.
Operating Controls: Condition
The operating controls appeared serviceable at the time of the inspection.

NOTE: Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or even heat distribution of the system through the house is not part of this inspection.

Automatic Safety Controls: Presence
Electrical Overcurrent protection (breakers/fuses) was provided.
Automatic Safety Controls: Condition
The automatic safety controls appeared serviceable at the time of the inspection.
Air Handler Unit: Data Plate Photos
The data plate was present (see photo(s) for more information).

Manufacture Date: December 2005


Air Handler Unit: Power
120 Volt
Air Handler Unit: Condensate Line
The primary condensate line was installed and appeared serviceable., Condensate line(s) were not fully visible., No trap was provided in the condensate line(s)., No vent was provided in the condensate line(s).
Air Handler Unit: Refrigerant Lines
The refrigerant line(s) were not fully visible., Insulation was installed on the refrigerant line(s) and appeared serviceable.
Air Handler Unit: Condition
The air handler unit appeared serviceable at the time of the inspection.
Air Filter: Type
Pleated Air Filter
Air Filter: Filter Size
20x25x1
Air Filter: Condition
The air filter appeared to be dirty and should be replaced.

NOTE: Electronic air cleaners, humidifiers and dehumidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. 



Distribution System: Distribution Type
The distribution of heat was delivered through ducts and registers.
Distribution System: Condition
The distribution system appeared serviceable at the time of the inspection., The air ducts were not fully visible.
Distribution System: Each room is heated by the following heat source/system:
Heat Pump
$
Credit
Comment
10.7.1 - Air Filter

Dirty filter

The air filter for this furnace was dirty and should be changed. Filters should be checked every three months and replaced when they reach a condition in which accumulation of particles becomes so thick that particles may be blown loose from the filter and into indoor air. Homes in areas with high indoor levels of airborne pollen or dust may need to have air filters checked and changed more frequently. Failure to change the filter when needed may result in the following problems: Reduced blower life due to dirt build-up on vanes, which increasing operating costs. Reduced indoor air quality. Increased resistance resulting in the filter being sucked into the blower. This condition can be a potential fire hazard. Frost build-up on air-conditioner evaporator coils, resulting in reduced cooling efficiency and possible damage. Reduced air flow through the home.

Tools Handyman/DIY

11 - Cooling

General Information: Cooling Section Introduction

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.

NOTE: Pressure tests of the cooling system are outside the scope of a home inspection. No guarantee is made regarding coolant charge or line integrity. The condition of the evaporator coil in the plenum is outside the scope of a home inspection. No guarantee can be made regarding evaporator coils, cooling lines or component life expectancy. Normal service and maintenance of the cooling equipment is recommended quarterly by a qualified cooling equipment specialist.

Cooling Unit : Data Plate Photos
The data plate was present (see photo(s) for more information).

Manufacture Date: 13th week of 2000


Cooling Unit : Location
The cooling unit was located on the North side of the building.
Cooling Unit : Cooling System Type
The cooling equipment consisted of an AC/Heat Pump unit with a forced air system.
Cooling Unit : Power
240 volt
Cooling Unit : Electrical Disconnect
The electrical disconnect was present and appeared serviceable at the time of the inspection.
Cooling Unit : Condition
The cooling unit appeared serviceable except where noted (see Observations for more information).
Cooling Unit : Air Temperature Split
73 - 57 Degrees Fahrenheit

NOTE: Normal air temperature splits taken at the return grille and at the supply registers are typically between 14 - 23 degrees Fahrenheit. 

There was a 16 degree temperature split at the time of the inspection.

Distribution System: Distribution Type
The distribution of cool air was delivered through ducts and registers.
Distribution System: Condition
The visible portions of the distribution system appeared serviceable at the time of the inspection.
Distribution System: Each room is cooled by the following cooling system:
Central AC with a forced air system
$
Credit
Comment
11.2.1 - Cooling Unit

Insulation Missing or Damaged

The HVAC refrigerant lines were not properly insulated or the insulation was damaged and in need of replacement at the exterior equipment. Inadequate cooling line insulation at the exterior HVAC equipment may result in equipment damage, inadequate performance, reduced equipment life or other defects.

Fire HVAC Professional

12 - Cooling Unit #2

Cooling Unit : Data Plate Photos
The data plate was present (see photo(s) for more information).

Manufacture Date: 12th week of 2000

Cooling Unit : Location
The cooling unit was located on the South side of the building.
Cooling Unit : Cooling System Type
The cooling equipment consisted of an AC/Heat Pump unit with a forced air system.
Cooling Unit : Power
240 volt
Cooling Unit : Electrical Disconnect
The electrical disconnect was present and appeared serviceable at the time of the inspection.
Cooling Unit : Condition
The cooling unit appeared serviceable except where noted (see Observations for more information).

NOTE: Pressure tests of the cooling system are outside the scope of a home inspection. No guarantee is made regarding coolant charge or line integrity. The condition of the evaporator coil in the plenum is outside the scope of a home inspection. No guarantee can be made regarding evaporator coils, cooling lines or component life expectancy. Normal service and maintenance of the cooling equipment is recommended quarterly by a qualified cooling equipment specialist.

Cooling Unit : Air Temperature Split
76 - 61

NOTE: Normal air temperature splits taken at the return grille and at the supply registers are typically between 14 - 23 degrees Fahrenheit. 


There was a 15 degree temperature split at the time of the inspection.

Distribution System: Distribution Type
The distribution of cool air was delivered through ducts and registers.
Distribution System: Condition
The visible portions of the distribution system appeared serviceable at the time of the inspection.
Distribution System: Each room is cooled by the following cooling system:
Central AC with a forced air system
$
Credit
Comment
12.1.1 - Cooling Unit

Insulation Missing or Damaged

The HVAC refrigerant lines were not properly insulated or the insulation was damaged and in need of replacement at the exterior equipment. Inadequate cooling line insulation at the exterior HVAC equipment may result in equipment damage, inadequate performance, reduced equipment life or other defects.

Fire HVAC Professional

13 - Cooling Unit #3

Cooling Unit : Data Plate Photos
The data plate was present (see photo(s) for more information).

Manufacture Date: April 2006


Cooling Unit : Location
The cooling unit was located on the East side of the building.
Cooling Unit : Cooling System Type
The cooling equipment consisted of an AC/Heat Pump unit with a forced air system.
Cooling Unit : Power
240 volt
Cooling Unit : Electrical Disconnect
The electrical disconnect was present and appeared serviceable at the time of the inspection.
Cooling Unit : Condition
The cooling unit appeared serviceable except where noted (see Observations for more information).

NOTE: Pressure tests of the cooling system are outside the scope of a home inspection. No guarantee is made regarding coolant charge or line integrity. The condition of the evaporator coil in the plenum is outside the scope of a home inspection. No guarantee can be made regarding evaporator coils, cooling lines or component life expectancy. Normal service and maintenance of the cooling equipment is recommended quarterly by a qualified cooling equipment specialist.

Cooling Unit : Air Temperature Split
76 - 62

NOTE: Normal air temperature splits taken at the return grille and at the supply registers are typically between 14 - 23 degrees Fahrenheit. 


There was a 14 degree temperature split at the time of the inspection.

Distribution System: Distribution Type
The distribution of cool air was delivered through ducts and registers.
Distribution System: Condition
The visible portions of the distribution system appeared serviceable at the time of the inspection.
Distribution System: Each room is cooled by the following cooling system:
Central AC with a forced air system

14 - Interiors, Doors and Windows

Interiors, Doors and Windows Section Introduction

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. 

NOTE: The inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.

Photo(s) - Bedroom 1 (Master)
Photo(s) - Bedroom 2
Photo(s) - Bedroom 3
Photo(s) - Bedroom 4
Photo(s) - Bedroom 5
Photo(s) - Bedroom 6
Photo(s) - Bedroom 7
Air Quality: Odor
Normal
Entry/Exterior Door(s): Type/Material
Wood Entry Door, Wood Entry Door with Glass Pane, Steel Entry Door
Entry/Exterior Door(s): Condition
The entry/exterior door(s) appeared serviceable except where noted (see Observations for more information).
Interior Doors: Type
Hinged Doors, Pocket Door(s), French Doors
Interior Doors: Condition
The interior doors appeared serviceable except where noted (see Observations for more information).
Windows: Type/Material
Single Hung Window(s), Sliding Window(s), Fixed Picture Window(s), Aluminum, Double Pane, Glass Block
Windows: Condition
The windows appeared serviceable except where noted (see Observations for more information).
Floors: Type/Material
Carpet, Tile Flooring, Stone Flooring
Floors: Condition
The floor coverings appeared serviceable except where noted (see Observations for more information).
Walls: Type/Material
Painted Drywall
Walls: Condition
The interior walls appeared serviceable except where noted (see Observations for more information).
Ceilings: Type/Material
Painted Drywall
Ceilings: Condition
The ceiling finishes appeared serviceable except where noted (see Observations for more information).
Trim: Condition
The interior trim appeared serviceable except where noted (see Observations for more information).
Steps, Stairways and Railings: Condition
The steps appeared serviceable at the time of inspection.
$
Credit
Comment
14.2.1 - Entry/Exterior Door(s)

Exterior Door(s) - Water Staining
Bonus Room

Doors showed noticeable water staining, which could lead to further deterioration. Monitor for future repair or replacement.

Mag glass Monitor
$
Credit
Comment
14.2.2 - Entry/Exterior Door(s)

Weather-Stripping Poor
Exercise Room

At the time of the inspection, weather-stripping at an exterior door was damaged or deteriorated. The Inspector recommends replacement/installation of effective weather-stripping components as necessary by a qualified contractor.

Contractor Qualified Professional
$
Credit
Comment
14.2.3 - Entry/Exterior Door(s)

Sweep Damaged

At the time of the inspection, the sweep was damaged or loose. A sweep is a rubber strip that attaches to the bottom of a door to seal the gap between the bottom of the door and the threshold. It should be repaired to help prevent moisture and pest intrusion and air/heat leakage that will increase heating/cooling costs and reduce home comfort. All work should be performed by a qualified contractor.

Tools Handyman/DIY
$
Credit
Comment
14.2.4 - Entry/Exterior Door(s)

Keyed Deadbolt
Laundry Room to Exercise Room

A door that leads to the exterior had a deadbolt which required a key for operation from the inside. This condition is unsafe as it may slow or prevent exit during an emergency. Installation of these types of deadbolts is no longer allowed in new construction. The Inspector recommends that all deadbolts in the home that require a key for exit from the home interior be replaced with a deadbolt that operates from the inside with a lever. All work should be performed by a qualified contractor.

Door Door Repair and Installation Contractor
$
Credit
Comment
14.3.1 - Interior Doors

Pocket Door - Difficult Operation

The pocket door in Bathroom 4 had a pocket door that rubbed the tile floor and made opening and closing of the door difficult. Recommend adjustment or repair by a qualified door contractor to ensure ease of operation. 

This door also had a small crack or opening in one of the door panels which appeared to be a cosmetic defect. 

Door Door Repair and Installation Contractor
$
Credit
Comment
14.4.1 - Windows

Screen(s) - Missing

One or more window screens were missing at the time of the inspection and should be replaced by a qualified professional.

Contractor Qualified Professional
$
Credit
Comment
14.4.2 - Windows

Screen(s) - Damaged

One or more screens were observed to be damaged and should be repaired or replaced by a qualified professional.

Contractor Qualified Professional
$
Credit
Comment
14.4.3 - Windows

Vinyl Window Glazing - Damaged

The vinyl window glazing at one or more windows were observed to be damaged and in need of replacement by a qualified window repair contractor. 

Window Window Repair and Installation Contractor
$
Credit
Comment
14.6.1 - Walls

Drywall - Cracks and/or Separation From Window Frames

The drywall at the corners of several windows were observed to be cracking and/or separating from the window frames. This is common as homes settle and materials shrink. Recommend repair, resealing, and repainting by a qualified drywall contractor. 

The attached photos are a sampling of this condition. The contractor should evaluate all window areas for this condition. 

Putty knife Drywall Contractor
$
Credit
Comment
14.6.2 - Walls

Walls - General Wear and Tear

The walls of the house exhibited general signs of wear and tear. Scuff marks, furniture damage, small holes from nails and wall anchors, peeled or chipped paint and wall patching that does not match the texture of the walls was observed at the time of the inspection. This condition is common for a home of this age and you are recommended to contact a qualified professional to repair and repaint to restore the walls.

The attached photos are a sampling of this condition. 

Paint roller Painting Contractor
$
Credit
Comment
14.7.1 - Ceilings

Ceiling Cracks

One or more cracks in the ceiling were observed at the time of the inspection. The cracks could be caused by settling of the roofing framework, poor tape joints, or some other defect. The cracks are not a structural concern. Recommend a professional drywall contractor to patch, re-texture and paint. 

Putty knife Drywall Contractor
$
Credit
Comment
14.8.1 - Trim

Trim Damage/Deterioration- Minor

One or more areas of the tile trim exhibited minor cosmetic damage/deterioration. Recommend re-grouting by a qualified tile contractor. 

Tile Tile Contractor

15 - Bathroom(s)

Number of Bathrooms
4 Bathrooms, 1/2 Bathroom or Powder Room
Photo(s) - Bathroom 1 (Master)
Photo(s) - Bathroom 2
Photo(s) - Bathroom 3
Photo(s) - Bathroom 4
Photo(s) - Half Bathroom / Powder Room
Toilet(s): Condition
The toilet(s) appeared serviceable at the time of the inspection.
Toilet(s): Water Supply
The water supply to the toilet(s) appeared to have functional flow at the time of the inspection., There were no water supply leaks observed at the time of the inspection.
Toilet(s): Water Drainage
The toilet(s) appeared to have functional drainage when the toilet(s) was flushed., There were no drainage leaks around the base of the toilet(s) observed at the time of the inspection.
Sink(s): Condition
The sink(s) appeared serviceable except where noted (see Observations for more information).
Sink(s): Water Supply
The water supply to the sink faucet(s) appeared to have functional flow at the time of the inspection., There were no water supply leaks to the sink faucet(s) observed at the time of the inspection.
Sink(s): Water Drainage
The sink(s) appeared to have functional drainage when operated., There were no drainage leaks observed under the sink(s) at the time of the inspection.
Bathtub(s): Condition
The bathtub(s) appeared serviceable except where noted (see Observations for more information).
Bathtub(s): Water Supply
The water supply at the bathtub faucet(s) appeared to have functional flow at the time of the inspection., There were no water supply leaks at the bathtub faucet(s) observed at the time of the inspection.
Bathtub(s): Water Drainage
The bathtub(s) appeared to have functional drainage when operated., There were no drainage leaks observed around the base of the bathtub(s) at the time of the inspection.
Shower(s): Condition
The shower(s) appeared serviceable except where noted (see Observations for more information).

NOTE: Determining whether shower pans are watertight is beyond the scope of this inspection. 

Shower(s): Water Supply
The water supply at the shower faucet(s) appeared to have functional flow at the time of the inspection., There were no water supply leaks at the shower faucet(s) observed at the time of the inspection.
Shower(s): Water Drainage
The shower(s) appeared to have functional drainage when operated., There were no drainage leaks observed around the base of the shower(s) at the time of the inspection.
Bathroom Accessories : Condition
The bath accessories appeared serviceable at the time of the inspection.

NOTE: The bath accessories may include such items as towel bars, mirrors, hand towel rings, toilet paper holders, robe hooks, and etc. 


