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1234 Main St
12/17/2018 8:00 am

It is recommended that any noted deficiencies be evaluated and repaired by a certified contractor of trade.

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

1 - Inspection details

Thank you for trusting us!

      Thank you for allowing me to be part of this journey with you! I assure you that I have performed a thorough and detailed inspection allowing you to make an educated decision. Please carefully read your entire Inspection Report as not everything will land on the summary page. 

      A home inspection can be an incredibly scary thing, especially for first time home-buyers. Don't get over whelmed with the report as there is no such thing as a perfect house! Don't hesitate to call me after you have reviewed your report if you have any questions. Remember, even though the inspection is over, and the report has been sent, I am still here to help.

     All of my inspections are backed by the "Buy Back Guarantee." If I miss anything during the inspection of the home I will buy the home back for the full purchase price. It's covered for 90 days after closing and the home must be listed by a licensed real estate agent. With all of my services I offer a percentage of the proceeds go to local charities. You may choose that the proceeds either go to the Children's Hospital of King's Daughters, Vigilant Watch, Or the Portsmouth Humane Society.

     For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects.  Note that this report is a snapshot in time. 


James Emenaker    

Local Charities

As you may already know, when I started my business I knew I wanted to support some great local charities. I have done this from the start and it has been awesome. If you don't know yet, I contribute a percentage of every service to one of the 4 charities of your choice. Some have even split it up between two as the choice is sometimes difficult. Below I will add some quick descriptions of what each one of them do. 

  • CHKD relies on the generous support of our community to ensure the hospital is available for every child who needs our services. Each gift to The Virginia Children's Hospital, Virginias only free-standing children's hospital, helps keep the children of our region healthy, provides families with valuable resources, and ultimately strengthens our community. 
  • Vigilant Watch, Inc. is a 501(c) (3) non-profit organization providing support to our regional public safety officials, active duty or retired, and their immediate families, who have suffered a hardship based on injury, illness or catastrophic event, which has created a financial or physical hardship. We support the seven cities of Hampton Roads and the Eastern Shore of Virginia (Virginia Beach, Norfolk, Chesapeake, Portsmouth, Hampton, Newport News, Suffolk). We work solely on contributions and donations to offer financial, advisory and moral support. 
  • The Portsmouth Humane Society is a non-profit Virginia corporation. We depend upon charitable contributions to accomplish our work and on volunteer support to augment a very small paid staff. We were founded in 1889 and believe that we are the oldest continuously operating animal welfare organization in the Commonwealth of Virginia. PHS is dedicated to caring for homeless animals in the community by promoting their adoptions into loving, permanent homes. We also provide education and community outreach programs to help decrease the pet overpopulation problem. 
  • In 2016 Troopster Donation Corp. was established as an official non-profit organization dedicated to sending care packages to deployed service members with the help of volunteers and donations.
Charity Choice
Category description

Listed below is a description of the Categories used throughout the report to help understand the severity of an item.  Any items list in the below categories may be based on the inspectors opinion.  These categories are not designed to be considered as an enforceable repair or responsibility of the current homeowner, but designed to inform the current client of the current condition of the property and structure.  They may be used in negotiations between real estate professionals. 

Maintenance/Monitor =  The item, component, or system while perhaps is functioning as intended may be in need of minor repair, service, or maintenance; is showing wear or deterioration that could result in an adverse condition at some point in the future; or consideration should be made in upgrading the item, component, or system to enhance the function, efficiency, and/or safety.  Items that fall into this category frequently be addressed by a homeowner or Licensed Handyman and are considered to be routine homeowner maintenance (DIY) or recommended upgrades.   

Deficiencies =  The item, component, or system while perhaps functioning as intended is in need of moderate repair, service, is showing signs of wear or deterioration that could result is an adverse condition at some point in the future; consideration should be made in upgrading the item, component, or system to enhance the function, efficiency and/or safety. Items falling into this category can frequently be addressed by a licensed handyman or qualified contractor of trade and are not considered routine maintenance or DIY items.  

Safety & Immediate Attention =  The item, component, or system poses a safety concern to occupants in or around the home.  Some listed concerns may have been considered acceptable for the time of the structures construction, but pose a current risk.  

The item, component or system is not functioning as intended, or needs further inspection by a qualified license contractor of trade; possible damage to the structure, item, or component may occur. Repairs may be possible to satisfactory condition with out repair.  

Directions related to the home

When the direction of "Left, Right, Front, Rear" is mentioned, it is a description of the area of the house. The front of the property is the side with the main front entrance or street side. These directions may be used with the exterior or interior in order to help define the location of a deficiency/ comment.


A home inspection is not a pass or fail type of inspection.It is a visual only evaluation of the conditions of the systems and accessible components of the home designed to identify areas of concern within specific systems or components defined by the InterNACHI Standards of Practice, that are both observed and deemed material by the inspector at the exact date and time of inspection. Conditions can and will change after the inspection over time. Future conditions or component failure can not be foreseen or reported on. Components that are not readily accessible can not be inspected. Issues that are considered as cosmetic are not addressed in this report. (Holes, stains, scratches, unevenness, missing trim, paint and finish flaws or odors). It is not the intent of this report to make the house new again.Any and all recommendations for repair, replacement, evaluation, and maintenance issues found, should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues than able to be noted from a purely visual inspection of the property. This inspection will not reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises.

I recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide.    

Start Time
Present at time of the inspection
Property Occupancy
41 Fahrenheit
Ground Condition
Weather Condition
Rain in the last few days
Structure Details: Structures Inspected
Structure Details: Type of Structure
Single Family
Structure Details: Age of the Structure
Structure Details: Foundation Type
Structure Details: Utilities
All Utilities on
Inspection Limitations

Sometimes during the inspection there will be limitations of certain items. These will be noted on the report. If you see the "limitations" tab at the top of a section there is one present for that system. The limitations tab needs to be clicked in order to view that limitation. Please view the example below. 

The following items have been excluded from the inspection.
Fences and gates

First Glance Home Inspections LLC is pleased to submit the enclosed report. This report is a professional opinion based on a visual inspection of the readily accessible areas and components of the building. This report is neither an engineering inspection nor an exhaustive technical evaluation. An engineering inspection or a technical evaluation of this nature would cost many times more and take days, if not weeks, to complete.

Please understand that there are limitations to this type of visual inspection. Many components of the property are not visual during the inspection and very little historical information (if any) is provided in advance of, or even during, the inspection, While we believe we can reduce your risk of purchasing a property, we can not eliminate it, nor can or do we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommended that you budget for unexpected repairs. On the average, we have found it necessary for you to set aside a percentage of the value of the home on an annual basis that will be sufficient to cover unexpected repairs. This maybe 1 % for a modest home and a higher amount, say maybe 3 % or so, for a more complex and /or an older home with aging systems and some deferred maintenance.

Your attention is directed to your copy of the Pre-Inspection Agreement. It more specifically explains the scope of the inspection and the limit of our ability in performing this inspection. The Standards of Practice and Code of Ethics of the National Association of Certification Home Inspectors (NACHI) prohibit us from making any repairs or referring any contractors. We are not associated with any other party to the transaction of this property, except as may be disclosed by you.

The information provided in this report is solely for your use. We will not release a copy or this report, nor will we discuss its contents with any third party, without your written consent.

We know you had many options in your choice of an inspection company. Thank you for selecting us. We appreciate the opportunity to be your choice in the building inspection industry. Should you have any questions about the general conditions of the house in the future, we would be happy to answer these. There is no fee for your 1st telephone consulting call. Additional calls may incur additional fees. Our inspection fees are based on a single visit to the property. If additional visits are required for any reason, additional fees will be assessed.


2 - Exterior

General: Wall Covering
General: Driveway Material
General: Sidewalk/Patio Material
Soffit and Fascia: Soffit Vents Throughout

There were soffit vents installed throughout the eaves to provide ventilation to the attic space. Note that they say continuous soffit vents along with ridge vents provide some of the best ventilation for an attic.

Vegetation and Grading: Grading

Lot grading and drainage have a significant impact on the building, simply because of the direct and indirect damage that moisture can have on the foundation.  It is very important, therefore, that surface runoff water be  adequately diverted away from the home. Lot grading should slope away and fall a minimum of one (1) inch every foot for a distance of six (6) feet around the perimeter of the building.

Electrical: GFCI

GFCI outlets were present in the exterior and operated when tested. 

Electrical Service Entrance: Service Type
Soffit and Fascia: Flashing over wood

The wood trim has been covered with an aluminum or vinyl covering. The wood behind this covering can not be evaluated for rot, damage, or deterioration. Water that gets behind the flashing may be visible as rust stains. These areas may need to be further evaluated at that time to fix any water that is getting behind it. This will help prevent any future deterioration of the wood members. 

Fences and Gates: Fences and Gates

Fences and gates are NOT INCLUDED as part of a home inspection. Recommend confirming that all fences and gates are in serviceable condition before the close of escrow.

The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement. 

Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only. 

2.2.1 - Driveway, Walkway, Patio

Typical Cracking

Typical cracking was observed at the concrete surfaces. These small cracks are typical as the curing process is happening. If these cracks start to gap further or become larger than some sealing of the cracks may be necessary to prevent further deterioration. 

2.6.1 - Exterior issues

Dryer Vent Screen

There is a screen installed at the dryer vent which is causing lint to accumulate. This can also be a fire hazard. Recommend removing the screen. At a minimum ensure it remains clear of lint. 

Contractor Qualified Professional
2.8.1 - Vegetation and Grading

Low spots

Due to not having gutters, there are some low spots along the foundation. Recommend adding gutters and then additional back fill to maintain the proper slope away from the house to allow for effective drainage.

Yard scissors Landscaping Contractor
2.10.1 - Electrical

No caulk light

One or more wall-mounted exterior light fixtures had no caulk installed above the back plate. Water can enter the space behind the back plate and contact wiring. This is a potential shock hazard. Recommend that a qualified person apply caulk above and around the back plate per standard building practices. A gap should be left at the bottom of the plate so that condensation can drain out.

Contractor Qualified Professional

3 - Roof

General: Roof Inspection method
Viewed from ground with special camera
We normally conduct our typical roof inspection by walking on the roof's surface in what we call the "random walk" methodology. This method of inspection is not intended to cover every square inch of the roof's surface, nor will it. Further we could not recreate the route of a random walk even if we tried to. We do arrive at an overall impression of the roof's condition developed during this random walk inspection and extrapolate it to the entire roof's surface.
If any discrepancies are in fact identified, it is recommended that to accurately determined the scope of the actual discrepancies, as well as any cost of correction, you consult with a licensed roofing contractor. Not all roof will be walked, dimension, slope, weather, etc may allow the roof to be accessed.
General: Roof Type
General: Roof covering
Asphalt/Fiberglass Shingles
General: Roof Drainage
General: Roof Pictures
Shingles: Layers Visible
One Layer
Flashing/Vents: Satisfactory

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.

The report is not intended to be conclusive regarding the life span of the roofing system or how long it will remain watertight in the future. The inspection and report are based on visual and apparent conditions at the time of the inspection. Unless prolonged and extensive rain has fallen just prior to the inspection, it may not be possible to determine if active leakage is occurring. Even Then, numerous features may conceal active leakage. Usually not all attics are readily accessible for inspection. The client is advised to inquire about the presence of any roof leaks with the present owner.
IF Required, Only Qualified, License personnel Should Carry Out Any Repairs Needed.
All roofs require periodic maintenance to achieve typical lifespans, and should be inspected annually. Expect to make periodical repairs to any roof on a routine basis with replacement at the end of the roof's material Useful Service Life, which may not be equal to its Design Life.

3.8.1 - Flashing/Vents

Kickout flashing missing

Kick-out flashing was missing at one or more locations. Such flashing should be located at the bottom of slopes where roof surfaces intersect with exterior walls above. It directs rainwater away from exterior walls and into gutters (if installed) so that rainwater is less likely to run down the front surfaces of siding or flow behind siding. Recommend that a qualified contractor install kick-out flashing where missing and per standard building practices.

Roof Roofing Professional

4 - Foundation

General: Foundation Type
Slab on grade
General: Inspection Method
General: Slab on grade

The property is on a slab on grade foundation. The Slab foundation is essentially a flat, concrete pad poured onto the ground. With slab foundations very little of the foundation is visible and therefore cannot be inspected. The only time this can usually be inspected is when flooring is being installed/ replaced. Visible hairline cracks are normal on slabs and they are from the curing process of the concrete. 

Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.

4.4.1 - Plumbing-Electrical

Condensate line

The condensation line(s) for the air conditioning system is draining at the foundation. This can cause standing water and erosion.  The condensate drain line should be diverted approximately 12" from exterior wall.  

Tools Handyman/DIY

5 - Kitchen

General: Kitchen Pictures
Electrical: GFCI Operated

GFCI outlets present and operated when tested. 

5.4.1 - Cabinets

Loose hardware

Hardware such as hinges, latches or pulls are loose and/or missing on one or more cabinets. Repairs should be made and/or hardware should be replaced as necessary.

Contractor Qualified Professional

6 - Appliances

6.2.1 - Dishwasher

Dishwasher Loose

The dishwasher is not attached to the underside of the counter or the side of the cabinet. The dishwasher should be secured to prevent it from pulling forward when the door and the contents are pulled forward. 

Tools Handyman/DIY

7 - Interiors

General: Interior Pictures
Smoke and CO alarms: Smoke and CO Detectors

The NFPA 72, National Fire Alarm and Signaling Code, has required as a minimum that smoke alarms be installed inside every sleep room (even for existing homes) in addition to requiring them outside each sleeping area and on every level of the home. (Additional smoke alarms are required for larger homes.) Homes built to earlier standards often dont meet these minimum requirements. Homeowners and enforcement authorities should recognize that detection needs have changed over the years and take proactive steps make sure that every home has a sufficient complement of smoke alarms.

Smoke and CO alarms: Smoke Alarms Present

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection. 

7.3.1 - Electrical

Loose Receptacle

One or more electric receptacles and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can loosen due to repeated movement. Recommend that a qualified professional repair as necessary.

Contractor Qualified Professional
7.4.1 - Stairs/Handrails/Guardrails

Baluster Gaps

Balusters at one or more locations had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. At a minimum, the client should be aware of this hazard. 

Contractor Qualified Professional

8 - Laundry

General: Laundry Room

Cautionary Statement; We normally operate on-site laundry equipment. Washers and dryers have special safety concerns to owners. During our inspection, we attempt to check the utility connections, supply of hot and cold water, grounded electrical receptacles and some safety devices. During our inspection we endeavor to verify that the equipments operates properly, however we do NOT verify the proper operation of ALL safety devices and other built in safe guards. This is a job for an appliance specialist.

Please be aware that with any appliance being used everyday, owners often forget, or over look the potential hazards that are present in these day-to-day helpmates. All laundry equipment operates both with electricity and high speed motors and rotating drums. Because of the combination of water and electricity along with high-speed rotation, all laundry equipment should be respected. PLEASE SECURE ALL OPERATION AND MAINTENANCE MANUALS FROM PRESENT OWNERS OR THE MANUFACTURERS. Virtually all manufacturers have this consumers information available to you-contact the respective manufacturer.

Please instruct all children that these appliances are potentially hazardous and they should not be played with, nor should anyone under any circumstances, place a hand inside any operating laundry equipment.


As we discussed and is described in your inspection contract, this is a visual limited in scope by (but not restricted to) the following conditions.

Thermostats, timers and other specialized features and controls are not tested.

The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection.

Please refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

8.1.1 - General

Loose hardware

Hardware such as hinges, latches or pulls are loose and/or missing on one or more cabinets. Repairs should be made and/or hardware should be replaced as necessary, and by a qualified contractor if necessary.

Contractor Qualified Professional
8.1.2 - General

Lint Visible

Lint is visible behind the dryer. This can simply be an indication that the dryer vent is loose or that it is clogged. If the vent is clogged this can be a fire hazard. Recommend evaluating and repairing as necessary. 

Contractor Qualified Professional

9 - Bathrooms

General: Bathroom Pictures
Electrical: GFCI

GFCI outlets were present in the bathroom and operated when tested.

Exhaust Fan: Fan operated

Exhaust fan operated when turned on. No major discrepancies were noted at the time of inspection.

9.3.1 - Bathub

Caulk at spout

Caulk is missing or deteriorated around the base of the bathtub spout. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.
Tools Handyman/DIY
9.10.1 - Door

Door doesnt latch
Master Bathroom

The bathroom door did not latch shut. Typically this can be as simple as realigning the striker plate in the door. 

Tools Handyman/DIY

10 - Attic

General: Roof Structure
General: Inspection Method
Viewed from access
General: Insulation Material
Mineral wool loose
General: Insulation Average Depth
12-14 Inches
General: Attic Pictures
General: Areas inaccessible
Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. 

Some attic areas were inaccessible due to the lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection. We conducted our typical attic inspection by walking through the attic areas as much as possible, in what we call the " random walk" methodology. This method of inspection is not intended to cover every square foot of the attic area, nor will it. Further we could not recreate the route of a random walk even if we tried. We do arrive at an overall impression of the attic's condition developed during this random walk inspection and extrapolate it to the entire attic area. In all the attics area shows normal wear and tear for a home of this age.

10.2.1 - Attic Hatch

Hatch Insulation Present

The attic hatch is insulated. However, it has a very low R-value compared to the insulation installed in the attic. 

11 - Plumbing

General: Main Shut Off
In the closet
General: Water Source
Public Water
Supply Lines: Service Pipe to house
Not Visible
Supply Lines: Interior Supply piping
Drain and Waste: Drain Pipe

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following.

1) Portions of the plumbing system canceled by finishes and/or storage (below sinks etc.) below the structure, or beneath the ground surface are not inspected.

2) Water quantity and water quality are not tested unless explicitly contracted for and discussed in this or a separate report.

3) Clothes washing machine connections are not inspected.

4) Interior of flues or chimneys which are not readily accessible are not inspected.

5) Water conditioning systems, solar water heaters, fire and lawn sprinklers, and private waste disposal systems are not inspected unless explicitly contracted for and discussed in this or a separate report.

Please refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

12 - Water Heater

Water Heater: Location
Water Heater: Type
Water Heater: Energy Source
Water Heater: Pictures of Unit

The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.

12.1.1 - Water Heater

Discharge Line

The discharge line for the water heater terminates in the garage. This means if there is a future failure there could be a large amount of water being emptied into the garage. This isn't a major concern as it is mostly concrete. Just ensure belongings aren't stored on the ground. 

13 - HVAC

General: Filter Advice

Recommend that home buyers replace or clean HVAC filters as necessary upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking).

Condensing Unit/ Heat Pump: Energy Source
Condensing Unit/ Heat Pump: Pictures of Unit
Furnace/ Air Handler: Energy Source
Furnace/ Air Handler: Heat Type
Forced Air
Furnace/ Air Handler: Filter Location
Furnace/ Air Handler: Pictures of Unit
General: Temperature <60 degrees
The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).

13.2.1 - Condensing Unit/ Heat Pump

Not Level

The outside condensing unit is not level. Damage may occur if the unit continues to become unlevel. A qualified contractor should evaluate and make repairs as necessary, such as replacing the pad that the condensing unit is installed on.

Fire HVAC Professional
13.2.2 - Condensing Unit/ Heat Pump

Secondary Condensation Line

The secondary condensation line is typically discharged above a window. This can allow the occupant to easily see if this line is dripping condensate. If this line is dripping the primary line may be clogged and should be evaluated as soon as possible. 

Contractor Qualified Professional
13.2.3 - Condensing Unit/ Heat Pump

Line Insulation

Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
Fire HVAC Professional

14 - Electrical

Electric Panel: Location of Main Panel
Electric Panel: Panel Manufacturer
Electric Panel: Amperage
Electric Panel: Branch Wiring
Copper, Aluminum solid-strand
Electric Panel: Location of Main Disconnect
Top of Panel
Electric Panel: System Grounding
Grounding Rod
Electric Panel: Panel pictures
Circuit Breakers: AFCI Breaker

The electrical panel has AFCI protected breakers installed. These breakers were tested and operated normally. Just as with your GFCI outlets, it is recommended that the breakers be tested periodically in order to ensure they remain operational. 

The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician. 

14.2.1 - Branch Wiring

Solid Aluminum Wiring
Range Breaker

This home has solid-strand branch circuit aluminum wiring. This type of aluminum wiring is a potential fire hazard. Problems due to expansion and contraction can cause overheating at connections between the wire and devices such as switches and receptacles, or at splices. There are specific installation practices for this type of wiring that should be used. More information can be found through the line, Visit Here

Electric Electrical Contractor

15 - Garage

General: Garage Pictures
Vehicle door: Manual open

The garage door does not have an automatic vehicle door opener. It is manually operated. The wiring is installed for easy installation of an automatic opener. 

Vehicle door: Door Picture
Vehicle door: Vehicle Door safety

VEHICLE DOOR: safety tips:

1. The garage door is the largest moving object in the home. It can weigh hundreds of pounds. Often it is supported with spring tension Both the weight of the door itself and the condition of these powerful springs can be dangerous on their own. Combined these two items can become a potentially lethal item. During our inspection, we attempt to inspect vehicle doors for proper operation.

2. Operation of the safety mechanisms should be verified monthly. Switches for door openers should be located as high as practical to prevent children from playing with the door. Children should be warned of the potential risk of injury.

3. Regular lubrication of the garage door tracks, rollers, springs and mounting hardware is recommended. ( consult the owners manual or contact the door/opener manufacture. www.overheaddoor.com/Pages/safety-information.aspx

15.5.1 - Vehicle door

Door Trim

The door trim is within an inch of the concrete below. As the wood in this area is cut, it is prone to damage from wicking up moisture. Recommend caulking this area to prevent water from damaging/ deteriorating the wood.  

Tools Handyman/DIY