44 degrees
Ty McConnell
www.SevenPeaksInspections.com
44 degrees
I prefer to have my client with me during my inspection so that we can discuss concerns, and I can answer all questions.
Home maintenance is a primary responsibility for every homeowner, whether you've lived in several homes of your own or have just purchased your first one. Staying on top of a seasonal home maintenance schedule is important, and your InterNACHI Certified Professional Inspector can help you figure this out so that you never fall behind. Don't let minor maintenance and routine repairs turn into expensive disasters later due to neglect or simply because you aren't sure what needs to be done and when.
Your home inspection report is a great place to start. In addition to the written report, checklists, photos, and what the inspector said during the inspection not to mention the sellers disclosure and what you noticed yourself it's easy to become overwhelmed. However, it's likely that your inspection report included mostly maintenance recommendations, the life expectancy for the home's various systems and components, and minor imperfections. These are useful to know about.
But the issues that really matter fall into four categories:
Anything in these categories should be addressed as soon as possible. Often, a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4).
Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. It's important to realize that sellers are under no obligation to repair everything mentioned in your inspection report. No house is perfect. Keep things in perspective as you move into your new home.
And remember that home ownership is both a joyful experience and an important responsibility, so be sure to call on your InterNACHI Certified Professional Inspector to help you devise an annual maintenance plan that will keep your family safe and your home in good condition for years to come.
Please refer to the Home Inspection Standards of Practice while reading this inspection report. I performed the home inspection according to the standards and my clients wishes and expectations. Please refer to the inspection contract or agreement between the inspector and the inspector's client.
We attempted to inspect the roof from various locations and methods, including from the ground and a ladder.
The inspection was not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specifications or construction codes. It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection. We recommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurance policy.
I observed the roof-covering material and attempted to identify its type.
This inspection is not a guarantee that a roof leak in the future will not happen. Roofs leak. Even a roof that appears to be in good, functional condition will leak under certain circumstances. We will not take responsibility for a roof leak that happens in the future. This is not a warranty or guarantee of the roof system.
Your job as the homeowner is to monitor the roof covering because any roof can leak. To monitor a roof that is inaccessible or that cannot be walked on safely, use binoculars. Look for deteriorating or loosening of flashing, signs of damage to the roof covering and debris that can clog valleys and gutters.
Roofs are designed to be water-resistant. Roofs are not designed to be waterproof. Eventually, the roof system will leak. No one can predict when, where or how a roof will leak.
Every roof should be inspected every year as part of a homeowner's routine home maintenance plan. Catch problems before they become major defects.
I looked for flashing where the roof covering meets a wall or siding material. There should be step and counter flashing installed in these locations. This is not an exhaustive inspection of all flashing areas.
I looked for flashing installed at the eaves (near the gutter edge) and at the gables (the diagonal edge of the roof). There should be metal drip flashing material installed in these locations. The flashing helps the surface water on the roof to discharge into the gutter. Flashing also helps to prevent water intrusion under the roof-covering.
I looked at DWV (drain, waste and vent) pipes that pass through the roof covering. There should be watertight flashing (often black rubber material) installed around the vent pipes. These plumbing vent pipes should extend far enough above the roof surface.
Your job is to monitor the gutters and be sure that they function during and after a rainstorm. Look for loose parts, sagging gutter ends, and water leaks. The rain water should be diverted far away from the house foundation.
This is a visual-only inspection of the roof-covering materials. It does not include an inspection of the entire system. There are components of the roof that are not visible or accessible at all, including the underlayment, decking, fastening, flashing, age, shingle quality, manufacturer installation recommendations, etc.
Roof sloop exceeded 4/12 pitch, therefore was not walked for safety.
I attempted to inspect the flashing related to the vent pipes, wall intersections, eaves and gables, and the roof-covering materials. In general, there should be flashing installed in certain areas where the roof covering meets something else, like a vent pipe or siding. Most flashing is not observable, because the flashing material itself is covered and hidden by the roof covering or other materials. So, it's impossible to see everything. A home inspection is a limited visual-only inspection.