Bathroom Exhaust Fan: Type
Exhaust Fan
Bathroom Exhaust Fan: Condition
The bathroom ventilation appeared serviceable at the time of the inspection.
Countertops & Cabinets: Countertop Condition
The countertops appeared serviceable except where noted (see Observations for more information).
Countertops & Cabinets: Cabinet Condition
The cabinets appeared serviceable at the time of the inspection.
Tiled Areas: Condition
The tiled areas in the bathroom appeared serviceable except where noted (see Observations for more information).
Bathroom Electrical Notes: Operation of GFCI (Ground Fault Circuit Interrupters)
Ground fault circuit interrupter (GFCI) protection was installed within 6 feet of interior plumbing fixtures and appeared serviceable except where noted (see Observations for more information).
$
Credit
Comment
15.2.1 - Sink(s)

Sink - Hairline Crack

The sink in the master bathroom had a hairline crack near the hot water faucet. This appeared to be cosmetic damage and did not affect the performance of the sink. Recommend continual use and monitoring until replacement is needed or desired. 

Mag glass Monitor
$
Credit
Comment
15.3.1 - Bathtub(s)

Inoperable Shower Diverter

The diverter valve was inoperable or did not operate correctly (the diverter is the valve which diverts water from the tub faucet to the shower head). The diverter valve did not release when the water was turned off and held water in the supply line to the shower head. The Inspector recommends maintenance be performed by a qualified contractor.

Pipes Plumbing Contractor
$
Credit
Comment
15.3.2 - Bathtub(s)

Caulk Line Failed

Sealant where the tub, tub faucet,  and/or tub spout meet the tile was old and had sections of missing sealant that may allow damage from moisture intrusion of the wall assembly. The Inspector recommends maintenance by a qualified contractor.

Tools Handyman/DIY
$
Credit
Comment
15.4.1 - Shower(s)

Sealant at Shower Corners

Grout and/or caulk was needed at the tiled shower corners to prevent water intrusion and damage. Recommend a qualified professional to repair/reseal as necessary. 

Contractor Qualified Professional
$
Credit
Comment
15.7.1 - Countertops & Cabinets

Countertop Cracked/Chipped

Countertop had one or more cracks or chips. Recommend qualified countertop contractor evaluate and repair. 

House building Countertop Contractor
$
Credit
Comment
15.8.1 - Tiled Areas

Grout Deteriorating

Grout lines were cracked or deteriorated, potentially allowing for moisture intrusion. Recommend a qualified contractor to repair or replace grout. 

Tile Tile Contractor

16 - Kitchen and Laundry

Kitchen and Laundry Section Introduction

Inspection of kitchens typically includes the following:

ROOM

  • wall, ceiling and floor
  • windows, skylights and doors

APPLIANCES

  • installed ovens (basic functions)
  • range/cooktop (basic functions, anti-tip)
  • cooktop exhaust (fan, lights)
  • installed microwaves (basic functions)
  • garbage disposal (basic functions)
  • dishwasher (operated only at the Inspector's discretion)

CABINETS

  • exterior and interior
  • door and drawer

SINK

  • basin condition
  • supply valves
  • adequate trap configuration
  • functional water flow and drainage
  • disposal

ELECTRICAL

  • switch operation
  • outlet placement, grounding, and GFCI protection

NOTE: Appliances are operated at the discretion of the Inspector.


