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The inspection was essentially visual and not technically exhaustive. The inspection was based upon conditions that existed at the time of the inspection. This inspection may have excluded some of the components, items, and/or conditions by nature of their location were concealed or otherwise difficult to inspect. There was no dismantling, destructive analysis, or technical testing of any component. Excluded were all cosmetic conditions, such as floor coverings and wall coverings. The inspection covered only the listed items and was evaluated for function and safety, not code compliance.  The inspection covered only the listed items and was evaluated for function and safety, not code compliance. This was not intended to reflect the value of the premises and did not make any representation as to the advisability or inadvisability of purchase. Hypothetical repair costs may have been discussed but must be confirmed by qualified contractor estimates.

THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING OF ANY ENVIRONMENTAL HEALTH HAZARDS. No tests were conducted to determine the presence of airborne particles such as asbestos, noxious gases such as radon, formaldehyde, toxic, carcinogenic or malodorous substances or other conditions of air quality that may have been present; nor conditions which may cause the above. No representations were made as to the existence or possible condition of the lead paint, abandoned wells, private sewage systems, or underground fuel storage tanks. There were no representations as to any above or below ground pollutants, contaminants, or hazardous wastes. The quality of drinking water was excluded from this inspection.

THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING FOR CONCEALED WOOD DECAY, MOLD, MILDEW OR FUNGI GROWTH.

THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING FOR INSECTS AND VERMIN.

THE INSPECTION AND REPORT ARE NOT A GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, OF THIS BUILDING OR ANY OF ITS COMPONENTS. The inspection and report are furnished on ‘opinion only’ basis. This company assumes no liability and shall not be liable for any mistakes, omissions, or errors in judgment beyond the cost of this report. We assume no responsibility for the cost of repairing or replacing any unreported defects or conditions. This report is for the sole use of our client and no third party liability is assumed.

1 - Inspection Details

In Attendance
Client, Client's Agent
Occupancy
Occupied, Fully Furnished
Home Entrance Faces
West
Type of Building
Single Family, Multi-Level
Space Below Grade
Basement
Weather Conditions
Clear, Hot
Temperature (approximate)
85 Fahrenheit (F)

2 - Structural Components

IN NI NP O
2.1 Foundation, Basement & Crawlspaces X
2.2 Roof Structure & Attic X
2.3 Ceiling Structure X
2.4 Wall Structure X
2.5 Floor Structure X
Inspection Method
Attic Access, Infrared, Visual
Foundation, Basement & Crawlspaces: Foundation Material
Concrete
Foundation, Basement & Crawlspaces: Basement or Crawl Space Floor Material
Concrete
Roof Structure & Attic: Type
Gable
Roof Structure & Attic: Material
Wood, Truss, OSB
Ceiling Structure: Material
Wood, Ceiling Structure Not Visible
Wall Structure: Material
Not Visible
Floor Structure: Material
Wood, Slab, Inaccessible
Floor Structure: Sub-floor
Inaccessible
Ceiling Structure: Attic Insulation
Wall Structure: Interior Framing Not Completely Visible

3. STRUCTURAL COMPONENTS 3.1 The inspector shall: A. inspect structural components including the foundation and framing. B. describe: 1. the methods used to inspect under floor crawlspaces and attics. 2. the foundation. 3. the floor structure. 4. the wall structure. 5. the ceiling structure. 6. the roof structure. 3.2 The inspector is NOT required to: A. provide engineering or architectural services or analysis. B. offer an opinion about the adequacy of structural systems and components. C. enter under floor crawlspace areas that have less than 24 inches of vertical clearance between components and the ground or that have an access opening smaller than 16 inches by 24 inches. D. traverse attic load-bearing components that are concealed by insulation or by other materials.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

