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

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

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



1 - Inspection details

Start Time
8:30am
Finish Time
10:45
Ground Condition
Dry
Present at time of the inspection
Client, Clients Agent, Sellers Agent
Property Occupancy
Yes
Temperature
88 Fahrenheit
Weather Condition
Partly Cloudy, Hot
Rain in the last few days
Unknown
Structure Details: Structures Inspected
House
Structure Details: Type of Structure
Single Family
Structure Details: Age of the Structure
2016
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. 

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


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


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

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

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.
Structure Details: New Home(warranty)
The client should be aware that a break-in period occurs during the first year or two after a building is constructed. Some amount of settlement and shrinkage is inevitable as temperature and humidity varies during the seasons. Systems may need adjustment or repair after experiencing constant, prolonged and/or heavy usage. Overall performance of the building exterior has not yet been tested by a wide variety of weather conditions.

Also, it is beyond the scope of this inspection to determine if all permits have been approved or signed off. Consult with the builder and/or municipality to determine if all necessary permits have been approved.
Structure Details: Occupied
Some areas and items at this property were obscured by furniture, stored items, or debris. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
Structure Details: New Construction
The client should be aware that a break-in period occurs during the first year or two after a building is constructed. Some amount of settlement and shrinkage is inevitable as temperature and humidity varies during the seasons. Systems may need adjustment or repair after experiencing constant, prolonged and/or heavy usage. Overall performance of the building exterior has not yet been tested by a wide variety of weather conditions.

Also, it is beyond the scope of this inspection to determine if all permits have been approved or signed off. Consult with the builder and/or municipality to determine if all necessary permits have been approved.

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.
 

Credit
Comment
1.1.1 - Structure Details

Change Locks

Billings Home Inspections recommends that ALL locks and Security codes be changed before moving into the house.
Wrench DIY

2 - Roof

General: Roof Type
Gable
General: Roof covering
Metal
General: Estimated roof age(main)
4 year(s)
General: Roof Drainage
Gutter system
General: Roof Inspection method
Viewed from eaves with ladder, Viewed from ground with binoculars
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 Pictures

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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Comment
2.2.1 - Gutters/drains

Clogged gutters/downspouts
Front

Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.

Wrench DIY

3 - Exterior

General: Foundation Material
Concrete
General: Exterior wall structure
Concrete Block(CBS)
General: Wall Covering
Stucco
General: Driveway Material
Brick Pavers
General: Exterior doors
Metal w/Window, Sliding Glass
General: Fencing
Aluminum Pickets
General: Garage Door Material
Metal
General: Sidewalk/Patio Material
Brick Pavers
General: Vehicle Parking
Attached Garage, Driveway
Irrigation/Sprinker: Sprinkler system
The sprinkler system was cycled through several zones. The sprinkler system was functioning as expected. It is recommended to have a certified irrigation company fully evaluated the system.

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. 
 

Credit
Comment
3.2.1 - Driveway, Walkway, Patio

Paver settlement-sidewalk/patio
Right Side front entry

One or more paver's at the sidewalk or patio have settled or heaved . This could be caused by the drainage (settlement) or tree roots (heaving). It is recommended to have a certified contractor make the necessary repairs.

Contractor Qualified Professional
Credit
Comment
3.3.1 - Exterior issues

No backflow
Right Side

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.

Contractor Qualified Professional
Credit
Comment
3.4.1 - Electrical

GFCI Missing
Left Side by pool equipment , Left Side rear patio

Modern building standards require GFCI protection at ALL kitchens, bathrooms, laundry areas, garages, and exterior areas. One or more locations at this property were noted as not having GFCI protection or the inspector was unable to verify if GFCI protection existed at these locations. Adoption of GFCI outlets was generally phased in over numerous years/decades. Recommend client evaluate upgrading these areas to GFCI protection at their discretion.
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
3.5.1 - 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
Credit
Comment
3.6.1 - Soffit and Fascia

Paint Failing
Small spot right side of entry

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
Credit
Comment
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

4 - Interiors

Floors, Walls, Ceilings: Wall material/covering
Drywall
Smoke and CO alarms: Smoke Alarms Present
Yes
Floors, Walls, Ceilings: Room Pictures

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. 

Credit
Comment
4.2.1 - Floors, Walls, Ceilings

Built in- Handle Loose
2nd closet master bedroom 2nd drawer from top right side

One or more drawer handles have come loose at the master bedroom built in closet storage.  This should be properly secured to ensure proper operation of this drawer and prevent future degradation in this area. 

Contractor Qualified Professional
Credit
Comment
4.4.1 - Windows and Door

Window-sealant
Living Room, Front Left Bedroom

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

5 - Plumbing

General: Water Pressure
75 PSI
General: Location of Water meter
Left side of the driveway
General: Service Pipe to house
PVC, Where Visiable
General: Interior Supply piping
CPVC, 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
Left side exterior 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.

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 #
MB35706269
Water Heater: Model #
M280R6DS-1NCWW
Water Heater: Estimated Age
3 Years
Water Heater: Energy Source
Electric
Water Heater: Manufacturer
Bradford White
Water Heater: Location
Garage
Water Heater: Water Temperature
117 Degrees
Water Heater: Capacity
80
Water Heater: Type
Tank
Water Heater: Rapid Recovery
This unit is a double element "RAPID RECOVERY" model. This unit produces hot water faster than a single element unit.
Water Heater: Pictures of Unit

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

7 - Electric Service

Electric Panel: Amperage
400
Electric Panel: Panel Manufacturer
Square D
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, Middle
Electric Panel: Service Conductor
Copper
Electric Panel: System Grounding
Grounding Rod, Cold water Line
Electric Panel: Location of Main Panel
Right Side Exterior Wall
Sub-Panel: Panel Location
Garage
Sub-Panel: Panel Manufacturer
Square D
Sub-Panel: Protection
Breakers
Sub-Panel: Branch Wiring
Copper
Sub-Panel: Service Conductor
Copper
Electric Panel: Panel pictures
Sub-Panel: Pictures of panel
Circuit Breakers: AFCI Description
The house has Arc Fault Circuit Interrupter breakers. ( AFCI)
The AFCI is an arc fault circuit interrupter. AFCIs are newly-developed
electrical devices designed to protect against fires caused by arcing faults in the home electrical wiring.

THE FIRE PROBLEM
Annually, over 40,000 fires are attributed to home electrical wiring. These fires result in over 350 deaths and over 1,400 injuries each year. Arcing faults are one of the major causes of these fires. When unwanted arcing occurs, it generates high temperatures that can ignite nearby combustibles such as wood, paper, and carpets. Arcing faults often occur in damaged or deteriorated wires and cords. Some causes of damaged and deteriorated wiring include puncturing of wire insulation from picture hanging or cable staples, poorly installed outlets or switches, cords caught in doors or under furniture, furniture pushed against plugs in an outlet, natural aging, and cord
exposure to heat vents and sunlight.

TESTING AN AFCI
AFCIs should be tested after installation to make sure they are working properly and protecting the circuit. Subsequently, AFCIs should be tested once a month to make sure they are working properly and providing protection from fires initiated by arcing faults.

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

Inadequate Space

Panel(s) had inadequate working space. This is a safety hazard when opening or working in panels. Electric panels should have the following clearances: An open area 30 inches wide by 3 feet deep in front of the panel

6 feet 6 inches of headroom in front of the panel

The wall below the panel is clear to the floor

The center of the grip of the operating handle of the switch or circuit breaker not more than 6 feet 7 inches above the floor or working platform

Recommend that a qualified contractor repair or make modifications per standard building practices. If panels must be opened for repairs, then a qualified electrician should perform repairs.

Wrench DIY

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
Unknow
Condensing Unit: Estimated Age Condensing Unit
3 Year(s)
Condensing Unit: Condenser Model #
CA16NA048-A
Condensing Unit: Condenser Serial #
4115E06335
Condensing Unit: Manufacturer
Carrier
Condensing Unit: Good condition

The condensing unit was in good condition.

Condensing Unit 2: Estimated Age Condensing Unit
3 Year(s)
Condensing Unit 2: Condenser Model #
CA16NA048-A
Condensing Unit 2: Condenser Serial #
4115E06329
Condensing Unit 2: Manufacturer
Carrier
Condensing Unit 2: Good condition

The condensing unit was in good condition.

Air Handler: Estimate Age Air Handler
3 Year(s)
Air Handler: Air Handler Model #
FX4DNF049
Air Handler: Air Handler Serial #
4615A85091
Air Handler: Filter Location
Below unit
Air Handler: Manufacturer
Carrier
Air Handler 2: Estimate Age Air Handler
3 Year(s)
Air Handler 2: Air Handler Model #
FX4DNFO49
Air Handler 2: Air Handler Serial #
4615A85089
Air Handler 2: Filter Location
Below unit
Air Handler 2: Manufacturer
Carrier
General: Temperature Differential
17 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: Temperature Differential
16 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
Condensing Unit 2: 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. 

Air Handler 2: Pictures of unit
Air Handler 2: Unit in Good Condition

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

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).

9 - Kitchen

Sink: Running water and below sink
Sink: Stored items

There are stored items, under the sink can not be fully evaluated.

Credit
Comment
9.2.1 - Countertops-Backsplash

Sealant Backsplash
Behind cooktop

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

10 - Bathrooms

Bathub: Running water

Running water

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

Caulk at spout
Front Left Bedroom

Caulk is missing or deteriorated around the base of the bathtub spout. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.
Wrench DIY
Credit
Comment
10.1.2 - Bathub

Caulking at surround

Caulk is missing or deteriorated above one or more bathtubs, where the tub surround meets the tub. 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
10.1.3 - Bathub

Tile deteriorated
Front Left Bedroom

Tile around bathtub is damaged or deteriorated. This can allow moisture intrusion behind tiles, which can cause loose tiles or microbial growth behind the tile. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.
Tile Tile Contractor
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Comment
10.5.1 - Flooring

Cracked tiles
Master Bathroom lavatory

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
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Comment
10.5.2 - Flooring

Deteriorated Grout
Front Left Bedroom Full Bathroom

Grout 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 and deteriorated grout, and resealing grout.
Tile Tile Contractor
Credit
Comment
10.6.1 - Shower

Caulking at surround
Master Bathroom

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

Grout deteriorated
2nd floor middle full bathroom at shower door inside tiles

Grout at the tiles in the shower was damaged or deteriorated. This can allow water to intruded behind the tiles cause loose tiles and microbial growth issues behind tiles. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.
Tile Tile Contractor
Credit
Comment
10.6.3 - Shower

Substandard tile install
Master Bathroom at shower door inside tiles

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

Caulking undermount sink
Half bathroom, Front Left Bedroom

The sealant at the undermount sink is missing, deteriorated, or substandard. This can allow moisture to intrude into the cabinet below the sink causing damage. The sealant should be addressed to help prevent moisture intrusion.
Wrench DIY
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Comment
10.7.2 - Sink/countertop

Stopper issue
Front Left Bedroom

One or more sink stopper(s) mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
Pipes Plumbing Contractor

11 - Laundry

General: Dryer Manufacturer
LG
General: Washer Manufacturer
LG, N/A
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.

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.

Credit
Comment
11.1.1 - 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

12 - Garage

Vehicle door: Vehicle Door safety

VEHICLE DOOR: safety tips:

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

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

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

Credit
Comment
12.1.1 - Interior-Exterior doors-Windows

Self-close no function

The self-closing device on the door between the garage and the house didn't close and latch the door. These devices are installed to keep the door closed to prevent possible fire and fumes from the garage from spreading to the house. Recommend that a qualified person repair as necessary.
Door Door Repair and Installation Contractor
Credit
Comment
12.3.1 - Floors, walls, Ceiling

Minor floor cracks

The concrete floor of the garage has some minor cracking. These cracks do not appear to be of structural concerns. The client should monitor these cracks in the future and consult an engineer if necessary.
Contractor Qualified Professional
Credit
Comment
12.3.2 - Floors, walls, Ceiling

Storaged item at walls

Due to stored items some of the wall areas could not be evaluated. Only visual areas could be evaluated.

Wrench DIY
Credit
Comment
12.4.1 - Vehicle door

Noisy hinges

The vehicle garage door hinges are dry and causing the door to drag/bind when opening and closing. It is recommended to have the panel hinges lubricated to free up the hinges. This should is a maintenance item that should be carried out periodically.
Garage Garage Door Contractor

13 - Pool

Pool Equipment: Filter Type
Diatomaceous Earth
Heater: Heater
Aqua Cal
Heater: Heater power
Electric
Pool and decking: Pool deck
Brick Pavers
Pool and decking: Pool Design
In Ground, Pebbletec
Pool and decking: Pool auto fill

The pool automatic fill valve functioned as expected.

Pool Equipment: Filter
Jandy
Pool Equipment: Pump
Jandy
Pool Equipment: Pool Alarms
The house has a pool. It is recommended to have pool alarms installed at ALL doors and windows leading to the pool to alarm when a child or someone for safety enters the pool area.
Pool Equipment: Pool inspection

The pool equipment has been visually inspected. Not every valve may have been operated.  Recommend to have a full pool service upon taking ownership of the property.  

Pool Equipment: Diametric earth filter system

 The pool filter is a diametric earth system. It is highly recommended to familiarize one's self with this type of system. The diametric earth will have to be maintained on a regular basis. 

Pool Equipment: Salt Chlorine generator

The salt chlorine generator appeared to be functioning normal at the time of the inspection there were no fault lights at the indicator.

Heater: Functioned

The heater functioned as expected.  It was turned on and ran for approximately 20 minutes.

Pool and decking: Visual Inspection

The pool surface was visual inspected.  Not every deficiency may be identified, due to water visibility (i.e. ripples in water, algae growth, wind, rain, cloudy).  To fully evaluate the pools surface a dive would need to be completed.  

The following items are not included in this inspection: swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolate light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, remove pool covers, nor determine if swimming pool bodies, filters or skimmers leak, nor determine if swimming pool bodies are level. 

The following items are not included in this inspection: spa bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolate light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, nor determine if spa bodies, filters or skimmers leak, nor determine if spa bodies are level. 

Credit
Comment
13.2.1 - Fencing

Self-close no function

The self-closing devices on one or more gates used with the pool / spa fencing were inoperable. This is a safety hazard because these devices are intended to control access to areas with a drowning hazard. Recommend that a qualified person repair as necessary and per standard building practices.
Contractor Qualified Professional

14 - Appliances

General: Stove
N/A
Hood/Vent: Normal operation

The vent operated normal.

Microwave: Normal operation
The Microwave operated as expected.
Range-Cooktop-Oven: Normal operation

The heating elements for the oven and stove top functioned as expected.

Refrigerator: Chiller and freezer temp
38 - 5
General: Cooktop
KitchenAid
General: Dishwasher
KitchenAid
General: Disposer
Badger
General: Microwave
KitchenAid
General: Oven
KitchenAid
General: Refrigerator
Subzero
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.
Dishwasher: Dishwasher Operation
The dishwasher is functional and operated as expected. The unit was operated through a complete cycle. No operational discrepancies were noted.
Garbage Disposal: Normal operation
The unit is functional as expected. The unit was turned on briefly and operated as expected and appears to be in functional condition.
1) The chopping was no nosier that typically expected.
2) The rubber splashguard was in reasonable condition.
3) No leaks were found.
Refrigerator: Water and Ice maker

There is an automatic ice maker installed, 


The ice maker tray was full.

The automatic ice maker was found in the ON position.

We urge you to verify the units proper operation after it has been running for sometime.

15 - Attic

General: Ceiling Structure
Trusses
General: Inspection Method
Traversed
General: Insulation Depth
R30
General: Insulation Material
Iceyene
General: Roof Structure
Trusses
General: Icyene insulation

Due to the icyene insulation a complete wind Mitigation could not be completed.  In order to complete a full wind mitigation areas of the insulation would need to be removed.  

General: Attic pictures
General: De- humidifier

There is a De-humidifier installed at the attic. The controls are located on the top rear of the unit. The unit appeared to be operating normal.

General: Areas inaccessible
Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.
General: Iceyene insulation

Iceyene unsulation is installed in the attic area. Areas of the sheathing and trust work are hidden from view due to the insulation.

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.