All utilities were on at the time of the inspection.
THANK YOU! Thank you for choosing us to perform this General Home Inspection. We always endeavor to do our best to ensure that both the home and your investment in it are safe!
The Inspection is Visual
The purpose of this report is to reflect as accurately as possible the visible condition of the home at the time of the inspection. Although the inspector may use basic instruments, the inspection performed to provide data for this report was primarily visual and non-invasive. This inspection is not a guarantee or warranty of any kind. Its purpose is to identify safety hazards and defects in system/major accessible components.
A property does not "Pass" or "Fail" a General Home inspection. An inspection is designed to reflect the visual condition of the home at the time of the inspection. Please feel free to contact me with any questions about either the report or the property, soon after reading the report, or at any time in the future!
SCOPE of the INSPECTION
The inspection was performed in compliance with the Standards of Practice of the International Association of Certified Home Inspectors. The following conditions lie beyond the scope of the General Home inspection:
• Identification of building regulation violations;
• Conditions not readily observable;
• Failure to follow manufacturer's installation recommendations, or
• Any condition requiring research.
NOT TECHNICALLY EXHAUSTIVE
Please keep in mind that home inspectors are generalists, not specialists. Homes contain a huge variety of systems and components of different types, of varying quality and age, installed by those with varying skill levels in different climate zones.
To have the same level of expertise, library of knowledge, or to perform inspections to the same technical degree as would contractors specializing in each of those systems is not possible for a home inspector.
Because home inspectors do not perform research, the General Home Inspection does not include confirmation of compliance with any manufacturer's recommended installation instructions, confirmation of property boundary limits or compliance with structure setback regulations.
Although some conditions commented on in this report may be building code violations, identification of building code violations lies beyond the scope of the General Home Inspection. To understand more fully what is and is not included in a General Home Inspection, please visit the Standards of Practice page of the International Association of Certified Home Inspectors at www.nachi.org/sop.
The goal of this inspection report is not to make a purchase recommendation, but to provide you with useful, accurate information that will be helpful in making an informed purchase decision.
READ the REPORT!
Please read your entire inspection report carefully. Although the report has a summary that lists the most important considerations, the body of the report also contains important information.
REPAIRS, EVALUATIONS, and CORRECTIONS
For your protection, and that of others, all repairs, corrections, or specialist evaluations should be performed by qualified contractors or licensed professionals. Safety hazards or poorly performed work can continue to be a problem, or even be made worse when home sellers try to save money by hiring inexpensive, unqualified workmen, or by doing work themselves. Be sure to take whatever actions are necessary before the expiration of your Inspection Object Deadline!
DO A FINAL WALKTHROUGH! Because conditions can change very quickly, we recommend that you or your representative perform a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide.
WE'RE HERE to HELP! If you have questions about either the contents of this report, or about the home, please don't hesitate to contact us for help, no matter how much time has passed since your home inspection. We'll be happy to answer your questions to the best of our ability.
NOTICE TO THIRD PARTIES This report is the joint property of the Inspection company that created it and the Client for whom it was prepared. Unauthorized transfer of this report to any third parties or subsequent buyers is not permitted and may place those in violation, or those who improperly depend on the information contained herein in jeopardy. This report and supporting inspection were performed according to a written agreement that limits its scope and the manner in which it may be used. Unauthorized recipients are advised to not rely on the contents of this report but instead to retain the services of the qualified home inspector of their choice to provide them with an updated report.
All utilities were on at the time of the inspection.
The home was built on a moderately-sloped lot.
The property included one or more detached structure (structures not attached to the home) which were not included as part of a General Home Inspection and were not inspected. The Inspector disclaims any responsibility for providing any information as to their condition.
The inspector viewed the roof using this method.
Inspection of the roof structure from the exterior typically includes:
Inspection of the roof drainage system typically includes examination of any of the following:
The Inspector inspected the roof and its components by walking on the roof.
Flashing is a general term used to describe (typically) sheet metal fabricated into shapes and used to protect areas of the roof from moisture intrusion. Inspection typically includes inspection for condition and proper installation of flashing in the following locations:
Sidewall & chimney counter-flashing was missing at one or more areas of the roof and the sidewall flashing was protected against moisture entry by sealant only. Sealant will eventually dry, shrink, crack, leaving these areas exposed to potential moisture intrusion. A qualified roofing contractor should correct this condition. If immediate corrections are cost prohibitive, this sealant should be checked annually and re-applied as necessary. When the roof-covering material is replaced, sidewall counter-flashing should be properly installed.
Skylight installation quality was poor, increasing the chances of leakage. You should monitor this skylight in the future for leakage. This single pane of glass is also likely to develope condensation in the winter. I recommend you consider replacing this unit with a double pane insulated glass.
Debris from a nearby tree has accumulated under the flashing. This will prevent the flashing from functioning properly. . This condition may increase the chance of leakage with the potential to cause damage from wood decay, damage home materials, or create unhealthy conditions by encouraging microbial growth such as mold. The Inspector recommends correction by a qualified roofing contractor.
This plumbing vent is blocked with debris from the nearby tree. This will prevent the drain, waste, vent system from functioning as designed. The obstruction should be cleared by someone qualified to do so safely.
Minor cracking visible in the chimney crown and brick mortar joints. I recommend sealing and/or tuckpointing with an appropriate material to prevent water penetration and further damage or deterioration caused by moisture in the cracks freezing as it expands. All work should be performed by a qualified professional.
The landscape irrigation (sprinkler) system was operated with a control panel located at the __south west___ of the home exterior.
Although exterior wall construction was not directly visible, walls of the home appeared to be conventional wood framing covered on the exterior by brick. Proper modern construction methods include an air gap left between wood framing and the brick, A moisture-resistant membrane (housewrap)and a method for draining to the exterior any moisture that may enter the air gap. Brick is typically fastened to the framing using metal fasteners.
The home had areas of neutral or negative drainage that will route runoff from precipitation toward the foundation. Because the home was in an area that may contain expansive soil (soil that expands in volume as it absorbs moisture) the Inspector recommends re-grading these areas to improve drainage near the foundation and help reduce the risk of foundation damage. The ground should slope away from the home a minimum of 1/4-inch per foot for a distance of at least six feet from the foundation.
The Inspector recommends correction by a qualified contractor.
Some tree branches were touching the roof. This can damage shingles when the branches moves in the wind and rub the roof surface. The Inspector recommends that all tree branches be cut back so that they do not overhang the roof. All work should be performed by qualified contractors.
An exterior door exhibited moderate damage.
holes in the fascia appeared to be the result of squirrel activity. The Inspector recommends repair by a qualified contractor.
The patio was not level or flat. This condition appeared to be the result of settling or heaving of soil, which can have a number of causes. Determining the cause lies beyond the scope of the General Home Inspection.
The patio walking surface exhibited severe long-term deterioration from exposure to weather.
The joint at which the patio met the exterior walls was not sealed. Saturation of soil near the foundation can create a variety of problems depending on soil type. The Inspector recommends that the joint at which concrete walkways met the exterior walls should be protected by a sealant that will need to be maintained.
Mortar was missing or badly deteriorated at portions of the brick chimney. This condition will eventually cause bricks to loosen and fall. The Inspector recommends re-pointing the chimney as necessary.
The home had __1___ laundry rooms.
The home had smoke detectors that were interconnected through the home branch wiring. This means that when one detector is activated, all will be activated. Each detector should be checked occasionally to make sure it has power. If a detector has power, the indicator light will be illuminated. A number of types of smoke detectors exist and effective testing methods are not always obvious. The Inspector recommends that you take the time to learn how to check all detectors for proper operation.
Inspection of kitchens typically includes the following:
Note: Appliances are operated at the discretion of the Inspector
The ceilings exhibited minor damage.
Wood floors in the rooms adjacent to the front entry had areas of visible moisture damage and wear.
Minor diagonal cracks at the corners of doors and windows in walls in the home appeared to be the result of long-term foundation settling. Some evidence of settling is not unusual in a home of this age and these cracks are not a structural concern.
The home interior exhibited moderate general wear and deterioration commensurate with its age. Some items will need maintenance or repair.
A double-hung window in this room had inoperable hardware. This window didn't lock.
The dryer exhaust was discharged using a flexible, ribbed plastic duct that is not approved by the Underwriter's Laboratory (UL). This type of dryer exhaust duct is more likely to accumulate lint than a smooth metal vent, creating a potential fire hazard. Excessive lint accumulation can also increase drying time and shorten the dryer's lifespan. This condition is also a potential fire hazard. The Inspector recommends replacing this plastic duct with a properly-installed, UL-approved dryer duct.
The horizontal guardrails protecting this stairwell were less than 36 inches in height. Although this condition is now considered a potential fall hazard, it is not uncommon in older homes such as this one, built during a time period during which safety standards were different from generally-accepted current safety standards. Homes are not required to be updated to comply with newly enacted safety standards.
The electric meter was located at the ___garage__.
The Inspector disclaims responsibility for positive identification of the service grounding electrode, its proper installation, and adequate performance for the following reasons:
1. The electrode is often hidden from view;
2. Electrode performance can vary with installation practice and soil conditions,
3. Measuring electrode performance requires specialized instruments and skills that lie beyond the scope of the General Home Inspection.
For an accurate evaluation of the electrical grounding electrode system you would need to hire a qualified electrical contractor.
Sub-Panel not present.
This electrical receptacle used to power the irrigation system is exposed to the weather. I recommend installing a cover similar to this:
The date of furnace manufacture appeared to be __2009, 2011, 2013, 2013___.
The AC compressor date of manufacture was __2018, 2011, 2009, 2014___.
Inspection of gas-fired furnaces typically includes visual examination of the following:
The furnace and the air-conditioning were controlled by a programmable thermostat. Heating and cooling costs can be reduced by programming the thermostat to raise and lower home temperatures at key times.
The date of manufacture for this water heater appeared to be ___2012__.
The main water supply shut-off was located in the __basement___.
The photo shows the data plate of this water heater.
Storage tanks water heaters are the most common type of water heater. They consist of an insulated tank in which water is heated and stored until needed. When a hot water valve is opening somewhere in the home, hot water is pulled from a pipe at the top of the water heater. To prevent overheating resulting in the development of excessive pressure in the tank (with the potential for high-energy explosion) a temperature/pressure relief (TPR) valve is installed that is designed to open if either exceeds a preset level. Natural-gas water heaters typically use less energy and cost less to run (by about half) than electric water heaters, although gas models cost more at the time of purchase.
The floor structure consisted of plywood subfloor installed over conventional joists.
The main floor structure rested on top of the foundation walls around the home perimeter.
Floor joists lapped on top of and were supported by steel girders that rested in pockets in the perimeter foundation walls and were supported by posts bearing on concrete pads.
In the basement, moderate amounts of efflorescence was visible at some of the interior surfaces of the foundation walls. Efflorescence is a white, powdery residue left by moisture seeping through the foundation wall and its presence indicates high moisture levels in soil near the foundation. Excessively high moisture levels in soil behind the walls can cause various structural problems. Efforts should be made to identify the source of the moisture and correct it.
The furnace exhaust/intake pipe is leaking at two joints into the crawlspace. Seal to prevent moisture accumulation.
The attic was accessed by a ceiling-installed pull-down ladder in the __bedroom___.