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1234 Main St.
Ringgold, GA 30736
12/14/2019 9:00AM

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1 - Inspection Details

IN NI NP R
In Attendance
Inspector, Client(s), Buyer's Agent
Occupancy
Vacant
Type of Building
Single Family
Construction Year (From Online Sources)
1963
Weather Conditions
Clear
Temperature at the Time of Inspection
80-90 Degrees
Precipitation in the Last 48 hrs?
No
Ground Condition
Dry
Orientation

For the sake of this inspection the front of the home will be considered as the portion pictured in the cover photo. References to the left or right of the home should be construed as standing in the front yard, viewing the front of the home. 

Overview

THI THE HOME INSPECTOR strives to perform all inspections in substantial compliance with the Standards of Practice as set forth by the State of Tennessee and/or (Georgia Trade Practice Act - Chapter 3, Title 8). As such, I inspect the readily accessible, visually observable, installed systems and components of the home as designated in these Standards of Practice. When systems or components designated in the Standards of Practice were present but were not inspected, the reason(s) the item was not inspected will be stated. This inspection is neither technically exhaustive or quantitative.

This report contains observations of those systems and components that, in my professional judgement, were not functioning properly, significantly deficient, or unsafe. All items in this report that were designated for repair, replacement, maintenance, or further evaluation should be investigated by qualified tradespeople within the clients contingency period or prior to closing, which is contract applicable, to determine a total cost of said repairs and to learn of any additional problems that may be present during these evaluations that were not visible during a "visual only" Home Inspection. 

This inspection will not reveal every concern or issue that may be present, but only those significant defects that were visible at the time of inspection. This inspection can not predict future conditions, or determine if latent or concealed defects are present. The statements made in this report reflect the conditions as existing at the time of Inspection only, and expire at the completion of the inspection. Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection; including roof leaks, or water infiltration into crawl spaces or basements. This report is only supplemental to the Sellers Disclosure and Pest (WDI) Inspection Report. Refer to the State of Tennessee Standards of Practice (linked to above), and the Inspection agreement regarding the scope and limitations of this inspection.

This inspection is NOT intended to be considered as a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, REGARDING THE CONDITIONS OF THE PROPERTY, INCLUDING THE ITEMS AND SYSTEMS INSPECTED, AND IT SHOULD NOT BE RELIED ON AS SUCH. This inspection report should be used alongside the sellers disclosure, pest inspection (WDI) report, and quotes and advice from the tradespeople recommended in this report to gain a better understanding of the condition of the home. Some risk is always involved when purchasing a property and unexpected repairs should be anticipated, as this is unfortunately, a part of home ownership. One Year Home Warranties are sometimes provided by the sellers, and are highly recommended as they will cover future repairs on major items and components of the home. If a warranty is not being provided by the seller(s), your Realtor can advise you of companies who offer them. 

Notice to Third Parties

Notice to Third Parties: This report is the property of THI THE HOME INSPECTOR and is Copyrighted as of 2018. The Client(s) and their Direct Real Estate Representative named herein have been named as licensee(s) of this document. This document is non-transferrable, in whole or in part, to any and all third-parties, including; subsequent buyers, sellers, and listing agents. Copying and pasting deficiencies to prepare the repair request is permitted. THE INFORMATION IN THIS REPORT SHALL NOT BE RELIED UPON BY ANY ONE OTHER THAN THE CLIENT NAMED HEREIN. This report is governed by an Inspection agreement that contained the scope of the inspection, including limitations, exclusions, and conditions of the copyright. Unauthorized recipients are advised to contact a qualified Home Inspector of their choosing to provide them with their own Inspection and Report.  

Items Not Inspected and Other Limitations

ITEMS NOT INSPECTED - There are items that are not inspected in a home inspection such as, but not limited to; fences and gates, pools and spas, outbuildings or any other detached structure, refrigerators, washers / dryers, storm doors and storm windows, screens, window AC units, central vacuum systems, water softeners, alarm and intercom systems, and any item that is not a permanent attached component of the home. Also drop ceiling tiles are not removed, as they are easily damaged, and this is a non-invasive inspection. Subterranean systems are also excluded, such as but not limited to: sewer lines, septic tanks, water delivery systems, and underground fuel storage tanks. 

Water and gas shut off valves are not operated under any circumstances. As well, any component or appliance that is unplugged or "shut off" is not turned on or connected for the sake of evaluation. I don't have knowledge of why a component may be shut down, and can't be liable for damages that may result from activating said components / appliances. 

Also not reported on are the causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; Calculate the strength, adequacy, design or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility. 

Lastly a home inspection does not address environmental concerns such as, but not limited to: Asbestos, lead, lead based paint, radon, mold, wood destroying organisms (termites, etc), cockroaches, rodents, pesticides, fungus, treated lumber, Chinese drywall, mercury, or carbon monoxide.

Recommended Contractors Information

CONTRACTORS / FURTHER EVALUATION: It is recommended that licensed professionals be used for repair issues as it relates to the comments in this report, and copies of receipts are kept for warranty purposes. The use of the term "Qualified Person" in this report relates to an individual, company, or contractor whom is either licensed or certified in the field of concern. If I recommend evaluation or repairs by contractors or other licensed professionals, it is possible that they will discover additional problems since they will be invasive with their evaluation and repairs. Any listed items in this report concerning areas reserved for such experts should not be construed as a detailed, comprehensive, and / or exhaustive list of problems, or areas of concern. 


CAUSES of DAMAGE / METHODS OF REPAIR: Any suggested causes of damage or defects, and methods of repair mentioned in this report are considered a professional courtesy to assist you in better understanding the condition of the home, and in my opinion only from the standpoint of a visual inspection, and should not be wholly relied upon. Contractors or other licensed professionals will have the final determination on the causes of damage/deficiencies, and the best methods of repairs, due to being invasive with their evaluation. Their evaluation will supersede the information found in this report.

Thermal Imaging Information

THERMAL IMAGING: An infrared camera may be used for specific areas or visual problems, and should not be viewed as a full thermal scan of the entire home. Additional services are available at additional costs and would be supplemented by an additional agreement/addendum. Temperature readings displayed on thermal images in this report are included as a courtesy and should not be wholly relied upon as a home inspection is qualitative, not quantitative. These values can vary +/- 4% or more of displayed readings, and these values will display surface temperatures when air temperature readings would actually need to be conducted on some items which is beyond the scope of a home inspection. If a full thermal scan of the home is desired, please reach out to me schedule this service. 

Other Notes - Important Info

INACCESSIBLE AREAS: In the report, there may be specific references to areas and items that were inaccessible or only partly accessible. I can make no representations regarding conditions that may be present in these areas but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions or hidden damage may be found in these areas.


COMPONENT LIFE EXPECTANCY - Components may be listed as having no deficiencies at the time of inspection, but may fail at any time due to their age or lack of maintenance, that couldn't be determined by the inspector. A life expectancy chart can be viewed by visiting http://thihomeinspector.com



PHOTOGRAPHS: Several photos are included in your inspection report. These photos are for informational purposes only and do not attempt to show every instance or occurrence of a defect.


TYPOGRAPHICAL ERRORS: This report is proofread before sending it out, but typographical errors may be present. If any errors are noticed, please feel free to contact me for clarification.


Please acknowledge to me once you have completed reading the report. At that time I will be happy to answer any questions you may have, or provide clarification. Non-acknowledgement implies that you understood all information contained in this report.


Comment Key - Definitions

This report divides deficiencies into three categories; Major Defects (in red), Marginal Defects (in orange), and Minor Defects/Maintenance Items/FYI (colored in blue). Safety Hazards or concerns will be listed in the Red or Orange categories depending on their perceived danger, but should always be addressed ASAP. 

  • Major Defects - Items or components that may require a major expense to correct. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Qualified Contractor prior to then end of your contingency period. 
  • Marginal Defects - Items or components that were found to include a deficiency. These items may have been functional at the time of inspection, but this functionality may be impaired, not ideal, or the defect may lead to further problems (most defects will fall into this categorization). Repairs or replacement is recommended to items categorized in this manner for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect, prior to the end of your contingency period. Items categorized in this manner typically require repairs from a Handyman or Qualified Contractor and are not considered routine maintenance or DIY repairs. 
  • Minor Defects/Maintenance Items/Aged Items - Items or components that were found to be in need of recurring or basic general maintenance and/or may need minor repairs which may improve their functionality. Also included in this section are items that were at the end of their typical service life or beginning to show signs of wear, but were in the opinion of the inspector, still functional at the time of inspection. Major repairs or replacement should be anticipated, and planned for, on any items that are designated as being past, or at the end of their typical life. These repairs or replacement costs can sometimes represent a major expense; i.e. HVAC systems, Water Heaters, Plumbing pipes, etc. 

These categorizations are in my professional judgement and based on what I observed at the time of inspection. This categorization should not be construed as to mean that items designated as "Minor defects" or "Marginal Defects" do not need repairs or replacement. The recommendations in each comment is more important than its categorization. Due to your perception, opinions, or personal experience you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision. Once again it's the "Recommendations" in the text of the comment pertaining to each defect that is paramount, not its categorical placement. 