Photo(s) - Kitchen
Kitchen Sink(s): Condition
The kitchen sink(s) appeared serviceable at the time of the inspection.
Kitchen Sink(s): Water Supply
The water supply to the kitchen sink faucet(s) appeared to have functional flow at the time of the inspection., There were no water supply leaks to the kitchen sink faucet(s) observed at the time of the inspection.
Kitchen Sink(s): Water Drainage
The kitchen sink(s) appeared to have functional drainage when operated., There were no drainage leaks observed under the kitchen sink(s) at the time of the inspection.
Kitchen Countertops & Cabinets: Countertop Material
Natural Stone Material (Granite or Marble)
Kitchen Countertops & Cabinets: Countertop Condition
The kitchen countertops appeared serviceable at the time of the inspection.
Kitchen Countertops & Cabinets: Cabinet Condition
The kitchen cabinets appeared serviceable at the time of the inspection.
Garbage Disposal: Data Plate Photos
The data plate was present.
Garbage Disposal: Condition
Further evaluation and/or repairs are recommended (see Observations for more information).
Dishwasher: Data Plate Photos
The data plate was present.
Dishwasher: Condition
The dishwasher appeared serviceable at the time of the inspection., Recommend installing a high loop drain line from the dishwasher.
Built-in Microwave: Data Plate Photos
The data plate was present.
Built-in Microwave: Condition
The built-in microwave appeared serviceable at the time of the inspection.
Exhaust Fan for Range / Cooktop: Data Plate Photos
Could not locate the data plate.
Exhaust Fan for Range / Cooktop: Condition
The cooktop exhaust fan appeared serviceable at the time of the inspection.
Cooktop: Data Plate Photos
Could not locate the data plate.
Cooktop: Energy Source
Propane Gas
Cooktop: Condition
The cooktop appeared serviceable except where noted (see Observations for more information).
Oven: Data Plate Photos
Could not locate the data plate.
Oven: Energy Source
Electric
Oven: Condition
The oven(s) appeared serviceable at the time of the inspection.

NOTE: The General Home Inspection testing of ovens does not include testing of all oven features, but is limited to confirmation of bake and broil features. You should ask the seller about the functionality of any other features.

Refrigerator: Data Plate Photos
Could not locate the data plate.
Refrigerator: Condition
The refrigerator appeared serviceable at the time of the inspection.

NOTE: Inspection of free standing appliances are limited to basic operation only. The inspector had no way of knowing if the refrigerator or any free standing appliance was included with the sale of the property. Inspection of the refrigerator was done as a courtesy at the inspector's discretion. 

Kitchen Electrical Notes: Operation of GFCI (Ground Fault Circuit Interrupters)
No GFCI Protection was installed within 6 feet of interior plumbing fixtures., Further evaluation and/or repairs are recommended (see Observations for more information).
Tiled Areas - Kitchen & Laundry: Condition
The tiled areas in the kitchen and laundry appeared serviceable at the time of the inspection.
Laundry Exhaust Fan: Type
Exhaust Fan
Laundry Exhaust Fan: Condition
The laundry ventilation appeared serviceable at the time of the inspection.
Laundry Sink: Condition
The laundry sink appeared serviceable at the time of the inspection.
Laundry Sink: Water Supply
The water supply to the laundry sink faucet(s) appeared to have functional flow at the time of the inspection., There were no water supply leaks to the laundry sink faucet(s) observed at the time of the inspection.
Laundry Sink: Water Drainage
The laundry sink appeared to have functional drainage when operated., There were no drainage leaks observed under the laundry sink at the time of the inspection.
Laundry Countertops & Cabinets: Countertop Material
Laminate Countertop
Laundry Countertops & Cabinets: Countertop Condition
The laundry countertops appeared serviceable at the time of the inspection.
Laundry Countertops & Cabinets: Cabinet Condition
The laundry cabinets appeared serviceable except where noted (see Observations for more information).
Laundry Electrical Notes: Grounded Electrical 120 Volt Outlet
The 120-volt receptacle was grounded and appeared serviceable at the time of the inspection., Ground fault circuit interrupter (GFCI) protection was installed within 6 feet of the laundry room sink and appeared serviceable at the time of the inspection.
Laundry Electrical Notes: Dryer 240 Volt Outlet
The 240-volt receptacle appeared serviceable at the time of the inspection.
Garbage Disposal - Septic System Present

NOTE: The home sewer was a private onsite wastewater (septic) 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.

Range not present.

Laundry Washer and Dryer not present.

$
Credit
Comment
16.1.1 - Kitchen Sink(s)

Water Supply Valves - Corroded

Corroded faucet supply valves beneath the kitchen sink(s) were observed and may be liable to leak soon. The Inspector recommends replacement by a qualified contractor to prevent future damage to the cabinet floor and possibly the home wall/floor structures.

Pipes Plumbing Contractor
$
Credit
Comment
16.3.1 - Garbage Disposal

Jammed

The garbage disposal would not spin freely at the time of the inspection. The Inspector recommends service by a qualified appliance repair technician.

Wash Appliance Repair
$
Credit
Comment
16.4.1 - Dishwasher

No Anti-Siphon/High-Loop Device Present

There is no air gap or high loop in the discharge line from the dishwasher to the garbage disposal or drain which is considered a cross connection. The implication is grey water from the sink can back up into the dishwasher and can subsequently contaminate dishes and/or flood the floor.

Wash Appliance Repair
$
Credit
Comment
16.8.1 - Cooktop

No Gas Shut-off Valve

The gas supply pipe and shut-off valve to the kitchen cooktop could not be found. Gas shut-off valves should be in a readily accessible location in order to shut-off the gas supply to the cooktop unit. Recommend a qualified plumber to evaluate and remedy.

Pipes Plumbing Contractor
$
Credit
Comment
16.12.1 - Tiled Areas - Kitchen & Laundry

Grout Deteriorating

Grout lines were cracked or deteriorated, potentially allowing for moisture intrusion. Recommend a qualified contractor to repair or replace grout. 

Tile Tile Contractor
$
Credit
Comment
16.16.1 - Laundry Countertops & Cabinets

Cabinet Hinge Loose

One or more cabinet hinges were loose. Recommend a qualified handyman or cabinet contractor repair. 

Wrenches Handyman

17 - Garage

Garage Introduction

Inspection of the garage typically includes examination of the following:

  • general structure;
  • floor, wall and ceiling surfaces;
  • operation of all accessible conventional doors and door hardware;
  • overhead door condition and operation including manual and automatic safety component operation and switch placement;
  • proper electrical condition including Ground Fault Circuit Interrupter (GFCI) protection;
  • interior and exterior lighting;
  • stairs and stairways
  • proper firewall separation from living space; and
  • proper floor drainage
Size / Type
Attached, 3-Car Garage
Floor: Condition
The garage floor appeared serviceable except where noted (see Observations for more information).
Walls: Condition
The garage walls appeared serviceable at the time of the inspection.
Ceiling: Condition
The garage ceiling appeared serviceable except where noted (see Observations for more information).
Fire Separation: Condition
The walls and ceilings separating the garage from the home living space appeared to meet generally-accepted current standards for firewalls. Firewalls are designed to resist the spread of a fire which starts in the garage for a certain length of time in order to give the home's occupants adequate time to escape.

NOTE: Determining the rating of fire walls is beyond the scope of this inspection.

Door to Living Space: Condition
The door to the living space appeared serviceable at the time of the inspection., Self-closer was operational
Steps / Stairs to Living Space: Condition
The steps or stairs to the living space appeared serviceable at the time of the inspection.
Door to Exterior: Condition
The garage door to the exterior appeared serviceable at the time of the inspection.
Overhead Garage Door(s): Overhead Door Introduction

Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components:

  • door condition;
  • mounting brackets;
  • automatic opener;
  • automatic reverse;
  • photo sensor;
  • switch placement;
  • track & rollers; and
  • manual disconnect.
Overhead Garage Door(s): Condition
The overhead garage doors appeared serviceable at the time of the inspection.
Automatic Opener(s): Auto-Reverse Disclaimer

NOTE: 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 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.

Automatic Opener(s): Number of Openers
2
Automatic Opener(s): Condition
The automatic garage door opener(s) appeared serviceable at the time of the inspection., The photo sensor appeared serviceable., The auto reverse sensor appeared serviceable.
Garage Electrical Notes: GFCI Protection
The electrical receptacles in the garage had partial ground-fault circuit interrupter (GFCI) at the time of the inspection.
$
Credit
Comment
17.1.1 - Floor

Minor Cracks in Concrete

The garage floor had minor cracks in the concrete. These cracks are not a structural concern. Recommend sealing the cracks and monitoring over time for further cracking or deterioration. 

Contractor Qualified Professional
$
Credit
Comment
17.3.1 - Ceiling

Drywall Ceiling Cracks

Interior ceiling cracks in one or more places were observed which is an indication of settling, movement or other defects. Ceiling drywall, texture and paint cracks should be repaired by a drywall professional and monitored over time for additional movement. 

Contractor Qualified Professional

18 - Garage 2

Garage Introduction

Inspection of the garage typically includes examination of the following:

  • general structure;
  • floor, wall and ceiling surfaces;
  • operation of all accessible conventional doors and door hardware;
  • overhead door condition and operation including manual and automatic safety component operation and switch placement;
  • proper electrical condition including Ground Fault Circuit Interrupter (GFCI) protection;
  • interior and exterior lighting;
  • stairs and stairways
  • proper firewall separation from living space; and
  • proper floor drainage
Size / Type
Detached, 3-Car Garage
Floor: Condition
The garage floor appeared serviceable at the time of the inspection.
Walls: Condition
The garage walls appeared serviceable at the time of the inspection.
Ceiling: Condition
The garage ceiling appeared serviceable except where noted (see Observations for more information).
Fire Separation: Condition
The walls and ceilings separating the garage from the home living space appeared to meet generally-accepted current standards for firewalls. Firewalls are designed to resist the spread of a fire which starts in the garage for a certain length of time in order to give the home's occupants adequate time to escape.

NOTE: Determining the rating of fire walls is beyond the scope of this inspection.

Overhead Garage Door(s): Overhead Door Introduction

Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components:

  • door condition;
  • mounting brackets;
  • automatic opener;
  • automatic reverse;
  • photo sensor;
  • switch placement;
  • track & rollers; and
  • manual disconnect.
Overhead Garage Door(s): Condition
The overhead garage doors appeared serviceable at the time of the inspection.
Automatic Opener(s): Auto-Reverse Disclaimer

NOTE: 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 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.

Automatic Opener(s): Number of Openers
2
Automatic Opener(s): Condition
The auto reverse sensor appeared serviceable., The photo sensor appeared serviceable., The automatic garage door opener(s) appeared serviceable at the time of the inspection.
Garage Electrical Notes: GFCI Protection
Electrical receptacles in the garage had Ground Fault Circuit Interrupter (GFCI) protection that responded to testing in a satisfactory manner at the time of the inspection. The inspector tested a representative number of accessible receptacles only.
$
Credit
Comment
18.3.1 - Ceiling

Drywall Ceiling Cracks

Interior ceiling cracks in one or more places were observed which is an indication of settling, movement or other defects. Ceiling drywall, texture and paint cracks should be repaired by a drywall professional and monitored over time for additional movement. 

Contractor Qualified Professional

19 - Insulation & Ventilation

Attic and Crawlspace Insulation, Vapor Retarders and Ventilation

NOTE: For information regarding attic insulation, vapor retarders and ventilation, please see the item Roof / Ceiling Structure & Attic in the Structural Components section of this report.

NOTE: For information regarding crawlspace insulation, vapor retarders and ventilation, please see the item Crawlspace in the Structural Components section of this report.

Bathroom, Kitchen and Laundry Ventilation

NOTE: For information regarding bathroom ventilation, please see the item Bathroom Exhaust Fan in the Bathroom(s) section of this report.

NOTE: For information regarding kitchen ventilation, please see the item Exhaust Fan for Range / Cooktop in the Kitchen and Laundry section of this report.

NOTE: For information regarding laundry ventilation, please see the item Laundry Exhaust Fan in the Kitchen and Laundry section of this report.

Garage Ventilation

NOTE: For information regarding garage ventilation, please see the item Garage Ventilation in the Garage section of this report.


20 - Fireplace(s)

Fireplaces, Stoves & Inserts: Type
Gas-Burning Fireplace, Wood-Burning Fireplace
Fireplaces, Stoves & Inserts: Condition
The fireplace(s) appeared serviceable at the time of the inspection