I was unable to closely reach and observe all of the vent pipes that pass through the roof-covering materials. This was an inspection restriction.
Home owners need to monitor the flashing around the plumbing vent pipes that pass through the roof surface. Sometimes they deteriorate and cause a roof leak.
Be sure that the plumbing vent pipes do not get covered, either by debris, a toy, or snow.
I was unable to closely reach and closely inspect the installation of all of the gutter components and systems.
Please refer to the Home Inspection Standards of Practice related to inspecting the roof of the house.
Monitor the roof covering because any roof can leak. To monitor a roof that is inaccessible or that cannot be walked on safely, use binoculars. Look for deteriorating or loosening of flashing, signs of damage to the roof covering and debris that can clog valleys and gutters.
Roofs are designed to be water-resistant. Roofs are not designed to be waterproof. Eventually, the roof system will leak. No one can predict when, where or how a roof will leak.
I. The inspector shall inspect from ground level or the eaves:
II. The inspector shall describe:
III. The inspector shall report as in need of correction:
I observed indications of exposed fasteners at the roof-covering materials. Fasteners should not be exposed. Potential water entry points. Roof could leak. Further evaluation and correction is recommended.
One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation. A handy homeowner should be able to do this project.
I inspected the exterior of the house.
I inspected exterior outlets with a GFCI outlet tester, where possible.
A representative number of windows were inspected from the ground surface.
I inspected the exterior doors.
The exterior of your home is slowly deteriorating and aging. The sun, wind, rain and temperatures are constantly affecting it. Your job is to monitor the house's exterior for its condition and weathertightness.
Check the condition of all exterior wall-covering materials and look for developing patterns of damage or deterioration.
I inspected the eaves, soffits and fascia per InterNACHI SOP. I was not able to inspect every detail, since a home inspection is limited in its scope.
I inspected the vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion.
I inspected the walkways and driveways that were adjacent to the house. The walkways, driveways, and any parking areas that were far away from the house's foundation were not inspected.
I inspected the stairs, steps, stoops, stairways and ramps that were within the scope of my home inspection.
All treads should be level and secure. Riser heights and tread depths should be as uniform as possible. As a guide, stairs must have a maximum riser of 7-3/4 inches and a minimum tread of 10 inches.
I inspected the porches, patios, decks, balconies and carports at the house that were within the scope of the home inspection.
I inspected the railings, guards and handrails that were within the scope of the home inspection.
The exterior of your home is slowly deteriorating and aging. The sun, wind, rain and temperatures are constantly affecting it. Your job is to monitor the buildings exterior for its condition and weather-tightness.
Check the condition of all exterior materials and look for developing patterns of damage or deterioration.
During a heavy rainstorm (without lightning), grab an umbrella and go outside. Walk around your house and look around at the roof and property. A rainstorm is the perfect time to see how the roof, downspouts and grading are performing. Observe the drainage patterns of your entire property, as well as the property of your neighbor. The ground around your house should slope away from all sides. Downspouts, surface gutters and drains should be directing water away from the foundation.
I did not inspect all of the exterior wall-covering material. A home inspection is not an exhaustive evaluation. My inspection of the exterior was limited and I did not reach and access every part of the exterior wall-covering.
I did not inspect all of the eaves, soffit, and facia. It's impossible to inspect those areas closely during a home inspection. A home inspection is not an exhaustive evaluation. My inspection of the exterior was limited. I did not reach and access closely every part of the eaves, soffit, and fascia.
I was unable to inspect every electrical component or proper installation of the GFCI system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the InterNACHI SOP.
Snow was covering part or all of the stairs, steps, stoops, stairways and/or ramps adjacent to the house so I was unable to see their current condition.
I did not inspect all windows. I did inspect a representative number of them. It's impossible to inspect every window component closely during a home inspection. A home inspection is not an exhaustive evaluation. I did not reach and access every window, particularly those above the first floor level.
Please refer to the Home Inspection Standards of Practice related to inspecting the exterior of the house.
I. The inspector shall inspect:
II. The inspector shall describe:
III. The inspector shall report as in need of correction:
I observed a loose handrail.
The under-floor crawlspace area was inspected according to the Home Inspection Standards of Practice.
The crawlspace can be a revealing area in the house and often provides a general picture of how the entire structure works. In many crawlspaces, the structure is exposed overhead, as are the HVAC distribution system, plumbing supply and DWV lines, and the electrical branch-circuit wiring. I inspected those systems and components.
Structural components were inspected according to the Home Inspection Standards of Practice, including readily observed floor joists.
One of the most common problems in a house with a crawlspace is water intrusion, condensation, and excessively high humidity levels. You should monitor the walls and floors for signs of water penetration, such as dampness, water stains, efflorescence, and rust on exposed metal parts. Water may come through the walls or cracks in the floor, or from backed-up floor drains, leaky plumbing lines, or a clogged air-conditioner condensate line.
Parts of a crawlspace was inaccessible. This is an inspection restriction. I don't know what's going on inside parts of the crawlspace, because I could not enter. Access needs to be provided in order to inspect and evaluate the crawlspace condition in its entirety.
I. The inspector shall inspect:
II. The inspector shall describe:
III. The inspector shall report as in need of correction:
I observed efflorescence from the crawlspace.
Efflorescence is the white chalky powder that you might find on the surface of a concrete or brick wall. It can be a cosmetic issue, or it can be an indication of moisture intrusion that could lead to major structural and indoor air quality issues.
I noted the presence of efflorescence in the inspection report because it generally occurs where there is excess moisture, a condition that also encourages the growth of mold.
I observed a service switch. I inspected it. It worked when I used it during my inspection.
Most HVAC (heating, ventilating and air-conditioning) systems in houses are relatively simple in design and operation. They consist of four components: controls, fuel supply, heating or cooling unit, and distribution system. The adequacy of heating and cooling is often quite subjective and depends upon occupant perceptions that are affected by the distribution of air, the location of return-air vents, air velocity, the sound of the system in operation, and similar characteristics.
It's your job to get the HVAC system inspected and serviced every year. And if you're system has an air filter, be sure to clean or replace per the manufacturer’s standards.
I. The inspector shall inspect:
II. The inspector shall describe:
III. The inspector shall report as in need of correction:
Most air-conditioning systems in houses are relatively simple in design and operation. The adequacy of the cooling is often quite subjective and depends upon occupant perceptions that are affected by the distribution of air, the location of return-air vents, air velocity, the sound of the system in operation, and similar characteristics.
It's your job to get the air conditioning system inspected and serviced every year. And if you're system as an air filter, be sure to keep that filter cleaned.
Because the outside temperature was too cool to operate the air conditioner without the possibility of damaging the system, I did not operate the cooling system. Inspection of this system was restricted. Ask the homeowner about the system, including past performance.
I. The inspector shall inspect:
II. The inspector shall describe:
III. The inspector shall report as in need of correction:
I inspected the temperature and pressure relief valve.
I inspected the venting connections.
The water supply to the house appeared to be from the public water supply source based upon the observed indications at the time of the inspection. To confirm and be certain, I recommend asking the homeowner for details.
I inspected for the main source of the distributed hot water to the plumbing fixtures (sinks, tubs, showers). I recommend asking the homeowner for details about the hot water equipment and past performance.
I inspected the hot water source and equipment according to the Home Inspection Standards of Practice.
I measured the temperature at one of the faucets in the home with an infrared thermometer at time of inspection, see image below. The Department of Energy recommends having your tank-based hot water heater set to 120 degrees Fahrenheit. Water temperatures over 125°F can cause severe burns instantly or death from scalds.
I attempted to inspect the drain, waste, and vent pipes. Not all of the pipes and components were accessible and observed. This is an inspection restriction. Ask the homeowner about water leaks, sewer leaks or any blockages that may have happened in the past.
I attempted to inspect the water supply and distribution pipes (plumbing pipes). Not all of the pipes and components were accessible and observed. This is an inspection restriction. Ask the homeowner about the water supply, if there have been any problems with water supply, and/or if there have been any water leaks in the past.
It's your job to know where the main water and fuel shutoff valves are located. And be sure to keep an eye out for any water and plumbing leaks.
The inspection was restricted because not all of the pipes were exposed, readily accessible, and observed. For example, most of the drainage pipes were hidden within the walls.
The inspection was restricted because not all of the water supply pipes were exposed, readily accessible, and observed. For example, most of the water distribution pipes, valves and connections were hidden within the walls.
I. The inspector shall inspect:
II. The inspector shall describe:
III. The inspector shall report as in need of correction:
I observed corrosion at the hot water source.
- Yes
- Yes
- Yes
- Yes
See graphic below detailing basic grounding and bonding.
- Yes
I observed indications of the main service disconnect's amperage rating. It was labeled.
Yes, however I did not trigger an arch fault as I do not know what sensitive systems or equipment the current occupant could have on this circuit.
I inspected ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible.
It's your job to know where the main electrical panel is located, including the main service disconnect that turns everything off.
Be sure to test your GFCIs, AFCIs, and smoke detectors regularly. You can replace light bulbs, but more than that, you ought to hire an electrician. Electrical work is hazardous and mistakes can be fatal. Hire a professional whenever there's an electrical problem in your house. In fact, one of the most important steps in good electrical maintenance is having a professional inspect your system at least once a year. An electrician can check your electric panel, replace damaged wires and test circuit breakers.
If you choose to look at the electrical components around your home, let your common sense and good judgment guide your assessment. In other words, outlets and switches never should:
I was unable to inspect all of the electrical wiring. Most of the wiring is hidden from view within walls. Beyond the scope of a visual home inspection.
I was unable to confirm proper installation of the system grounding and bonding according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the grounding and bonding as much as I could according to the Home Inspection Standards of Practice.
I was unable to inspect every electrical component or proper installation of the AFCI system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.
I was unable to inspect every electrical component or proper installation of the GFCI system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.
I. The inspector shall inspect:
II. The inspector shall describe:
III. The inspector shall report as in need of correction:
I observed missing AFCI protection for receptacle outlets located in the kitchen.
(Kitchen counter receptacles must be GFCI protected. AFCIs are different.)
I observed missing AFCI protection for receptacles in the dining and living rooms.
I observed missing AFCI protection for receptacles in the interior room of the house.
We attempted to inspect the roof from various locations and methods, including from the ground and a ladder.
The inspection was not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specifications or construction codes. It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection. We recommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurance policy.
Structural components were inspected according to the Home Inspection Standards of Practice.
During the home inspection, I inspected for insulation in unfinished spaces, including attics, crawlspaces and foundation areas.
I attempted to describe the type of insulation observed and the approximate average depth of insulation observed at the unfinished attic floor area or roof structure.
Determining how much insulation should be installed in a house depends upon where a home is located. The amount of insulation that should be installed at a particular area of a house is dependent upon which climate zone the house is located and the local building codes.
During the home inspection, I inspected for ventilation in unfinished spaces, including attics, crawlspaces and foundation areas.
I could not see and inspect everything in the attic space. The access is restricted and my inspection is limited.
The inspector shall inspect:
The inspector shall describe:
The inspector shall report as in need of correction:
I flushed all of the toilets.
I inspected the heat source in the bathroom (register/baseboard).
I ran water at all bathroom sinks, bathtubs, and showers. I inspected for deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously.
I inspected the exhaust fans of the bathroom(s). All mechanical exhaust fans should terminate outside. Confirming that the fan exhausts outside is beyond the scope of a home inspection.