 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

2 - Utility Locations and Shut-offs

IN NI NP R
2.1 Electric/Water
Electric/Water: Disconnect
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

3 - Grounds

IN NI NP R
3.1 Driveway and Walkway Condition X
3.2 Grading / Lot Drainage X
3.3 Vegetation Observations X
3.4 Porch(es) X
3.5 Patio X
3.6 Exterior Spigots X
3.7 Retaining Wall X
Driveway and Walkway Condition: Driveway Material
Asphalt
Driveway and Walkway Condition: Walkway Material
Concrete
Driveway and Walkway Condition: Driveway/Walkway Cracks Present?
Yes, Typical
Grading / Lot Drainage: Grading/Drainage Conditions (All Applicable)
Areas in Need of Attention
Retaining Wall: Retaining Wall Material (Visible Portions)
CMU Block
Driveway and Walkway Condition: Typical Settlement / Shrinkage Cracks

Settlement / shrinkage cracks were present on the concrete surface (<1/4 inch wide). These can typically be from standard settlement, from admixtures or the composition of the concrete, or weather conditions when the concrete was poured. I recommend sealing these cracks at a minimum, to prevent further damage from freezing water in winter months.

Grading / Lot Drainage: Grading / Drainage Overview

The grading around the home was inspected to determine that it was designed to allow rainwater to adequately drain away from the structure. The soil is recommended to slope away from the home, with a 6 inch drop in elevation, in the first 10 feet away from the structure (5% grade). When the 5% grade can not be achieved, swales or drains should be used as needed to properly divert rainwater runoff. Any flat or low areas around the home should be backfilled and sloped away from the foundation, to prevent potential moisture infiltration into areas below grade. No reportable deficiencies were observed at the time of inspection unless otherwise noted in this report.

Grading / Lot Drainage: Grading Limitations

The performance of lot drainage and the grading are limited to the conditions existing at the time of the inspection only. I cannot guarantee this performance as conditions constantly change. Heavy rain or other weather conditions may reveal issues that were not visible or foreseen at the time of inspection. Furthermore, items such as leakage in downspouts and gutter systems are impossible to detect during dry weather and can add moisture to the soil in the area around the foundation. The inspection of the grading and drainage performance in relation to moisture infiltration through foundation walls, therefore, is limited to the visible conditions at the time of inspection, and evidence of past problems. I recommend consulting with the sellers as to any previous moisture intrusion into the home, and / or ensuring that the Sellers disclosure has no mention of moisture infiltrating the structure.

Vegetation Observations: Vegetation Information

Vegetation was inspected around the home to ensure that it had adequate clearance from the structure, and was not impacting the structure. No deficiencies were observed unless otherwise noted in this report.

Porch(es): Concrete Slab Porch Information

Slab porch(es) were inspected looking for damage or any other significant defects. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Porch(es): Typical Settlement / Shrinkage Cracks
There was typical settlement / shrinkage cracking (<1/4" width) present on the concrete slab porch. I recommend sealing these cracks with a flexible masonry sealant to prevent further damage from water infiltration and subsequent freezing of the water in winter months.
Patio: Patio Information

The patio area was inspected looking for significant defects. No significant deficiencies were present at the time of inspection unless otherwise noted in this report. 

Retaining Wall: Retaining Wall Information

Retaining walls are inspected in respect to their effect on the structure of the home. The structural integrity or load bearing capacities of retaining walls are beyond the scope of a home inspection. No deficiencies were observed in the walls relation to the home unless otherwise noted in this report.

In accordance with the Tennessee Standards of Practice the home inspector shall observe: Exterior electrical receptacles and the presence of GFCI protection (GFCI protection was not required prior to 1975, but upgrading is recommended for safety). Decks, balconies, stoops, steps, areaways, porches and applicable railings that are directly attached to the structure. Vegetation, grading and drainage of grounds, driveways, patios, walkways, and retaining walls will be inspected with respect to their effect on the condition of the structure.
The home inspector is not required to observe: Fences and gates, Geological conditions, Soil conditions, Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities), Detached buildings or structures, or the Presence or condition of buried fuel or waste storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.
 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
3.2.1 - Grading / Lot Drainage

Grading Not Designed to Manage Rainwater

The current configuration of the grading will not allow rainwater to run away from the home properly in the referenced area(s). Grading is either wrong or right, with no gray areas in between. The grading either slopes away from the structure (Right-Positive Grading), is flat (Wrong), or slopes towards the structure (Wrong-Negative Grade). Even though no repercussions may be present at the time of inspection due to improper grading, the possibility of moisture infiltration through foundation walls is always possible during heavy rainfall events. 

Flat grading and negative grading allows the soil in these areas to become saturated, once saturated the porous, permeable masonry foundation walls can wick this water out of the soil via capillary action. This can allow the masonry itself to become saturated and either evaporate this moisture into areas below grade in the form of water vapor, creating high humidity, or allow for moisture or water infiltration into areas below grade.

As mentioned in the "Grading / Drainage Information" comment above, the soil is recommended to slope away from the structure, with a 6 inch drop in elevation, in the first 10 feet away (5% grade). When the proper grade can not be achieved a swale should be used or drains installed as needed to manage rainwater runoff. Repairs are recommended to the grading as needed to allow for the proper runoff of rainwater by a qualified person.

A video about proper grading can be seen here: https://m.youtube.com/watch?v=5hYIda7tWqA

Triangle Grading Contractor
$
Credit
Comment
3.7.1 - Retaining Wall

Retaining Wall Leaning

The retaining wall was leaning / out-of-plumb. This may be due to hydrostatic pressure pushing on the wall, from surrounding soil. Evaluation of the wall is recommended by a contractor specializing in retaining walls with repairs or replacement made as needed. 

Brick Masonry, Concrete, Brick & Stone

4 - Roof

IN NI NP R
4.1 Roof Surface Condition X
4.2 Vents / Protrusions X
4.3 Roof Flashings X
4.4 Gutters / Downspouts X
Inspection Method
Walked the Roof
Roof Covering Material
Architectural Composite Shingles
Shingles Stage of Life Estimation
Second Third of Life
Vents / Protrusions: Vent Type(s)
Plumbing Stack Vent(s), Fixed Roof Exhaust Vent(s)
Roof Views
Roof Limitations

The inspection of the roof and its covering material is limited to the conditions on the day of the inspection only. The roof covering material, visible portions of the roof structure from within the attic (if applicable), and interior ceilings, were inspected looking for indications of current or past leaks. Future conditions and inclement weather may reveal leaks that were not present at the time of inspection. Any deficiencies noted in this report with the roof covering or indications of past or present leaks should be evaluated and repaired as needed by a licensed roofing contractor.

Shingles Stage of Life Information

I will do my best to estimate the stage of life that the shingles appeared to be in at the time of inspection. 

3-tab asphalt composition shingles typically have a 13-15 year life span. This would equate to:

  • First Third of Life: 1-5 years in age
  • Second Third of Life: 5-10 years in age
  • Last Third of Life: 10-15 years in age

Architectural Composition shingles typically have a 24-27 year life span. This would equate to:

  • First Third of Life: 1-8 years in age
  • Second Third of Life: 8-16 years in age
  • Last Third of Life: 16-24 years in age


Roof Flashings: Flashing Information

Visible portions of the flashings were inspected looking for installation related deficiencies or damage (drip edge, sidewall, headwall, counter, etc - if applicable). Typically most areas of flashings are not visible as they are covered by the roof covering material, and therefore functionality has to be determined by looking for moisture intrusion on the sheathing in the attic, or ceilings where the flashing was presumed to be in place. No deficiencies were observed at visible portions, at the time of inspection, unless otherwise noted in this report.

Gutters / Downspouts: Gutters Information

The gutters were inspected looking for proper securement, debris in the channel, standing water, damage, etc. Leaking gutters can not be diagnosed if an active rain was not occurring at the time of inspection, and if leaks are noticed after taking ownership of the home, sealing may be needed at seams or endcaps. No deficiencies were visibly present at the time of inspection unless otherwise noted in this report.

Gutters / Downspouts: Downspouts Information

The downspouts were inspected to ensure they were diverting rainwater away from the foundation walls. Testing for blockages in downspouts or drainpipes is beyond the scope of a home inspection, as is locating their termination point. No deficiencies were present at visible portions at the time of inspection, unless otherwise noted in this report.

Gutters / Downspouts: Recommend Maintaining Gutters

Maintenance Tip: Make sure that all of the gutter sections remain fastened securely, are kept clean - at least twice a year (maybe more) - to ensure proper flow and leaks are sealed.

Article Link: Clogged Gutters can Lead to Big Problems
Maintenance Tip: Make sure all underground drains discharge above grade and are kept clear.

In accordance with the Tennessee Standards of Practice the home inspector shall observe: The roof covering, roof drainage systems, visible flashings, skylights, chimneys, and roof penetrations; and report on signs of leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials, and Report on the method used to observe the roofing.
The home inspector is not required to: Walk on the roofing (although every safe attempt to do so, will be taken), report on the age or remaining life of the roof covering, move leaves, snow, or other items on the surface that may block visual accessibility, or observe attached accessories including but not limited to solar systems, antennae, satellite dishes and lightning arrestors. No claims will be made as to remaining roof material life expectancy, and no guarantee or warranty should be expected from comments or observations. The sellers or the occupants of a residence will generally have the most relevant knowledge of the roof and of its history. Therefore, I recommend that you consult with the sellers about the age of the roof covering, and that you either include comprehensive roof coverage in your home insurance policy, or that you obtain a roof certification from an established local roofing company.
 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
4.1.1 - Roof Surface Condition

Leaf Cover

Leaf cover and/or organic debris was present on the roof surface in areas. Leaves and debris can hold moisture against the roof surface prematurely aging the shingles. I recommend removal of the debris by a qualified person. These leaves can possibly hide adverse conditions, and I recommend for a qualified person to inspect the areas that were covered, after removal.

Contractor Qualified Professional
$
Credit
Comment
4.3.1 - Roof Flashings

Drip Edge Flashing Missing

Drip edge flashing was not present in areas that were checked. Drip edge flashing is recommended to be installed at the eaves and rakes of the roof (called rake edge at the gables), to protect the edges of the sheathing from sustaining water damage. The installation of proper drip edge flashing is recommended by a roofing contractor.

Roof Roofing Professional
$
Credit
Comment
4.4.1 - Gutters / Downspouts

Leaves / Debris Present

Leaves and/or organic debris was present in the gutters. This can create blockages in the downspouts, allowing water to overflow the gutters. I recommend for a qualified person to clean the gutters as soon as possible.

Contractor Qualified Professional
$
Credit
Comment
4.4.2 - Gutters / Downspouts

Downspouts Terminating Near Foundation

There were downspouts present that were discharging within five feet of the foundation of the home. Current standards require downspouts to be diverted at least five feet from the foundation of the home to prevent the grounds surrounding the foundation from becoming saturated. Saturated grounds can allow water / moisture to enter basement and crawl space areas, and in extreme cases can allow for settlement of the home. Properly extending all downspouts at least five feet away from the home is recommended by a gutter contractor.

Gutter cleaning icon Gutter Contractor

5 - Exterior

IN NI NP R
5.1 Walls / Cladding X
5.2 Window Exteriors X
5.3 Wall Flashings X
5.4 Overhangs / Soffit / Fascia X
5.5 Sealant / Paint Overall X
5.6 Exterior Doors X
Walls / Cladding: Siding Material
Vinyl Siding
Walls / Cladding: Wall Construction Type
2X Wood Lumber
Walls / Cladding: Wall Crack(s) Present?
No
Overhangs / Soffit / Fascia: Soffit & Fascia Material
Vinyl Soffit, Aluminum-Clad Fascia
Exterior Doors: Door Material(s)
Steel
Exterior Views
Exterior Doors: Handleset Information

Handlesets (deadbolts & door handles) are not inspected for their functionality with keys, as replacement or re-keying of any deadbolts and handles is recommended due to not knowing who may possess keys to the home. Therefore deadbolts and handles will be reported on with respect to the misalignment of the door only, preventing them from latching or locking properly. 

In accordance with the State of Tennessee Standards of Practice the home inspector shall observe from ground level: - Wall cladding, flashings, and trim; entryway doors and a representative number of windows; eaves, soffits, and fascias. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; and probe exterior wood components where deterioration or damage is suspected.
The home inspector is not required to observe: Storm windows, storm doors, screening / screens, shutters, awnings, and similar seasonal accessories; Presence of safety glazing in doors and windows; Detached buildings or structures; or the Presence or condition of buried fuel storage tanks, water tanks, or septic tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.
 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
5.1.1 - Walls / Cladding

Minor Vinyl Siding Damage
Right Side of Home, Rear of Home

There was minor damage present on areas of the vinyl siding (holes, cracks, etc.). Repairs or replacement of damaged sections is recommended as needed by an exterior contractor or other qualified person.

Siding Siding Contractor

6 - Kitchen

IN NI NP R
6.1 Cabinets, Countertops X
6.2 Sink(s) X
6.3 Spray Wand X
6.4 Undersink Plumbing - Kitchen X
6.5 Dishwasher X
6.6 Oven/Range X
6.7 Exhaust Fan X
6.8 Microwave X
6.9 Refrigerator X
Oven/Range: Energy Source
Electric
Oven/Range: Range Anti-tip Bracket Present
Yes
Exhaust Fan: Fan Type
Microwave Exterior Vented
Kitchen View
Cabinets, Countertops: Countertop/Cabinets Information

The cabinets and countertops were inspected looking for significant damage and by testing a representative number of doors and drawers evaluating their operation. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Sink(s): Kitchen Sink Information

The kitchen sink was inspected by operating the faucet valves and faucet looking for any leaks or signs of significant deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Spray Wand: Spray Wand Information

The spray wand, whether standalone or attached to the faucet, was operated looking for proper flow and to ensure no leaks were present. No deficiencies were present at the time of inspection unless otherwise noted in this report.

Undersink Plumbing - Kitchen: Plumbing Information

The supply and drain pipes were inspected looking for leaks, improper installation, and other deficiencies. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Dishwasher : Dishwasher Information

The dishwasher was operated by running a wash cycle, and was functional at the time of inspection. No leaks or water was present at the base of the unit at the completion of the cycle. The unit's efficiency of cleaning dishes is not tested for. No deficiencies were observed with the unit unless otherwise noted in this report.

Oven/Range: Heating Elements Information

All of the heating elements on the range were turned to "High", and were functional at the time of inspection. No indications of deficiencies were observed unless otherwise noted in this report.

Oven/Range: Oven Information

The oven was operated by placing into "Bake" mode, and heat was produced from the element(s). Temperature calibration, "clean" options, and other functions are not tested for. You are recommended to seek further evaluation of additional functions if desired/needed. No indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report.

Exhaust Fan: Exhaust Fan Information

The kitchen exhaust fan was inspected by operating normal controls, checking for proper operation. The fan's type (recirculating or exterior) will also be reported on. No deficiencies were observed at the time of inspection if not otherwise noted in this report. 

Microwave: Microwave Information

The microwave was tested by running on "Cook" mode for 30 seconds, and was functional at the time of inspection. The efficiency of the unit or other functions are not tested for. No reportable conditions were present unless otherwise noted in this report.

Refrigerator: Refrigerators Not Inspected

Refrigerators are not included in a Home Inspection as they are considered transient, "unattached" items. They are also not moved to look at the condition of the floor under them, or the cabinetry around them. Therefore their water line and power receptacle are not visible and excluded from this inspection. If the refrigerator is a concern, I recommend having it evaluated by an appliance repair company or other qualified person prior to closing. 

In accordance with the Tennessee Standards of Practice the inspector will examine and report on the condition and operation of the dishwasher by initiating a cycle, the range by testing heating elements and the oven, the mounted microwave by starting a warm-up cycle, test the hot/cold water supply at the fixture, look for leaks in the plumbing and fixtures/faucet, examine counters, walls, ceilings, floors, a representative number of cabinets, windows, doors, and the presence of GFCI receptacles and their operation, if applicable. Homes built prior to 1987 were not required to have GFCI receptacles in the kitchen, but upgrading is recommended for safety.
The home inspector is not required to report on: Clocks, timers, self-cleaning oven functions, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

7 - Bathroom(s)

IN NI NP R
7.1 Cabinets, Countertops
7.2 Mirror(s) X
7.3 Ventilation X
7.4 Sink(s) X
7.5 Undersink Plumbing - Bathroom X
7.6 Shower(s) X
7.7 Shower Walls X
7.8 Bathtub(s) X
7.9 Toilet(s) X
Ventilation: Ventilation Sources
Window(s), Ventilation Fan(s)
Bathroom View(s)
Tub and Shower Drain Information

Water was run through the drains of tubs and showers for an extended period of time, and the areas under these drains (if applicable) were then inspected with thermal imaging looking for indications of leaks. No leaks were observed at the time of inspection unless otherwise noted in this report. 

What I can't replicate is the affects of weight applied to these drains. When showering or bathing the forces from weight can put strain on gaskets or joints on the drain pipes that can possibly result in leaking, this can be even more likely if the home has been vacant for an extended period of time. 

Tub and Sink Overflow Limitations

Tub and sink overflows are not tested for functionality due to the very high likelihood the gaskets will leak. Care should be exercised in filling tubs to not allow water into the overflow. While they will likely drain away the bulk of water, some amount of leaking should be anticipated. As an improvement, a licensed plumber could check the gaskets and make repairs deemed necessary. Again, it should be assumed these overflows will not be water tight.

Cabinets, Countertops: Cabinet & Countertop(s) Information

The cabinets and countertops were inspected by looking for significant defects. No deficiencies were observed at the time of inspection unless otherwise noted in this report. 

Sink(s): Sinks Information

The sink(s) were inspected by operating the faucet water valves and checking for proper flow and drainage, looking for leaks, operating pop-ups, etc. No reportable conditions were observed at the time of inspection unless otherwise noted in this report. 

