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.
Any utilities that are off during the inspection will limit the inspection of any devices requiring water, gas, or electricity.
The home was built on a moderately-sloped lot.
|3.1||Roof Structure Ext.||X|
|3.2||Roof Drainage System||X||X|
|3.18||Thermoplastic Polyolefin (TPO)||X|
|3.19||Polyvinyl Chloride (PVC)||X|
The inspector viewed the roof using this method.
The Inspector inspected the roof and its components by walking on the roof.
Inspection of the roof structure from the exterior typically includes:
Inspection of the roof drainage system typically includes examination of any of the following:
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:
Concrete Tile not present.
Clay Tile not present.
Roll Roofing not present.
Wood Shakes not present.
Wood Shingle not present.
Stone Slate not present.
------------------------ not present.
EPDM not present.
Built-up not present.
Thermoplastic Polyolefin (TPO) not present.
Polyvinyl Chloride (PVC) not present.
Granules from the asphalt shingles were accumulated in the gutters. This condition is common as granules that are not firmly embedded in the shingle weather surface during the manufacturing process are loosened and washed into the gutters by rain. This is not a defective condition, but is common and expected. Over time, these granules trap sediment, which hardens and prevents fully functional drainage of the gutters. This condition also slows drying of the gutters, which promotes corrosion. The Inspector recommends thorough cleaning of the gutters
Some asphalt shingles on the roof had fasteners visible. Exposed fasteners are considered by shingle manufacturers to be temporary repairs. This condition is typical of efforts to prevent wind damage to poorly-bonded shingles. I applied sealant over what I observed. Remove fasteners and reseal shingles or monitor and reapply sealant as needed.
|4.9||Siding, Composite (Cellulose)||X|
The porch exhibited minor general deterioration.
Spaces between front porch guardrail balusters, beneath the guardrails or at the sides of the guardrails were too wide. Widely accepted modern safety standards mandate that a 4-inch sphere should not pass through the guardrail at any point. This condition may be hazardous to small children. The Inspector recommends correction.
Front porch guardrail assemblies were loose and should be made secure.
Posts supporting balcony handdrail assemblies were placed too far apart. Although physical testing using specialized measurement devices lies beyond the scope of the General Home Inspection, the over-spanned guardrail assemblies appeared to be structurally inadequate as fall protection. The recommended maximum span between posts is five feet. The Inspector recommends repair or correction.
This staircase had open risers in which the space between treads allowed the passage of a 4-inch sphere. In staircases having 4 or more risers, such as this one, the space between treads should be less than 4 inches for child-safety reasons. The Inspector recommends correction
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.
Planting beds have been constructed near the exterior walls. Water for plants will eventually soak into soil and may reach soil supporting the foundation. Excessively high moisture levels in soil supporting the foundation can affect its ability to support the weight of the structure above.
siding had localized areas of damage. To prevent damage to home materials or the wall structure from moisture intrusion the Inspector recommends repair
Loose siding piece. Re-set inside j- channel.
Porch soffits were stained, deteriorated and had detached from soffit framing. The Inspector recommends repair or replacement as needed.
|5.4||Floors, Walls, & Ceiling||X||X|
|5.6||Garage Roof Framing||X|
A combination of soffit and continuous ridge vents were installed to ventilate the garage attic space. This is typically an effective combination.
The door in the wall between the garage and the home living space did not have operable self-closing hinges. Self-closing hinges are a safety feature designed to help prevent the spread of fire and toxic fumes from the garage to the living space.
HVAC systems that supply air to the garage shall not supply or obtain air from any other space but the garage. HVAC systems that supply air to the living space shall not supply or obtain air from any other space but the living space. This may allow harmful exhaust fumes from automobiles to enter the ductwork and be discharged into the living area. Recommend removal.
An electrical receptacle in the garage was improperly wired. Hot and neutral wires are reversed. This hazardous condition should be corrected by a qualified electrical contractor.
Inspection of kitchens typically includes the following:
Note: Appliances are operated at the discretion of the Inspector
An interior door in this room was binding on the jamb and was difficult to close.
This electrical receptacle should be gfci protected and the cover plate is missing. This should be corrected.
Some electrical receptacles in this bathroom were improperly wired and should be corrected. Open Ground.
|7.3||Service Entrance Cables||X|
|7.5||Service Grounding & Bonding||X|
An arc Fault Circuit Interrupter (AFCI) is a life-safety device (typically an AFCI circuit breaker or electrical outlet) designed to prevent fires by detecting unintended electrical arcs and disconnecting power to the affected branch circuit before the arc starts a fire.
AFCI protection of bedroom receptacles (including light fixtures and smoke alarms) was first required by the National Electric Code (NEC) in 1999 (USA) and 2002 (Canada).
AFCI devices and AFCI protection requirements have changed over the years and requirements vary by jurisdiction, depending on which set of standards has been adopted.
Electrical receptacles in this home did not comply with the most recent requirements for branch circuit protection by an arc-fault circuit interrupter (AFCI) device. Although homes are not required to be updated to comply with newly-enacted building safety standards, to reduce the potential danger of electrical fire, the Inspector recommends that AFCI protection be installed that will comply with modern electrical safety standards. All work should be performed by a qualified electrical contractor.
A junction box installed at the home exterior was missing a cover and electrical components were exposed to touch. This condition is an electrical shock/electrocution hazard. The inspector recommends that a proper cover be installed.
Exterior receptacles at the home were not protected from weather. Recommend adding weather resistant exterior covers.
A ground fault circuit interrupter (GFCI) electrical receptacle did not respond to testing, did not re-set, was slow to re-set or made a buzzing sound when re-set. The Inspector recommends receptacle repair or replacement as needed by a qualified electrical contractor.
|8.1||Furnace & Humidifier||X|
|8.3||Heat Pump/ Geothermal||X|
The photo shows the furnace data pate or manufacturer's label
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 home HVAC system included a heat pump. Heat pumps work in a manner similar to a refrigerator, taking heat from one area and expelling it to another area. For residential applications, the heat pump can be reversed. It can pull heat from outside and discharge it inside the home (heating the home), or it can take heat from inside the home and discharge it outside (cooling the home).
Geothermal Heating and Cooling Systems
by Nick Gromicko and Kenton Shepard
Geothermal systems are home heating and cooling systems that gather heat from the earth. Geothermal heat pumps (GHPs) use the relatively constant temperature of sub-surface soil as the exchange medium.
Where does geothermal energy come from?
Beneath the Earth's crust, there is a layer of hot, molten rock called magma. Heat is continually produced there, mostly from the decay of naturally radioactive materials, such as uranium and potassium. The amount of heat within the first 33,000 feet (or 10,000 meters) of the Earth's surface contains 50,000 times more energy than all the oil and natural gas resources in the world combined.
Benefits of Geothermal Energy:
How do geothermal systems work?
A geothermal heat pump, unlike a furnace, does not create heat by burning fuel. Instead, it collects the earth's natural heat through a series of pipes, called a loop, installed below the frost line. At that depth, which varies by climate zone, the soil remains at a relatively constant temperature throughout the year. Fluid circulates through the loop and carries heat to the house. There, an electrically driven compressor and a heat exchanger concentrate the heat and release it inside the home at a higher temperature, where ductwork distributes the heat to different rooms. In summer, the underground loop draws excess heat from the house and allows it to be absorbed into the earth. The system cools the home in the same way that a refrigerator keeps food cool -- by drawing heat from the interior, rather than by forcing in cold air.
Types of Systems
According to InterNACHI, there are four basic types of geothermal systems. Selection of the most appropriate system depends on the climate, soil conditions, available land, and local installation costs at the site. All of these systems can be used for residential and commercial building applications. They include:
A geothermal system usually costs about $2,500 per ton of capacity. A typical home uses a 3-ton unit costing roughly $7,500. That initial cost is nearly twice the price of a regular heat pump system that includes air conditioning. The cost of drilling, however, can be considerable; drilling can cost in excess of $30,000, depending on the terrain and other local factors. Systems that require drilling vertically deep into the ground will cost much more than systems where the loops are in a horizontal fashion and closer to the surface. Despite these initial costs, a geothermal system saves enough on utility bills that the investment is often recouped in five to ten years.
In summary, geothermal systems heat and cool homes using sub-surface soil as an exchange medium. Geothermal systems are more expensive to install than conventional furnaces, but their operating costs are significantly lower.
|9.2||Drain, Waste and Vent (DWV)||X|
|9.4||Private Sewage System||X|
The main water supply shut-off was located in the __utility room___.
The photo shows the data plate of this water heater.
This was an electric water heater. This type of water heater uses electric elements to heat water in the tank. These elements can often be replaced when they burn out. With heaters having two heating elements, the lower element usually burns out first. Heating elements should be replaced only by qualified plumbing contractors or HVAC technicians.
The home was connected to a private onsite wastewater system in which sewage drains by a gravity-fed sewer pipe to a tank. Typically, tanks have two chambers. Solids settle to the bottom of the first chamber (and must be pumped out periodically) while liquid drains to series of perforated pipes installed in a leach field. Liquid drains into the soil of the leach field and pathogens, bacteria, viruses, cysts, and other contaminants are removed by bacterial action and filtration through the soil. This system requires inspection by a qualified contractor.
Most of the poured concrete foundation walls were hidden from view. Their inspection was limited to visible areas only.
Most of the floor structure was hidden from view. The basement ceiling was finished. The inspection was limited to visible areas only.
|11.2||Attic Electrical, Plumbing and HVAC||X|
|11.3||Attic/Roof Structure Ventilation||X|
Attic Electrical, Plumbing and HVAC not inspected.
Roof Structure not inspected.
Thermal Insulation not inspected.