I inspected the GFCI-protection at the receptacle near the bathroom sink by pushing the test button at the GFCI device or using a GFCI testing instrument.
All receptacles in the bathroom must be GFCI protected.
The home inspector will inspect:
I inspected a representative number of doors according to the Home Inspection Standards of Practice by opening and closing them. I did not operate door locks and door stops, which is beyond the scope of a home inspection.
I inspected a representative number of windows according to the Home Inspection Standards of Practice by opening and closing them. I did not operate window locks and operation features, which is beyond the scope of a home inspection.
I inspected a representative number of switches, lighting fixtures and receptacles.
I inspected the readily visible surfaces of floors, walls and ceilings. I looked for material defects according to the Home Inspection Standards of Practice.
I inspected the stairs, steps, stoops, stairways and ramps that were within the scope of my home inspection.
All treads should be level and secure. Riser heights and tread depths should be as uniform as possible. As a guide, stairs must have a maximum riser of 7-3/4 inches and a minimum tread of 10 inches.
I inspected a representative number railings, guards and handrails that were within the scope of the home inspection.
I was unable to inspect every electrical component or proper installation of the system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.
The inspector shall inspect:
The inspector shall describe:
The inspector shall report as in need of correction:
I observed at the exterior door an interior-keyed dead bolt, which makes an emergency exit difficult. This is a potential hazardous condition. There should be no interior-keyed deadbolts installed. Replacement recommended.
I observed a loose railing component. This condition is a safety hazard.
Correction and further evaluation is recommended.
I did not inspect the clothes washer and dryer fully. These appliances are beyond the scope of a home inspection. I did not operate the appliances. The clothes dryer exhaust pipe must be inspected and cleaned every year to help prevent house fires.
I did not inspect the clothes washer and dryer fully. These appliances are beyond the scope of a home inspection. I did not operate the appliances. The clothes dryer exhaust pipe must be inspected and cleaned every year to help prevent house fires.
The inspector shall inspect:
I was unable to confirm GFCI protection for all receptacle outlets in the laundry room.
I observed that there is missing GFCI protection at the receptacles in the laundry room.
All 120-volt, 15- and 20-amp outlets in laundry rooms must be AFCI and GFCI protected. 2014 NEC 210.8(A)(10) & 210.12(A)
I inspected a representative number of cabinets and countertop surfaces.
I ran water at the kitchen sink and made observations for any plumbing leaks at time of inspection.
I inspected the readily visible surfaces of floors, walls and ceilings. I looked for material defects according to the Home Inspection Standards of Practice.
I observed ground fault circuit interrupter (GFCI) protection in the kitchen and tested the circuit with a GFCI outlet tester.
The kitchen appliances are not included in the scope of a home inspection according to the Standards of Practice.
The inspector will out of courtesy only check:
I inspected the floor of the attached garage.
I inspected the wall button. The wall button should be at least 5 feet above the standing surface, and high enough to be out of reach of small children. I pressed the push button to see if it successfully operated the door.
I inspected the photo-electric eyes.
Federal law states that residential garage door openers manufactured after 1992 must be equipped with photo-electric eyes or some other safety-reverse feature that meets UL 325 standards.
I checked to see if photo-electric eyes are installed. The vertical distance between the photo-eye beam and the floor should be no more than 6 inches.
I inspected the door between the attached garage and the house.
The door should be a solid wood door at least 1-3/8 inches thick, a solid or honeycomb-core steel door at least 1-3/8 inches thick, or a 20-minute fire-rated door.
The door should be equipped with a self-closing or an automatic-closing device.
I can not observe everything. The inspection had restrictions. My inspection was limited.
Vehicles and/or materials in garage limited movement to and access to some or all locations.
The inspector shall inspect:
The inspector shall describe:
I observed that the photo-electric eyes are installed too high from the garage floor surface.
The vertical distance between the photo-eye beam and the floor should be no more than 6 inches.
I observed a defect at the door between the garage and the house. Door did not self close.