Undersink Plumbing - Bathroom: Sink Plumbing Information

The visible portions of the sink plumbing was inspected by running water through the drain pipe for over one minute and looking for leaks from the drain pipe / trap assembly, water supply lines, and areas underneath of the sink area (ceiling below/basement/crawl space). Other significant defects are also looked for with the plumbing. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Shower(s): Showers Information

The shower(s) were inspected by operating the water valve(s) and ensuring proper flow and drainage was present, looking for leaks, and/or any significant defects. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Bathtub(s): Bathtub(s) Information

The bathtub(s) were inspected by operating the faucet valves checking for proper flow and drainage and looking for leaks and/or any cracks or damage to the tub itself. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Toilet(s): Toilet(s) Information

The toilets were inspected by flushing them to ensure they were flushing adequately and to determine no leaks were present at the water supply line or tank location. Toilets will also be checked for an adequate connection at the floor. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

In accordance with the Tennessee Standards of Practice the inspector will examine and report the condition of the: sinks, showers, tubs, enclosures, toilets, exposed plumbing, presence of leaks from plumbing, fixtures, and/or faucets. As well as the walls, floors, ceilings, a representative number of windows and doors, heating/cooling source, ventilation, and presence of GFCI protection, if applicable. GFCI protection in bathrooms was not required in homes built prior to 1975; but upgrading is recommended for safety.
The home inspector is not required to: Operate any valve except water closet flush valves, fixture faucets, and hose faucets; or Inspect the system for proper sizing, design, or use of proper materials.
 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

8 - Interior Areas

IN NI NP R
8.1 Smoke Alarms / Detectors X
8.2 Windows X
8.3 Closets X
8.4 Interior Doors X
8.5 Doorbell X
8.6 Surfaces - Overall X
8.7 Wall Condition X
8.8 Ceiling Condition X
8.9 Floor Condition X
Smoke Alarms / Detectors: Smoke Alarms Present at All Required Locations
Missing Outside of Sleeping Areas
Windows: Window Material
Vinyl
Windows: Window Glazing
Double Pane
Ceiling Condition: Moisture Stains Present on Ceilings
No
Room Views
Smoke Alarms / Detectors: Smoke Alarms Information

Smoke alarms are recommended for each sleeping room and (1) outside of each sleeping room(s), and one per level including habitable attics and basements. I recommend replacing the batteries and testing the smoke alarms before spending your first night in the home, and the testing monthly thereafter. Several other recommendations relating to smoke alarms and fire safety are recommended by the NFPA, and can be found here:

http://www.nfpa.org/public-education/by-topic/smoke-alarms/installing-and-maintaining-smoke-alarms

Windows: Glass Seal Failure Limitations

Reporting on double pane glass seal failure is not required by the State of TN Standards of Practice, and lies beyond the scope of a home inspection, as glass may not show signs of seal failure at the time of inspection, but may become visible later due to changes in conditions. Desiccant material in the glass spacer can absorb moisture in between the panes, essentially masking seal failure. Also, changes in weather conditions (high humidity, etc.) may reveal seal failure that was not visible at the time of inspection. Seal failure is where the double pane glass loses its adhesion with the inner spacer, allowing moisture and debris in between the panes of glass. I will report on any insulated glass units that were showing signs of seal failure at the time of inspection, but this should not be relied upon as a complete listing of affected units. If glass seal failure is a concern, you are advised to seek the services of a window or glass repair contractor. 

Surfaces - Overall: Surfaces Information

Visible portions of the interior wall, floor, and ceiling surfaces were inspected looking for indications of moisture intrusion, settlement, or other significant defects. Cosmetic and minor deficiencies are not typically reported on, but may be noted while looking for significant defects, any listing of these items should not be construed as an all-inclusive listing. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

Ceiling Condition: No Moisture Stains Present

Moisture stains were inspected for on the ceilings throughout the home, and no moisture stains were present on the ceilings at the time of inspection. 

In accordance with the Tennessee Standards of Practice the home inspector shall observe: walls, ceilings, and floors; steps, stairways, balconies, and railings; counters and a representative number of installed cabinets; and a representative number of doors and windows; fireplaces by examining the firebox, operating the damper, and reporting on the presence of a gas shut off valve. The home inspector shall: Operate a representative number of receptacles, switches, windows, and interior doors; and report on signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.
The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting, tile; or Draperies, blinds, or other window treatments. Gas fireplaces are not tested for functionality, and the pilot light will not be lit if it's off at the time of inspection. An evaluation by a gas company is recommended before using any gas appliances in the home.
 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
8.1.1 - Smoke Alarms / Detectors

Smoke Alarms Not Present at all Recommended Locations

Smoke alarms were not present at all locations required by today's standards. The installation of smoke detectors is recommended to be installed at all recommended locations for fire safety. Dual sensor alarms incorporating both an ionization sensing chamber and photoelectric eyes are recommended.

http://www.amazon.com/Kidde-Pi9010-Battery-Photoelectric-Ionization/dp/B00PC5THCU

Tools Handyman/DIY
$
Credit
Comment
8.4.1 - Interior Doors

Door Not Latching Properly
Living Room

The door was not latching properly. Adjustments or modifications as needed for proper operation is recommended by a qualified person.

Wrenches Handyman
$
Credit
Comment
8.4.2 - Interior Doors

Door Not Latching Properly
Bedroom Right Side of Home

The door was not latching properly. Adjustments or modifications as needed for proper operation is recommended by a qualified person.

Wrenches Handyman
$
Credit
Comment
8.4.3 - Interior Doors

Door Not Latching Properly
Master Bathroom

The door was not latching properly. Adjustments or modifications as needed for proper operation is recommended by a qualified person.

Wrenches Handyman
$
Credit
Comment
8.4.4 - Interior Doors

Binding Door(s) Present
Living Room

There were door(s) that were binding / rubbing on an adjacent surface. Adjustments or modifications as needed for proper operation is recommended by a qualified person.

Wrenches Handyman
$
Credit
Comment
8.4.5 - Interior Doors

Door Damaged
Hallway Closet

The door was damaged. Repairs or replacement as needed is recommended by a qualified person.

Wrenches Handyman

9 - Laundry

IN NI NP R
9.1 Visible Plumbing - Laundry X
9.2 Dryer Vent X
Dryer Energy Source
Electric
Dryer Vent: Dryer Vent Termination Point
Exterior
Laundry View
Visible Plumbing - Laundry: Plumbing Information - No Washer Present

The washing machine water supply valves were operated and no deficiencies were present at the time of inspection unless otherwise noted in this report. The standpipe (washer drain line) was not tested for leaks as a washing machine would need to be present to discharge water into the drain. The functionality of the drain is excluded from this inspection.

Dryer Vent: Dryer Vent Information

The dryer vent was inspected to ensure it terminated to the exterior of the home and that no damage was present at visible portions. No deficiencies were observed with the dryer vent at visible portions unless otherwise noted in this report.

In accordance with the State of Tennessee Standards of Practice the inspector will examine and report on the condition of: the exposed plumbing; presence of a 240 volt receptacle, GFCI receptacles, dryer vent condition and termination, as well as the walls, floors, ceilings, doors, cabinets, counters, and windows, if applicable.
The inspector is not required to: Inspect or move washers and dryers, operate water valves where the flow end of the faucet is connected to an appliance, Inspect the plumbing for proper sizing, design, or use of proper materials.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

10 - Garage

IN NI NP R
10.1 Garage Door(s) X
10.2 Garage Door Parts X
10.3 Garage Door Opener(s) X
10.4 Garage Door Safety X
10.5 Interior Door X
10.6 Exterior Door (Man Door) X
10.7 Stairs X
10.8 Ceiling / Framing X
10.9 Walls X
10.10 Garage Floor X
Garage Door(s): Garage Door Type(s)
Aluminum Sectional (un-insulated)
Garage Door Opener(s): Opener Drive Type
Chain Drive
Garage Door Opener(s): Opener Button Proper Height
Yes
Interior Door : Proper Separation Door Present
No, Not Required When Home Was Built
Ceiling / Framing: Ceiling Material
Drop Ceiling Tiles
Ceiling / Framing: Proper Separation Present
No, Not Required
Walls: Walls Material
Paneling
Walls: Proper Separation Walls Present
No
Garage View(s)
Garage Door Parts: Garage Door Parts Information

The rollers, brackets, door panels, springs, and tracks were inspected looking for damage or loose components. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Garage Door Opener(s): Garage Door Opener Information

The garage door opener(s) were inspected by depressing the wall mounted transmitter and observing the openers functionality (remote transmitters are not tested). No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Garage Door Safety: Eye Beam(s) Information

The safety eye beam(s) were inspected by closing the garage door and "breaking" the path of the eye beam(s) to ensure the door auto-reversed properly. The system was functional unless otherwise noted in this report.

Garage Door Safety: Resistance Not Tested

The "Resistance" test of the garage door(s) was not conducted due to the possibility of damaging the door and/or the opener, should the resistance feature not function properly, and this functionality is excluded from this inspection. Garage doors contain two safety measures to prevent someone from being injured or pinned by a closing garage door. Photoelectric eyes, and the ability to auto reverse, if the door meets resistance or a solid object. I recommend testing this feature for functionality once taking ownership of the home. The test can be conducted by placing a 2" X 4" laid on the ground, underneath of the door. When the door is closed, it should contact the 2" X 4", and auto-reverse. If it does not, adjustments to the "force close" setting on the opener may need to be made, and/or a garage door contractor should evaluate.

Interior Door : Interior Garage Door Information

The door between the garage and living areas was in satisfactory condition at the time of inspection. Current safety standards require for these doors to be comprised of steel or solid wood measuring at least 1 3/8" thick for proper garage to living space separation. These doors built on homes prior to 2006 (dependent on local municipality) may not meet these standards and should be upgraded as desired for safety. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Exterior Door (Man Door): Exterior Door Information

The exterior door was inspected testing for proper operation and looking for any damage. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

Walls: Walls Information - Separation

Current standards require that walls adjacent to living areas in a garage are covered with 1/2" drywall for proper separation of garage to living space. Homes built prior to 2006 (year dependent on local municipality) may not have this protection, but upgrades are recommended as desired for safety. 

Garage Floor: Slab Information

Visible portions of the concrete slab was inspected looking for significant deficiencies and significant cracking. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

In accordance with the State of Tennessee Standards of Practice the inspector will examine: the Attached garage and report the condition of the: garage door(s) (including related parts), the garage door opener, the presence and operability of photoelectric eyes (safety feature) and the doors ability to auto reverse when met with resistance, doors, ceilings, floors, a representative number of windows and receptacles, and the presence of GFCI receptacles. Current safety standards require the presence of 1/2" Type X drywall for wall/ceiling surfaces, as well as a steel or fire rated door between the garage and living areas for fire safety. We recommend that these improvements be considered for the safety of the occupants.The home inspector is not required to inspect: Remote controlled garage door opener transmitters.
 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
10.5.1 - Interior Door

Separation Door Contains Glass

The door between the garage and living areas contained glass. This prevents the door from providing proper separation from the garage area in case of a garage oriented fire. A steel or solid wood door measuring at least 1 3/8" thick is recommended to be installed by a qualified person.
Door Door Repair and Installation Contractor
$
Credit
Comment
10.5.2 - Interior Door

Auto Closure Device Missing

There was no self-closing device on the door between the house and the garage. It is strongly recommended that one be installed in order to protect the residence against garage originated res and CO dangers.
Door Door Repair and Installation Contractor
$
Credit
Comment
10.10.1 - Garage Floor

Moderate Cracking

Moderate cracking was present on the concrete slab in the garage. If a concern, have a concrete contractor to evaluate for repair as needed.
Gardening shovel tool shape Concrete Contractor

11 - Heating, Cooling

IN NI NP R
11.1 General Info X
11.2 Package Unit Information X
11.3 Air Return X
11.4 Air Supply X
11.5 Thermostat(s) X
11.6 Air Filter / Return Plenum X
11.7 HVAC Supply Registers X
11.8 Cooling Source Present in Each Room X
11.9 Heating Source Present in Each Room X
11.10 Visible Ductwork X
Package Unit Information: Package Unit Location
Right side of home
Package Unit Information: Exterior Unit Manufacture Year
2008

The typical life expectancy is approximately 13-15 years. 

Package Unit Information: Package Unit Cooling Source Type
Condensing Unit (Heat Pump)
Package Unit Information: Package Unit Heating Source and Distribution
Electric
Package Unit Information: Package Cooling Unit Max Circuit Breaker Size
Undetermined
Air Return: Return Air Temp
73
Thermostat(s): Thermostat Location(s)
Hallway
Air Filter / Return Plenum: Filter Location(s)
Hallway
Air Filter / Return Plenum: Filter Size
20 X 25
Cooling Source Present in Each Room: Cooling Source Present in Each Room
No
Heating Source Present in Each Room: Heating Source Present In Each Room
No
General Info: HVAC Testing Information

The inspection of the HVAC system is limited to the response of the system at the thermostat in both heating and cooling modes; a visual observation of the exterior and interior equipment, and the removal of any access panels made for removal by a homeowner (not requiring ANY tools). If a more thorough inspection is desired, an HVAC contractor should be consulted.

Package Unit Information: Package Unit Inspection Information

The package unit was inspected visually and tested by ensuring it responded to normal operating controls in heating and cooling modes (the thermostat), and that conditioned air was produced. No indications of deficiencies were observed at the time of inspection, unless otherwise noted in this report.

Package Unit Information: Package Unit Present

The heating/cooling system was a package unit. A "package unit" contains both the heating and cooling units in one exterior enclosure. These are typically used when interior space does not allow for a "split unit". 

Air Return: Temperature Reading

A temperature reading of the return air was taken at the time of inspection, to provide a baseline to compare output temperatures to, to show the system responded to normal operating controls.

Air Supply: Air Supply Information

The typical temperature differential between return and supply air is 10 - 20 degrees in cooling mode, and 16 - 25 degrees in heating mode. Several factors can affect these numbers, such as, but not limited to: indoor ambient air temperature, exterior ambient air temperature, humidity, cleanliness of the air filter and evaporator, etc. Furthermore HVAC thermometers (wet bulb) are required for accurate readings, and measurement points would be carried out at a different location by an HVAC contractor. These readings are shown to show the system responded to normal operating controls at the time of inspection, and not to show the exact temperature differential produced by the system, the efficiency, or performance of the system; which lies beyond the scope of a home inspection.

Air Supply: Temperature Differential Cooling Mode
15-20 Degrees
Air Supply: Temperature Differential Heating Mode
15-20 Degrees
Air Filter / Return Plenum: Filter/Plenum Information

The return air grille, air filter, and return air plenum were inspected at visible portions looking for any significant deficiencies, gaps in the plenum, dirty filter(s), or an accumulation of dust. I recommend changing the filter every 30 days - 3 months depending on the style of filter used. This is one of the most important "maintenance" items you can perform as a dirty filter puts additional strain on the air handler and may cause damage to the unit.

HVAC Supply Registers: HVAC Supply Information

Conditioned air supply was present at the supply register(s) as seen with thermal imaging. CFM air flow is not inspected for. No indications of deficiencies were observed at the time of inspection unless otherwise noted in this report.

In accordance with the State of Tennessee Standards of Practice the home inspector shall observe: the permanently installed heating and cooling systems including: Heating and cooling equipment that is central to the home; visible ducts and piping, air filters, registers, and the presence of an installed heating and cooling source in each room. The home inspector shall describe: the energy source and heating equipment. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily accessible access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms. Efficiency of the units and load testing are not conducted. Air conditioning units can not be tested when temperatures are lower than 60 degrees, due to the possibility of damaging the compressor. Clients are advised to have an HVAC company to perform maintenance on the system on an annual basis.
 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
11.6.1 - Air Filter / Return Plenum

Dirty Filter

Dirty air filter(s) were present. I recommend replacement ASAP. Dirty filters can put additional strain on the unit, can shorten the life of the unit, and affects the efficiency of the unit.

Wrench DIY
$
Credit
Comment
11.8.1 - Cooling Source Present in Each Room

Cooling Source Not Present in Each Room
Master Bathroom

An installed cooling source was not present in the referenced room(s). The installation of an installed proper cooling source is recommended by a qualified person.

Fire HVAC Professional
$
Credit
Comment
11.9.1 - Heating Source Present in Each Room

Heating Source Not Present in Each Room
Master Bathroom

An installed heating source was not present in the referenced room(s). The installation of an installed proper heating source is recommended by a qualified person. 

Fire HVAC Professional

12 - Water Heater

IN NI NP R
12.1 Water Heater Condition X
12.2 TPR Valve X
12.3 TPRV Discharge Pipe X
12.4 Water Pipes X
Water Heater Condition: Water Heater Location
Laundry Room
Water Heater Condition: Capacity
50 Gallons
Water Heater Condition: Energy Source
Electric
Water Heater Condition: Water Temperature
130-140 Degrees
TPRV Discharge Pipe: TPRV Discharge Tube Material
Not Present
Water Heater Condition: Manufacture Year
1999

The typical life expectancy of a water heater is 13-15 years. 

Water Heater Condition: Water Heater Information

The water heater produced hot water at the time of inspection. No reportable deficiencies were observed with the unit unless otherwise noted in this report. 

TPR Valve: TPR Valve Information

A TPR valve was in place, and appeared functional. These are not tested due to the fact that once they are tested, they tend to form a drip leak. These valves allow the water heater to expel water and pressure if the tank reaches a pressure over 150psi, or the water temperature exceeds 210 degrees. No deficiencies were observed with the valve unless otherwise noted in this report. 

In accordance with the State of Tennessee Standards of Practice the inspector will examine and report the condition: of the water heater enclosure, plumbing supply, energy source, venting, and TPR valve, if applicable. The inspector is not required to: activate the system if it is powered down, or the pilot flame is not lit, Inspect the system for proper sizing, design, or use of proper materials.
 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
12.1.1 - Water Heater Condition

Water Temp In Excess of 120 Degrees

The hot water temperature was over 120 degrees. The water temperature is recommended to be kept below 120 degrees to prevent scalding. Adjustments to the temperature can typically be made at the water heater thermostat. 

Tools Handyman/DIY
$
Credit
Comment
12.3.1 - TPRV Discharge Pipe

TPRV Discharge Pipe Missing

A TPR valve discharge pipe was not present. A copper, CPVC, or Pex pipe with a 3/4 inch I.D. should be connected to the TPR valve and terminate no more than 6 inches from the floor. The installation of this pipe is recommended by a licensed plumber or other qualified person.
Pipes Plumbing Contractor
$
Credit
Comment
12.4.1 - Water Pipes

Expansion Tank Not Present

An expansion tank was not installed for the water heater. Current standards and manufacturers instructions recommend that expansion tanks be installed during water heater installations on closed loop systems. The presence of a pressure regulator where the water line enters the home, prevents back flow, and makes this a closed loop system. The expansion tank provides an area for heated water to enter. When water is heated, it expands, and can put pressure on the water heater or plumbing components. The installation of an expansion tank is recommended by a licensed plumber. More info can be found here:


https://plumbertalk.wordpress.com/2014/01/07/expansion-tank-that-thing-on-top-of-your-waterheater/

Pipes Plumbing Contractor

13 - Plumbing

IN NI NP R
13.1 General Info X
13.2 Main Shut Off Valve X
13.3 Pressure Regulator X
13.4 Water Pressure X
13.5 Water Distribution Pipes X
13.6 Drain, Waste, and Vent Pipes (DWV) X
13.7 Sewer Clean Out X
13.8 Sump/Ejector Pump X
13.9 Functional Flow X
13.10 Functional Drainage X
Main Shut Off Valve : Main Shut Off Valve Location
At meter/front
Water Pressure: Water Pressure
46 psi
Water Distribution Pipes: Service Pipe Material (Visible Portions)
Copper
Water Distribution Pipes: Water Distribution Pipe Material (Visible Portions)
Copper, Aquapex
Drain, Waste, and Vent Pipes (DWV): DWV Material Type (Visible Portions)
Galvanized Steel, Cast Iron
Sump/Ejector Pump: Sump/Ejector Pump Present
Yes
Functional Flow: Functional Flow
Yes
Functional Drainage: Functional Drainage
Yes
Drain, Waste, and Vent Pipes (DWV): Sewer/Septic Lateral Material (Visible Portions)
Cast Iron
Sewer Clean Out: Cleanout Location
Crawl Space
General Info: 1/2 Inch Water Distribution Pipes

1/2 inch water distribution pipes were present in the home. While common, a drop in water flow may be observed when running multiple fixtures due to their size not being able to carry the volume of 3/4 inch pipes.

Pressure Regulator: Not Found

A pressure regulator was not found at visible portions. I recommend consulting with the sellers as to its presence.

Sump/Ejector Pump: Sump Pit Lid Not Able to be Removed

The lid for the sump pump was not able to be removed. The functionality of the sump pump is excluded from this inspection. I recommend confirming proper operation prior to closing. 

Functional Flow: Flow Information

Water was run from multiple faucets simultaneously to gauge that there was not a significant reduction in flow as a result of doing so. No significant reduction occurred at the time of inspection unless otherwise noted in this report. 

Functional Drainage: Drainage Information

Water was run through all drains in the home for an extended period of time to determine if functional drainage was occurring. No hindered drainage was present at the time of inspection unless otherwise noted in this report. Lived-in conditions can not be adequately replicated during an inspection and I have no control of future drainage conditions due to heavy or frequent use.

In accordance with industry standards the home inspector shall observe at visible portions: Interior water supply and distribution system, including: piping materials and supports; fixtures and faucets; functional flow; leaks; and cross connections. Interior drain, waste, and vent system, including: traps; drain and waste lines; leaks; and functional drainage. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; and Location of the main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance.
The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.
 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
13.6.1 - Drain, Waste, and Vent Pipes (DWV)

Aged Item - Cast Iron Sewer/Septic Lateral

FYI - The sewer/septic lateral exiting the home was comprised of cast iron. Cast iron typically has a 50 - 60 year life, and will eventually develop inner corrosion that will affect the draining functionality of the system, and cause failure. These pipes will need to be monitored for performance, with the understanding that major repairs or replacement will be needed at some point in the future due to their age. The remaining life is undeterminable. A sewer cam inspection of the pipes is highly recommended due to their age.

Pipes Plumbing Contractor
$
Credit
Comment
13.6.2 - Drain, Waste, and Vent Pipes (DWV)

Aged Items - Cast Iron and/or Galvanized Waste and Drain Pipes

FYI - Cast iron and/or galvanized drain, waste, and vent pipes were present. These pipes typically have a 50 - 60 year life and will eventually develop inner corrosion that will affect the draining functionality of the system, and cause failure. These pipes will need to be monitored for performance, with the understanding that major repairs or replacement will be needed at some point in the future due to their age. The remaining life is undeterminable. A sewer camera inspection of the pipes is highly recommended due to their age.

Pipes Plumbing Contractor
$
Credit
Comment
13.6.3 - Drain, Waste, and Vent Pipes (DWV)

Leak Present
Under Kitchen

There was leaking present from the drain / waste pipes in areas. Repairs are recommended by a licensed plumber as needed to rectify any leaks. 

Pipes Plumbing Contractor

14 - Electrical

IN NI NP R
14.1 General Info
14.2 Service Entrance X
14.3 Service Disconnect X
14.4 Service Amperage X
14.5 Electrical Panel / Service Equipment X
14.6 Service Grounding / Bonding X
14.7 Breakers X
14.8 Branch Wiring X
14.9 Receptacles X
14.10 GFCI Protection X
14.11 Ceiling Fans X
14.12 Switches, Lights X
Service Entrance: Service Entrance Type
Overhead Service Drop
Service Disconnect: Main Breaker / Service Disconnect Location
At Main Breaker in the Electrical Panel, Presumed
Service Amperage: Service Entrance Conductors Type
Undetermined
Service Amperage: Service Amperage
Undetermined
Electrical Panel / Service Equipment: Electrical Panel / Service Equipment Location
Laundry Room
Service Grounding / Bonding: GEC Present
No
Service Grounding / Bonding: Grounding Electrode Type
Water Pipe
Service Grounding / Bonding: Water Pipe Bonding Present
Not Visible
Service Grounding / Bonding: Gas Pipe Bonding Present
Gas Not Present
Breakers: AFCI Breakers Present
No
Breakers: Breakers in Off Position
5+
Branch Wiring : Visible Branch Wiring Type
Not Fully Visible, Braided Cloth NM
GFCI Protection: GFCI Protected Areas
Bathroom(s)
GFCI Protection: GFCI Missing/Damaged - Installation Recommended
Kitchen, Exterior, Garage, Bathroom(s)
General Info: Low Voltage Systems/Wiring Not Inspected

Any low voltage systems in the home were not inspected and are excluded from this inspection. Including but not limited to: phone/telecom systems, cable coaxial systems, ethernet wiring, alarm systems, low voltage lighting and applicable wiring, etc.

Service Amperage: Service Amperage

The service amperage is determined by inspecting the service entrance conductors size as well as the service disconnects size. Voltages are not tested for and therefore not confirmed, so 120/240VAC is presumed. If a concern, a licensed electrician could test for proper voltages to see if 120/208VAC is present. In some situations the sizing of the service entrance conductors will not be legible or marked and the stated amperage will be followed by "presumed" as it could not be verified. 

Electrical Panel / Service Equipment: Cover Not Removed - Sharp Tipped Screws

The cover for the electrical panel was not removed due to sharp pointed screws securing the cover in place. The wiring and any components behind this cover is excluded from this inspection. I have came close on two different occasions to being shocked due to removing sharp tipped screws.

Breakers: AFCI Not Present

AFCI breakers were not present in the electrical panel and were not required on homes built prior to 2004-2008, depending on the local municipality. The installation of AFCI breakers is recommended as an upgrade for circuits servicing bedrooms and living areas due to their ability to sense damage to wiring and "shut off" if an arc is detected in conductors or at connections. A licensed electrician can be consulted for more information. It may not be possible to install AFCI breakers in some older panels - upgrading the panel should be considered in these situations.

Receptacles: 220V/240V Receptacle(s) Not Tested

220V/240V receptacles are not tested for functionality or polarity, as they can not be tested with a standard receptacle polarity tester. Only visual deficiencies will be reported on with relation to these receptacle(s).

Receptacles: Two Prong Receptacles Present

There were outdated, ungrounded 2-prong receptacles present in the home. This is common in homes built pre-1962, this form of wiring has a hot and neutral conductor present, with no grounding protection. I recommend consulting with a licensed electrician about upgrading to grounding protection, or at a minimum, installing GFCI protection for these receptacles. More information can be found at the link below:

http://m.ecmweb.com/content/replacing-2-wire-ungrounded-receptacles

GFCI Protection: GFCI Information

Ground Fault Circuit Interrupter (GFCI) is a protection feature that allows a circuit or receptacle to "trip" or "shut off" if as little as a 5 milliamp differential is detected between the "hot" and "neutral" conductors. This protection is recommended for receptacles within 6 feet of a sink, or where something plugged into a receptacle could come into contact with water, including: bathrooms, kitchens, on the exterior, in garages, and basements and crawl spaces. Although GFCI protection may not have been required in some or all of these areas when the home was built, their installation is highly recommended and is typically inexpensive. This protection, if present, was tested and was in satisfactory condition at the time of inspection, unless otherwise noted in this report. 

More information on GFCI protection and the years certain areas where required to be protected can be viewed here: https://prohitn.com/gfci-protection/

Switches, Lights: Switches, Lights Information

A representative number of switches and lights were tested throughout the home and were found to be in good working order. No deficiencies were observed unless otherwise noted in this report. 

Switches, Lights: Lights Not Tested

Exterior dusk to dawn lights, motion lights, landscape lighting, or any light not attached to the structure are not included in a home inspection, and were not tested for functionality. These items are excluded from this inspection.

In accordance with the State of Tennessee Standards of Practice the home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, the main over current device, and main and distribution panels; Amperage and voltage ratings of the service (if the conductors' sizing text is present / legible); Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages. The home inspector shall describe: Service amperage and voltage (if known); Service entry conductor materials; Service type as being overhead or underground; and the location of main and distribution panels. The home inspector shall report on: the presence of any observed aluminum branch circuit wiring.
The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Motion or Dusk to Dawn lighting, Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system.
 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
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Comment
14.1.1 - General Info

Full Electrical Evaluation Recommended - Numerous Defects

Due to the sheer number of electrical deficiencies found, a full evaluation of the homes electrical system is recommended by a licensed electrician with repairs or replacement of items made as deemed necessary for safety and functionality. The listing of defects found in this report should not be viewed as an all-inclusive listing of electrical defects at the home. 

Electric Electrical Contractor
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Credit
Comment
14.5.1 - Electrical Panel / Service Equipment

Sharp Pointed Screws Securing Panel Cover

There were sharp-pointed metal screws holding the electrical panel cover in place. These are prohibited as they may puncture wire insulation and electrify the panel box, becoming an electrocution hazard. These screws should be replaced with approved, flat-tipped screws by a licensed electrician with a review of the panel conducted at that time to ensure no wiring has been damaged. The electrical panel cover was not removed due to these screws being in place. 

Electric Electrical Contractor
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Credit
Comment
14.6.1 - Service Grounding / Bonding

GEC Not Present

A grounding electrode conductor (GEC) was not visible in the electrical panel or at the meter. Confirming the presence of, or the installation of a GEC is recommended by a licensed electrician.
Electric Electrical Contractor
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Credit
Comment
14.7.1 - Breakers

AFCI Not Present For Bedroom Circuits

AFCI breakers were not present on the bedroom circuits. The installation of AFCI breakers as needed is recommended by a licensed electrician. 

Electric Electrical Contractor
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Credit
Comment
14.8.1 - Branch Wiring

Exposed Wiring - Interior

There was exposed wiring present that was not in conduit, and therefore is subject to physical damage. The installation of conduit to protect this wiring is recommended by a licensed electrician.
Electric Electrical Contractor
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Credit
Comment
14.8.2 - Branch Wiring

Braided Cloth NM Wiring Present

Braided cloth NM wiring was present in this home. This is the predecessor for today's polyvinyl chloride wiring. This wiring's insulating jacket, both external, and the individual jackets covering the conductors themselves become brittle with age, and can be damaged easily. Typically this form of wiring does not contain an EGC (ground wire). Replacement of this wiring is recommended to be considered. For safety, AFCI breakers are recommended to protect the circuits with braided cloth wiring, if a damaged section of the wiring were to arc, the breaker would trip.

I also recommend that any electrical conductors over 40 years of age be evaluated by a licensed electrician to ensure they are performing as intended. Below is a link to a great document by the Casualty Underwriters Association of America.

https://www.cauinsure.com/Include/Documents/P11%20-%20Aging%20Electrical%20Systems.pdf

Electric Electrical Contractor
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Credit
Comment
14.9.1 - Receptacles

Open Ground on Receptacle(s)
Bathroom Hallway

There were receptacle(s) present that tested as having an open ground. This is a potential electronic equipment hazard. Evaluation and repairs as needed is recommended by a licensed electrician to obtain grounding protection. 

Electric Electrical Contractor
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Credit
Comment
14.9.2 - Receptacles

Open Ground on Receptacle(s)
Front of House

There were receptacle(s) present that tested as having an open ground. This is a potential electronic equipment hazard. Evaluation and repairs as needed is recommended by a licensed electrician to obtain grounding protection. 

Electric Electrical Contractor
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Credit
Comment
14.9.3 - Receptacles

Open Ground on Receptacle(s)
Bathroom Bedroom

There were receptacle(s) present that tested as having an open ground. This is a potential electronic equipment hazard. Evaluation and repairs as needed is recommended by a licensed electrician to obtain grounding protection. 

Electric Electrical Contractor
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Credit
Comment
14.9.4 - Receptacles

Reversed Polarity

There were receptacle(s) present in the referenced areas that tested as being wired with reversed polarity (hot / neutral reversed). This is a potential shock hazard, as a wiring deficiency is present. Correction is recommended by a licensed electrician as needed.

Electric Electrical Contractor
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Credit
Comment
14.9.5 - Receptacles

Missing Cover Plate(s)
Living Room

The were receptacles present with missing cover plate(s). This is a safety hazard, as someone could be shocked by touching live wires. I recommend the installation of new plates by a qualified person on any and all plates that are missing throughout the home.

Electric Electrical Contractor
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Credit
Comment
14.9.6 - Receptacles

Two-Prong Receptacles Present
Throughout the Home

FYI - There were outdated, ungrounded 2-prong receptacles present in the home. This is common in homes built pre-1962, this form of wiring has a hot and neutral conductor present, with no grounding protection (EGC). These receptacles will not protect appliances or electronics plugged into them utilizing a third grounding prong, and can also be a shock hazard with appliances containing a metal housing or enclosure. I recommend consulting with a licensed electrician about upgrading to grounding protection, or at a minimum, installing GFCI protection for these receptacles/circuits coupled with a whole home surge protector. More information can be found at the links below:

http://m.ecmweb.com/content/replacing-2-wire-ungrounded-receptacles

https://mrelectric.com/blog/2-prong-outlets-not-up-to-code

Electric Electrical Contractor
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Credit
Comment
14.10.1 - GFCI Protection

GFCI Protection Not Present/Found

GFCI protection was not present/found at the areas referenced at the top of the electrical section of the report, at the time of inspection. GFCI protection is recommended for the exterior, garage, basement, and crawl space receptacles for safety, as well as kitchen and bathroom receptacles within 6 feet of a sink. Repairs or upgrades as needed to ensure GFCI protection is present at all recommended locations for safety is recommended by a licensed electrician. 

Electric Electrical Contractor
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Credit
Comment
14.10.2 - GFCI Protection

GFCI Did Not Trip
Bathroom Hallway

The GFCI receptacle did not trip when tested, this is a safety hazard. Repairs or replacement of the receptacle(s) as needed is recommended by a licensed electrician.

Electric Electrical Contractor
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Credit
Comment
14.10.3 - GFCI Protection

GFCI Did Not Trip
Bedroom Bathroom

The GFCI receptacle did not trip when tested, this is a safety hazard. Repairs or replacement of the receptacle(s) as needed is recommended by a licensed electrician.

Electric Electrical Contractor
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Credit
Comment
14.12.1 - Switches, Lights

Some Exterior Lights Not Functional

Some exterior lights were not functional at the time of inspection. This could be something as simple as a burned out or missing bulb(s), or be more extensive. Confirming proper operation is recommended prior to closing.

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14.12.2 - Switches, Lights

Light(s) Not Functional
Closets

There were light(s) present that were not functional. This could be something as simple as a burned out bulb, or be more extensive. Confirming proper operation is recommended prior to closing. If these lights can not be verified to be functional prior to closing, evaluation and repairs as needed for proper operation is recommended by a licensed electrician.

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Comment
14.12.3 - Switches, Lights

Switch Loose at Wall
Right Side of Home Rear Bedroom

The light switch was loose at the wall. Proper securement is recommended by a licensed electrician.

Electric Electrical Contractor

15 - Attic / Roof Structure

IN NI NP R
15.1 Inspection Method X
15.2 Attic Access X
15.3 Ventilation X
15.4 Roof Structure / Framing X
15.5 Insulation X
15.6 Exhaust Vent(s) X
15.7 Plumbing Stack Vents X
Inspection Method: Inspection Method
From Access Opening
Inspection Method: Amount of Attic Visually Accessible
20-30%
Inspection Method: Areas of Attic Not Visibly Accessible or Fully Accessible
Right Side of Home, Perimeter of Home
Attic Access: Access Location(s)
Garage
Attic Access: Access Type(s)
No True Opening
Ventilation: Ventilation Types
Ridge Exhaust Venting, Soffit Inlet Vents
Roof Structure / Framing: Roof Structure Type
Conventional Framing
Roof Structure / Framing: Indications of Condensation Present
Undetermined
Roof Structure / Framing: Indications of Leak(s) Present?
Not at Visible Portions
Insulation: Insulation Type
Blown-in Fiberglass
Insulation: Insulation Amount (Average)
6 - 8"
Plumbing Stack Vents: Not Visible From Accessible Portions
The plumbing vents were not visible from accessible portions of the attic.
Attic View(s)
Accessibility Limitations

Attics are navigated as best I can; levels of high insulation, HVAC ductwork, framing, and other factors can prevent physical and visual accessibility of some areas and items. The amount of the attic that was able to be safely and visually inspected will be listed as an approximate percentage above. Insulation is not moved or disturbed for visual accessibility of items. The inspection of this area is limited to visual portions only. Any areas that were not visible are excluded from this inspection.

Insulation: Insulation Information

The insulation was inspected to determine the approximate depth and type. Current energy star standards recommend approximately 14 inches of insulation to achieve an R-38 rating. Depending on when the home was constructed anywhere from 8-14 inches may be present. No reportable deficiencies were observed with the insulation unless otherwise noted in this report. 

Exhaust Vent(s): Not Visible From Accessible Portions
The bathroom ventilation fans were not visible from accessible portions of the attic.

In accordance with the State of Tennessee Standards of Practice the inspector will examine: the attic area and report on the condition of the access opening (including location), insulation type (and current depth), ducts, visible electrical components, exhaust terminations, plumbing components, and ventilation if applicable.
The inspector is not required to: move or disturb insulation, or report on the adequacy of current ventilation, Calculate the strength, adequacy, or efficiency of any system or component including framing. Enter any attic that may damage the property or its components or be dangerous to or adversely affect the health or safety of the home inspector or other persons. Therefore, I do not attempt to enter attics with less than 36" of headroom; where insulation obscures the ceiling joists; or where ducts block access. In these cases I will evaluate from the access opening as best I can.
 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
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Comment
15.2.1 - Attic Access

No True Access Present

A true attic access was not present at the home. The installation of a proper access opening is recommended by a qualified person.

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Comment
15.5.1 - Insulation

Typical for Age - Add More as Desired

The insulation level was typical for when the home was constructed. Current standards require approximately 14 inches of insulation to achieve an R-38 rating. More insulation can be added as desired by an insulation contractor. 

House construction Insulation Contractor

16 - Foundation Area(s)

IN NI NP R
16.1 Crawl Space Access
16.2 Moisture Presence X
16.3 Foundation Walls X
16.4 Framing / Floor Structure X
16.5 Floor Structure Support X
16.6 Subfloor X
16.7 Ground Cover / Vapor Barrier X
16.8 Ventilation X
16.9 Insulation X
Foundation Type
Crawl Space
Floor Structure Visual Obstructions
Plumbing Pipes, HVAC Ductwork
Crawl Space Access: Access Location
Right Side of Home
Inspection Method
Crawled Where Possible
Amount of Crawl Space Able to be Safely Inspected
80-90%
Areas of Crawl Space Not Visibly Accessible or Fully Accessible
Center area around HVAC
Crawl Space Obstructions / Safety Concerns
Low Clearance, HVAC Ductwork, Plumbing Pipes
Moisture Presence: Indications of Moisture at Visible Portions
Efflorescence on Walls, Moisture Stains on Walls
Foundation Walls: Foundation Wall Material
CMU Block
Foundation Walls: Foundation Wall Crack(s) Present?
Yes
Framing / Floor Structure: Floor Structure Materials
Wood Floor Joists
Framing / Floor Structure: Indications of Condensation Present
Yes
Floor Structure Support: Floor Structure Support Type (Piers or Columns)
CMU Block Piers
Subfloor: Subfloor Material
Plywood
Ground Cover / Vapor Barrier : Vapor Barrier Condition
Not Present
Insulation: Insulation Present at Unfinished Areas
No
Crawl Space View(s)
Visual Limitations Information

The referenced visual obstructions listed above may block or hinder visual accessibility of the floor structure and other areas. The inspection of the foundation area and floor structure is limited to visual portions only. Any items or areas not visible are excluded from this inspection. Insulation or any other item is not moved or disturbed for visual accessibility.

Moisture Presence: Moisture Infiltration Information - Areas Below Grade

Areas below grade were inspected for signs of past or present water intrusion by examining visible portions of the foundation walls, floors, and/or soil looking for moisture stains and/or other signs of current or prior water intrusion. No indications of water/moisture intrusion was present at visible areas below grade unless otherwise noted in this report. I can only report on the conditions as they existed at the time of inspection, and can not guarantee that water will not infiltrate this area at a future time due to a heavy rain or changes in conditions. I have inspected homes where no water or indications of water intrusion was present at the time of inspection, but days later standing water was present due to a rainfall event, and for this reason, I highly recommend consulting with the sellers as to prior moisture infiltration into areas below grade, and reading the sellers disclosure which should list such a condition. 

Foundation Walls: Foundation Wall Cracks Information/Limitations

If foundation wall cracks are referenced in this report, they are reported on by their presence and visual condition as existing at the time of inspection only. I can not render a professional opinion as to a cracks severity, cause, or whether it has been recently active. Only a Structural Engineer can render a judgement on a cracks severity and repercussions and they should be consulted as desired.

Any references to cracks on foundation walls below grade will need to be sealed at a minimum by a qualified person to prevent the possibility of moisture/water infiltration, regardless of the cracks size.

Framing / Floor Structure: Probing of Wood

Any areas of the wood framing that appeared irregular, discolored, or damaged was probed with a screwdriver to ensure that it was solid. I also probed misc. areas of the floor structure where no visible discoloration or damage was observed to ensure the wood was solid in these areas as well. No "soft" or damaged wood was visibly observed in the floor structure unless otherwise noted in this report. 

Ground Cover / Vapor Barrier : Vapor Barrier Information

Vapor barriers also called ground covers (if present) are inspected to ensure they cover the entirety of the soil in the crawl space, that they are not damaged or dry rotted, and contain no gaps. No reportable conditions were observed at the time of inspection unless otherwise noted in this report. 

Ventilation: Ventilation Information

The crawl space ventilation was reported on by stating its presence and looking for indications of improper ventilation. No reportable conditions were present at the time of inspection unless otherwise noted in this report. 

In accordance with the Tennessee  standards of practice the inspector will examine and report on the condition of: the foundation walls, the framing (including probing of any framing that looks to have damage / deterioration), columns / piers, the crawl space access, and insulation, if applicable.

The inspector is not required to: enter any area that could be considered a safety hazard to the inspector; report on the adequacy of structural components; or report on spacing, span, or size of structural components. Ductwork, framing, plumbing, and insulation may block visual accessibility of some areas. The inspection is limited to the conditions on the inspection day; I inspect several items to try and determine if moisture is or has infiltrated the basement / crawl space area. But, can not guarantee that water will not infiltrate the area at a future time due to conditions unforeseen at the time of inspection.

 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
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Comment
16.2.1 - Moisture Presence

Evidence of Moisture / Past Moisture Present

White efflorescence, moisture stains, or other indications of moisture were present on the referenced foundation wall(s). This is an indicator that moisture is, or has been in contact with the foundation walls. These indications of moisture can come from grading deficiencies, downspout terminations or damage to drain tubes, a high water table, and/or other deficiencies. Recommend repair as needed. 

Foundation Foundation Contractor
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Comment
16.5.1 - Floor Structure Support

Unconventional Supplemental Support Added

Unconventional supplemental support has been added at some point after initial construction to support the joists in their span. Evaluation of the floor structure support with repairs made as necessary is recommended by a contractor familiar with floor structures and support. 

Contractor Qualified Professional
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Comment
16.7.1 - Ground Cover / Vapor Barrier

Vapor Barrier Missing

A vapor barrier was not present in the crawl space. A vapor barrier is recommended to cover the soil as several gallons of water may evaporate from the earth / dirt daily, adding moisture and condensation to the crawl space area. This can lead to the formation of fungal growth on framing components and other moisture related deficiencies. The installation of a minimum of a 6 mil poly vapor barrier is recommended by a qualified person.

Contractor Qualified Professional
$
Credit
Comment
16.9.1 - Insulation

Insulation Not Present Between Joists

FYI - Insulation was not present between the floor joists. Current energy standards recommended insulation to be present between the floor joists of unconditioned areas, when living areas are overhead, for energy efficiency. The installation of insulation is recommended as an upgrade by an insulation contractor.

House construction Insulation Contractor

17 - Environmental Concerns

IN NI NP R
17.1 Asbestos
17.2 Lead Based Paint
17.3 Fungal Growth
Asbestos: Asbestos

The possibility exists that homes built prior to 1986 may contain building components or items (textured ceiling material, adhesives, tile, tapes, insulation, etc) that contain asbestos. In accordance with the State of Tennessee standards of practice these items are not reported on during a home inspection. If I see obvious signs of a material that I may believe to contain asbestos, I will recommend further evaluation as a courtesy, but these individual references should not be construed as an all-inclusive list. Furthermore, any remodeling or repairs that may take place in the future may reveal asbestos or other environmental hazards that were not visible at the time of inspection. If asbestos is a concern, you are advised to have a full environmental inspection by an environmental contractor prior to closing.

Lead Based Paint: Lead Based Paint

The possibility exists that homes built prior to 1978 may contain paint that was lead based. In accordance with the State of Tennessee standards of practice lead based paint is not reported on, or tested for during a home inspection. If lead based paint is a concern, you are advised to consult an environmental company prior to closing and have additional inspections specializing in environmental hazards.

Fungal Growth: Fungal Growth

There were visible areas of fungal growth and/or related pathogenic organisms at the home. The State of Tennessee standards of practice do not require fungal growths or molds to be reported on during a home inspection, but nonetheless if I observe visible fungal growth or conditions that are conducive to fungal growth, I will note it in the report and recommended further evaluation and testing by an environmental company as a courtesy. These indicated areas should not be viewed as an all-inclusive listing, as fungal growth could be present at areas that were not visible. Once spores from fungal growth are present in the home, they can collect at other "damp" locations and grow. If mold is a concern, you are advised to have an environmental inspection of the structure by an environmental company or industrial hygenist prior to closing.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

18 - Final Checklist

IN NI NP R
Oven Turned Off
Yes
Thermostat Initial Setting
Cool, 76
Thermostat Leaving Setting
Cool, 76
All Lights Turned Off?
Yes
All Exterior Doors Locked?
Yes
Photo of Oven in Off Position

Final checklist showing the home was left as it was found, and was locked when complete.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations