How to Read This Report
This digital report or a printed version of this report should only be viewed in full color where the photos are discernible and on a device where the report page width is no less than 8.5" wide. Please note, Right and Left of the building are determined as facing the front of building shown on the report cover. The client has the duty and obligation to read the entire report. Feel free to reach out to the inspector should you have any questions or concerns.
This report is designed to inform the client of obvious major structural deficiencies, inoperative conditions and the presence of noticeable, detrimental moisture issues for areas inspected. Additionally, the inspection report may advise regarding notable safety concerns and appropriate upgrades recommended by the inspector that you should consider and act on when appropriate. Please note, undesirable conditions pertaining to this inspection may be present and unreported for concealed areas and areas with limited or blocked access.
Photos
Photos included in this report are intended to help describe a reported item or area only. The photos, while representative, may not encompass the full scope of work required to correct the item or area listed. Repairs should be based on actual condition of property and not solely on the photos included in this report. Note, when viewing photos in the online report, clicking on a photo will zoom in and enlarge the photo. Clicking on a photo a second time will enlarge and zoom in on the photo one more time.
Repairs
Repairs or corrections needed at the inspected property should be completed by competent qualified professions familiar with the type of work being performed. Obtain competitive bids as needed. Obtain further evaluation when needed.
Getting the Information to You
This report is designed to deliver important and technical information in a way that is easy to access and understand. The best way to get the layers of information that are presented in this report is to read your report online in the HTML format, which will allow you to expand your learning about the inspected property. You will notice some words or series of words highlighted in blue and underlined – clicking on these will provide you with a link to additional information, if desired. Other text colors, if present, have no real meaning. Please read all written text.
This report can also be printed on paper or to a PDF document.
Chapters and Sections
This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin when viewing the report online.
Observation Labels
Narrative observation labels are defined here. Some of the following observation labels may not appear in all reports. Hazardous, Key Concerns and Further Evaluation observation label types, if used, will appear in the report and in the summary. All other observation labels, when used, appear only in the report and will not appear in the summary. All narrative observation label types are labeled, and numbered to help differentiate each reported narrative observation. When narrative observation labels are given a color, the specific color used has no meaning. Some observation labels are given a specific icon to group the observation types. The specific icon used also has no meaning.
Observation labels and colors used for reporting are:
- Key Concerns:Observations listed as key concerns will typically include inoperative equipment, common and significant corrections needed for plumbing, electrical, heating/cooling, structure, interior and exterior areas including the roof covering. When used, this observation will appear in the report and in the summary.
- Periodic Maintenance Needed:Observations listed as periodic maintenance needed are items or areas that are expected to have maintenance performed at some interval. Maintenance neglect may be from lack of maintenance knowledge or lack of adequate funding for periodic maintenance. Some irregular or substandard installations may need more frequent maintenance until properly replaced. Start dates and intervals for periodic maintenance are a matter of personal judgment. When used, this observation will appear only in the report.
- Safety Concerns:Observations listed as safety concerns are items or areas listed to help reduce the risk of personal injury. Safety standards and expectations change. Consideration should be given to evaluate and act upon your risk exposure to help reduce the risk of personal injury. Some observations listed under other labels that are also safety concerns will appear under the other label only, such as electrical repairs, which almost always pose some safety risk. Some safety concerns may also be considered improvements but will fall under the safety concerns label if deemed more appropriate. When used, this observation will appear only in the report.
- Monitor:Observations listed as monitor are typically items or areas that need subsequent observations and should be monitored over time to obtain historical data. These items may or may not require correction in the future based upon their performance over time. If you are unable to do the monitoring, the inspector recommends you appropriately schedule monitoring by a qualified competent contractor. Some observations listed under other labels that also may require monitoring will appear under the other label only. When used, this observation will appear only in the report.
- Improve:Observations listed as improve are items or areas that were ready for improvement or upgrade. This label is used for predictable expected opportunities to better the property condition or installation deficiencies that may or may not affect equipment function. Some observations listed under other labels that also may be considered improvements will appear under the other label only. When used, this observation will appear only in the report.
- New Construction Builder Punch List Item:Builder punch list items are routine and incomplete items and areas observed at a new construction property that likely would not be listed in the summary of the report if it were not a new construction property. Builder punch list items appear in the summary of the report to help the client remind the builder of an incomplete or routine item or area that should be properly addressed.
- Note:Notes are general remarks or comments elaborating on descriptions of systems, limitations, restrictions, or other similar conditions present during the inspection. Notes do not appear in the summary.
- Inspector Informational Note:Inspector informational note regarding inspection process.
- Description:Descriptive information for various aspects of the property, equipment, items, or areas noted during the inspection. Descriptions do not appear in the summary.
- Deck Description:Description of observed deck conditions and issues.
Summary Page
For convenience, the report contains a summary. The inspector uses the Summary to list non Periodic Maintenance issues that, in his opinion, he would expect to be completed before marketing the home for sale. Be advised, the summary contains only text from the observations listed as Key Concerns, Further Evaluation Needed, Hazardous and when applicable, New Construction Builder Punch List Items. The summary does not show any photos or photo captions that may be listed with an observation. The summary provides the least information for the observations listed.
The report body contains the most information and includes full descriptions, digital photographs, captions, and when applicable, diagrams, videos and hot links to additional information. Refer to the report body when making actual corrections, upgrade or repairs. Please understand that you have a duty and obligation to read the full report.
Summary
Key Concerns
- K-1 Kitchen:
Disposal ────
Disposal was loud. Correct or replace disposal as needed.
- B-1 Bathroom:
Sink Faucet Upstairs Master ──── ────
The Hot and Cold faucet outlets appeared to be reversed for both sink faucets and should be properly changed for safety to help prevent scalding.
- CHC-1 Central Heating/Cooling:
Service walkway to furnace in attic was missing or incomplete.
Furnaces installed inside attic areas should have a secured 24" wide walkway and a 30" deep service platform running the length of the control side of the furnace to provide minimum reasonable access for maintenance of the furnace. Correction was needed for safety of service personnel and to reduce property owner liability exposure. Properly correct to meet your needs.
- AL-1 Attic Ladder:
Attic ladder was observed ready for corrections now and before use to improve the function and safety aspects of the attic ladder. Refer to the full report for additional information and photos regarding obvious corrections recommended now for the attic ladder area. A competent qualified contractor capable of reading and following the manufacturer installation instructions should check all attic ladder areas. Make attic ladder functional, safe and structurally sound where needed.
- ES-2 Exterior Surfaces:
Concrete Tile Siding
Installation irregularities were observed. Adhered concrete tile siding areas should be further evaluated and properly repaired or replaced by a competent qualified contractor that specializes in the installation of this type siding material and is familiar the installation standard.
- Vertical crack observed through multiple consecutive rows of siding
- Some concrete tile observed loose
- Irregular transition was present at dissimilar materials
- DAWP-1 Deck Areas / Wooden Porches:
Deck areas were observed ready for corrections now to improve the structure of the deck and to improve the safety aspects for the fall prevention measures installed at deck areas. Refer to the full report for additional information and photos regarding obvious corrections recommended now for any deck areas. A competent deck contractor should check all deck areas. Make deck areas functional, safe and structurally sound where needed.
- Deck bolts were present but spaced much further apart than expected. Properly correct where needed
- Outer band joist was not doubled to create a girder or beam. Properly correct for improved structural stability.
- Outdated ledger strips were present. The ledgers strips were not properly nailed and did not meet the bottom of the floor joist. Installing proper joist hangers is recommended for improved structural stability.
- Where a nose is not present on a stair tread the stair tread should be at least 11" deep for safety. Proper correction is recommended.
- 5/4 inch deck boards should not be spanned more than 16". The deck boards at the stairs were spanned approximately 24". Consider for proper correction for improved safety.
New Construction Builder Punch List Items
- I1-1 Interior:
New construction finishes - Complete interior final patching, adjustments and painting to meet your standards, if needed.
- Representative photos provided
- K-2 Kitchen:
Cabinet area at kitchen appeared incomplete. Properly correct to your standards.
Some cabinets did not appear to be properly fastened to wall.
- K-3 Kitchen:
Countertop ────
Countertop was loose and should be properly secured for safety and function.
Counter top left of range was not secured in place.
- P2-1 Plumbing:
Determine function for above ground plumbing at front yard. Properly correct as needed. Photo provided.
- E4-1 Electrical:
Electrical Panel Garage
Routine corrections were needed at electrical distribution panel. These corrections should be performed now or may be scheduled with other electrical work if having that work done in the near future.
- White wires attached to 240 Volt double pole breakers are not neutrals. These wires should be remarked to any color that is not white, gray or green.
- White plastic panel installed right of breaker panel interfered with proper removal of breaker panel cover. Consider this for proper correction for improved safety.
- Properly complete breaker panel index where needed for improved safety.
- E4-3 Electrical:
A representative number of installed lighting fixtures were observed. One or more bulbs were missing or were inoperative Usually this just requires bulb replacement, but may require additional work if a new bulb does not resolve the matter. Make all lighting functional and safe as needed.
- S-1 Structure:
Construction debris, undesirable debris or excess debris was observed at crawl space area. Remove unnecessary debris and any wood scraps from crawl space area. Do not forget to check beneath plastic sheeting on the ground too, if installed.
- ES-1 Exterior Surfaces:
Cement Fiber Siding/Trim -
Physical damage was noted and should be properly repaired.
Damaged cement fiber siding observed at front porch area
- ES-3 Exterior Surfaces:
New construction finishes - Complete exterior final patch and painting to meet your standards if needed.
The Full Report
General Comments
Building Characteristics, Conditions and Limitations
Approximate Square Footage: 2078
Approximate Year of Original Construction: 2021
Interior
Access
Empty of Furnishings
Home was empty of furnishings when inspected.
Walls
Wall Materials: Drywall
Serviceable, fulfilling its function.
Ceilings
Ceiling Materials: Drywall
Serviceable, fulfilling its function.
Flooring
Floor Covering Materials: Engineered Flooring
Serviceable, fulfilling its function.
Doors at Interior
Doors at Interior: Some door operation could be improved
Doors to Exterior
Doors to Exterior: Serviceable, fulfilling its function
Glazing/Glass
Insulated glass was present.
Windows
Vinyl framed windows were present.
Serviceable
A representative number of accessible windows were operated and were found generally serviceable within the parameters of their given service life.
Stairs and Railings Interior
Railings Serviceable, fulfilling its function: For all units
Stairs Serviceable, fulfilling its function: For all units
Garage
Garage Area
GARAGE TYPE: Attached
Garage Floor Location: Below Ground Possibly Unintentional
A space below ground level is referred to as a basement type area. Garage floor was partially below exterior soil level or landscaping mulch and was therefore a basement type garage. Maintain this area as you would any other basement area. It may be possible to alter exterior soil level or mulch if basement garage condition was unintentional.
Garage Separation from Living Space: Drywall Present Ceiling/Wall
Drywall was observed installed on ceiling framing and the wall framing that separated the garage and living space.
Should a fire occur at an attached garage area, properly installed drywall on framing, where needed, can offer some assistance to slow the spread of fire and smoke from the garage area to living areas. Properly maintain this area as needed.
________________________________________________________________________________________________________________________________________________________________
GARAGE OVERHEAD DOOR: One Installed
Overhead Door Material: Metal
Overhead Door Insulation: Not Insulated, Heated Area Over Garage
Heated space was observed above garage area. Garage overhead door was not insulated. Garage overhead doors are typically the largest opening in a building. Installing insulated garage doors may lower utility costs as well help make the garage and the heated living space above the garage area less drafty. Consider this area for appropriate improvement or upgrade.
Overhead Door Operation: Tested Using Operator
________________________________________________________________________________________________________________________________________________________________
GARAGE OVERHEAD DOOR OPERATOR: Testing Garage Overhead Door Operators
Testing Garage Overhead Door Operators
Garage overhead door operators require periodic maintenance to maintain safe operation. Electric overhead operators are checked for function and safety during the inspection. Modern garage overhead door operators have two safety reversal means, Contact Reversal and Non Contact Reversal. Contact Reversal is when the garage overhead door hits an obstruction and the operator should reverse for safety. Non Contact Reversal is when the electronic eye detects an obstruction without the garage overhead door hitting an object and the operator should reverse for safety.
The Contact Reversal of the garage door operator is tested using a 1.5 inch obstruction on the floor at the center point of the door. If the Contact Reversal requires correction this is typically accomplished by a simple adjustment on the operator but other corrections could also be necessary. See operator owners manual for additional details.
The Non Contact Reversal is tested by obstructing the electronic eyes, if installed properly, while the electric operator is closing the garage overhead door. The installed height of the electronic eyes varies slightly by manufacture but most typically advise installing the electronic eyes no more than six inches above the floor. If the electronic eyes require adjustment this is typically accomplished by remounting or correcting the aim of the eyes but other corrections could also be necessary. See overhead door operator owners manual for additional details. If the electronic eyes are out of alignment the operator will not close the garage overhead door without pushing and holding the wired push button until the garage overhead door is fully closed.
Overhead Door Operator: One Installed
Garage Overhead Door Operator Function: Operator Functional
Attached Garage Overhead Door Operator
Contact Reversal Means for overhead door operator tested functional.
Non Contact Reversal Means for overhead door operator tested functional.
Test overhead door operator reversal means as needed to maintain safe operation.
Kitchen
Kitchen Inspection Process
Kitchen Inspection Process
Kitchen Inspection Process
Kitchen inspection was of the readily accessible and visible portions of the kitchen. The kitchen inspection includes the countertops and a representative number of cabinets. Kitchen faucets, when functional, are run for longer than one minute checking for observable leaks and hot/cold orientation.
The following builtin kitchen appliances, where installed, were inspected and on/off operated testing the main function of each appliance using the normal operating controls:
- Cooktop / Oven / Range (cook surface with integral oven)
- Microwave
- Garbage Disposal
- Trash Compactor
Installed dishwashers are run through a normal cycle. Obvious functional issues and leaks observed around the dishwasher are reported, if present.
Ventilation equipment, such as range hoods, are inspected, on/off operated and are reported as ductless, ducted or recirculating. It is beyond the scope of this inspection to determine the effectiveness of the kitchen exhaust fan, such as to verify air flow quantity or discharge location.
Appliance inspection does not cover clocks, timers, self cleaning function, calibration, automatic functions or optional equipment on appliances. Refrigerators are considered personal property and are not evaluated. Refrigerator presence or absence is noted.
Equipment that appears to be shut down, inoperable or intentionally taken out of service is noted but will not be operated by the inspector. Shut down equipment may be unplugged, breaker off, water off, gas off or otherwise taken out of service.
Installation conditions and functional issues for this area requiring correction should be performed by a competent qualified contractor.
Kitchen
Kitchen Area: Main Level
────
Countertop: Natural Stone
Installation appeared incomplete
Cabinets: Wood painted
Installation appeared incomplete
Floor Covering: Engineered Flooring
Serviceable, fulfilling its function
────
Sink: Double Bowl Stainless Steel
No leaks were viewed at faucet or visible supply lines or waste drain just beneath the sink.
────
Disposal: Present
Dishwasher: Present and ran through a normal cycle without incident
Range: Range (Electric Top/Oven)
Present and On/Off Tested functional
Microwave: Present and On/Off Tested functional
Kitchen Exhaust: Ductless in microwave appeared functional
Refrigerator: Not Present
Trash Compactor: Not Present
Countertop Area: Countertop Loose
Cabinet Area: Cabinets Incomplete
Disposal: Loud
Disposal ────
Disposal was loud. Correct or replace disposal as needed.
Cabinet area at kitchen appeared incomplete. Properly correct to your standards.
Some cabinets did not appear to be properly fastened to wall.
Bathroom
Testing Plumbing at Bathroom Areas
Testing Limitations
Bathroom Inspection Process
The following opinion was based on an inspection of the readily accessible and visible portions of bathroom areas.
Hand washing faucets, when functional, are run for longer than one minute checking for observable leaks at the faucet and beneath the sink as well as checking Hot/Cold orientation.
Bathing area faucets, when functional, are run for longer than five minutes checking for observable leaks and Hot/Cold orientation.
Toilets, when functional, are flushed no less than two times. Inspector checks for leaks around toilet, checks that toilet fills and shuts off, and checks to see if toilet appears securely mounted.
Effectiveness and discharge locations for mechanical bathroom exhaust vents are not confirmed during inspection.
Installation conditions and functional issues for this area requiring correction should be performed by a competent, qualified contractor.
Bathroom 1
Full Bathroom
Upstairs Master ──── ────
Bathing Area: Shower
No leaks were observed around faucet and the water containment area appeared serviceable.
Properly maintain tile work to meet your needs.
────
Hand Washing: Two basins in vanity ────
No leaks were observed around faucet, visible supply lines or waste drain just beneath the sink.
────
────
Toilet: Water tank type ────
No Leaks were observed around toilet and it appeared secured in place.
Ventilation: ────
Fan on/off tested - the sound heard appeared to be appropriate for the fan.
Floor Covering: Tile
Serviceable, fulfilling its function
────
Sink Faucet Upstairs Master ──── ────
The Hot and Cold faucet outlets appeared to be reversed for both sink faucets and should be properly changed for safety to help prevent scalding.
Bathroom 2
Full Bathroom
Upstairs at Hall ──── ────
Bathing Area: Combination tub and shower
No leaks were observed around faucet and the water containment area appeared serviceable.
Properly maintain tile work to meet your needs.
────
Hand Washing: Vanity with basin ────
No leaks were observed around faucet, visible supply lines or waste drain just beneath the sink.
────
────
Toilet: Water tank type ────
No Leaks were observed around toilet and it appeared secured in place.
Ventilation: ────
Fan on/off tested - the sound heard appeared to be appropriate for the fan.
Floor Covering: Tile
Serviceable, fulfilling its function
────
Bathroom 3
Half Bathroom
Main Level at Hall ──── ────
Hand Washing: Vanity with basin ────
No leaks were observed around faucet, visible supply lines or waste drain just beneath the sink.
────
────
Toilet: Water tank type ────
No Leaks were observed around toilet and it appeared secured in place.
Ventilation: ────
Fan on/off tested operative - Consider exhausting to exterior if needed.
Floor Covering: Tile
Serviceable, fulfilling its function
────
Plumbing
Plumbing Supply Piping - Main Water Shut Off Valve - Apparent Location - Note Such Valves are Not Operated
Water Heater
Water Heater
Water Heater
Size: 50 gallon / Location: Equipment Closet, not for storage ────
Year of Manufacture: 2020 / Fuel: Electric
Water Heater was observed functional during inspection
Typical service life of a water heater is 8-12 years.
────
Supply Piping
Supply Piping: Mostly PEX, Some Copper
Water Flow at Supply Piping: Adequate
Adequate functional supply water flow was observed during inspection for water outlets operated.
Waste Piping
Waste Piping: Plastic
Functional waste water flow observed during inspection for water outlets operated.
Apparent Plumbing Vent Piping
Plastic - No Adverse
Material: Plastic
No adverse conditions were observed, maintain to meet your needs.
Laundry Connections
Laundry: Connections Available
Clothes washer and dryer connections were available. Laundry appliances were not present during inspection. Laundry faucets are not operated when the basin beneath the faucets is inadequate to contain the faucet flow without a hose being connected to the faucets. Verify your clothes dryer exhaust is functional, safe and properly installed to meet the requirements of clothes dryer manufacturer when installed.
Exterior Hose Faucets
Two
Performance: Functional
Exterior hose faucet was turned on and off briefly and appeared to function normally.
Plumbing Equipment Observed Present But Not Tested or Evaluated
Thermal Expansion: About Thermal Expansion, Tank Present
Regarding Plumbing System Thermal Expansion:
Thermal expansion occurs when a tanked water heater operates without any plumbing valves open for a period of time. If the property water meter has a check or backflow preventer valve installed it will prevent the expanding contained water from flowing backwards through the water meter. This expansion causes the water heater pressure relief valve to open briefly releasing a small amount of water if an expansion control device is not present or not working properly. If the pressure relief valve on the water heater opens and does not seal closed properly then active leaks and subsequent damage may occur.
A plumbing thermal expansion tank was observed near the water heater. Maintain this area as you would any other portion of the plumbing system correcting when needed.
________________________________________________________________________________________________________________________________________________________________
Pressure Reducer: About Pressure Reducing Valves
Regarding Plumbing System Pressure Reducing Valves:
The pressure reducer or pressure regulator in a plumbing system is designed to reduce the water pressure to a reasonable level in an effort to help prevent damage to the plumbing system. For most areas if the utility water pressure is greater than 80 PSI (pounds per square inch) a pressure reducer is needed. For some areas with extremely high utility pressure multiple pressure reducers may be needed installed in series. Pressure reducers are typically factory set for 50 PSI and property water pressure is expected to be between 30 PSI and 80 PSI. Inspector notes presence of pressure reducer when observed. Pressure readings for plumbing system are not part of the inspection performed.
Pressure Reducer Location: Near Water Heater
Plumbing Other
Determine function for above ground plumbing at front yard. Properly correct as needed. Photo provided.
Central Heating/Cooling
Central Heating /Cooling
Split System - Heat Pump
Split Heat Pump System served: System served upstairs area ────
Brand Furnace: International / Location: Attic / Fuel: Electric Heat Pump
Size: 2.5 ton / Year of Manufacture: 2020
Heat pumps typically have a service life of 12-18 years when properly maintained
Filter Type: Disposable / Thermostat Type: Digital
Cooling Brand: International / Location: Exterior / Fuel: Electric
Year of Manufacture: 2020
Heat pumps typically have a service life of 12-18 years when properly maintained
Condensate disposal method: Gravity drain piping - service annually
────
Heat Pump: Single Fuel Cool Day Heat Pump Functional
Electric Heat Pump System - Heating functional cool day
For heating function, the electric single fuel heat pump system was operated in the normal heating mode and in the back up heating mode.
In normal heating mode, system engaged and was found to be functional.
Backup heating was briefly operated on heat pump. System engaged and was found to be functional.
Cooling Function: Below 60 Degrees
Cooling System Not Operated Cool Day
Outdoor temperature was below 60 degrees f. The central cooling system was not operated in cooling mode due to low exterior ambient temperatures. To test the cooling unit without causing possible damage to the compressor the ambient outdoor temperature should be above 60 degrees.
Heating System Location Issue: Attic Walkway
Service walkway to furnace in attic was missing or incomplete.
Furnaces installed inside attic areas should have a secured 24" wide walkway and a 30" deep service platform running the length of the control side of the furnace to provide minimum reasonable access for maintenance of the furnace. Correction was needed for safety of service personnel and to reduce property owner liability exposure. Properly correct to meet your needs.
Central Heating /Cooling cont
Split System - Heat Pump
Split Heat Pump System served: System served main level ────
Brand Furnace: International / Location: Crawl Space / Fuel: Electric Heat Pump
Size: 2 ton / Year of Manufacture: 2020
Heat pumps typically have a service life of 12-18 years when properly maintained
Filter Type: Disposable / Thermostat Type: Digital
Cooling Brand: International / Location: Exterior / Fuel: Electric
Year of Manufacture: 2020
Heat pumps typically have a service life of 12-18 years when properly maintained
Condensate disposal method: Gravity drain for condensate
────
Heat Pump: Single Fuel Cool Day Heat Pump Functional
Electric Heat Pump System - Heating functional cool day
For heating function, the electric single fuel heat pump system was operated in the normal heating mode and in the back up heating mode.
In normal heating mode, system engaged and was found to be functional.
Backup heating was briefly operated on heat pump. System engaged and was found to be functional.
Cooling Function: Below 60 Degrees
Cooling System Not Operated Cool Day
Outdoor temperature was below 60 degrees f. The central cooling system was not operated in cooling mode due to low exterior ambient temperatures. To test the cooling unit without causing possible damage to the compressor the ambient outdoor temperature should be above 60 degrees.
Distribution Ductwork
Ductwork Information: About your ductwork
Regarding calculating the load of a central system:
Several factors are considered when performing a load evaluation for central heating and cooling systems to determine the appropriate size system for the area served. Factors such as installed ductwork, insulation, ceiling height, basement area served, if present, shade, climate zone along with size, number and placement of windows have to be taken into account before sizing a system. The inspector does not calculate the load of a central heating and cooling system during the performed inspection. The inspector also does not confirm that the installed ductwork is appropriately sized to serve the the installed central heating and cooling equipment. Properly maintain the ductwork system to meet your comfort needs and to allow system to operate properly.
Space Heating
Electrical
Electrical System Inspection
What is an electrical system?
The electrical system consists of an electrical service, distribution equipment and branch wiring. The electric metering equipment is usually at the electrical service. Distribution equipment is most often one or more installed breaker panels and the branch wiring runs to all equipment, receptacles, lighting outlets and devices such as the light switches. The inspection report focuses on wiring operating between 100-250 Volts. Most low voltage wiring is excluded from the performed inspection. Low voltage items such as a heating and cooling thermostat are operated in order to determine the function of such equipment.
There are now a wide variety of lighting bulbs or lamps that will fit into lighting fixtures. Some choices may not be appropriate for some lighting fixtures. It is beyond the scope of this inspection to verify each lamp or bulb is appropriate for the installed lighting fixture. The inspector recommends that you review the bulb or lamp installations for each fixture correcting as needed for safety and function. Common errors include 100 watt bulbs installed in fixtures rated for 60 watt max bulbs and interior rated bulbs installed at exterior or damp locations. Other types of errors also exist.
The following opinion was based on an inspection of the readily accessible and visible portions of the electrical system. The Inspector is responsible for checking a representative number of installed lighting fixtures, switches, and receptacles. Electrical installation conditions and functional issues requiring correction should be performed by a competent licensed electrical contractor. Most, if not all, electrical corrections should be considered a safety concern.
System Amps / Volts
System Amperage: 200 Amps
System Voltage: 120/240 Volts
Electrical Service
Electrical Service Type: Overhead at Yard Then Underground to Building
Main Electrical Distribution Panel
Service Entrance Conductors: Aluminum, Stranded
Electrical Panel Type: Breaker Panel
Routine Correction Needed
Electrical Panel Garage
Routine corrections were needed at electrical distribution panel. These corrections should be performed now or may be scheduled with other electrical work if having that work done in the near future.
- White wires attached to 240 Volt double pole breakers are not neutrals. These wires should be remarked to any color that is not white, gray or green.
- White plastic panel installed right of breaker panel interfered with proper removal of breaker panel cover. Consider this for proper correction for improved safety.
- Properly complete breaker panel index where needed for improved safety.
Branch Wiring
Material: Copper
Wiring Method: Non Metallic Sheathed Cable
AFCI - Arc Fault Circuit Interrupter
AFCI Residential
What is Arc Fault Circuit Interrupter (AFCI) Protection?
AFCI protection is designed to help reduce the chance of fire when a specific type of malfunction occurs at installed electrical outlets. This protection detects unintended electrical arcs and disconnects the power before the arc starts a fire.
Most, but not all, homes will have a need for additional AFCI protection based on varied municipal enforcement and the numerous changes for which areas require AFCI protection. Evaluate your risk exposure. Consider adding AFCI protection where needed for improved safety, particularly where construction was completed 2002 or later.
Modern Locations Where AFCI Protection is Known to Improve Safety for 15 and 20 Amp Electrical Circuits:
For all 15 and 20 ampere single phase residential electrical circuits serving outlets and devices in Kitchens, Family Rooms, Dining Rooms, Living Rooms, Parlors, Libraries, Dens, Bedrooms, Sunrooms, Recreation Rooms, Closets, Hallways, Laundry Areas, or similar rooms or areas.
Testing AFCI Function
The inspector uses push button at AFCI breakers, where installed, to confirm AFCI protection trips. Once tripped, the inspector checks indexed electrical circuits to determine where AFCI protection is present or missing.
Obvious locations lacking AFCI protection are listed in the body of the report.
Obvious broken, non working and improperly wired AFCI receptacles or breakers are listed in the summary of the report. Evaluate your risk exposure.
AFCI Protected Areas: Bedroom Some Other
AFCI protection was observed installed for bedroom outlets and some other outlets.
Consider adding AFCI protection for circuit serving kitchen refrigerator.
GFCI - Ground Fault Circuit Interrupter
GFCI OK
Using a ground fault circuit interrupter tester, GFCI protected electrical receptacles, where installed, were checked and indicated proper function.
Electrical Receptacle Outlets
Electrical Receptacles No Issue Observed
Using a receptacle circuit tester, a representative number of 15 and 20 ampere grounding type electrical receptacles were randomly checked and correct wiring was indicated.
Electrical Lighting Outlets and Ceiling Fans
Bulbs Out
A representative number of installed lighting fixtures were observed. One or more bulbs were missing or were inoperative Usually this just requires bulb replacement, but may require additional work if a new bulb does not resolve the matter. Make all lighting functional and safe as needed.
Switches
Switch Location Informational Note
Regarding Lighting Switch Locations:
While exact placement of lighting switches is considered a design issue, installing lighting switches at appropriate locations is useful to improve safety. Generally, a light switch would be located within arms length of the entry point of a room so that the lighting for the room you are entering may be switched on from an area near the doorway. Installing a switch at an inconvenient location, such as on the hinge side of a door, would not be desirable. Where the stairway between floor levels has six risers or more, a wall switch would be located at each floor level and at each landing level that includes an entryway to control the lighting for the stairway. Evaluate your need in regard to lighting switch locations. Consider updating switch locations for improved safety if desired.
Switches Erroneous
Inspector was unable to determine function of all switches present. Switches may operate flood lights, receptacles or other item. They may also be an unused extra switch.
Switch Missing Stair Lighting
Lighting for stairs was not switched at each floor level. Proper correction is recommended for improved safety.
Smoke Alarms
Test Weekly, Tested Function
Regarding Testing Smoke Alarms:
Test smoke alarms weekly to ensure proper function for life safety. Replace batteries when needed. Properly replace smoke alarms when not functioning correctly and at least once every ten years. Smoke alarms should be at least the photoelectric type and dual sensor photoelectric and ionization smoke alarms are available, and preferred. Refer to installation and care instructions for proper locations and periodic maintenance.
Smoke alarm at hall was tested using the test button on the smoke alarm. Smoke alarm horn sounded when the test button was pressed.
Attic Ladder
Attic Ladder Installation / Condition
Location of Attic Ladder: Upper Floor
Overall Condition: Attic Ladder Correct Before Use
Box Frame Connection To Structure: Excess Gap Box Frame to Structure, Nails Missing All Brackets, Small Screws Observed, Nails Not At All Sides
The gap observed between the structural framing and the pull down attic ladder stairway box frame appeared greater than expected. Proper correction is needed to help prevent collapse of stairway.
Pull down attic ladder stairway was missing required 16d nails at metal brackets. Check both the spring arm pivot plates and corner brackets near the piano hinge. These should be properly nailed in place to help prevent collapse of stairway.
Small screws were observed at attic ladder. Small screws should not be used to attach pull down attic ladder stairway to structural framing. Typical instructions require 16d nails or 1/4" diameter, three inch long lag screws. Properly correct where needed to help prevent collapse of stairway.
Attic ladder was observed ready for corrections now and before use to improve the function and safety aspects of the attic ladder. Refer to the full report for additional information and photos regarding obvious corrections recommended now for the attic ladder area. A competent qualified contractor capable of reading and following the manufacturer installation instructions should check all attic ladder areas. Make attic ladder functional, safe and structurally sound where needed.
Structure
Attic Access
Attic Access: Pull down attic ladder stairway, properly maintain unit as needed for safety
Roof Framing
Ceiling Framing
Framing Access: Finished Restricted
Finished areas restricted view of structural components. Some areas were not observed by inspector.
Wall Framing
Framing Access: Finished Prevented
Finished areas prevented view of structural components. Structural areas were not observed by inspector.
Underfloor Access
Basement: Finished
Finished areas prevented view of structural components. Structural components were not observed by inspector at such areas.
Crawl Space: Ductwork, Insulation
Visibility or access limited at crawl space due to installed ductwork.
Visibility was limited due to installed insulation in this area.
Underfloor Description
Attributes: Crawl Space With Basement Garage
Underfloor Area
Access:
Crawl space entered through hinged door
Basement walked
Construction Type:
Crawl Space ────
Basement Garage - Finished
Foundation:
Concrete Block ────
────
Columns or Piers:
Concrete Block ────
Floor Structure:
Floor Joists - Solid Wood ────
Beam - Built Up Wood ────
Subfloor - Wood ────
No Adverse Conditions Observed at Floor Framing
Other Concerns
Construction Debris
Insulation
Above Ceiling Insulation
Recommended Insulation
Recommended attic insulation depth above living spaces for this area of the country is R-38 to R-60 to help lower utility costs. This recommendation comes from the US Department of Energy. Evaluate your comfort level and utility costs correcting insulation depth if needed.
Insulation Type: Blown In, Roll or Batt
Observed Insulation Approximate Depth: R - 38, R - 19
Vapor Retarder: Reversed Some
Wall Insulation
Insulation: Wall Insulation Not Observed, Undetermined
Underfloor Insulation
Insulation: Roll Batt Underfloor Insulation observed where installed at crawl space
Ventilation
Moisture
Moisture Indications at Underfloor Crawl Space
Crawl Space: Practical Steps Crawl Space Moisture, Moisture Stains Crawl Space Basic
Practical steps to better moisture condition at a typical crawl space after ensuring no possible plumbing leaks into crawl space are present.
- Properly divert any storm water and all gutter down spouts a minimum 10 feet away from foundation.
- Correct any exterior grading issues that prevent storm water from flowing away from foundation.
- Improve air flow through crawl space to provide proper cross ventilation.
- Improve crawl space dirt floor vapor retarder to help keep moisture at soil.
- Properly drain any excess bulk moisture from crawl space, if present, to prevent accumulation.
- Take more aggressive steps if necessary such as installing a dewatering system and proper encapsulation of crawl space with conditioned air space.
Moisture stains were observed. Stains are evidence of a prior moisture condition. Monitor area to verify cause of stain is not excessive. Properly correct cause of stain if needed. Properly repair affected areas as needed.
Roof
Roof Covering
Method of Roof Inspection: Viewed from ladder at eave, Viewed from ground with binoculars
Roof Style: Multi Plane
Roofing Material: Composition Dimensional Shingle
Roof Penetrations
Plumbing Vent Flashing
Plumbing Vent Flashing at Roof
Monitor this type of penetration as the flashing around the plumbing waste pipe that penetrates the roof requires periodic replacement. Budget replacement of plumbing vent flashing as the gaskets begin to deteriorate and split. This is needed each 8-10 years after a new plumbing vent flashing is installed.
Gutters and Downspouts
Gutter and Downspout Materials: Metal
Gutter: Cleaning Routine, Maintain
The gutters were viewed with debris in them and some downspouts may be obstructed. Properly clean gutters routinely to manage storm water away from home.
Properly maintain rain gutters to meet your needs.
Exterior Surfaces
Brick
Brickwork: Serviceable
Brickwork
The exterior readily visible areas of the brickwork were inspected and appeared to be in overall serviceable condition, fulfilling its function. All siding requires maintenance. Properly maintain siding condition correcting when needed.
Siding - Cement Fiber
Siding Irregularities: Common Irregularities, Blocking and Flashing, Too Close to Pavement
Cement Fiber Siding/Trim -
Common siding installation irregularities were observed. Monitor siding installation budgeting corrections when necessary. When corrections are performed, refer to installation instructions and best installation practices correcting where needed.
Cement Fiber Siding/Trim -
The inspector noted that blocking and flashing details did not meet installation instructions for all areas. These areas should be considered for proper correction now. Closely monitor areas if not correcting blocking and flashing details now. Budget immediate correction should negative consequences occur due to lack of proper blocking and flashing.
Cement Fiber Siding/Trim -
The inspector noted that portions of the siding or trim were too close to pavement, making the siding or substrate subject to damage. Siding and untreated substrate should be a minimum of 1-2" above pavement. Properly provide separation at siding/trim and untreated substrate from pavement. If it is not cost effective to lower the pavement or raise the siding and substrate area then you should budget periodic replacement of affected areas.
Siding: Physical Damage
Siding - Concrete Tile
What is Concrete Tile Siding?
Concrete Tile Siding, also known as Adhered Concrete Masonry Veneer or Manufactured Masonry Veneer, is a non structural, light weight concrete product that is not made of natural stone. Concrete tile siding resembles stonework because real stone are used to make castings that are filled with light weight concrete and are stained to appear similar to natural stone. Concrete tile siding is absorbent and requires a proper moisture management system be in place before applying the concrete tile to exterior areas. Since the moisture management system is beneath the concrete tile after they are installed, the moisture management system is no longer readily visible. The best time to inspect the moisture management system is during installation. Most adhered concrete tile installations should follow the Masonry Veneer Manufacturers Association Installation Guide and Detailing Options for Compliance with ASTM C1780. ACMV.
Irregular Further Evaluate
Concrete Tile Siding
Installation irregularities were observed. Adhered concrete tile siding areas should be further evaluated and properly repaired or replaced by a competent qualified contractor that specializes in the installation of this type siding material and is familiar the installation standard.
- Vertical crack observed through multiple consecutive rows of siding
- Some concrete tile observed loose
- Irregular transition was present at dissimilar materials
Trim
Eaves Material: Painted, Eaves Material: Painted Wood
Trim: Serviceable
Trim - ────
The exterior readily visible areas of the trim were inspected and appeared to be in overall serviceable condition, fulfilling its function. All trim requires maintenance. Properly maintain siding condition correcting when needed.
Deck Areas / Wooden Porches
Deck or Wooden Porch Areas Overall Condition Statement
Correct Deck and Fall Areas Now
Deck areas were observed ready for corrections now to improve the structure of the deck and to improve the safety aspects for the fall prevention measures installed at deck areas. Refer to the full report for additional information and photos regarding obvious corrections recommended now for any deck areas. A competent deck contractor should check all deck areas. Make deck areas functional, safe and structurally sound where needed.
- Deck bolts were present but spaced much further apart than expected. Properly correct where needed
- Outer band joist was not doubled to create a girder or beam. Properly correct for improved structural stability.
- Outdated ledger strips were present. The ledgers strips were not properly nailed and did not meet the bottom of the floor joist. Installing proper joist hangers is recommended for improved structural stability.
- Where a nose is not present on a stair tread the stair tread should be at least 11" deep for safety. Proper correction is recommended.
- 5/4 inch deck boards should not be spanned more than 16". The deck boards at the stairs were spanned approximately 24". Consider for proper correction for improved safety.
Deck or Wooden Porch Location, Attributes and Restrictions
Deck Location: Rear
Deck Roof Area: Roof Area Was Present
Deck Stairs: Stairs Were Present
Restrictions: Finished Areas
Finished areas restricted view of structural components.
Deck or Wooden Porch Structure
Bolts: Some, Add More
Some bolts were present but spaced farther apart than expected. Decks should be properly bolted to the structure every 12", 16" or 24" depending on the span of the floor joists. Deck bolts should be ½” diameter lag bolts with washers. The installed bolts should be staggered top to bottom to prevent splitting of the ledger board. Proper correction should be completed to strengthen the deck connection to the structure.
Girder or Beam: Undersized
Observed girder or beam appeared undersized for the span between columns. Properly correct girder or beam as needed for structural integrity.
Ledger Strip: Present, Not Installed Correctly
Joist framing at deck into the side of a ledger board or beam should be properly supported by approved joist hangers. Consider upgrade for outdated ledger strip installation for improved structural integrity and safety at deck by replacing any ledger strip with properly installed joist hangers.
Ledger strip beneath floor joist appeared improperly nailed. Properly add nails where missing at ledger strip if not performing upgrade and replacing ledger strips now with properly installed joist hangers.
Deck or Wooden Porch Railings and Stairs
Diagram: Correction Needed Stairs
Stairs: Tread <11", 5/4" Treads Over Spanned
Stair treads were observed shorter than 11", where no tread nose was present or nose was less than 1". Use caution when walking on steps. Consider correcting stair treads for improved safety.
Stair treads were 5/4" decking boards and appeared over spanned. When using 5/4" decking, the decking should not span more than 16" between stair stringers. Evaluate your risk exposure properly correcting or upgrading to meet your needs and for structural integrity of stair treads.
Lots and Grounds
Porch
Concrete
Roof Structure: Present
Area had a roof structure.
Porch: Serviceable
Porch was serviceable, fulfilling its function.
Stairs and Railings at Exterior
Stairs at Front
Brick
Serviceable, fulfilling its function.
Walkway
Concrete
Walkway: Serviceable
Walkway was serviceable, fulfilling its function.
Driveway
Concrete
Driveway: Serviceable Cracked
Driveway was cracked but serviceable, fulfilling its function.
Vegetation
Vegetation Maintenance
Properly maintain vegetation to meet your needs. Vegetation should not touch building exterior or overhang roof. Vegetation should not interfere with access or servicing of electrical, gas or heating/cooling equipment.
Site
Site: Adjust Grade Basement