3 - Exterior

IN NI NP O
3.1 Walkways, Patios & Driveways X
3.2 Vegetation, Grading, Drainage & Retaining Walls X
3.3 Siding, Flashing & Trim X
3.4 Decks, Balconies, Porches & Steps X
3.5 Exterior Doors X
3.6 Eaves, Soffits & Fascia X X
Appurtenance
Patio
Walkways, Patios & Driveways: Driveway Material
Concrete
Walkways, Patios & Driveways: Walkway Material
Concrete, Stone, Gravel
Walkways, Patios & Driveways: Patio Material
Concrete, Pavers, Stone
Siding, Flashing & Trim: Siding Material
Brick Veneer, Fiber Cement
Siding, Flashing & Trim: Trim Material
Fiber Cement
Decks, Balconies, Porches & Steps: Front Porch Material
N/A
Decks, Balconies, Porches & Steps: Back Porch Material
N/A
Decks, Balconies, Porches & Steps: Deck Material
N/A
Exterior Doors: Front Entry Door Material
Fiberglass
Exterior Doors: Rear Entry Door Material
Metal, Glass

4.1 The inspector shall: A. inspect: 1. wall coverings, flashing, and trim. 2. exterior doors. 3. attached and adjacent decks, balconies, stoops, steps, porches, and their associated railings. 4. eaves, soffits, and fascias where accessible from the ground level. 5. vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building. 6. adjacent and entryway walkways, patios, and driveways. B. describe wall coverings. 4.2 The inspector is NOT required to inspect: A. screening, shutters, awnings, and similar seasonal accessories. B. fences, boundary walls, and similar structures. C. geological and soil conditions. D. recreational facilities. E. outbuildings other than garages and carports. F. seawalls, break-walls, and docks. G. erosion control and earth stabilization measures.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
3.6.1 - Eaves, Soffits & Fascia

Pest Control Recommended
Exterior North

There is what appears to be an active wasp nest/bee hive on the north gable above the garage.  No apparent damage to soffit or eaves.  Recommend a qualified pest control company evaluate and remove the nest/hive.

Contractor Qualified Professional

4 - Roofing

IN NI NP O
4.1 Coverings X
4.2 Roof Drainage Systems X
4.3 Flashings X
4.4 Skylights, Chimneys & Roof Penetrations X
Inspection Method
On the Roof, Ladder at the Eaves, Binoculars
Roof Type/Style
Gable, Shed
Coverings: Material
Asphalt
Coverings: Estimated Age of Roof Covering
14 - 16 years
Roof Drainage Systems: Gutter Material
Aluminum
Flashings: Material
Aluminum
Skylights, Chimneys & Roof Penetrations: Chimney Material
Metal, Metal Chimney Cap
Height of Roof
Flashings: Flashing Not Completely Visible

5.1 The inspector shall: A. inspect: 1. roofing materials. 2. roof drainage systems. 3. flashing. 4. skylights, chimneys, and roof penetrations. B. describe: 1. roofing materials. 2. methods used to inspect the roofing. 5.2 The inspector is NOT required to inspect: A. antennas. B. interiors of vent systems, uses, and chimneys that are not readily accessible. C. other installed accessories. 


  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

5 - Air Conditioning

IN NI NP O
5.1 Main Level Cooling Equipment X
5.2 Upper Level Cooling Equipment X
5.3 Distribution System X
Type
Air Conditioner
Main Level Cooling Equipment: Brand
Trane
Main Level Cooling Equipment: Energy Source
Electric
Main Level Cooling Equipment: Location
Exterior North
Main Level Cooling Equipment: Capacity
4.0 Ton
Main Level Cooling Equipment: Approximate Age
10 years
Upper Level Cooling Equipment: Brand
Same Unit as Main Level
Upper Level Cooling Equipment: Energy Source
Electric
Upper Level Cooling Equipment: Location
Exterior North
Upper Level Cooling Equipment: Capacity
4.0 Ton
Upper Level Cooling Equipment: Approximate Age
10 years
Distribution System: Configuration
Central
Distribution System: Ductwork
Insulated, Rigid Metal, Flexible Ducts
Main Level Cooling Equipment: Service Life Expectancy
N/A

If unit is nearing the end of typical service life or has exceeded it, recommend homeowner plan and budget for replacement in the next 5 years.

Upper Level Cooling Equipment: Service Life Expectancy
N/A

If unit is nearing the end of typical service life or has exceeded it, recommend homeowner plan and budget for replacement in the next 5 years.

9.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. central and permanently installed cooling equipment. 2. distribution systems. C. describe: 1. energy source(s). 2. cooling systems. 9.2 The inspector is NOT required to: A. inspect electric air cleaning and sanitizing devices. B. determine cooling supply adequacy and distribution balance. C. inspect cooling units that are not permanently installed or that are installed in windows. D. inspect cooling systems using ground source, water source, solar, and renewable energy technologies.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

6 - Heating

IN NI NP O
6.1 Main Level Heating Equipment X
6.2 Upper Level Heating Equipment X
6.3 Distribution Systems X
6.4 Vents, Flues & Chimneys X
Main Level Heating Equipment: Brand
Trane
Main Level Heating Equipment: Energy Source
Natural Gas
Main Level Heating Equipment: Heat Type
Forced Air
Main Level Heating Equipment: Capacity
BTU Capacity Below - Fuel Fired Furnace
Main Level Heating Equipment: Capacity for Fuel Fired Furnace
120 x 1000 BTU
Main Level Heating Equipment: Approximate Age
10 years
Upper Level Heating Equipment: Brand
Same Unit as Main Level
Upper Level Heating Equipment: Energy Source
Natural Gas
Upper Level Heating Equipment: Heat Type
Forced Air
Upper Level Heating Equipment: Capacity
BTU Below for Gas or Oil Fired Furnace
Upper Level Heating Equipment: Capacity for Fuel Fired Furnace
120 x 1000 BTU
Upper Level Heating Equipment: Approximate Age
10 years
Distribution Systems: Same System used for Cooling Equipment
Vents, Flues & Chimneys: Material
Metal Pipe
Main Level Heating Equipment: Service Life Expectancy
N/A

If unit is nearing the end of typical service life or has exceeded it, recommend homeowner plan and budget for replacement in the next 5 years.

Upper Level Heating Equipment: Service Life Expectancy
N/A

If unit is nearing the end of typical service life or has exceeded it, recommend homeowner plan and budget for replacement in the next 5 years.

8.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. installed heating equipment. 2. vent systems, uses, and chimneys. 3. distribution systems. C. describe: 1. energy source(s). 2. heating systems. 8.2 The inspector is NOT required to: A. inspect: 1. interiors of vent systems, uses, and chimneys that are not readily accessible. 2. heat exchangers. 3. humidifiers and dehumidifiers. 4. electric air cleaning and sanitizing devices. 5. heating systems using ground-source, water-source, solar, and renewable energy technologies. 6. heat-recovery and similar whole-house mechanical ventilation systems. B. determine: 1. heat supply adequacy and distribution balance. 2. the adequacy of combustion air components.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

7 - Attached Garage

IN NI NP O
7.1 Walls, Ceilings, Floors X
7.2 Occupant Door (From garage to inside of home) X
7.3 Vehicle Door X
7.4 Garage Door Opener X X
Description
3 Car
Vehicle Door: Type
Up-and-Over, Mechanized Opening
Vehicle Door: Material
Aluminum, Insulated
Garage Door Opener: Number of Openers
Two
Occupant Door (From garage to inside of home): Door - Satisfactory

Door was a proper solid wood or metal door and has seals on bottom which delays spread of fire and limits CO intrusion to interior of home.

Vehicle Door: Overhead Garage Door

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; manual disconnect.

Garage Door Opener: Photo Sensor Satisfactory

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

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; 
- proper floor drainage

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
7.4.1 - Garage Door Opener

Pressure Test Failed
Garage, 2-Car Door Opener

*Saftey* Modern automatic garage door openers are installed with a pressure sensitive function which will reverse garage door if an object obstructs the path. Too much pressure is needed to reverse the door which can result in harm to pets or persons.  This is a safety hazard to children and pets.  Recommend pressure sensitivity be adjusted.

Wrench DIY

8 - Plumbing

IN NI NP O
8.1 Fixtures / Faucets X X
8.2 Visible Water Distribution Piping X
8.3 Drain, Waste, & Vent Systems X
8.4 Water Heater X
8.5 Vents, Flues & Chimneys X
8.6 Fuel Storage & Distribution Systems X
8.7 Sump Pumps / Sewage Ejectors X
Water Source
Public
Material - Water Supply Service Line
Copper
Visible Water Distribution Piping: Material - Distribution
Copper, PEX
Drain, Waste, & Vent Systems: Material
Unknown
Water Heater: Location
Basement, Utility Room
Water Heater: Manufacturer
American Water Heater
Water Heater: Power Source
Gas
Water Heater: Capacity
50 Gallons
Water Heater: Approximate Age
15 years
Vents, Flues & Chimneys: Material
Metal Pipe
Fuel Storage & Distribution Systems: Material - Distribution
Iron
Main Water Shut-Off Device (Location)
In basement utility room, next to water heater
Basement
Main Fuel Shut-Off (Location)
South
Exterior
Water Heater: Service Life Expectancy
Nearing End of Typical Service Life

If unit is nearing the end of typical service life or has exceeded it, recommend homeowner plan and budget for replacement in the next 5 years.

Plumbing in Slab Not Visible

Sump Pumps / Sewage Ejectors not present.

6.1 The inspector shall: A. inspect: 1. interior water supply and distribution systems including fixtures and faucets. 2. interior drain, waste, and vent systems including fixtures. 3. water heating equipment and hot water supply systems. 4. vent systems, flues, and chimneys. 5. fuel storage and fuel distribution systems. 6. sewage ejectors, sump pumps, and related piping. B. describe: 1. interior water supply, drain, waste, and vent piping materials. 2. water heating equipment including energy source(s). 3. location of main water and fuel shut-off valves. 6.2 The inspector is NOT required to: A. inspect: 1. clothes washing machine connections. 2. interiors of vent systems, flues, and chimneys that are not readily accessible. 3. wells, well pumps, and water storage related equipment. 4. water conditioning systems. 5. solar, geothermal, and other renewable energy water heating systems. 6. manual and automatic re-extinguishing and sprinkler systems and landscape irrigation systems. 7. septic and other sewage disposal systems. B. determine: 1. whether water supply and sewage disposal are public or private. 2. water quality. 3. the adequacy of combustion air components. C. measure water supply low and pressure, and well water quantity. D. fill shower pans and fixtures to test for leaks.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
8.1.1 - Fixtures / Faucets

Whirlpool Tub Leaking
Master Bathroom

Whirlpool tub is leaking at one of the pipes in the pipework on the back of the tub, inside cabinet.  Moisture stains also visible below on ceiling in garage.  Recommend qualified contractor repair leak.

Contractor Qualified Professional

9 - Electrical

IN NI NP O
9.1 Service Entrance Conductors X
9.2 Service and Grounding Equipment, Main Overcurrent Device and Panel X
9.3 Branch Circuit Conductors, Overcurrent Devices and Compatibility of Their Amperage & Voltage X
9.4 Connected Devices and Fixtures X
9.5 Polarity and Grounding of Receptacles X
9.6 GFCI & AFCI X X
9.7 Smoke Detectors X
9.8 Carbon Monoxide Detectors X
Wiring Type
Non-metallic sheathed cable
Service Entrance Conductors: Electrical Service Conductors
Aluminum, Below Ground
Service and Grounding Equipment, Main Overcurrent Device and Panel: Panel Locations
Garage
Service and Grounding Equipment, Main Overcurrent Device and Panel: Panel Manufacturer
Cutler Hammer
Service and Grounding Equipment, Main Overcurrent Device and Panel: Panel Capacity
200 AMP
Service and Grounding Equipment, Main Overcurrent Device and Panel: Panel Type
Circuit Breaker
Branch Circuit Conductors, Overcurrent Devices and Compatibility of Their Amperage & Voltage: Branch Wire 15 and 20 AMP
Copper
Main Electrical Shut Off
Garage
Garage
Carbon Monoxide Detectors: Plug-In CO Detector

Ensure CO Detector remains with home or new one is installed after move in.

7.1 The inspector shall: A. inspect: 1. service drop. 2. service entrance conductors, cables, and raceways. 3. service equipment and main disconnects. 4. service grounding. 5. interior components of service panels and subpanels. 6. conductors. 7. overcurrent protection devices. 8. a representative number of installed lighting fixtures, switches, and receptacles. 9. ground fault circuit interrupters and arc fault circuit interrupters. B. describe: 1. amperage rating of the service. 2. location of main disconnect(s) and subpanels. 3. presence or absence of smoke alarms and carbon monoxide alarms. 4. the predominant branch circuit wiring method. 7.2 The inspector is NOT required to: A. inspect: 1. remote control devices. 2. or test smoke and carbon monoxide alarms, security systems, and other signaling and warning devices. 3. low voltage wiring systems and components. 4. ancillary wiring systems and components not a part of the primary electrical power distribution system. 5. solar, geothermal, wind, and other renewable energy systems. B. measure amperage, voltage, and impedance. C. determine the age and type of smoke alarms and carbon monoxide alarms.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
9.6.1 - GFCI & AFCI

GFCI Outlet(s) Won't Trip
2nd Floor Hall Bathroom

One or more Ground Fault Circuit Interrupter (GFCI) outlets won't "trip" when tested. Recommend a licensed electrician evaluate and repair. 

Electric Electrical Contractor

10 - Insulation and Ventilation

IN NI NP O
10.1 Attic Insulation X
10.2 Floor Insulation X
10.3 Wall Insulation X
10.4 Vapor Retarders X
10.5 Ventilation X
10.6 Exhaust Systems X
Inspection Method
Attic Access, Infrared, Visual
Attic Insulation: Insulation Type
Batt, Blown, Fiberglass
Floor Insulation: Insulation Type
None
Ventilation: Attic Ventilation Type
Box Vents
Ventilation: Crawlspace Ventilation
N/A
Exhaust Systems: Dryer Power Source
220 Volt Electric
Exhaust Systems: Dryer Vent Type
Rigid Metal
Exhaust Systems: Bathroom Exhaust Type
Exhaust Fan
Wall Insulation: Not Visible
Vapor Retarders: Not Visible

11.1 The inspector shall: A. inspect: 1. insulation and vapor retarders in unfinished spaces. 2. ventilation of attics and foundation areas. 3. kitchen, bathroom, laundry, and similar exhaust systems. 4. clothes dryer exhaust systems. B. describe: 1. insulation and vapor retarders in unfinished spaces. 2. absence of insulation in unfinished spaces at conditioned surfaces. 11.2 The inspector is NOT required to disturb insulation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

11 - Interiors

IN NI NP O
11.1 Walls X
11.2 Ceilings X
11.3 Floors X
11.4 Steps, Stairways & Railings X
11.5 Countertops & Cabinets X
11.6 Doors X X
11.7 Windows X
Walls: Wall Material
Gypsum Board
Ceilings: Ceiling Material
Gypsum Board
Windows: Window Type
Sliders
Windows: Window Material
Metal

10.1 The inspector shall inspect: A. walls, ceilings, and floors. B. steps, stairways, and railings. C. countertops and a representative number of installed cabinets. D. a representative number of doors and windows. E. garage vehicle doors and garage vehicle door operators. F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: A. paint, wallpaper, and other finish treatments. B. floor coverings. C. window treatments. D. coatings on and the hermetic seals between panes of window glass. E. central vacuum systems. F. recreational facilities. G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or confirm the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
11.6.1 - Doors

Door Binds/Sticks
Laundry Room

Door binds at the top, unable to fully close the door. Recommend trimming or sanding down top of the door.

Here is a helpful DIY article on how to fix a sticking door. 

Tools Handyman/DIY

12 - Built-in Appliances

IN NI NP O
12.1 Garbage Disposal X
12.2 Dishwasher X
12.3 Refrigerator X
12.4 Range/Oven/Cooktop X
12.5 Microwave Oven X
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Range/Oven/Cooktop: Range/Oven Energy Source
Electric

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

13 - Fireplaces and Fuel-Burning Appliances

IN NI NP O
13.1 Fireplaces, Stoves & Inserts X
13.2 Chimney & Vent Systems X
13.3 Fuel-burning Accessories X
Type
Gas Log
Chimney & Vent Systems: Flue not visible

12.1 The inspector shall: A. inspect: 1. fuel-burning replaces, stoves, and replace inserts. 2. fuel-burning accessories installed in fireplaces. 3. chimneys and vent systems. B. describe systems and components listed in 12.1.A.1 and .2. 12.2 The inspector is NOT required to: A. inspect: 1. interiors of vent systems, uses, and chimneys that are not readily accessible. 2. fire screens and doors. 3. seals and gaskets. 4. automatic fuel feed devices. 5. mantles and replace surrounds. 6. combustion air components and to determine their adequacy. 7. heat distribution assists (gravity fed and fan assisted). 8. fuel-burning replaces and appliances located outside the inspected structures. B. determine draft characteristics. C. move fireplace inserts and stoves or firebox contents.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations