The approximate square footage listed here is listed as a courtesy and is based off of public records and disclosure. An evaluation of square footage of the buildings and property lines is beyond the scope of this inspection.

Unless the wiring in the building has been fully updated, this building likely has wiring that predates the late 1980's. Branch circuit wiring installed in buildings built prior to the late 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring. It is beyond the scope of this inspection to determine if any such incompatible components are installed. Based on the age of this building, be aware that such components may be present.

In 1978, federal laws were passed to prohibit use of lead and asbestos in building materials. Manufacturers of building materials were allowed to sell existing stocks of materials that were manufactured with lead and asbestos, so even buildings constructed as late as the mid-1980's could possibly contain lead or asbestos. Identification and testing for lead and asbestos and other environmental testing is beyond the scope of this home inspection. If you wish to seek additional information, I recommend contacting an environmental lab or industrial hygienist.

Solid conductor aluminum wiring was used in residential construction for 15 and 20-amp circuits in the 1960's through the 1970's. This wiring has proven to be problematic and a fire hazard, primarily due to problems with loose connections and metal fatigue. I looked hard to find any signs of solid conductor aluminum here. No signs were found. There is always a chance that solid conductor aluminum wiring exists and is concealed from view. If this wiring is ever uncovered during subsequent renovation work, I recommend removal and replacement.

This house was vacant / unoccupied at the time of inspection. Vacant and unoccupied houses present unique challenges for home inspection, especially the piping and wiring systems which have not be subject to regular use prior to the inspection. While these systems can be tested during inspection, this one-time test is different than regular use and it is difficult to know how these systems will respond to regular use after the inspection. For example, septic systems may initially function and then fail under regular daily use. Plumbing traps may operate with no signs of leaks and then let go when being actively used for a few days. Shower pans may only leak when someone is standing in the shower and taking a shower. Seals for plumbing fixtures can dry up and leak when not is use. Sewer lines with roots may allow water flow, but then fail when waste and tissue are flushed; it can take a few days for that to backup. Please understand we are trying our best to look for clues of past or existing problems to paint a realistic best-guess as to the reliability of these systems during inspection.

Grounds Inspection Information: The visible and accessible grounds and surfaces adjacent to the residence were inspected with respect to their immediate effect on the structure of the home and for functional and safety concerns. Any observed defects, such as negative grading, vegetation encroachment, significant cracking, displacement, pooling, or other damage will be reported on.

Outbuildings (except Garages or Carports, which are addressed separately), fences, geological and/or soil conditions, sea walls, break-walls, bulkheads, docks, erosion control or earth stabilization are beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present on the grounds are our casual observations and opinions and are presented as a courtesy only. 

General Limitations: The inspection of the grounds and surfaces adjacent to the residence is limited to conditions visible at the time of inspection. Typically, this includes inspection of the surfaces themselves. Concealed material defects are always a possibility. For example, areas concealed by heavy vegetation, sub-surface conditions, or the determination if settling is complete or ongoing cannot be observed in the course of a home inspection or reported on. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.

It is important that you inquire with the seller about any history of drainage issues or soil movement and read the Seller's Disclosure carefully.

General reference photos of the grounds around the home are shown here.

The grounds immediately around the home were inspected by examining them for any negative grading or for downspout discharge too close to the foundation. The grading and drainage were in satisfactory condition at the time of inspection unless otherwise noted in this report.

The driveway, walkways, and other flatwork adjacent to the home were inspected by examining the visible surfaces for grading, cracks, spalling, tree root intrusion, and other damage or deficiencies. These surfaces were in satisfactory condition at the time of inspection unless otherwise noted in this report.

The trees and vegetation around the home were inspected by looking for adequate clearance to the structure and at their impact on the home, such as limbs overhanging the structure, damaged or dead trees near the home, and interference with other systems or components. The vegetation were in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: Plants and trees grow, age, and can become damaged or diseased, causing conditions around the home to change. A home inspection cannot predict future conditions. Care and maintenance of the plants and trees around the building is an important part of caring for your home.

The exterior stairs were inspected by examining their construction, attachment method, walking surfaces, and hand and guard rails. Stairs should be sturdy and level, with adequately sized treads and even risers. Stairs with more than 3 steps should have a graspable handrail, and landings or other surfaces more than 30" above grade should have a guardrail. Wooden components should not be in contact with the soil. The exterior stairs were in satisfactory condition at the time of inspection unless otherwise noted in this report.

The retaining walls on the property were inspected by examining their construction, drainage provisions, and general condition. Retaining walls should not bow or lean outward, and must have drainage provisions and be adequately supported in order to resist the hydrostatic pressure in the soils behind them. Only the visible portions of the retaining walls can be observed and reported on - components such as tie backs, the composition of backfill, and the presence or composition of footings, for example, are not visible. The retaining walls were in satisfactory condition at the time of inspection unless otherwise noted in this report.

Exterior Inspection Information: The visible and accessible siding and other exterior surfaces of the structure, the exterior doors and windows, and the attached or adjacent decks, balconies, stoops, steps, porches, and their stairs and railings were inspected to determine the materials used, with respect to diverting water away from the home, for damage, and for functional and safety concerns. Any observed defects, such as improper materials, installation deficiencies, cracking or splitting, or other damage will be reported on.

Shutters, screens, awnings or other seasonal accessories, storm doors, storm windows, and structures not attached or adjacent to the home, are beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components of the exterior of the home are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible. 

General Limitations: Many components of the exterior wall systems are hidden behind the siding materials and are not accessible for visual inspection without invasive methods. Accessible exterior components typically include the outermost layer of siding material, the exterior of the eaves and soffits, the trim and visible flashings, and the surfaces and visible structures of decks, balconies, and porches. Because the inspection is limited to visual and non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, wall framing and sheathing behind the siding or the underside of decks or porches that have inadequate access cannot be observed in the course of a home inspection or reported on. Future conditions, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.

It is important that you inquire with the seller about any history of damage or moisture intrusion and read the Seller's Disclosure carefully.

General reference photos of the exterior of the home are shown here.

The siding was inspected by examining it for damage, proper flashings, potential water entry points such as unsealed penetrations and gaps, and signs of water damage or rot. The siding and trim were in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: Many of the internal components of the wall assembly, including the wall sheathing, vapor barrier, insulation, and the majority of the flashings, are concealed by the exterior siding and not visible. This limits the inspection the the visible portions of the siding, flashing, and wall assembly. Functionality has to be determined by looking for moisture intrusion or damage to the visible surfaces.

The eaves, soffit, and fascia were inspected by examining the visible portions for any sagging, or missing sections and for water damage or other significant defects. They were in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: The inspection of the eaves, soffits, and fascia is limited to those sections that are accessible and readily visible. A home inspection is not an exhaustive evaluation and not all portions of these components can be seen or examined. Height, roof style and complexity, or lot configuration can conceal some portions of these elements from view.

The exterior vent and exhaust terminations were inspected by examining their attachment, damper, and clearance from grade and other systems and components. The vents and exhaust terminations were in satisfactory condition at the time of inspection unless otherwise noted in this report.

The exterior doors were inspected by examining the door frame, trim, threshold, flashings, and the door itself. The primary egress door should be able to be unlocked from inside without a key or other tool. The exterior doors were in satisfactory condition at the time of inspection unless otherwise noted in this report.

The accessible exterior windows were inspected by examining them for proper flashings, trim, clearance to grade, their general condition and for installation deficiencies or damage. The exterior windows were in satisfactory condition at the time of inspection unless otherwise noted in this report.

The deck was inspected by examining the visible portions for moisture damage, pest intrusion, and for installation deficiencies or other damage. The deck was in satisfactory condition at the time of inspection unless otherwise noted in this report.

Roof Inspection Information: The visible and accessible portions of the roof surfaces, drainage systems, and penetrations were inspected to determine the materials used, with respect to diverting water away from the home, for signs of damage, and for functional and safety concerns. Any observed defects, such as improper materials, installation deficiencies, visible presence of water, or other damage will be reported on.

The interior of flues and chimneys, below ground drainage systems, and installed accessories such as antennae, solar heating or electric systems, lightning arresters, satellite dishes, or performing any procedure deemed unsafe are beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present on the roof are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible. 

General Limitations: Many components of the roof systems are hidden behind the exterior roof covering materials and are not accessible for visual inspection. Accessible roof system components typically include the outermost layer of covering material, the exterior of the chimney and other penetrations, and above ground drainage components. Because the inspection is limited to visual and non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, leaks only present during heavy rain, underlayment hidden under shingles, the condition of below ground drainage piping, or defects in the chimney flue lining cannot be observed in the course of a home inspection or reported on. Future conditions, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.

It is important that you inquire with the seller about any history of roof leaks or damage and read the Seller's Disclosure carefully.

General reference photos of the roof and roof covering materials are shown here.

The roof covering materials were inspected by examining visible portions of the shingles, flashings, and penetrations for signs of moisture intrusion, installation deficiencies, or damage. The roof covering materials were in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: Many of the internal components of the roof assembly, including the underlayment, fasteners, and the majority of the flashings are concealed by the roof covering materials and not visible. Portions of the roof may be not visible or may be inaccessible due to roof style or complexity, lot configuration, or weather conditions at the time of inspection. This limits the inspection the the visible and accessible portions of the roof covering materials, flashing, and structure and materials visible from the attic or roof cavity. Functionality has to be determined by looking for moisture intrusion or damage to the visible surfaces.

Roof flashings are used to keep a roofing system waterproof where the roofing material starts, stops, changes direction, or is penetrated. During inspection, we look for standard flashing techniques that could be considered normal or standard in our region. Damaged, incomplete or non-standard flashings can be a sign of an older or less reliable roofing system and may require repair. Any non-standard flashings noted during inspection will be reported on below if found.

The masonry chimney was inspected by examining the condition of the masonry and chimney crown, the flashings, and the visible portions of the flue liner for signs of moisture intrusion, installation deficiencies, or damage. The masonry chimney was in satisfactory condition at the time of inspection unless otherwise noted in this report.

The skylights were inspected by examining them for their general condition, and by examining the flashing on the exterior for signs of moisture intrusion and for installation deficiencies or damage. The interior of the skylight well is inspected for signs of moisture intrusion. The skylights were in satisfactory condition at the time of inspection unless otherwise noted in this report.

The gutters and downspouts were inspected by examining them for proper securement, slope, standing water, visible debris or blockages, signs of overflow, or damage. Downspouts were inspected for securement and to ensure they divert rainwater away from the structure. The gutters and downspouts were in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: The inspection of the gutters and downspouts is limited to the conditions present at the time of inspection. Leaking or overflowing gutters cannot be observed on a clear day, and testing for blockages in downspouts or drain pipes is beyond the scope of the inspection and excluded by the New Jersey Standards of Practice.

Attic Inspection Information: The visible and accessible parts of the attic and roof structure, attic insulation, and attic ventilation, were inspected to determine the materials used, for signs of damage, water intrusion, and for functional and safety concerns. Any observed defects such as improper materials, installation deficiencies, evidence of inadequate ventilation, visible presence of water, or other damage will be reported on.

Walking on un-floored sections of attics, performing any procedure that may cause damage, identification of environmental hazards, or the entry of any area that is unsafe or has insufficient access are beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present in the attic are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible. 

General Limitations: Many components of the attic and roof cavity systems are hidden behind insulation or do not have safe or adequate access, which can limit the inspection. Accessible attic components typically include the insulation, framing, and mechanicals visible from the attic access and accessible from any attic decking. Because we are limited to visual and non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, leaks only present during heavy rain, damaged joists concealed by insulation, or vaulted areas with no access cannot be observed in the course of a home inspection or reported on. Future conditions, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.

It is important that you inquire with the seller about any history of leaks or moisture issues and read the Seller's Disclosure carefully.

General reference photos of the attic and roof cavity over the main house are shown here.

General reference photos of the attic and roof cavity over the addition are shown here.

General reference photos of the attic and roof cavity over the garage are shown here.

The attic access was inspected by examining it for its ability to provide safe access to the roof cavity, for insulation, general condition, and for installation deficiencies or damage. The method of inspection of the roof cavity is also described here. The attic access was in satisfactory condition at the time of inspection unless otherwise noted in this report.

The visible portions of the roof framing and sheathing were inspected by examining them for moisture intrusion, installation deficiencies, or damage. The framing and sheathing were in satisfactory condition at the time of inspection unless otherwise noted in this report.

The visible portions of the insulation was inspected by examining it for type, approximate R Value, and for moisture intrusion, installation deficiencies, or damage. The insulation was in satisfactory condition at the time of inspection unless otherwise noted in this report.

The mechanical ventilation systems were inspected by operating the switch to ensure airflow and by examining visible portions of the ductwork penetrations for signs moisture, for proper termination to the exterior, and for any installation deficiencies or damage. The mechanical ventilation systems were in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: Portions of the ductwork were concealed behind finished surfaces, etc., and the inspection was limited to the visible and accessible portions only. The inspection and evaluation of the interior of ductwork is beyond the scope of a home inspection and excluded by the NJ Standards of Practice. Any portions of the ductwork that were not visible at the time of inspection are excluded from this report.

The attic and roof cavity ventilation was inspected by examining it for methods used and by looking for visual evidence of inadequate ventilation, such as moisture damage, condensation, musty odors, and organic growth. The attic and roof cavity ventilation were in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: The inspection and evaluation of the adequacy or balance of roof cavity ventilation is beyond the scope of this inspection. Conditions in unfinished spaces like attics may be different at different times of the year or when different weather conditions are prevailing. This report comments on the conditions present at the time of inspection only.

The moisture conditions in the accessible portions of the attic and roof cavity were inspected by examining the space for past and present moisture intrusion, condensation, staining, and musty odors. The attic and roof cavity moisture conditions were satisfactory at the time of inspection unless otherwise noted in this report.

NOTE: Comments in this report reflect the conditions present at the time of inspection only. Leaks that are not visible on a dry day cannot be observed or reported on.

Structure Inspection Information: The visible and accessible parts of the foundation, basement or crawlspace, and floor, wall, and ceiling structure were inspected to determine the configuration of the foundation, the materials used, for signs of damage, water intrusion, and for functional and safety concerns. Any observed defects, such as improper materials, installation deficiencies, visible presence of water, or other damage will be reported on.

Performing any procedure that may cause damage, the identification of environmental hazards, or the entry of any area that is unsafe or has insufficient access are beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present on the roof are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible. 

General Limitations: Much of the structure of a home is hidden below ground or behind finished surfaces and is not accessible for visual inspection without invasive methods. Some unfinished spaces have limited access or are unsafe to enter, which can limit the inspection. Accessible structural components typically include exposed portions of the foundation visible in the accessible areas of the basement or crawlspace or from the exterior, and framing visible in attics, crawlspaces, or other unfinished spaces of the home. Because the inspection is limited to visual, non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, damaged joists under floor coverings, structural members concealed by insulation, or the condition of a foundation wall behind a finished surface cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.

It is important that you inquire with the seller about any history of settlement or moisture intrusion and read the Seller's Disclosure carefully.

General reference photos of the basement are shown here.

The visible portions of the foundation walls were inspected by examining them for cracks, moisture intrusion, installation deficiencies, or damage. The foundation walls were in satisfactory condition at the time of inspection unless otherwise noted in this report.

The visible portions of the floor, wall, and ceiling framing were inspected for installation deficiencies or damage. The visible finished surfaces were examined for any indirect indications of structural issues. The floor, wall, and ceiling framing were in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: Portions of the framing were concealed by finished surfaces, insulation, etc., and could not be observed or reported on. This limits the inspection to the examination of the visible framing components. Any portions of the floor, wall, and ceiling framing that were not visible are excluded from this report. The framing was in satisfactory condition at the time of inspection unless otherwise noted in this report.

The basement access was inspected by examining it for its ability to provide safe access to the basement, for general condition, and for installation deficiencies or damage. The method of inspection of the basement is also described here. The basement access was in satisfactory condition at the time of inspection unless otherwise noted in this report.

The basement was inspected by examining it for its general condition, moisture intrusion, installation deficiencies, and damage. The basement was in satisfactory condition at the time of inspection unless otherwise noted in this report.

The moisture conditions in the basement were inspected by examining the space for past and present moisture intrusion, condensation, staining, and musty odors. The basement moisture conditions were satisfactory at the time of inspection unless otherwise noted in this report.

NOTE: Comments in this report reflect the conditions present at the time of inspection only. Moisture intrusion that is only apparent after a prolonged heavy rain, for example, cannot be observed or reported on if the inspection was conducted under different conditions.

Crawlspace Inspection Information: The visible and accessible parts of the crawlspace were inspected to determine the configuration of the foundation, the materials used, for signs of damage, water intrusion, and for functional and safety concerns. Any observed defects, such as improper materials, installation deficiencies, missing or incomplete vapor barriers, visible presence of water, or other damage will be reported on.

Performing any procedure that may cause damage, the identification of environmental hazards, or the entry of any area that is unsafe or has insufficient access are beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present on the roof are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible. 

General Limitations: Much of the structure of a home is hidden below ground or behind finished surfaces and is not accessible for visual inspection without invasive methods. Some unfinished spaces have limited access or are unsafe to enter, which can limit the inspection. Accessible crawlspace components typically include exposed portions of the foundation visible in the accessible areas of the crawlspace or from the exterior, and framing, plumbing, and electrical components visible from the crawlspace. Because the inspection is limited to visual, non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, subfloor concealed behind insulation cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.

It is important that you inquire with the seller about any history of settlement or moisture intrusion and read the Seller's Disclosure carefully.

General reference photos of the crawlspace are shown here.

The crawlspace access was inspected by examining it for its ability to provide safe access to the crawlspace, for general condition, and for installation deficiencies or damage. The method of inspection of the crawlspace is also described here. The crawlspace access was in satisfactory condition at the time of inspection unless otherwise noted in this report.

During inspection of the crawl space, every effort is made to inspect the entire space. Visual inspection of crawl spaces is difficult and limited as access is often restricted by pipes, ducts and sub-floor insulation as well as limited clearances.

The visible posts and footings were inspected by examining them for installation deficiencies or damage. The posts and footings were in satisfactory condition at the time of inspection unless otherwise noted in this report.

The crawlspace ventilation was inspected by examining it for methods used and by looking for visual evidence of inadequate ventilation, such as moisture damage, condensation, musty odors, and organic growth. The crawlspace ventilation was in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: The inspection and evaluation of the adequacy or balance of crawlspace ventilation is beyond the scope of this inspection. Conditions in unfinished spaces like crawlspaces may be different at different times of the year or when different weather conditions are prevailing. This report comments on the conditions present at the time of inspection only.

The moisture conditions in the crawlspace were inspected by examining the space for past and present moisture intrusion, condensation, staining, and musty odors. The crawlspace moisture conditions were satisfactory at the time of inspection unless otherwise noted in this report.

NOTE: Comments in this report reflect the conditions present at the time of inspection only. Moisture intrusion that is only apparent after a prolonged heavy rain, for example, cannot be observed or reported on if the inspection was conducted under different conditions.

HVAC Inspection Information: The installed heating and cooling systems and their distribution methods, and the visible and accessible portions of the fuel storage tanks, combustion vents, heat exchanger, distribution piping or ductwork, and mechanical ventilation systems were inspected to determine the heating and cooling method and fuel source, for responsiveness to normal controls, for general condition, and for functional and safety concerns. Any observed defects, such as failure to respond to normal controls, installation deficiencies, or other damage will be reported on.

Temporary heating and cooling systems, the operation of heating or cooling systems when ambient temperatures of conditions may cause damage, the determination of heating or cooling supply adequacy or distribution balance, the operation of automatic safety controls, lighting or extinguishing pilot lights or other flames, or the inspection of the humidifiers, electronic air filters, solar heating systems, the interior of flues or chimneys, or propane or underground fuel storage tanks are beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components of the heating, cooling, or ventilation systems are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.

General Limitations: Many components of the heating and cooling systems are hidden behind finished surfaces or require dismantling of equipment to access, and are not available for visual inspection without invasive methods. Accessible heating and cooling system components typically include the exterior of the heating and cooling equipment and the interiors accessible from the service accesses, visible portions of piping, vent, and ductwork in the unfinished spaces of the home, the registers or radiators, and access points for air filter maintenance. Because we are limited to normal operating controls and visual, non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, radiator piping behind finished surfaces, the interior of vents, flues, and chimneys, or the functionality of air conditioning systems that cannot be operated due to low outdoor temperatures cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, changes in the habits of the occupants, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.

It is important that you inquire with the seller about any history of maintenance, repairs, or other issues and read the Seller's Disclosure carefully.

The thermostat was inspected by operating it to engage the heating and cooling systems (conditions permitting - AC systems cannot be operated at temperatures below 65F without risking damage) and by examining it for proper attachment and visible damage. The thermostat was is satisfactory condition at the time of inspection unless otherwise noted in this report.

The heating system was inspected by operating it with normal controls (the thermostat) and ensuring it was operational, and by examining the visible and accessible portions of heating equipment, fuel lines, and vents for their general condition, installation deficiencies, or damage. The heating system was in satisfactory condition at the time of inspection unless otherwise noted in this report.

This house has a gas forced air furnace. A critical component to all combustion equipment is the heat exchanger. This is the welded clam-shell piece of metal inside the furnace that contains the products of combustion so that moisture, carbon monoxide and other products of combustion do not mix with interior air and get safely vented to the exterior. Heat exchangers on modern furnaces have an average life expectancy of 15-20 years. Unfortunately, heat exchangers are concealed inside of heating equipment; they are not visible and specifically excluded from a home inspection.

The heating system's data plate is shown here.

The heating system was inspected by operating it with normal controls (the thermostat) and ensuring it was operational, and by examining the visible and accessible portions of heating equipment, fuel lines, and vents for their general condition, installation deficiencies, or damage. The heating system was in satisfactory condition at the time of inspection unless otherwise noted in this report.

This house has a gas forced air furnace. A critical component to all combustion equipment is the heat exchanger. This is the welded clam-shell piece of metal inside the furnace that contains the products of combustion so that moisture, carbon monoxide and other products of combustion do not mix with interior air and get safely vented to the exterior. Heat exchangers on modern furnaces have an average life expectancy of 15-20 years. Unfortunately, heat exchangers are concealed inside of heating equipment; they are not visible and specifically excluded from a home inspection.

The visible portions of vents and flues were inspected by examining them for their type, material, proper slope and venting, and for installation deficiencies or damage. The vents and flues were in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: Portions of the vents and flues were concealed behind finished surfaces, etc., and the inspection was limited to the visible and accessible portions only. The inspection and evaluation of the interior of vents and flues are beyond the scope of a home inspection and excluded by the NJ Standards of Practice. Any portions of the heating and cooling system's vents or flues that were not visible at the time of inspection are excluded from this report.

The heating and cooling system has disposable air filters installed. These should be changed quarterly or more to ensure proper air flow at the furnace. Be sure to install the filters with the arrows pointing in the same direction as the air flow in the furnace.

If prevailing weather conditions permitted, the cooling system was inspected by operating it with normal controls (the thermostat) and ensuring it was operational, and by examining the visible and accessible portions of cooling equipment, refrigerant lines, and vents or ducting for their general condition, installation deficiencies, or damage. The cooling system was in satisfactory condition at the time of inspection unless otherwise noted in this report.

If prevailing weather conditions permitted, the cooling system was inspected by operating it with normal controls (the thermostat) and ensuring it was operational, and by examining the visible and accessible portions of cooling equipment, refrigerant lines, and vents or ducting for their general condition, installation deficiencies, or damage. The cooling system was in satisfactory condition at the time of inspection unless otherwise noted in this report.

The heating and cooling distribution systems were inspected by examining visible portions of the piping and ductwork, for the presence of heat sources in each room, and by checking to make sure that heat was present at each vent or radiator. The distribution system was in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: Portions of the distribution ductwork were concealed behind finished surfaces, etc., and the inspection was limited to the visible and accessible portions only. The inspection and evaluation of the interior of ductwork is beyond the scope of a home inspection and excluded by the NJ Standards of Practice. Any portions of the distribution system's ductwork that were not visible at the time of inspection are excluded from this report.

NOTE: The inspection and evaluation of the adequacy of heating or cooling supply, or of the distribution balance of the heating or cooling system are beyond the scope of a home inspection and excluded by the New Jersey Standards of Practice.

Thermal images show approximate temperatures at heating registers. I use these images just to show the system was generally functioning during inspection. These are representative photos.

Determining proper ventilation to the exterior from kitchen, bath and laundry fans can be tricky as exhaust fan ductwork is often concealed behind finishes and fan terminations can be all over the house from the roof to the foundation, presenting difficulties for systematically checking every fan termination. During inspection, every effort is made to verify proper terminations of fan vents to the exterior, but it is possible to miss something here that is latent or concealed.

The mechanical ventilation systems were inspected by operating the switch to ensure airflow and by examining visible portions of the ductwork penetrations for signs moisture, for proper termination to the exterior, and for any installation deficiencies or damage. The mechanical ventilation systems were in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: Portions of the ductwork were concealed behind finished surfaces, etc., and the inspection was limited to the visible and accessible portions only. The inspection and evaluation of the interior of ductwork is beyond the scope of a home inspection and excluded by the NJ Standards of Practice. Any portions of the ductwork that were not visible at the time of inspection are excluded from this report.

Fireplace Inspection Information: The visible and accessible portions of the fireplaces and solid fuel burning appliances were inspected to determine appliance type and fuel source, for general condition, and for functional and safety concerns. Any observed deficiencies, such as improper damper function, visible evidence of improper draft characteristics, insufficient clearance to combustible materials, or damage will be reported on.

The testing of draft characteristics, lighting or extinguishing fires, or the inspection of screens, doors, seals, gaskets, automatic fuel feed devices, mantles, non structural surrounds, make up air devices, gravity fed or fan assisted heat distribution systems, and the interior of flues and chimneys is beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.

General Limitations: The inspection of fireplaces and solid fuel devices is limited to a visual inspection without invasive methods. Accessible fireplace components typically include the hearth, lintel, and firebox of a fireplace and the combustion chamber of other solid fuel appliances. Because we are limited to visual methods under the conditions present during the inspection, concealed defects are a possibility. For example, the interior of flues or chimneys or the damper in a fireplace that is in use at the time of inspection cannot be observed in the course of a home inspection or reported on. Future conditions, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.

It is important that you inquire with the seller about any history of maintenance or repairs and read the Seller's Disclosure carefully.

The solid fuel burning fireplace or stove was inspected by examining the firebox, damper, doors / screen, mantle, and hearth for improper installation, visual evidence of improper draft characteristics (roll-out), damage, or other deficiencies. The fireplace was in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: The inspection and evaluation of the interior of flues and chimneys or the condition of the chimney liner are beyond the scope of a home inspection and excluded by the NJ Standards of Practice. An NFPA Level II Inspection is recommended before a home changes ownership for fire safety reasons. The NFPA (National Fire Protection Association) recommends an annual inspection of all chimneys, fireplaces, solid fuel-burning appliances, and vents. They also recommend an NFPA 211 Standard, Level II inspection upon sale or transfer of the property. A Level II inspection includes, not only cleaning the interior of the chimney pipe, but also the use of specialized tools and testing procedures such as video cameras, etc. to thoroughly evaluate the serviceability of the entire flue lining and fireplace/chimney system. If a chimney cleaning has not been performed over the past 12 months, such an inspection is recommended. Implement any repairs as recommended.

The wood burning fireplace has a flue damper up inside. This is designed to keep cold air out of the house when the fireplace is not in use. Be sure to keep the flue damper closed during the heating season when the fireplace is not in use to prevent heat loss.

Fuel System Inspection Information: The visible and accessible portions of the fuel storage and distribution system were inspected for piping materials used, type of storage equipment (if any), signs of damage, evidence of leaks, and for functional and safety concerns. Any observed deficiencies, such as improper materials, installation deficiencies, the lack of required safety devices, or other damage will be reported on. 

The determination of fuel supply quantity, lighting or extinguishing pilot flames, the inspection of the interiors of above ground fuel storage tanks, or the inspection of below grade fuel storage tanks or distribution piping is beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present in the fuel storage or distribution systems are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.

General Limitations: Portions of the fuel systems of a home are concealed behind finished surfaces and not accessible for visual inspection without invasive methods. Accessible fuel system components typically include fuel distribution piping visible from the exterior and in unfinished spaces of the home, the exteriors of above ground storage tanks, and the visible connections at the fixtures in the living spaces. Because we are limited to visual and non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, systems or components below ground or the condition of the interiors of pipes cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, changes in the habits of the occupants, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.

It is important that you inquire with the seller about any history of maintenance, repairs, or other issues and read the Seller's Disclosure carefully.

The visible portions of the fuel distribution piping were inspected by looking for the materials used and by examining them for leaks, installation deficiencies, or damage. The distribution piping was in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: Portions of the fuel distribution piping were concealed behind finished surfaces, insulation, etc., and the inspection was limited to the visible and accessible portions only. Any portions of the distribution piping that were not visible at the time of inspection are excluded from this report.

Plumbing Inspection Information: The visible and accessible portions of the plumbing system were inspected for piping materials used, type of water heating equipment, functional flow and drainage at each fixture, signs of damage, evidence of leaks, and for functional and safety concerns. Any observed deficiencies such as: improper materials, installation deficiencies, the lack of required safety devices, or other damage will be reported on. 

The determination of water supply quality or quantity, lighting or extinguishing pilot flames, or the inspection of wells, well pumps, water storage equipment, irrigation systems, solar water heating systems, or below grade water piping is beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present in the plumbing system are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.

General Limitations: Portions of the plumbing system of a home are concealed behind finished surfaces and not accessible for visual inspection without invasive methods. Accessible plumbing components typically include water piping visible from the unfinished spaces of the home, the water meter, the water heating equipment, and the connections at the fixtures in the living spaces. Because we are limited to visual and non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, systems or components below ground, evidence of past leaks that have been covered by repairs or paint, or the condition of the interiors of pipes cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, changes in the habits of the occupants, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.

It is important that you inquire with the seller about any history of maintenance, repairs, or other issues and read the Seller's Disclosure carefully.

The visible portions of the water service supply to the home was inspected looking at the materials used, for the presence / location of pressure reducing valves and the main water shut off, for leaks, deficiencies in installation, or other damage. The water service supply was in satisfactory condition at the time of inspection unless otherwise noted in this report.

The visible portions of the water distribution piping were inspected by looking for the materials used and by examining them for leaks, installation deficiencies, or damage. The distribution piping was in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: Portions of the water distribution piping were concealed behind finished surfaces, insulation, etc., and the inspection was limited to the visible and accessible portions only. Any portions of the distribution piping that were not visible at the time of inspection are excluded from this report.

The visible portions of the drain, waste, and vent (DWV) piping were inspected by looking for the materials used and by examining them for leaks, installation deficiencies, or damage. The DWV piping was in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: Portions of the DWV piping were concealed behind finished surfaces, insulation, etc., and the inspection was limited to the visible and accessible portions only. Any portions of the DWV piping that were not visible at the time of inspection are excluded from this report.

This shows the location of the sewer cleanout found during inspection - basement. 📸

This shows the data plate for this water heater.

The inspection and evaluation of water temperature or the efficiency of hot water distribution through the home is beyond the scope of a home inspection and excluded by the New Jersey Standards of Practice. As a courtesy to provide you with as much information as possible about the home, I will include my observations of the water temperature here.

NOTE: Thermometer readings or thermal images show conditions observed at the time of inspection. Many factors can affect the water temperature at any given fixture, including distance from the water heater, other fixtures in use at the same time, the recovery rate of the water heater, etc. The measured temperature at the time of inspection may differ from temperatures observed under regular use.

The exterior hose bibs were inspected by operating them and looking for functional flow and by examining them for leaks, installation deficiencies, or damage. The hose bibs were in satisfactory condition at the time of inspection unless otherwise noted in this report.

Electric Service Inspection Information: The visible and accessible portions of the electric service system, including the service entrance conductors, the meter enclosure, and the distribution panel(s), were inspected for materials used, proper wiring, general condition, and for functional and safety concerns. Any observed deficiencies, such as improper or obsolete materials, installation deficiencies, or other damage will be reported on.

The measurement of voltage, amperage, or impedance, the operation of automatic safety devices, the inspection of solar electrical systems or generators, or the inspection of any wiring that is not part of the primary electrical distribution system is beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present in the electrical system are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.

General Limitations: Portions of the electric service system of a home are concealed behind finished surfaces, below ground, or inside conduit, and are not accessible for visual inspection without invasive methods. Accessible electrical service components typically include overhead service conductors, the exterior of the meter enclosure, and the interior and exterior of distribution panels. Because we are limited to visual and non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, underground service conductors, the wiring inside a sealed meter enclosure, or wiring inside conduits or behind finished surfaces cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, changes in the habits of the occupants, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.

It is important that you inquire with the seller about any history of maintenance, repairs, or other issues and read the Seller's Disclosure carefully.

The electric service was inspected by examining the visible and accessible portions of the service entrance cables, service mast, and utility meter for deficiencies or damage. The electric service was in satisfactory condition unless otherwise noted in this report.

The main distribution panel was inspected by removing the dead front cover and looking for any wiring deficiencies, such as double lugged conductors, improper grounding or bonding, missing screws, corrosion, unprotected openings, or missing screws; for damage to breakers; for damaged or improperly sized conductors; and for corrosion or other damage. The main distribution panel was in satisfactory condition at the time of inspection unless otherwise noted in this report.

The inspection and evaluation of backup generator systems is beyond the scope of a home inspection and excluded by the NJ Standards of Practice. As a courtesy to provide you with as much information about the home as possible, I will include my casual observations of the generator equipment here, and note any obvious visible deficiencies. I did not attempt to operate the generator or transfer switch, and they should not be considered to have been inspected either in whole or in part. It is important that you ask the seller for any information or documentation they have on this system, including manuals, service contracts, or warranties; or seek information from the manufacturer or installer. If more information is desired, you must contact an appropriate professional for a full evaluation or inspection of the system in question.

An electric disconnect is required within sight for large permanently wired equipment - such as HVAC equipment, electric water heaters, or spa equipment - for safety and servicing purposes. This can be the circuit breaker, if it is visible and capable of being locked in the open position, or a dedicated disconnect near the appliance. Appliance disconnects are not operated, and the inspection is limited to their general visual condition, looking for damage or other deficiencies. The appliance disconnects were in satisfactory condition at the time of inspection unless otherwise noted in this report.

During a home or property inspection, every effort is made to inspect the visible components of the electrical system grounding. The grounding system is critical for safely discharging electrical surges, especially in the case of lightning strikes. There is no way in the context of a home inspection to verify the "effectiveness" of the grounding system as much of the system is not visible and there are not practical tests one can perform in the way we can test a furnace or a plumbing fixture. However, there are many things that can lead me to recommend further evaluation of the grounding system by a licensed electrical contractor and they will be documented in the observations below if discovered.

During the inspection, I attempt to visually document electrical system bonding. There is no way in the context of a home inspection to verify the "effectiveness" of system bonding. All metallic systems in the building are required to be "bonded" (connected) to the the building's electrical grounding system. Bonding creates a pathway to shunt static charges (that would otherwise build up on the system) to earth, and to provide a pathway to trip a breaker in the event that these bonded metallic components became energized. There are many things that can lead me to recommend further evaluation of this system by a licensed electrical contractor and they will be documented as repair items in the observations below if discovered.

Electric Distribution Inspection Information: The visible and accessible portions of the electric distribution system, including the branch wiring, light fixtures, switches, receptacles, and required safety devices were inspected for wiring method and materials used, general condition, signs of damage, and for functional and safety concerns. Any observed deficiencies, such as improper or obsolete materials (including solid aluminum or knob and tube style wiring), installation deficiencies, missing AFCI or GFCI protection, inoperative components, missing cover plates, or other damage will be reported on.

The measurement of voltage, amperage, or impedance, the operation of automatic safety devices, and the inspection of any wiring that is not part of the primary electrical distribution system (such as central vacuum systems, remote control devices, telephone or cable system wiring, intercom systems, security systems, or other low voltage wiring systems) is beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present on the grounds are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.

General Limitations: The electric distribution systems of a home are, in large part, concealed behind finished surfaces and not accessible for visual inspection without invasive methods. Accessible electrical components typically include wiring visible from the unfinished spaces of the home and the fixtures, switches, and receptacles themselves. Because we are limited to visual and non-invasive methods under the conditions present at the time of inspection, concealed defects are a possibility. For example, wiring behind finished surfaces cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, changes in the habits of the occupants, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.

It is important that you inquire with the seller about any history of maintenance, repairs, or other issues and read the Seller's Disclosure carefully.

The visible portions of the branch wiring was inspected by looking at the wiring materials and methods and for open junction boxes, connections outside junction boxes, unsupported wiring, visible signs of overheating, arcing, or other damage. The visible branch wiring was in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: Portions of the branch wiring were concealed behind finished surfaces, insulation, etc., and the inspection was limited to the visible and accessible portions of the wiring only. Any portions of the wiring that were not visible at the time of inspection are excluded from this report.

The accessible receptacles were inspected by testing them for power and correct wiring with a receptacle tester, and by examining them to ensure they are firmly mounted, for loose or missing cover plates, for their general condition, and - in places where it is required - for the presence of GFCI protection. Lighting fixtures are inspected by operating the switch and ensuring they function, and for their general condition. The receptacles and fixtures were in satisfactory condition at the time of inspection unless otherwise noted in this report.

The ceiling fans were tested and operating at the time of inspection.

For reliability, fire marshals recommended updating smoke alarms every 10 years and changing batters bi-annually. The latest data indicate that we should be using photo-electric technology in our smoke alarms for improved fire detection and to reduce problems with false alarms which can lead to disabling of this important safety system. A complete evaluation of smoke alarms is beyond the scope of this inspection. For optimal fire safety, I recommend taking control of these important safety devices and learning about how to service and maintain your smoke alarm system to keep the building occupants safe. For more information, please read this link. For more information, please read this link.

Interior Inspection Information: The interior doors and windows, floors, walls, ceilings, steps, stairways, and railings were inspected for materials used, for damage, and for functional and safety concerns. Any observed deficiencies, such as unsafe railings, improper materials, installation deficiencies, water staining, cracks, or other damage will be reported on.

The inspection of finish treatments and non-permanent floor coverings is beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present in the interior are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.

General Limitations: The inspection of the interior components is limited to a visual inspection without invasive methods. Typically this includes the interior surfaces themselves, without regard to paint or other finishes or temporary floor coverings like carpet or rugs. Because we are limited to visual methods under the conditions present during the inspection, concealed defects are a possibility. For example, framing damage concealed behind finished surfaces, evidence of past leaks that has been repaired and painted over, or damage to the floor under a carpet cannot be observed in the course of a home inspection or reported on. Future conditions, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.

It is important that you inquire with the seller about any history of maintenance, repairs, or other issues and read the Seller's Disclosure carefully.

In general, the interior finishes of this home were in satisfactory condition. Cosmetic issues are not generally out of the scope of a home inspection and not reported on. If I observed anything specific in the finished surfaces that goes beyond a cosmetic concern it will be noted in the appropriate section.

General reference photos of Bedroom 1 are shown here.

General reference photos of Bedroom 2 are shown here.

General reference photos of Bedroom 3 are shown here.

General reference photos of Bedroom 4 are shown here.

General reference photos of the Living Room are shown here.

General reference photos of the Dining Room are shown here.

General reference photos of the Family Room are shown here.

General reference photos of the Sun Room are shown here.

General reference photos of the Addition Living Room are shown here.

General reference photos of the Addition Bedroom are shown here.

General reference photos of the halls, foyers, staircases, and other common spaces in the home.

The interior floors and floor covering materials were inspected by examining them for sagging, settlement, their general condition, installation deficiencies, or damage. The floors and floor covering materials were in satisfactory condition at the time of inspection unless otherwise noted in this report.

The interior walls and ceilings, including those inside hallways and closets, were inspected by examining them for stains or other indications of leaks or moisture intrusion, for cracking or sagging that may indicate structural issues, for their general condition, and for installation deficiencies or damage. The trim is inspected looking for installation deficiencies or damage. The walls, ceilings, and trim were in satisfactory condition at the time of inspection unless otherwise noted in this report.

The interior doors were inspected by operating them, and by examining them for installation deficiencies or damage. The interior doors were in satisfactory condition unless otherwise noted in this report.

The interior windows were inspected by operating them, and by examining them for signs of moisture intrusion, installation deficiencies, or damage. The interior windows were in satisfactory condition at the time of inspection unless otherwise noted in this report.

The interior stairs and railings were inspected by examining them to ensure the treads are even and level, that the hand and guard rails are sturdy, for their general condition, safety concerns, installation deficiencies or damage. The interior stairs and railings were in satisfactory condition at the time of inspection unless otherwise noted in this report.

Bathroom Inspection Information: The bathroom plumbing fixtures were operated and tested for functional flow and drainage and for damage and functional and safety concerns. The wall, floor, and ceiling surfaces were inspected for materials used, for signs of leaks or damage, and for functional and safety concerns. Any observed deficiencies, such as observed leaks or water stains, poor functional flow or drainage, lack of ventilation, cracked or loose tile or grout, installation deficiencies, or other damage will be reported on.

Quantitative testing of water temperature or pressure, or the testing of overflow protection is beyond the scope and capacity of a general home inspection and are excluded by the New Jersey Standards of Practice. Any comments regarding excluded systems or components present in the bathroom(s) are our casual observations and opinions and are presented as a courtesy in order to provide you with as much information about the home as possible.

General Limitations: The inspection of bathroom interiors and fixtures is limited to operation with normal controls and visual inspection without invasive methods. Typically this includes operation of hot and cold faucets at each fixture to confirm functional flow and the presence of hot water, inspection of visible piping and connections for leaks, and inspection of the finished surfaces, vanities, countertops, and cabinets. Because we are limited to normal operating controls and conditions present during the inspection, concealed defects are a possibility. For example, leaks behind finished walls without surface damage, water damage behind tile, or a shower pan leak that is only apparent when a person’s weight is applied cannot be observed in the course of a home inspection or reported on. Future conditions, renovations, changes in the habits of the occupants, severe weather, or seasonal changes may reveal issues that were not visible on the day of inspection. Concealed or latent defects are excluded from a home inspection by the New Jersey Standards of Practice.

It is important that you inquire with the seller about any history of maintenance, repairs, or other issues and read the Seller's Disclosure carefully.

During inspection today I operated all plumbing fixtures in bathrooms. I ran a moisture meter around toilets and tile shower enclosures to check for concealed leaks and sounded for loose tile and finishes in shower and tub enclosures. I do not test bathtub overflow drains as this risks damaging finishes around the tub. Monitor tubs while filling and avoid pushing water into the overflow. Even well-installed overflow drains can leak as the gaskets that seal the overflow will dry out over time and may no longer provide a watertight seal. Monitor plumbing after moving into a new home as testing during inspection presents less stress on plumbing than daily use. Please note that vacant homes present additional risk as it can be difficult to distinguish how the plumbing system will respond to daily use. Any defects uncovered during inspection are listed in this report.

General reference photos of the Addition Bathroom are shown here.

The bathroom sink(s) were inspected by opening and closing the faucets, operating the stopper, checking for functional flow and drainage, and by looking for leaks or damage. The under-sink supply and drain piping was examined for leaks, improper installation, or other deficiencies. The bathroom cabinets and countertops were inspected by looking for damage and by testing the doors and drawers for proper operation. The bathroom sinks, cabinets, and countertops were in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: Sink overflows are not tested for functionality due to the likelihood the gaskets will leak. Care should be taken to not overfill sinks. While the overflow will likely drain away the bulk of water, some amount of leaking should be anticipated. If desired, hire a licensed plumber to check the gaskets and repair as needed.

The showers and bathtubs were inspected by opening and closing the faucets, operating the diverter valve, operating the stopper, checking for functional flow and drainage, and by looking for leaks or damage. The tile was examined for loose or damaged tile and the grout or caulking was examined for installation deficiencies or other damage. The showers and bathtubs were in satisfactory condition at the time of inspection unless otherwise noted in this report.

NOTE: Tub overflows are not tested for functionality due to the likelihood the gaskets will leak. Care should be taken to not overfill bathtubs. While the overflow will likely drain away the bulk of water, some amount of leaking should be anticipated. If desired, hire a licensed plumber to check the gaskets and repair as needed.

The toilet(s) were inspected by flushing them to ensure they emptied and filled as expected and by looking for leaks in the supply lines and at the tank. They were checked to ensure they firmly mounted and not loose. The toilets were in satisfactory condition at the time of inspection unless otherwise noted in this report.

The bathroom ventilation was inspected by noting its type and checking for proper operation. Windows are opened to ensure they are functional. Bath fans are tested by operating the switch and listening for airflow. Passive vents are tested by using a slip of tissue paper to ensure air movement. The bathroom ventilation was in satisfactory condition at the time of inspection unless otherwise noted in this report.

General reference photos of the kitchen are shown here.

The kitchen sink(s) were inspected by opening and closing the faucets, checking for functional flow and drainage, and by looking for leaks or damage. The spray wand, if present, was tested, and the under-sink supply and drain piping was examined for leaks, improper installation, or other deficiencies. The kitchen sink(s) were in satisfactory condition at the time of inspection unless otherwise noted in this report.