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2753 Vista Parkway Suite J12-2
33411
09/17/2018 8:30 am

35
Maintenance, monitor, cosmetic
70
Repair/evaluation
15
High importance

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.


Please Read All Components

This report includes multiple sections and areas of information, each section has a limitation and SOP section headers.

While the summary typically covers the report there is limitation that you should be aware of.  


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


1 - Inspection details

Start Time
8:30am
Finish Time
10:30am
Ground Condition
Dry
Present at time of the inspection
Client, Clients Agent
Property Occupancy
No
Temperature
88 Fahrenheit
Weather Condition
Partly Cloudy, Hot
Rain in the last few days
Yes
Structure Details: Structures Inspected
Townhouse
Structure Details: Type of Structure
Townhouse
Structure Details: Age of the Structure
1980
Structure Details: Foundation Type
Slab
Structure Details: Utilities
All Utilities on
The following items have been excluded from the inspection.
Irrigation system, Security system
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. 

Maintain, Montior, or Cosmetic =  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 cosmetic, routine homeowner maintenance (DIY) or recommended upgrades.   


Repair or Evaluation =  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. Items that may need further evaluation by a licensed contractor fall into this category. 


High Importance =  The item, component, or system may need immediate attention, inspector feels need addressing, or may pose a safety concern 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 replacement.  Repair or replacement may be needed. 

Overview
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 Florida State 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.
Left or right of home
When the direction of "Left or Right" is mentioned, it is a description of the area of the house, facing the house from the street looking towards the house, unless otherwise stated.

Billings Home Inspections 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. Billings Home Inspections 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.
 

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1.1.1 - Structure Details

Microbial Growth
Entry ceiling below window

Microbial growths were found at one or more locations in interior rooms. It is beyond the scope of this inspection to identify what substance or organism this staining is. Furthermore, Florida State Statutes dictate only individuals holding a state issued mold assessors license can identify and call substances mold in any reporting fashion. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist as client deems necessary.

Hardhat Mold Inspector

2 - Roof

General: Roof Type
Gable, Shed
General: Roof covering
Asphalt/Fiberglass Shingles
General: Estimated roof age(main)
22 year(s)
General: Roof Drainage
None
Shingles: Layers Visible
Multiple layers
Shingles: Representative Shingle condition
General: Roof Inspection method
Traversed
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 repairs
It is recommended that a certified roofing contractor make any needed repairs to the roof system.
General: Roof Pictures
General: Flashings, Penetrations, Components

Certain areas of the roof (i.e. flashing, valley, overlaps) are only partially visible due to roof design. 

General: Roof Structure

Note that all areas of the attic and roof components may not be visible during the inspection, design and conditions may limit.  All accessible areas are visually inspected and reported based on the condition at the time of inspection.  The inspection is a snap shot in time, inspector can not predict future issue, which may occur post 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; 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.
CONCLUSIONS MADE BY THE INSPECTOR DO NOT CONSTITUTE A WARRANTY, GUARANTY, OR POLICY of INSURANCE.

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2.1.1 - General

End of Life Expectancy

The roof surface is at or near life expectancy based on physical condition or age. It may need replacing now or in the near future. Recommend to consult with a roofing contractor to determine replacement options. Note that some structural repairs are often needed after old roof surfaces are removed and the structure becomes fully visible. Related roofing components such as flashing and vents should be replaced or installed as needed and per standard building practices.

Contractor Qualified Professional
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2.1.2 - General

Debris on roof

Significant amounts of debris such as roofing cement, tile pieces, leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result. Recommend cleaning debris from the roof surface now and as necessary in the future.

Contractor Qualified Professional
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2.1.3 - General

Deteriorated roofing cement

One or more area of the roof has roofing cement that is beginning to deteriorate. The roofing cement should be properly repaired to help prevent future leaks due to deterioration.

Roof Roofing Professional
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2.2.1 - Shingles

Multiple layers

This asphalt or fiberglass composition roof surface appeared to have two or more layers of shingles. Additional layers of composition shingles typically last only 80% of their rated life, and the shingle manufacturer's warranty may be voided. The client should be aware that all layers of roofing will need to be removed when this roof surface needs replacing.

Roof Roofing Professional
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2.2.2 - Shingles

Granule loss

There is granule loss on the shingles. Based on the age of this roof the granule loss is considered normal. It is recommended to have the roof evaluated by a certified roofing contractor.

Roof Roofing Professional
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2.2.3 - Shingles

Shingle deterioration

One in there of the roofing shingles are deteriorated (i.e. damage, missing or deteriorated granules). A certified leaving contractor should evaluate and make the necessary repairs.

Roof Roofing Professional
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2.2.4 - Shingles

Excessive granule loose

There is excessive granule loss throughout the roof.  This will cause the fiberglass shingles to rapidly deteriorate. Leaks may occur. It is recommended that a certified roofing contractor make an evaluation of the roof. Replacement may be required.

Roof Roofing Professional
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2.2.5 - Shingles

Brittle

The shingles are extremely hard and brittle. This is an indication that they are at the end of their life. The shingles may need to be replaced in the very near future.

Roof Roofing Professional
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2.3.1 - Flat

Coating deteriorated

The coating on the flat or low-slope roof surface was deteriorated. Such coatings are designed to protect against ultraviolet light and moisture, help prevent leaks and cracks, lower-roof surface temperatures, and maintain waterproofing properties. Recommend that a qualified person evaluate apply a new roof coating as necessary in the future.

Roof Roofing Professional
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2.3.2 - Flat

Gaps, hole, cracks

Gaps, open cracks or holes were found in the flat or low-slope roof surface at one or more seams / roof penetrations / perimeter areas / parapet wall bases. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary.

Roof Roofing Professional
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2.5.1 - Flashing/Vents

Drip edge damaged

The drip edge is damaged is several areas.  This may allow moisture to get behind the roofing material leading to leaks.  A licensed roofing contractor should repair the drip edge as needed.  
Roof Roofing Professional
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2.5.2 - Flashing/Vents

Roof flashing issues

One or more roof flashings were lifting / substandard / corroded / loose / missing / deteriorated. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Roof Roofing Professional
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2.5.3 - Flashing/Vents

Vent screen/flapper missing
Top roof

One or more of the roof vents are missing the screen or flapper. This can allow bugs, insects, small animals/rodents to enter the attic area. It is recommended to have a certified roofing contractor install the necessary screen or flap.
Roof Roofing Professional

3 - Exterior

General: Foundation Material
Concrete
General: Exterior wall structure
Concrete Block(CBS), wood Frame
General: Wall Covering
Stucco, Wood panels
General: Driveway Material
Concrete
General: Exterior doors
SC Wood, Sliding Glass, Glass panel
General: Fencing
Wood
General: Garage Door Material
N/A
General: Sidewalk/Patio Material
Concrete
General: Vehicle Parking
Driveway
General: Exterior Photos

General photos of the exterior for reference

General: Wood Framing walls

The wood framing members(studs) behind the siding are not visible for inspection, Additional damage may be present that may only be discovered during an invasive inspection

General: Siding cover exterior

The exterior of the home is covered by siding in several areas reducing the visibility of the structure. Any wood behind the siding cannot be evaluated.

Soffit and Fascia: Fascia not visible

Some areas of the fascia board(wood trim around roof) may not be visible due to roof contour, design, and/or gutter installations.  

Wood Siding And Trim: Wood Framing walls

The framing for the walls in not visible and the condition can not be evaluated.  The exterior siding would need to be removed in order to fully evaluate the framing. 

Shutters(decorative and storm): Shutters not Inventoried

The storm shutters are not inventoried as part of the inspection. while there may not appear to be any missing shutters, this can not be determined until the shutters are installed and inventoried.

Fences and Gates: Gates locked

The gates leading to the backyard were locked and could not be verified for operation.

Deck: Substructure not Evaluated
Some / Most / All areas of the deck / porch substructure were inaccessible due to limited space below / permanently installed skirting / vegetation blocking. These areas couldn't be evaluated and are excluded from the inspection.

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. 
 

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3.2.1 - Driveway, Walkway, Patio

Minor Damage-Sidewalk/Patio

Minor deterioration (e.g. cracks, chips, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.

Contractor Qualified Professional
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3.2.2 - Driveway, Walkway, Patio

Minor Undermine-Sidewalk/Patio

Sidewalk(s) and/or patios were undermined in one or more areas, where soil has eroded out from beneath. Recommend that a qualified person repair as necessary to prevent further erosion and undermining.
Contractor Qualified Professional
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3.3.1 - Exterior issues

Hose Bibb Leak
Rear

One or more hose bibs leakedwhen tested / while off. When hose bibs leak while turned off, it's often caused by a worn valve seat or a loose bonnet. When hose bibs leak while turned on, it may be due to worn "packing" around the stem or a defective backflow prevention device. Recommend that a qualified plumber repair as necessary.
Pipes Plumbing Contractor
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3.3.2 - Exterior issues

No backflow

One or more hose bibs were missing backflow prevention devices. These devices reduce the likelihood of gray water entering the potable water supply. Recommend installing backflow prevention devices on all hose bibs where missing. They are available at most home improvement stores and are easily installed.

Tools Handyman/DIY
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3.3.3 - Exterior issues

Framing issue

Due to the deteriorated siding there's an area of the framing that is also deteriorated. This may cause inadequate support at the corner and lead to leaks in the future.

Hardhat General Contractor
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3.3.4 - Exterior issues

Hollow CBS wall

There's an area of the wall at the rear of the home that sounds hollow. There is an evident crack around this area. Recommended to have it evaluated as the CBS blocks should not be hollow. The blocks above this area are not hollow.

Hardhat General Contractor
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3.3.5 - Exterior issues

Cracking

Their areas of cracking on the exterior wall at the rear of the home that should be further evaluated.

Hardhat General Contractor
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3.4.1 - Electrical

No caulk light

One or more wall-mounted exterior light fixtures had no caulk or deteriorated sealant at the back plate. Water can enter the space behind the back plate and contact wiring. 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.

Tools Handyman/DIY
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3.5.1 - Windows and Door

Caulking

Caulk was missing / deteriorated / substandard in some areas. For example, around windows / around doors / at siding butt joints. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used.

Wrenches Handyman
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3.5.2 - Windows and Door

Window beads/seals

The rubber/aluminum glass bead is missing or deteriorated at one or more windows. It is recommended to have a contractor evaluate and make the necessary repairs.

Window Window Repair and Installation Contractor
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3.5.3 - Windows and Door

Sliding screen door missing

One or more screen sliders are missing at the slider doors. The client may want to replace the screens for ventilation purposes.

 

Window Window Repair and Installation Contractor
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3.6.1 - Soffit and Fascia

Deteroriated

Fascia / soffit are damaged or deteriorated in one or more areas. Areas may need to be repaired to help prevent further damage, may result in pest intrusion. A certified contractor should evaluated and repair as necessary.

Contractor Qualified Professional
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3.7.1 - Gutters and Flashing

Flashing above windows

One or more windows or doors were installed with no "drip cap" or "Z" flashings installed above them. Better building practices call for such flashings, which greatly reduce the chance of leaks above windows and doors. Without this flashing, caulk and paint must be maintained or water can enter the wall structure and cause rot and possible structural damage. Depending on the exposure (e.g. roof overhang, height of exterior wall, direction of prevailing rain) this may or may not be an issue. The client should monitor these areas in the future and maintain caulk and paint as necessary. Consult with a qualified contractor about installing flashings where needed, and per standard building practices. Note that when trim or siding is removed to install flashing, damaged wood may be found and additional repairs may be needed.
Contractor Qualified Professional
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3.8.1 - Stucco Walls

Hairline Stucco Cracking

One or more minor hairline cracks were found in the stucco or wall areas. It is unknown the age of these cracks. At the time of inspection nothing out of the ordinary of normalized cracking was noticed. Recommend caulking and painting these areas, along with monitoring for future movement/widening. Stucco cracks over framing can allow moisture penetration behind wall areas and can potentially damage sheathing/framing. Note that areas concealed behind walls are not able to be evaluated without invasive testing and cannot be evaluated.

Stucco Stucco Repair Contractor
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3.10.1 - Wood Siding And Trim

Nail Head issues

Some nail heads at the composition wood siding were protruding from the wood, or had been nailed in so as to break the surface of the siding, and caulk was missing. Most manufacturers of composition wood siding specify that nail heads should be flush with the surface, and that the surface of the siding should not be broken. If broken, then caulk should be applied to the nail heads to prevent water penetration and subsequent deterioration of the siding. Recommend that a qualified person repair per the siding manufacturer's specifications.
Contractor Qualified Professional
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3.10.2 - Wood Siding And Trim

Paint Failing

The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this..

Paint roller Painter
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3.10.3 - Wood Siding And Trim

Siding Rot

Fungal rot was found at one or moresections of siding or trim / window sills / window frames / vent frames / gable ends / rafter tails / exposed beams. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.
Contractor Qualified Professional
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3.10.4 - Wood Siding And Trim

Siding/Trim Issues
Missing trim, neighboring unit

Sections of siding and/or trim were deteriorated / loose / split / warped / missing / damaged / substandard . Recommend that a qualified person repair, replace or install siding or trim as necessary.

Contractor Qualified Professional
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3.11.1 - Shutters(decorative and storm)

Shutter storage

The storm shutters are stored in an area that is not protected from the elements of the weather. Per the Insurance standards, storm shutters are to be stored in a location that is protected from the elements of the weather. It is recommended to have the storm shutters located in a protected area from the elements of the weather.

Contractor Qualified Professional
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3.12.1 - Fences and Gates

Damaged fence

Areas of the fencing are deteriorated and damaged. Fencing should be repaired as needed.

Fence Fence Contractor
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3.13.1 - Deck

Deck Board Rot

Fungal rot was found in decking boards at one or more decks or porches. The boards were generally in serviceable condition during the inspection, but it's likely that the fungal rot will spread and require all boards to be replaced. Boards with significant rot should be replaced now and in the future until the deck or porch is rebuilt. Recommend budgeting for replacement decking in the near future. Note that when decking boards are replaced, other structural repairs may be needed.
Contractor Qualified Professional

4 - Interiors

Floors, Walls, Ceilings: Wall material/covering
Drywall
Smoke and CO alarms: Smoke Alarms Present
Yes, Too few
Smoke and CO alarms: Fire and Safety

 A complete fire safety review was recommended. Proper placement of fire extinguishers, escape plans, knowledge of electrical and water shut off locations, placement of flashlight and emergency lighting and other safety protocols is recommended.

Windows and Door: Windows and doors

Windows and Doors need regular service.  It is recommended to lubricate windows and doors periodically for ease of operation. Non-Petroleum based products are recommended, wax based (Alumaslick) or dry graphites.  

Electrical: Obscured plugs

Not every electrical plug may have been tested, only a sample of plug are normally tested.  Furniture or other items may have blocked electric plugs.

Floors, Walls, Ceilings: Condition in walls

The condition of the interior of the walls can not be see, therefore an evaluation can not be made of these areas. 

Smoke and CO alarms: Smoke alarms not tested

The smoke alarms are not tested.  It is recommended to test smoke alarms regularly. 

Testing smoke alarms

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. 

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4.1.1 - Electrical

Light Fixture Inoperable

One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
Electric Electrical Contractor
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4.1.2 - Electrical

Light fixture-open lamp
Master Bedroom Closet

Lamp holders or light fixtures with fully or partially exposed bulbs are installed in one or more closets. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.

Electric Electrical Contractor
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4.1.3 - Electrical

Loose plug/cover

One or more electric receptacles and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
Electric Electrical Contractor
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4.1.4 - Electrical

Worn, Work Intermittently
Living Room

One or more receptacles were worn. Worn receptacles can work intermittently or when the plug is wiggled. They can overheat or arc and spark due to loose connections. This is a potential fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.
Electric Electrical Contractor
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4.2.1 - Floors, Walls, Ceilings

Ceiling patch
Living Room, above front dormer window

There is a patch in the ceiling. It is un-known what this patch is from. It is recommended to consult with the current owner as to what the patch is from.

Mag glass Monitor
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4.2.2 - Floors, Walls, Ceilings

Tile cracks
Kitchen, Living Room, Front Entry

Tile is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles.

Flooring Flooring Contractor
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4.2.3 - Floors, Walls, Ceilings

Ceiling-Dry Stains
Living Room, Front Bedroom closet 1st Floor , Master Bedroom

Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
Mag glass Monitor
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4.2.4 - Floors, Walls, Ceilings

Ceiling-minor cracks
Front Bedroom 1st Floor

Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
Putty knife Drywall Contractor
Credit
Comment
4.2.5 - Floors, Walls, Ceilings

Trim damaged
Front Full Bathroom 1st Floor

Trim is damaged and/or deteriorated in one or more areas. Recommend having a qualified contractor replace or repair trim as necessary.
Hammer Carpenter
Credit
Comment
4.2.6 - Floors, Walls, Ceilings

Wall-Dry Stains
Living Room Below A/C register (normal condensation)

Stains were found in one or more wall areas. However, no elevated levels of moisture were found. The stain(s) may be due to past stucco and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

Contractor Qualified Professional
Credit
Comment
4.2.7 - Floors, Walls, Ceilings

Wall- Wet Stain
Front right corner of living room, at front dormer window and below

Stains and elevated levels of moisture were found in one or more wall areas.  A qualified contractor should evaluate and repair as necessary.

Contractor Qualified Professional
Credit
Comment
4.3.1 - Smoke and CO alarms

Replace Batteries

Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing.
Wrench DIY
Credit
Comment
4.3.2 - Smoke and CO alarms

Smoke Alarm >10 yrs

Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA.
Electric Electrical Contractor
Credit
Comment
4.3.3 - Smoke and CO alarms

Smoke alarms missing

Smoke alarms were missing from one or more bedrooms / from one or more hallways leading to bedrooms / on one or more levels. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage.
Electric Electrical Contractor
Credit
Comment
4.4.1 - Windows and Door

Closet Doors

One or more closet doors are missing, damaged or need repairs. It is recommended to have the necessary repairs or replacement of the closet door (s).
Door Door Repair and Installation Contractor
Credit
Comment
4.4.2 - Windows and Door

Door-binds in jamb
Front Door

One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
Door Door Repair and Installation Contractor
Credit
Comment
4.4.3 - Windows and Door

Lockset/Deadbolt-inop/difficult
Front Bedroom 1st Floor Sliding Glass Door

One or more deadbolt mechanisms are inoperable or difficult to operate. A qualified contractor should evaluate and repair as necessary.
Wrenches Handyman
Credit
Comment
4.4.4 - Windows and Door

Lockset-Missing
Left Side Rear Sliding Glass Door

One or more doors have no lockset installed. Locksets should be installed where missing.
Wrenches Handyman
Credit
Comment
4.4.5 - Windows and Door

Sliding glass door-difficult
Rear Living Room, Front Bedroom 1st Floor

One or more sliding glass doors are difficult to open or close. A qualified contractor should evaluate and repair or replace door(s) as necessary.
Door Door Repair and Installation Contractor
Credit
Comment
4.4.6 - Windows and Door

Plastic window beads
Master Bedroom

One or more of the plastic window beads around a window or deteriorated or broken.  Further deterioration may cause window panes to come loose or leak. 

Window Window Repair and Installation Contractor
Credit
Comment
4.4.7 - Windows and Door

Window-lock issue
Master Bedroom

Lock mechanisms on one or more windows are missing and/or damaged so that they are inoperable. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily.
Window Window Repair and Installation Contractor
Credit
Comment
4.4.8 - Windows and Door

Window-sealant

Due to the conditions of the sealant at the interior side of the windows, it is recommended to have a certified contractor re-seal the windows.
Wrench DIY
Credit
Comment
4.4.9 - Windows and Door

Window past leak

It appears that the window jambs and/or the sill at the drywall have leaked in the past. There are stains, soft drywall or peeling paint. The area was checked with a moisture meter as well as the surrounding areas, at the time of the inspection these ares have no elevated moisture. It is recommended to monitor the windows in the future.

Contractor Qualified Professional

5 - Plumbing

General: Water Pressure
Adequate
General: Location of Water meter
Front sidewalk
General: Service Pipe to house
Copper, Where Visiable
General: Interior Supply piping
Copper, Where Visible
General: Water Source
Public Water
General: Drain Pipe
PVC
General: Vent Pipe
PVC
General: Waste Pipe
PVC
General: Location of Main Shut off
Exterior front wall
General: Plumbing In Walls
As is typical of most buildings, the majority of the supply piping is concealed from view. Basically it is installed inside the walls and under the floors. Where the supply piping was noted, it was found to be copper. This is an excellent water piping material with an indefinite lifespan.
General: Not Visible

Not all components of the plumbing system are visible.  Components in walls, floors, under insulation, etc can not be evaluated.  

Supply Lines: Not Visible

Much of the water lines are hidden from view.  Lines in walls, floors, and/or ceiling are not evaluated.  An adequate evaluation can not be completed for such lines. 

Drain and Waste: Not Visible

Much of the waste and drain lines are not visible.  A full evaluation of these lines can not be made.  A more intrusive inspection would be required. 

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.

6 - Water Heater

Water Heater: Serial #
9646119461
Water Heater: Model #
E52-30L-038DV
Water Heater: Estimated Age
22 Years
Water Heater: Energy Source
Electric
Water Heater: Manufacturer
American
Water Heater: Location
Closet
Water Heater: Capacity
30
Water Heater: Type
Tank
Water Heater: Pictures of Unit
Water Heater: TPR Drain information

Click the link below for information about the Water heater TPR (temperature pressure regulator) valve.  

TPR Information

Water Heater: Shut off

The water heater was turned off at the time of the inspection. For example, circuit breaker turned off, gas supply turned off or pilot light turned off. The inspector was unable to fully evaluate the water heater.  The water heater should be evaluated once power source is restored. 

Water Heater: Water Heater failure

The inspector can not determine when a water heater will or may fail.  They can only give a time based on the visual condition or age.  Water heaters may fail without notice.  

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.

Credit
Comment
6.1.1 - Water Heater

Pan missing same Elevation

A water heater is installed at the same elevation as the finished living spaces and has no catch pan and drain installed. Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces if/when the water heater develops a leak or is drained.
Pipes Plumbing Contractor
Credit
Comment
6.1.2 - Water Heater

TPR <3/4"

The TPR (temperature-pressure relief) valve drain line was less than 3/4 inch in diameter. This is a potential safety hazard due to the risk of explosion from restricted flow. A qualified plumber should repair per standard building practices.

Pipes Plumbing Contractor
Credit
Comment
6.1.3 - Water Heater

TPR Routed Up

The temperature-pressure relief valve drain line is routed upwards. This drain line should be routed either down or horizontally. This is a safety hazard as water may not be able to flow through the drain line adequately when the valve releases due to accumulated water. Also, accumulated water may corrode the valve and prevent it from working. A qualified plumber should evaluate and repair so the drain line is routed down or horizontally, but not up. For example, extending to 6 inches from the floor, or routed so as to drain outside.
Pipes Plumbing Contractor
Credit
Comment
6.1.4 - Water Heater

Corrosion On Tank

Corrosion was found in one or more areas on the water heater. The water heater may be failing. A qualified plumbing contractor should evaluate and replace or repair water heater if necessary.
Pipes Plumbing Contractor
Credit
Comment
6.1.5 - Water Heater

Exceeds Life Expectancy

The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and could need replacing at any time. Recommend budgeting for a replacement in the near future.

Life Expectancy

Pipes Plumbing Contractor
Credit
Comment
6.1.6 - Water Heater

Exposed Wiring

Wiring for the water heater's power supply was exposed and subject to damage. Standard building practices call for non-metallic sheathed wiring to be protected with BX armored conduit to prevent damage. Recommend that a qualified contractor repair per standard building practices.

Electric Electrical Contractor
Credit
Comment
6.1.7 - Water Heater

Hard Wire

It is recommended to have the water heater hard wired to a disconnect switch. The existing plug and wiring can be damaged as the wires are not installed in a conduit.

Electric Electrical Contractor
Credit
Comment
6.1.8 - Water Heater

Tank Leaking

The water heater tank appeared to be leaking. This is an indication that the water heater has failed and is at the end of its service life. A qualified plumber should replace the water heater.

Pipes Plumbing Contractor
Credit
Comment
6.1.9 - Water Heater

Undersized

Based on the capacity of the water heater, the number of bedrooms in this structure and the number of occupants expected to live in this structure, this water heater may be undersized. The clients should consult with a qualified plumbing contractor or water heater distributor for more information, and may wish to upgrade the size of the water heater.
Pipes Plumbing Contractor
Credit
Comment
6.1.10 - Water Heater

Scorched plug

The plugin receptacle are scorched for the water heater. The water heater may be failing and should be evaluated. 

Pipes Plumbing Contractor

7 - Electric Service

Electric Panel: Amperage
150
Electric Panel: Panel Manufacturer
General Electric
Electric Panel: Protection
Breakers
Electric Panel: Service Type
Underground
Electric Panel: Service Voltage
120/240
Electric Panel: Branch Wiring
Copper
Electric Panel: Location of Main Disconnect
Top of Panel
Electric Panel: Service Conductor
Multi-strain Aluminum
Electric Panel: System Grounding
Grounding Rod, Cold water Line
Electric Panel: Location of Main Panel
Interior 1st floor
Electric Panel: Panel pictures
Electric Panel: Testing of GFCI's

GFCI receptacles and breakers should be tested regularly.  All GFCI circuits have test and reset buttons.  Click the link below for more information. 

Testing GFCI's

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. 

Credit
Comment
7.1.1 - Electric Panel

Re-identify wires

One or more energized conductors in panel had white, gray or green insulation. Insulation on energized conductors should be black or red in color to identify them as energized wires. Recommend that a qualified electrician re-identify wires per standard building practices. For example, by wrapping in black vinyl tape or marking with a black permanent marker.
Electric Electrical Contractor
Credit
Comment
7.1.2 - Electric Panel

Open Slots, Breakers

One or more slots where circuit breakers are normally installed were open in panel. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.
Electric Electrical Contractor

8 - HVAC

General: Cooling source
Electric
General: Heat Source
Electric
General: Distribution
Fiberglass Duct, Flex Duct
General: A/C Type
Split System
General: Heat Type
Forced Air
General: Last Service Date
Unknown
Condensing Unit: Estimated Age Condensing Unit
1 Year(s)
Condensing Unit: Condenser Model #
GSX140361KD
Condensing Unit: Condenser Serial #
1705349036
Condensing Unit: Manufacturer
Goodman
Condensing Unit: Good condition

The condensing unit was in good condition.

Air Handler: Estimate Age Air Handler
1 Year(s)
Air Handler: Air Handler Model #
AWUF370816BC
Air Handler: Air Handler Serial #
1705679445
Air Handler: Filter Location
Below unit
Air Handler: Manufacturer
US Alumacoil
General: Temperature Differential
20 Degrees
This is the number of degrees the system is cooling (or heating) the house air. Normal range for this number is 14-24 degrees when operating the system during hot weather, lower when ambient temperatures are lower. The system functioned as expected when tested and appeared to be serviceable at the time of the inspection. As with all mechanical equipment, the unit may fail at any time without warning. The inspector cannot determine future failures.
General: Filter Advice
Recommend that home buyers replace or clean HVAC filters 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, frequency of house cleaning, number of occupants, the season.
Condensing Unit: Pictures of Unit
Air Handler: Pictures of unit
Air Handler: Unit in Good Condition

The air handler appeared in good condition.   The unit ran and cold as expected. 

General: Air Conditioning system failure

The inspector can not make a determination on when a system will or may fail.  Air conditioning systems should always be evaluated and serviced upon taking ownership. 

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).

Credit
Comment
8.2.1 - Condensing Unit

Vegetation Close

Vegetation such as trees, shrubs and/or vines are too close to the outdoor condensing unit. Standard building practices require that there be at least 12 inches of clearance on all sides and at least four to six feet above. Inadequate clearances around the condensing unit can result in reduced efficiency, increased energy costs and/or damage to equipment. Vegetation should be pruned and/or removed as necessary to maintain these clearances.
Yard scissors Landscaping Contractor
Credit
Comment
8.3.1 - Air Handler

Gaps at ceiling

There are gaps at the ceiling where the duct work and/or lines pass through. These areas should be sealed help prevent hot and cool air from mixing.

This may allow dirt and dust from the attic to be drawn in. 

Tools Handyman/DIY
Credit
Comment
8.4.1 - Duct Work

Musty Smell

There is a musty smell from the air conditioning vents. This is an indication that the air-handler coil may need to be cleaned, and also possibly the duct work.

Fire HVAC Professional

9 - Kitchen

Sink: Running water and below sink
Credit
Comment
9.1.1 - Cabinets

Deteriorated

One or more cabinets and/or drawers are damaged and/or deteriorated. A qualified contractor should evaluate and repair or replace cabinets and/or components as necessary.
House building Cabinet Contractor
Credit
Comment
9.1.2 - Cabinets

Adjustment

One or more kitchen cabinet doors and or drawers are in need of adjustment.

Contractor Qualified Professional
Credit
Comment
9.1.3 - Cabinets

Film

A plastic film has been added beneath the kitchen sink And a full evaluation to the co diction below could not be made.  

Contractor Qualified Professional
Credit
Comment
9.2.1 - Countertops-Backsplash

Minor deterioration

Minor damage and/or deterioration was found at countertops or backsplash in one or more areas. The client(s) should evaluate and consider having repairs made, and/or countertops replaced where necessary.
House building Countertop Contractor
Credit
Comment
9.2.2 - Countertops-Backsplash

Sealant Backsplash

Caulk is missing and/or deteriorated where counter tops meet back splashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
House building Countertop Contractor
Credit
Comment
9.3.1 - Electrical

GFCI Missing
Right side of stove

One or more electric receptacles at the kitchen had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present.  Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:

  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
Electric Electrical Contractor
Credit
Comment
9.3.2 - Electrical

Light Fixture Inoperable

One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

Electric Electrical Contractor
Credit
Comment
9.3.3 - Electrical

Receptacle No power
Left Side of sink

One or more electric receptacles appear to have no power. Recommend asking the property owner(s) about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.
Electric Electrical Contractor
Credit
Comment
9.3.4 - Electrical

Extension Cords
Below kitchen sink

Extension cords were being used as permanent wiring at one or more locations. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring is a potential fire and shock hazard, and indicates that wiring is inadequate and needs updating. Extension cords may be undersized. Connections may not be secure resulting in power fluctuations, damage to equipment, overheating and sparks that could start a fire. Recommend that a qualified electrician repair per standard building practices and eliminate extension cords for permanently installed equipment.

Contractor Qualified Professional
Credit
Comment
9.4.1 - Flooring

Cracked tiles

Tile is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles.
Tile Tile Contractor
Credit
Comment
9.5.1 - Sink

Faucet leaks on

One or more faucets leak by handle(s) or at their base when turned on. A qualified plumber should evaluate and repair as necessary.
Pipes Plumbing Contractor
Credit
Comment
9.5.2 - Sink

Supply line leak
Dishwasher

One or more leaks were found at water supply lines. A qualified plumber should evaluate and repair as necessary.
Pipes Plumbing Contractor

10 - Bathrooms

Bathub: Running water

Running water

Shower: Running water
Sink/countertop: Running water and under sink area
Credit
Comment
10.1.1 - Bathub

Enamel Deteriorated

The enamel coating on bathtub is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the bathtub(s) should be refinished or replaced.
Pipes Plumbing Contractor
Credit
Comment
10.2.1 - Cabinets

Stains

Stains were found in the shelving or cabinets below the sink. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary that a qualified person evaluate and repair.

Mag glass Monitor
Credit
Comment
10.3.1 - Electrical

Light Fixture Inoperable
Master Bathroom

One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
Electric Electrical Contractor
Credit
Comment
10.3.2 - Electrical

Open Ground
Front Full Bathroom 1st Floor

One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.
Electric Electrical Contractor
Credit
Comment
10.3.3 - Electrical

Receptacle Damage
Master Bathroom

One or more electric receptacles are broken or damaged. This is a safety hazard due to the risk of fire and shock. A qualified electrician should replace them as necessary.
Electric Electrical Contractor
Credit
Comment
10.3.4 - Electrical

Switch Within Reach-Shower
Master Bathroom

One or more wall-mounted electric switches are within reach of shower stalls. This is a safety hazard due to the risk of shock. At a minimum, the client(s) should be aware of the shock hazard this represents and never operate such switches while showering. Ideally, a qualified electrician should evaluate and move switches as necessary, or a qualified contractor should make modifications as necessary so wall switches are unreachable from shower stalls.
Electric Electrical Contractor
Credit
Comment
10.3.5 - Electrical

Open neutral
Master Bathroom

One or more electric receptacles were incorrectly wired with an open neutral. Recommend that a qualified electrician repair as necessary

Electric Electrical Contractor
Credit
Comment
10.4.1 - Exhaust Fan

Dirty fan grille

It is recommended to have fan grille cleaned to allow the exhaust fan to properly function.
Wrench DIY
Credit
Comment
10.5.1 - Flooring

Cracked tiles
Master Bathroom

Tile is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles.
Tile Tile Contractor
Credit
Comment
10.5.2 - Flooring

Gaps wet areas
Front Full Bathroom 1st Floor, Master Bathroom

Floor tiles installed in "wet" areas have gaps between them. This can allow moisture to intrude below tiles, causing them to loose up. If on a wooden subfloor, beneath may be damaged by water intrusion. A qualified contractor should evaluate, make repairs if necessary, and replace flooring with a waterproof floor such as sheet vinyl in wet areas.
Tile Tile Contractor
Credit
Comment
10.6.1 - Shower

Caulking at surround

Caulk is missing or deteriorated around the shower surround. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.
Wrench DIY
Credit
Comment
10.6.2 - Shower

Faucet leaks on

One or more faucets leak by handle(s) or at their base when turned on. A qualified plumber should evaluate and repair as necessary.
Pipes Plumbing Contractor
Credit
Comment
10.6.3 - Shower

Substandard shower pan tiles
Front Full Bathroom 1st Floor

The tiles on the shower floor are un-even and have bulges. Water may not properly drain, causing grout deterioration. A tile contractor should evaluate and repair as needed.
Tile Tile Contractor
Credit
Comment
10.6.4 - Shower

Substandard tile install

The tiles in the shower are installed substandard (i.e. not level, gaps, loose). Client should consult with a tile contractor and repair as need. Substandard installation can cause issue in the future, and may lead to costly repairs.
Tile Tile Contractor
Credit
Comment
10.7.1 - Sink/countertop

Counter-top sealant
Front Full Bathroom 1st Floor

There are areas around the counter top were sealant is missing or deteriorated (i.e. between wall, around sink). This will allow moisture to intrude between the wall or cabinet. Seal should be replace or added as needed.
Wrench DIY
Credit
Comment
10.8.1 - Toilets

No or bad caulk base
Front Full Bathroom 1st Floor

Caulk around the base of the toilet was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
Wrench DIY
Credit
Comment
10.8.2 - Toilets

Tank Bolts
Front Full Bathroom 1st Floor, Master Bathroom

The bolts/washers in the water tank of the toilet are deteriorating and should be replaced before any leaking occurs.
Pipes Plumbing Contractor

11 - Laundry

General: Dryer Manufacturer
Samsung
General: Washer Manufacturer
Amana
General: Dryer Operation
We normally operate Clothes Dryers without a wash load (i.e. we run the unit through its full cycle empty). This gives us an idea of the unit's functionality, but we caution you, it does NOT replicate operating the unit fully loaded with a heavy wash load.
General: Washer Observation
Both hot and cold water was available to the washer. The unit was operated through a full cycle. It filled, cycled through a wash, initial spin and drain, rinse and final spin cycle. No leakage was detected and there were no unusual conditions noted.

MAINTENANCE TIP:
For equipment more than a few years old, we recommend that all clothes washer machine hoses and their gaskets be replaced upon your taking possession of the unit.
General: Washer Operation
We normally operate Clothes Washers without a wash load (i.e we run the unit through its full cycle empty). This gives us an idea of the unit's functionality, but we caution you, it does not replicate the unit fully loaded with a heavy wash load.
General: Dryer Observation
The dryer unit was operated through a cycle. It heated it's drum and then stopped at the end of the cycle.
General: Washer and Dryer Failure

There is no way to determine when a washer or dryer may fail. They may fail at anytime with out warning.  

LAUNDRY EQUIPMENT:
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.

LIMITATIONS OF APPLIANCES INSPECTION:

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.

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Comment
11.1.1 - General

Dryer Vent Needs Cleaning

The clothes dryer exhaust duct appears to need cleaning. Significant amounts of lint build up was found. This is a safety hazard due to the risk of fire from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service.

Wash Appliance Repair
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11.1.2 - General

Vertical Dryer Vent

The clothes dryer exhaust duct is routed vertically. This can result in extended drying times, premature failure of the motor, drum rollers and heater. This is common practice due to the location of the dryer. The dryer vent will have to be cleaned periodically in the future. The time for cleaning will be determined on the amount the dryer is used per year. Not knowing the last time the dryer vent was cleaned, it is recommended to have a certified contractor clean the dryer vent.

Fire HVAC Professional
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Comment
11.1.3 - General

Foil-Plastic Duct

The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct.

Wash Appliance Repair
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Comment
11.1.4 - General

Rubber Water Lines

Rubber water supply hose were installed at the washing machine. These hoses are prone to deteriorating and bursting, which can result in flooding and significant water damage. Recommend upgrading to braided, stainless steel hoses.
Wrenches Handyman
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Comment
11.1.5 - General

Shutoff Valve Damaged or Missing

One or more handles are missing/damaged from water shut-off valves. Handles should be replaced where damaged or missing.

Contractor Qualified Professional

12 - Appliances

Hood/Vent: Normal operation

The vent hood was serviceable at the time of the inspection.

Microwave: Normal operation

The microwave was serviceable at the time of the inspection.

Range-Cooktop-Oven: Cooktop
N/A
Range-Cooktop-Oven: Oven
N/A
Refrigerator: Chiller and freezer temp
35 - 0 Fahrenheit
Dishwasher: Dishwasher
Bosch
Garbage Disposal: Disposer
In Sinkerator
Microwave: Microwave
General Electric
Range-Cooktop-Oven: Range
Frigidaire
Refrigerator: Refrigerator
Frigidaire
General: Appliance contract
Although many of the appliances are in good condition, for a relatively small amount of money involved, we strongly recommend that you consider the purchase of an Appliance Contract. Generally this is available from several commercial companies and operates similar to an insurance policy.
General: Older Appliances
One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
General: Appliance failure

All though appliance were serviceable at the time the inspection was completed. Appliances may fail at anytime.  An inspector can not project when an item will or may fail.  

Refrigerator: Ice maker off
The refrigerator ice maker is in the "off" position. The inspector was unable to evaluate this component.
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Comment
12.2.1 - Dishwasher

Dishwasher no water

The water supply to the dishwasher appears to be inoperable. The shut-off valve may be turned off. The inspector was unable to fully evaluate the dishwasher and its drain system. The client(s) should ask the property owner(s) about this, and if necessary, a qualified plumber or appliance technician should evaluate and repair.Its water shut-off valve may be in the "off" position. Note that the inspector does not operate such shut-off valves as part of an inspection
Pipes Plumbing Contractor
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12.3.1 - Garbage Disposal

Inoperable

The under-sink food disposal is inoperable. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
Wash Appliance Repair
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12.4.1 - Hood/Vent

Vents in Kitchen

The range hood fan vents into the kitchen rather than outdoors. Ventilation may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor make modifications as necessary as per standard building practices so the range hood fan vents outdoors.
Hardhat General Contractor
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Comment
12.6.1 - Range-Cooktop-Oven

No anti-tip

The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit https://www.nachi.org/anti-tip.htm
Wash Appliance Repair
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12.6.2 - Range-Cooktop-Oven

New oven

The oven should be operated before use to burn off any manufacturing or shipping residue that is present.  The oven make smoke and have a strong smell when first in use. It is not recommended to cook food until the oven has ran through a cycle.

Wrench DIY
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12.7.1 - Refrigerator

Minor damage

There is a small dent on the front of the freezer door. This defect does not appear to impede with the function of the freezer and is cosmetic in nature. 

Contractor Qualified Professional

13 - Attic

General: Ceiling Structure
Trusses
General: Inspection Method
Traversed
General: Insulation Depth
8
General: Insulation Material
Fiberglass loose
General: Roof Structure
Trusses
General: Attic pictures
General: Limited Visiblity

Due to the nature of the attic area, not all areas may be adequately visible. Other factors may also limit visibility (i.e. excessive heat, pest evidence, live animals, limited light areas, shadows). 

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.

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Comment
13.1.1 - General

Dry stain

Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner(s) about past leaks. The client(s) should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified roofing contractor should evaluate and repair as necessary.
Roof Roofing Professional
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13.1.2 - General

Light to Moderate-pest

Evidence of "light to moderate" rodent infestation was found in one or more areas. The Center for Disease Control (CDC) defines this as less than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.

Recommend following guidelines in the CDC's Clean Up, Trap Up, Seal Up article for eradicating rodents, cleaning up their waste and nesting materials, and preventing future infestations. While Hanta virus is believed to survive less than one week in droppings and urine, specific precautions should be taken during clean up. The client(s) may wish to consult with a qualified, licensed pest control operator for eliminating the infestation. A qualified licensed abatement contractor or industrial hygienist could be contacted for clean up. If the infestation was minimal, clean up of rodent waste and nesting materials in non-living spaces (crawl spaces and attics) may not be necessary, or may be performed for aesthetic reasons only (odor and appearance).
Pest control Pest Control Pro
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13.1.3 - General

Traps, buckets, rags found

Tarps, buckets or rags were found in the attic. They appeared to be there in an attempt to catch water from roof leaks. Consult with the property owner, and/or having a qualified contractor evaluate and repair if necessary.
Roof Roofing Professional
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13.1.4 - General

Gaps

There are gaps along the egde of the siding.  This will allow bugs pests and moisture to intrude into the attic area. These areas should be properly sealed to help prevent access to the attic.

Contractor Qualified Professional
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Comment
13.2.1 - Attic Hatch

No Weatherstrip-living space

No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent conditioned interior air from entering attic.
Wrenches Handyman
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Comment
13.2.2 - Attic Hatch

Access cover damage

The drywall access cover is damaged.  The exit to cover should be replaced as a repair is not adequate. The cover was repaired once before.

Contractor Qualified Professional
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Comment
13.4.1 - Insulation

Substandard

The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-30). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.
House construction Insulation Contractor