Magic City Inspections, LLC strives to perform all inspections in substantial compliance with the Standards of Practice as set forth by the International Association of Certified Home Inspectors (InterNACHI) (https://www.nachi.org/sop.htm). 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. Once again, 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. Refer to the Standards of Practice (https://www.nachi.org/sop.htm), 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 is a tool to assist you in your buying decision, it should be used alongside the sellers disclosure, pest inspection 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.

Some warranties are provided to you as a courtesy and are done so by a third party. These warranties do have limitations which can be read in the policies themselves. These warranties should not be viewed as an Inspection warranty provided by Magic City Inspections, LLC. A comprehensive one year warranty is highly recommended, and sometimes is provided by the seller. 

Notice to Third Parties

Notice to Third Parties: This report is the property of Magic City Inspections, LLC (https://minotinspections.com) and the Client named herein and is non-transferrable to any and all third-parties or subsequent buyers. 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 and exclusions. 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 or company 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. The causes of damage/defects and repair methods should not be wholly relied upon. Contractors or other licensed professionals will have the final determination on 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.

Other Notes - Important Info

INACCESSIBLE AREAS: In the report, there may be specific references to areas and items that were inaccessible. I can make no representations regarding conditions that may be present but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions 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 InterNACHI (https://www.nachi.org/life-expectancy.htm)

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.

Comment Key - Definitions

This report divides deficiencies into three categories; Significant Defects (in red), Recommendations (in orange), and Maintenance Items/FYI/Minor Defects (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. 

• Significant Defects - Items or components that were not functional and/or 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. 
• Recommendations - Items or components that were found to include a deficiency but were still functional at the time of inspection, although this functionality may be impaired or not ideal. Repairs are 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. Items categorized in this manner typically require repairs from a Handyman or Qualified Contractor and are not considered routine maintenance or DIY repairs. 
• Maintenance Items/FYI/Minor Defects - 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. Typically these items are considered to represent a less significant immediate cost than those listed in the previous two categories and can be addressed by a Homeowner or Handyman.  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. Items that are at, or past their typical service life will require subsequent observation to monitor performance with the understanding that replacement or major repairs should be anticipated. 

These categorizations are in my professional opinion and based on what I observed at the time of inspection, and this categorization should not be construed as to mean that items designated as "Minor defects" or "Recommendations" do not need repairs or replacement. The recommendation in the text of the comment is more important than it's categorization. Due to your 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 it's categorical placement. 

For the sake of this inspection the front of the home will be considered as the portion of the home facing the road. References to the "left" or "right" of the home should be construed as standing in the front yard and facing the front of the home.

The property included one or more detached structure (structures not attached to the home) which were not included as part of a General Home Inspection and were not inspected. The Inspector disclaims any responsibility for providing any information as to their condition. Consider having these structures inspected by a qualified inspector for safety reasons.

The inspection is limited to visible and accessible components and areas only. 

Due to insurance restrictions, we are not permitted to operate any main shutoff valves (water or gas) or switch on any circuit breakers that may be shut off. We also can not move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility. We also cannot allow you, the buyer, to move any items or operate any shutoff valves or breakers in the home. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. Some items or areas may not be inspected if they are blocked by furniture or stored items.  Please note that we cannot make phone calls or wait for someone to arrive while on site regarding any items that have not been properly prepared. The property was inspected regardless of limitations or hindrances. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report.

The condition of the premises may change after the date of inspection due to many factors such as weather, moisture, leaks, actions taken by the owner or others, or the passage of time. Seasonal changes such as wind-driven rain, ice, and humidity may bring some defects to light that were not noted during your home inspection. Basements and attics that were dry at the time of the inspection can be damp or leak in later weeks or months. This report reflects the condition of the premises at the time of the inspection.

Your report includes many photographs. Some pictures are informational and of a general view, to help you understand where the inspector has been, what was looked at and the condition of the item or area at the time of the inspection. Some of the pictures may be of problem areas, these are to help you better understand what is documented in this report and to help you see areas or items that you normally would not see. Not all problem areas or conditions will be supported with photos. Inversely the included photos may not show all problem areas or conditions. A representative example of photos may be used.

For the sake of this inspection the front of the home will be considered as the portion of the home facing the road. References to the "left" or "right" of the home should be construed as standing in the front yard and facing the front of the home.

Inspected with no obvious signs of defects observed at the time of inspection.

Grading is inspected to determine that it allows 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). Any flat or low areas around the home should be back-filled and sloped away from the foundation, to prevent potential moisture infiltration into areas below grade. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Driveways and walkways are inspected to determine their effect on the structure of the home. I will also report on any visual deficiencies that may be present such as cracking, displacement, etc. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

The Inspector observed no deficiencies the driveway condition at the time of the inspection.

The inspector observed no deficiencies in the condition of the fences at the time of the inspection.

The Inspector observed no deficiencies in the condition of the gates at the time of the inspection.

Driveways and walkways are inspected to determine their effect on the structure of the home. I will also report on any visual deficiencies that may be present such as cracking, displacement, etc. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the home walkways.

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.

Inspected with no obvious signs of defects observed at the time of inspection.

Inspection of the exterior walls typically includes the following: - exterior wall structure (material identification and condition); - exterior wall-covering material (material identification and condition); - window and door exterior condition; - penetration integrity; and - vegetation encroachment.

Anything attached to a piece of land or building such that it becomes a part of that property, and is passed on to a new owner when the property is sold. It may be something tangible like a garage, septic system, water tank, or something abstract such as an easement or right of way.

Read more: http://www.businessdictionary.com/definition/appurtenance.html

Balconies, decks, patios, porches and steps are inspected looking for water related damage, construction related deficiencies, and safety hazards. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

The soffit and fascia was inspected at visible portions looking for any water damage or other significant defects. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the corner trim.

At the time of the inspection, the Inspector observed no deficiencies in the condition of exterior GFCI-protected electrical receptacles.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the door trim.

At the time of the inspection, the Inspector observed no deficiencies in the condition of exterior water faucets.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the patio slab surface.

Inspection of the porch typically includes visual evaluation of the: -  foundation; -  structure; -  floor surfaces; -  guardrails; and -  stair assembly.

At the time of the inspection, the Inspector observed no deficiencies in the condition of these exterior stairs.

The Inspector observed no deficiencies in the condition of window exteriors at the time of the inspection.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the window trim.

The Inspector observed no deficiencies in the condition of the exterior walls.

Exterior walls appeared to framed with 2x6 providing cavities for thermal insulation approximately 5? inches thick. Typically this would provide an R-value of R-19.

Inspection of the roof structure from inside the attic typically includes:
- roof structure (typically conventional framing or manufactured trusses);
- roof sheathing (boards, plywood or oriented strand board [OSB]);
- ventilation methods; and - installation and level of thermal insulation that may affect the lifespan or performance of the roofing materials, home energy efficiency, or comfort levels.

The General Home Inspection includes inspection of the home structural elements that were readily visible at the time of the inspection. This typically includes the foundation, exterior walls, floor structures and roof structure. Much of the home structure is hidden behind exterior and interior roof, floor, wall, and ceiling coverings, or is buried underground. Because the General Home Inspection is limited to visual and non-invasive methods, this report may not identify all structural deficiencies. Upon observing indications that structural problems may exist that are not readily visible, the inspector may recommend inspection, testing, or evaluation by a specialist that may include invasive measures.

Inspected with no obvious signs of defects observed at the time of inspection.

Because of interior ceiling coverings, not all structural members were able to be fully inspected. At the time of inspection the ceiling structure and material appeared to be in good condition. Any specific defects will be listed in the report.

Inspected with no obvious signs of defects observed at the time of inspection.

Inspected with no obvious signs of defects observed at the time of inspection.

Because of interior floor and ceiling coverings, not all floor structural members were able to be inspected. At the time of inspection, the floor structure and material appeared to be in good condition. Any specific defects will be listed in the report.

Inspected with no obvious signs of defects observed at the time of inspection.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the poured concrete foundation walls.

The Inspector observed no deficiencies in the condition of the exterior roof structure.

Roof structure ventilation appeared to be satisfactory at the time of the inspection.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the exterior wall structures.

The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor. Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General Home Inspection does not include confirmation of proper installation. Home Inspectors are trained to identify common deficiencies and to recognize conditions that require evaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary.

The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor. Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General Home Inspection does not include confirmation of proper installation. Home Inspectors are trained to identify common deficiencies and to recognize conditions that require evaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary.

The shingles were inspected at visible portions for excessive granule loss, signs of curling or delamination, loss of adhesion between the shingles, and any other signs of damage or excessive age. The shingles appeared to be in satisfactory condition, allowing for normal wear and tear, at the time of inspection. No deficiencies were observed unless otherwise noted in this report.

Visible portions of the flashing's were inspected looking for installation related deficiencies or damage (drip edge, sidewall, head-wall, counter, etc - if applicable). Typically most areas of flashing's 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.

Flashing is a general term used to describe 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: - roof penetrations such as vents, electrical masts, chimneys, mechanical equipment, patio cover attachment points, and around skylights; - junctions at which roofs meet walls; - roof edges; - areas at which roofs change slope; - areas at which roof-covering materials change; and - areas at which different roof planes meet (such as valleys).

At the time of the inspection, the Inspector observed no deficiencies in the condition of sidewall flashing.

At the time of the inspection, the Inspector observed no deficiencies in the condition of valley flashing.

At the time of the inspection, the Inspector observed no deficiencies in the condition of roof edge flashing.

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. If leaks are noticed after taking ownership of the home, sealing may be needed at seams or end-caps. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

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 observed at the time of inspection, unless otherwise noted in this report.

The Inspector observed no deficiencies in the condition of the roof drainage system.

The plumbing stack vents, their related rain boots, and other roof penetrations were inspected by looking at their clearance, the integrity of their boots, for proper installation, or any significant defects. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

Although the main water supply shut-off valve was not operated at the time of the inspection it was visually inspected and appeared to be in serviceable condition.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the gas supply pipes. Most pipes were not visible due to interior wall coverings.

The photo shows the gas pressure regulator that controls the pressure under which gas is supplied to the home. Gas regulators leak small amounts of gas occasionally. If gas smell is strong and persists, contact your local gas utility provider.

Whats inspected?
Inspection of the garage typically includes examination of the following:
- general structure;
- floor, wall and ceiling surfaces;
- operation of all accessible conventional doors and door hardware;
- overhead door condition and operation including manual and automatic safety component operation and switch placement;
- proper electrical condition including Ground Fault Circuit Interrupter (GFCI) protection;
- interior and exterior lighting;
- stairs and stairways
- proper firewall separation from living space; and
- proper floor drainage

Both automatic garage door openers responded to the controls at the time of the inspection.

At the time of the inspection, the Inspector observed no deficiencies in the operation of the manual disconnect.

The photoelectric sensor designed to activate the automatic-reverse at the overhead garage door responded to testing as designed.

The push-button switches for the automatic garage door openers were operable and safely located at the time of the inspection.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the garage ceilings.

At the time of the inspection, the garage had ground fault circuit interrupter (GFCI) protection that appeared to comply with generally-accepted modern safety standards. A representative number of GFCI-protected electrical receptacles were tested and responded in a satisfactory manner at the time of the inspection. Any individual GFCI receptacle defects will be listed separately.

Electrical receptacles in the garage had Ground Fault Circuit Interrupter (GFCI) protection that responded to testing in a satisfactory manner at the time of the inspection. The inspector tested a representative number of accessible receptacles only.

What's inspected?
Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components:
- door condition;
- mounting brackets;
- automatic opener;
- automatic reverse;
- photo sensor;
- switch placement;
- track & rollers; and
- manual disconnect.

At the time of the inspection, the Inspector observed few deficiencies in the condition of the overhead vehicle doors. Notable exceptions will be listed in this report.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the garage floor.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the stairs from the garage to the living space.

The occupant door is the door between your attached garage and your living space. The door from the garage should lead to a non-sleeping area of the house.

In addition to providing easy access to your garage, the occupant door should provide a barrier between your (usually) unheated garage and the rooms of your home. Poorly-installed, an occupant door can cause heated air to leak from your house, wasting energy and adding to your heating bill. In addition, since combustible gasoline is stored in most vehicle gas tanks, an occupant door should be part firewall, not just a decorative, wooden door.

At the time of the inspection, the Inspector observed no deficiencies in the condition of The garage walls.

Inspection of the home interior does not include testing for radon, mold, asbestos, lead paint, or other environmental hazards unless specifically requested as an ancillary inspection. Inspection of the home interior typically includes:

ROOMS

- interior wall, floor and ceiling coverings and surfaces;
- doors: condition, hardware, and operation;
- windows: condition, hardware, and operation;
- permanently-installed furniture, countertops, shelving, and cabinets; and
- light fixtures.

ELECTRICAL
- switches;
- receptacles; and
- light fixtures.

INTERIOR TRIM
- door casing;
- window casing, sash, and sills;
- baseboard; and
- Molding (crown, wainscot, chair rail, etc.)

The Inspector observed no deficiencies in the condition of electrical components visible in the attic.

Crawlspace

Houses with a crawlspace have enough room underneath to crawl or stoop, but certainly not stand up. This is so that you can get access to plumbing pipes or other utilities usually and also to provide a more stable foundation for the house than having no basement. Crawlspaces are fully enclosed, but may or may not be heated.  Some crawlspaces are large enough and have a decent enough height to make for reasonable storage spaces although you might not want to store anything down there you will need often.

Full

Full basements are the most common basement type. Full basements are high enough that you can stand up in them. They usually form good living spaces provided the ceiling height is high enough for comfort and they arent too damp. Some older homes have full basements that are not high enough for taller people to walk around in comfortably they would still be full basements, though. Full basements are actually defined not only by height, but by how far they extend. That is a full basement is the full footprint of the house. Another way of saying it is that a full basement will have about the same square footage as the main floor of a house minus a bit for the thick foundation walls.

Walkout

Walkout basements are just that basement that you can walk out of. This designation should be reserved for true walk out basements and not basements that just have a staircase out of them. A walkout basement house is almost always built into a hill. Sometimes this is a natural situation and sometimes a developer will artificially build a hill to place the foundations into often around a pond or lake. Walkout basements are considered valuable to buyers. Walkout basements are sometimes called walk-in basements. They are considered opposite from a conventional closed basement where there are no doors to the outside.

Walk-up

Walk-up basements are those that are just like walkout basements, but turned around. That is, the front of the house has a basement entry. These are built into hills as well. 

None

Almost all homes have some sort of basement. If it is labelled as none, it really should have no basement at all often this label is incorrectly applied on the MLS system. No basement means that the home is be built on a concrete slab (like a garage is) or the floor rests directly on the ground (like a shed would) or sits on pilings like a cabin or mobile home might. Many condos and almost all commercial buildings do not have basements and are sitting on a concrete slab these buildings will be no basement structures.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the finished basement.

At the time of the inspection, the Inspector observed no deficiencies in the condition of electrical components visible in the basement.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the visible portions of the basement concrete floor slab. Most of the slab was not directly visible due to floor coverings.

The bathtub(s) were inspected by operating the faucet valves checking for proper flow and drainage, 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.

The cabinets and counter-tops were inspected looking for 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.

The bath ventilation fan(s) were tested by operating the switch and listening for proper air flow. Ventilation fans are recommended for all bathrooms containing a shower or tub. A window in a bathroom can substitute for a fan, but a fan is still recommended due to not utilizing fans in colder winter months. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Conditioned air supply was present at the 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.

The bathroom mirror(s) were inspected looking at their attachment to the wall and for any damage. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

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.

The shower walls were inspected looking for any significant damage or areas that could allow for water infiltration behind the walls. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

The sink(s) were inspected by operating the faucet 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.

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.

Visible portions of sink plumbing is 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.

At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of under-sink plumbing in this bathroom.

The bathroom sink(s), shower(s) and bathtub(s) had functional flow at the time of the inspection. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

The bathroom sink(s), shower(s) and bathtub(s) had functional drainage at the time of the inspection. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

At the time of the inspection, the Inspector observed no deficiencies in the condition of this bathroom.

Inspection of bedrooms typically includes examination of the following:
- floor, wall and ceiling surfaces;
- switches and outlets;
- room heat;
- door and condition and operation; and
- window and skylight condition and operation

Conditioned air supply was present at the 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.

At the time of the inspection, the Inspector observed no deficiencies in the condition of ceilings in this bedroom.

At the time of the inspection, the Inspector observed no deficiencies in the condition of floors in this bedroom.

At the time of the inspection, the Inspector observed no deficiencies in the condition of this bedroom walls.

At the time of inspection the ceilings appeared to be in good condition. Any defects will be listed separately in the report.

At the time of the inspection, the Inspector observed no deficiencies in the condition of ceiling fans in the home.

The cabinets and counter-tops were inspected looking for 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.

At the time of inspection the interior doors appeared to be in good condition. Any recommendations will be listed separately in the report.

At the time of inspection the floors appeared to be in good condition. Any defects will be listed separately in the report.

Conditioned air supply was present at the 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.

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.

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.

The kitchen sink(s) had functional flow at the time of the inspection. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

The kitchen sink(s) had functional drainage at the time of the inspection. No reportable conditions were observed at the time of inspection unless otherwise noted in this report.

At the time of the inspection, the Inspector observed no deficiencies in the condition of ceilings in the kitchen.

At the time of the inspection, the Inspector observed no deficiencies in the condition of floors in the kitchen.

The kitchen sink faucet appeared to be in serviceable condition at the time of the inspection.

The kitchen sink had functional flow and functional drainage at the time of the inspection.

At the time of the inspection, the Inspector observed few deficiencies in the condition and operation of the kitchen lights. Notable exceptions will be listed in this report.

At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the kitchen sink.

At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of under-sink plumbing in the kitchen.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the kitchen walls.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the laundry room.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the countertops.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the dryer vent.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the 220-volt dryer electrical receptacle.

At the time of the inspection, the Inspector observed no deficiencies in the condition of switches throughout the home.

Smoke detector placement appeared to be adequate. Smoke detectors are not tested as part of a general home inspection. The Inspector recommends that all detectors be checked to confirm that they don't need battery replacement.

At the time of the inspection, the Inspector observed no deficiencies in the condition of this staircase.  Inspection of staircases typically includes visual examination of the following: - treads and risers; - landings; - angle of staircase; - handrails; - guardrails; - lighting; - headroom; - windows; and - walls and ceilings.

At the time of inspection the walls appeared to be in good condition. Any defects will be listed separately in the report.

At the time of inspection the windows appeared to be in good condition. Any defects will be listed separately in the report.

Article 338 of the National Electrical Code (NEC) covers the use, installation and construction specifications of service-entrance (SE) cable. Electricians commonly use these cables for service conductors and for feeders and branch circuits in residential and small commercial installations. There were some very subtle changes in Article 338 in the 2008 NEC that are not readily obvious, so care must be taken to analyze these changes.

According to 338.2, there are two types of service-entrance cables: Type SE or service entrance cable having a flame-retardant, moisture-resistant covering or Type USE which is service entrance cable, identified for underground use, having a moisture-resistant covering, but not required to have a flame-retardant covering. All service-entrance cable is rated at 600V and is listed in sizes 14 AWG and larger for copper and 12 AWG and larger for aluminum or copper-clad aluminum.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the electrical service disconnect. It was inspected visually but was not operated.

The service disconnect was a breaker type. A service disconnect is a device designed to shut off power to all overcurrent devices (circuit breakers or fuses) and branch circuits in the home.

Branch Circuits: The portion of the wiring system extending past the final over-current device. These circuits usually originate at a panel and transfer power to load devices. Any circuit that extends beyond the final over-current protective device is called a branch circuit.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the service panel cabinet.

At the time of inspection the receptacles and switches appeared to be in good condition. Any defects will be listed separately in the report.

At the time of the inspection, the home had ground fault circuit interrupter (GFCI) protection that appeared to comply with generally-accepted modern safety standards. A representative number of GFCI-protected electrical receptacles were tested and responded in a satisfactory manner at the time of the inspection. Any individual GFCI receptacle defects will be listed separately.

Although the main water supply shut-off valve was not operated at the time of the inspection it was visually inspected and appeared to be in serviceable condition.

All plumbing fixtures in the home exhibited functional flow at the time of the inspection.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the main water supply pipe.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the visible water distribution pipes.

The main water supply was an approved plastic typical of this area for this use.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the visible drain, waste and vent pipes.

All plumbing fixtures in the home exhibited functional drainage at the time of the inspection.

The home had a sump pump installed in a pit in the basement floor. Sump pumps are designed to pump rising groundwater to the home exterior before it reaches and floods the finished floor. They require regular testing and service if they are to be relied upon when they are needed. The Inspector recommends regular service by a qualified contractor to ensure that the pump will work when needed. You should have this sump pump serviced upon or before purchase of this home.

At the time of the inspection, the Inspector observed no deficiencies in the condition or operation of the water heater.

This water heater was gas-fired. Gas water heaters heat water using a gas burner located in a chamber beneath the water tank. The gas control mechanism contains safety features designed to prevent gas from leaking into the living space if the burner should fail for some reason.  Gas-fired water heaters must be properly installed so that the gas fuel is safely delivered to the water heater and so that the water heater safely exhausts the products of combustion to the home exterior. Gas-fired water heaters can be expected to last the length of the stated warranty and after its expiration may fail at any time.

Information from the air-conditioner label/data plate is shown in the photo.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the air-conditioning (cooling) system.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the enclosure protecting the air-conditioner compressor housing.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the pad supporting the air-conditioner compressor housing.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the visible air-conditioner refrigerant lines.

Condensate produced by the operation of the air-conditioning system evaporator coils was properly routed and discharged at the time of the inspection.

At the time of the inspection, the system responded to the call for cool air.

Although it was not operated, the electrical disconnect for the condensing unit appeared to be properly located and installed and in serviceable condition at the time of the inspection.

The air conditioning system was a split system in which the cabinet housing the compressor, cooling fan and condensing coils was located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinet was located at the home's exterior so that the heat collected inside the home could be released to the outside air. Evaporator coils designed to collect heat from the home interior were located inside a duct at the furnace and were not directly visible.

The general home inspection does not include any type of heating system warranty or guaranty. Inspection of heating systems is limited to basic evaluation based on visual examination and operation using normal controls. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified heating, ventilating, and air-conditioning (HVAC) contractor.
Inspection of heating systems typically includes:
- system operation: confirmation of adequate response to the thermostat;
- proper location;
- proper system configuration;
- component condition
- exterior cabinet condition;
- fuel supply configuration and condition;
- combustion exhaust venting;
- air distribution components;
- proper condensation discharge; and
- temperature/pressure relief valve and discharge pipe: presence, condition, and configuration.

The furnace blower appeared to operate in a satisfactory manner at the time of the inspection.

The high-efficiency furnace exhaust produced condensate fluid that must be discharged to a proper location.  Conditions appeared to be acceptable at the time of the inspection.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the gas supply at this furnace.

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.

At the time of the inspection, the Inspector observed no deficiencies in the condition of the combustion exhaust flue of this furnace.

Some appliances may not "convey" or be included with the home. This should be spelled out in your contract. Typically appliances that are permanently installed and directly wired to the electrical or plumbing system may be considered as "fixtures". Your home inspector doesn't determine what should be included with the sale of the home. If you are not certain about what is include or "conveys" check the contract or ask your agent.

An owner's manual is very useful for learning how to operate an appliance, order parts and for general maintenance. If the owner's manual isn't provided by the seller it may be available online at the manufacturer's website. You would need the model number to select the correct manual.

At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the dishwasher. It was operated through a cycle.

The dishwasher had a high loop installed in the drain line at the time of the inspection. The high loop is designed to prevent wastewater from contaminating the dishwasher. This is a proper condition.

The garbage disposal was inspected to determine it was functional while also looking for leaks from the unit, an exposed power cord, heavy rust, or other deficiencies. No reportable conditions were present at the time of inspection unless otherwise noted in this report.

At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the garbage disposal.

At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the built-in microwave oven. Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, you should seek further evaluation by qualified technician prior to closing.

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.

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.

The home was equipped with an electric cooktop and separate built-in oven instead of a range. At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the cooktop.

At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the electric built-in oven.

The refrigerator was functional at the time of inspection. No leaks or water was present at the base of the unit.  No deficiencies were observed with the unit unless otherwise noted in this report.

The refrigerator was operational, at time of inspection. The efficiency of the appliance was not tested.

The inspector observed no deficiencies in the condition of the thermal insulation at the time of the inspection.

In most U.S. climates, vapor barriers, or -- more accurately -- vapor diffusion retarders, should be part of a moisture control strategy for a home. A vapor barrier or vapor diffusion retarder is a material that reduces the rate at which water vapor can move through a material. The older term "vapor barrier" is still used even though "vapor diffusion retarder" is more accurate.

The ability of a material to retard the diffusion of water vapor is measured in units known as "perms" or permeability. The International Residential Code describes three classes of water vapor retarders:

At the time of the inspection, the Inspector observed no deficiencies in the condition of the gas-fueled fireplace in the [[insert_InteriorFeatureLocation]]. Full inspection of gas-burning fireplaces lies beyond the scope of the  General Home Inspection. For a full inspection to more accurately determine the condition of the fireplace and to ensure that safe conditions exist, the Inspector recommends that you have the fireplace inspected by an inspector certified by the Chimney Safety Institute of America (CSIA). Find a CSIA-certified inspector near you at http://www.csia.org/search