PURPOSE OF INSPECTION
A real estate inspection is a visual survey of a structure and a basic performance evaluation of the systems and components of a building. It provides information regarding the general condition of a residence at the time the inspection was conducted. It is important that you carefully read ALL of this information. Ask the inspector to clarify any items or comments that are unclear.
RESPONSIBILITY OF THE INSPECTOR
This inspection is governed by the Texas Real Estate Commission (TREC) Standards of Practice (SOPs), which dictates the minim um requirements for a real estate inspection.
The inspector IS required to:
- use this Property Inspection Report form for the inspection;
- inspect only those components and conditions that are present, visible, and accessible at the time of the inspection;
- indicate whether each item was inspected, not inspected, or not present;
- indicate an item as Deficient (D) if a condition exists that adversely and materially affects the performance of a system or component OR constitutes a hazard to life, limb or property as specified by the SOPs; and
- explain the inspector’s findings in the corresponding section in the body of the report form.
The inspector IS NOT required to:
- identify all potential hazards;
- turn on decommissioned equipment, systems, utilities, or apply an open flame or light a pilot to operate any appliance;
- climb over obstacles, move furnishings or stored items;
- prioritize or emphasize the importance of one deficiency over another;
- provide follow-up services to verify that proper repairs have been made; or
- inspect system or component listed under the optional section of the SOPs (22 TAC 535.233).
RESPONSIBILTY OF THE CLIENT
While items identified as Deficient (D) in an inspection report DO NOT obligate any party to make repairs or take other actions, in the event that any further evaluations are needed, it is the responsibility of the client to obtain further evaluations and/or cost estimates from qualified service professionals regarding any items reported as Deficient (D). It is recommended that any further evaluations and/or cost estimates take place prior to the expiration of any contractual time limitations, such as option periods.
Please Note: Evaluations performed by service professionals in response to items reported as Deficient (D) on the report may lead to the discovery of additional deficiencies that were not present, visible, or accessible at the time of the inspection. Any repairs made after the date of the inspection may render information contained in this report obsolete or invalid.
REPORT LIMITATIONS
This report is provided for the benefit of the named client and is based on observations made by the named inspector on the date the inspection was performed (indicated above).
ONLY those items specifically noted as being inspected on the report were inspected.
This inspection IS NOT:
- a technically exhaustive inspection of the structure, its systems, or its components and may not reveal all deficiencies;
- an inspection to verify compliance with any building codes;
- an inspection to verify compliance with manufacturer’s installation instructions for any system or component and DOES NOT imply insurability or warrantability of the structure or its components.
NOTICE CONCERNING HAZARDOUS CONDITIONS, DEFICIENCIES, AND CONTRACTUAL AGREEMENTS
Conditions may be present in your home that did not violate building codes or common practices in effect when the home was constructed but are considered hazardous by today’s standards. Such conditions that were part of the home prior to the adoption of any current codes prohibiting them may not be required to be updated to meet current code requirements. However, if it can be reasonably determined that they are present at the time of the inspection, the potential for injury or property loss from these conditions is significant enough to require inspectors to report them as Deficient (D). Examples of such hazardous conditions include:
- malfunctioning, improperly installed, or missing ground fault circuit protection (GFCI) devices and arc-fault (AFCI) devices;
- ordinary glass in locations where modern construction techniques call for safety glass; malfunctioning or lack of fire safety features such as smoke alarms, fire-rated doors in certain locations, and functional emergency escape and rescue openings in bedrooms;
- malfunctioning carbon monoxide alarms;
- excessive spacing between balusters on stairways and porches;
- improperly installed appliances;
- improperly installed or defective safety devices;
- lack of electrical bonding and grounding; and
- lack of bonding on gas piping, including corrugated stainless steel tubing (CSST).
Please Note: items identified as Deficient (D) in an inspection report DO NOT obligate any party to make repairs or take other actions. The decision to correct a hazard or any deficiency identified in an inspection report is left up to the parties to the contract for the sale or purchase of the home.
This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions.
INFORMATION INCLUDED UNDER “ADDITIONAL INFORMATION PROVIDED BY INSPECTOR”, OR PROVIDED AS AN ATTACHMENT WITH THE STANDARD FORM, IS NOT REQUIRED BY THE COMMISSION AND MAY CONTAIN CONTRACTUAL TERMS BETWEEN THE INSPECTOR AND YOU, AS THE CLIENT. THE COMMISSION DOES NOT REGULATE CONTRACTUAL TERMS BETWEEN PARTIES. IF YOU DO NOT UNDERSTAND THE EFFECT OF ANY CONTRACTUAL TERM CONTAINED IN THIS SECTION OR ANY ATTACHMENTS, CONSULT AN ATTORNEY.
ADDITIONAL INFORMATION PROVIDED BY INSPECTOR
A home inspection is not an insurance policy
This report does not substitute for or serve as a warranty or guarantee of any kind. Home warranties can be purchased separately from insuring firms that provide this service.
A home inspection is visual and not destructive
The descriptions and observations in this report are based on a visual inspection of the structure. We inspect the aspects of the structure that can be viewed without dismantling, damaging or disfiguring the structure and without moving furniture and interior furnishings. Areas that are concealed, hidden or inaccessible to view are not covered by this inspection. Some systems cannot be tested during this inspection as testing risks damaging the building. For example, overflow drains on bathtubs are generally not tested because if they were found to be leaking they could damage the finishes below. Our procedures involve non-invasive investigation and non-destructive testing which will limit the scope of the inspection.
This is not an inspection for code compliance
This inspection and report are not intended for city / local code compliance. During the construction process structures are inspected for code compliance by municipal inspectors. Framing is open at this time and conditions can be fully viewed. Framing is not open during inspections of finished homes, and this limits the inspection. All houses fall out of code compliance shortly after they are built, as the codes continually change. National codes are augmented at least every three years for all of the varying disciplines. Municipalities can choose to adopt and phase in sections of the codes on their own timetables. There are generally no requirements to bring older homes into compliance unless substantial renovation is being done.
This is just our opinion
Construction techniques and standards vary. There is no one way to build a house or install a system in a house. The observations in this report are the opinions of the home inspector. Other inspectors and contractors are likely to have some differing opinions. You are welcome to seek opinions from other professionals.
The scope of this inspection
This inspection will include the following systems: exterior, roof, structure, drainage, foundation, attic, interior, plumbing, electrical and heating. The evaluation will be based on limited observations that are primarily visual and non-invasive. This inspection and report are not intended to be technically exhaustive.
Your expectations
The overall goal of a home inspection is to help ensure that your expectations are appropriate with the house you are proposing to buy. To this end we assist with discovery by showing and documenting observations during the home inspection. This should not be mistaken for a technically exhaustive inspection designed to uncover every defect with a building. Such inspections are available but they are generally cost-prohibitive to most homebuyers.
How to Read This Report
Getting the Information to You
This report is designed to deliver important and technical information in a way that is easy for anyone to access and understand. If you are in a hurry, you can take a quick look at our "Summary Page” and quickly get critical information for important decision making. However, we strongly recommend that you take the time to read the full Report, which includes digital photographs, captions, diagrams, descriptions, videos and hot links to additional information.
The best way to get the layers of information that are presented in this report is to read your report online (the HTML version), which will allow you to expand your learning about your house. 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. The HTML version of this report also contains streaming videos. Short video clips often contain important information and critical context and sounds that can be difficult to capture in words and still pictures.
For the most reliable viewing experience, I recommend viewing the report on as large a screen as practical, as much detail can be lost on small devices like smart phones. For similar reasons, reports should only be printed in color to retain as much detail as possible and minimize misinterpretation of photographs.
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.
Most sections will contain some descriptive information done in black font. Observation narrative, done in colored boxes, will be included if a system or component is found to be significantly deficient in some way or if we wish to provide helpful additional information about the system or the scope of our inspection. If a system or component of the home was deemed to be in satisfactory or serviceable condition, there may be no narrative observation comments in that section and it may simply say “tested,” or “inspected.”
Observation Labels
All narrative observations are colored, numbered and labeled to help you find, refer to, and understand the severity of the observation. Observation colors and labels used in this report are:
- Overview Photos:Overview Photos
- Manufacturer's Tag:Manufacture's Tag
- Description:Detailed description of various aspects of the property noted during the inspection.
- DISCLAIMER!:These areas may not be deficient but historically have been known to fail or fall into disrepair due to lack of maintenance. This indicator is solely to provide the client with information that the client themselves need to be aware of that they should continue maintenance on or seek further inspection on the systems mentioned.
- Operating as Intended:The appliance was operating as intended at the time of the inspection, however, deficiencies may still be present.
- Note:Refers to aside information and /or any comments elaborating on descriptions of systems in the home or limitations to the home inspection.
- Recommended Further Structural Evaluation :
Findings that should be further evaluated by a structural engineer or qualified party in regard to foundation movement. - Recommended Further Evaluation:Repair items that may cost significant money to correct now or in the near future, or items that require immediate attention to prevent additional damage or eliminate safety hazards.
- Recommended Repair:Repair and maintenance items noted during inspection. Please note that some repair items can be expensive to correct such as re-finishing hardwood floors, but are considered simply repair items due to their cosmetic nature.
- Recommended Maintenance:These are maintenance items that should be considered "routine home ownership items," such as servicing the furnace, cleaning the gutters or changing the air filters in the furnace.
- Recommended Improvements:Observations that are not necessarily defects, but which could be improved for safety, efficiency, or reliability reasons.
- Due Diligence:Observation of various items that may require further investigation to determine the severity and / or urgency of repair.
Summary Page
The Summary Page is designed as a bulleted overview of all the observations noted during inspection. This helpful overview is not a substitution for reading the entire inspection report. The entire report must be read to get a complete understanding of this inspection report as the Summary Page may not include all photographs or photo captions.
Moisture Meter Testing
Where moisture meter testing is indicated in this report a dual function moisture meter was used.
The Full Report
STRUCTURAL SYSTEMS
Foundations
Grading and Drainage
Roof Covering Materials
Roof Structure & Attic
Exterior Walls
Interior Walls
Ceilings
Floors
Doors
Windows
Stairways
Fireplace & Chimney
Porches, Decks, Carports
Water Penetration/Other
HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS
Heating Equipment
Cooling Equipment
Ducts/Chases/Vents
PLUMBING SYSTEM
Water Supply System and Fixtures
Drains, Wastes, Vents
Water Heating Equipment
Hydro-Massage Therapy Equipment
Other
Additional Information Provided By Inspector
INTRODUCTION:
Introduction: We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have throughout the entire closing process. Properties being inspected do not "Pass" or "Fail." - The following report is based on an inspection of the visible portion of the structure. Inspection may be limited by vegetation and personal possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed. This report will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that all appliances are tested in a normal mode only for a limited time for proper operation at time of inspection. Appliances 10 years of age and older have a limited life and could fail at any time. If there are concerns about appliances, we recommend that you have them checked by a specialist for the condition and possible life expectancy of the appliance. , Inspected
Exterior Notes: Proper drainage and soil moisture contents should be maintained around the foundation to help minimize future foundation problems. Underground drainage systems are not inspected and should be maintained for proper drainage. Grading and drainage are probably the most significant aspects of a property, simply because of the direct and indirect damage that moisture can have on structures. More damage has probably resulted from moisture and expansive soil than from most natural disasters. There should be gutters and downspouts with splash blocks installed that discharge water away from the building. In the past, we have discovered evidence of moisture intrusion inside structures when it was raining that would not have been apparent otherwise. Minor settlement or “hairline” cracks in driveways, walkways or even foundations are normal to properties of any age. They should, however, be monitored for expansion and sealed as necessary. Tripping hazards may occur from uneven surfaces or gaps in pavement and should be addressed as needed. As with all areas of the house, we recommend that you carefully examine the roof immediately prior to closing the deal. Note that although most roofs are walked by the inspector, some roofs may not be walked due to conditions existing which could be dangerous to the inspector, such as too high, or too steep a roofing pitch. Rain could make the surfaces of the roof too slippery to walk on safely. This may require the roof to be observed with the aid of a drone, from lower portions of the roof, the edge of the roof or the ground with binoculars. As such, our inspection may be considered a limited inspection with observations and conclusions drawn from what was visible using a limited view of the roofing materials. Note that any siding, but especially composition or hardboard siding must be closely monitored. A classic example is the older style Louisiana Pacific siding, where the failure and deterioration provided grounds for a class action lawsuit. Even modern composition siding and, especially, trim, is particularly vulnerable to moisture damage. All seams must remain sealed, and paint must be applied periodically (especially the lower courses at ground level). It is imperative that continuous moisture be kept from it, especially from sprinklers, rain splash back or wet grass. Swelling and deterioration may otherwise result. Vegetation too close to the home can contribute to damage through root damage to the foundation, branches abrading the roof and siding, and leaves providing a pathway for moisture and insects into the home. Although rails are not required around drop-offs less than 30”, consider your own personal needs and those of your family and guests. By today’s standards, spindles at decks and steps should be spaced no more than 4” apart for the safety of children.
Interior Notes: Interior areas consist of bedrooms, baths, kitchen, laundry, hallways, foyer, and other open areas. All exposed walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Although excluded from inspection requirements, we will inform you of obvious broken gas seals in windows. Please realize that they are not always visible, due to temperature, humidity, window coverings, light source, etc. Your inspection will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas as the inspector may not move personal items. Note that cosmetic settlement cracks may not be noted in the report.
Electrical Notes: Note that only accessible GFCI outlets are tested and tripped. Some baths may have non-GFCI outlets which are protected by a GFCI outlet in a remote area (garage, another bath, etc.). Also, note that most electricians agree that smoke detectors are good for about 5 years, and the breakers in your panel box have an expected life of about 20 years. Therefore, if this home was built more than 20 years previous, consider having the panel box and breakers evaluated by a licensed electrician, as an overheated breaker can result in a structural fire. If your home does not have a carbon monoxide detector (few do!), we recommend making that investment. Any home that has a Bulldog Pushmatic, Sylvania, Zinsco or Federal Pacific Electric panel should have it evaluated by a licensed electrician, as these older types of panels and breakers have been known to overheat and cause house fires. Unable to inspect underground services.
Heating / Air Conditioning Notes: The heating, ventilation, air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality and ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will test the heating and air conditioning system using the thermostat or other controls. Units are not inspected for cleanliness and/or rust. Recommend proper maintenance of the unit and filter. Units are not inspected for proper size or efficiency. A more thorough investigation of the system, including the heat (“firebox”) exchanger, should be conducted by a licensed HVAC service person every year. Failure to do so may result in carbon monoxide escaping through cracks in a heat exchanger or flue pipe, resulting in death.
Plumbing Notes: Bathrooms can consist of many features from hydrotherapy tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to look over. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible, but some problems may be undetectable due to problems within the walls or under the flooring. Unable to test washer utility drains when appliances are connected. Sink and tub overflow drains are not tested for leaks during inspection. Water heaters are not tested for recovery rates or temperature. If a large tub is present recommend buyer test volume of hot water to tub. A 40-gallon water heater may not supply enough hot water to larger tubs. Ice maker lines are not tested.
Optional Devices Notes: Sprinkler controls are tested in manual mode only. Sprinkler rain/anti-freeze sensor is not tested. Pool equipment is checked in manual mode only. A pools shell should be considered a visual inspection only. Pool coatings are considered cosmetic and may not be noted unless conditions are severe. Ancillary equipment such as computer controls, chlorinators or other chemical dispensers, water ionization devices or conditioners are not inspected.
Photo Labeling and Location Notes: Throughout the report you may find the following verbiage associated with a particular section or more specifically, associated with a specific narrative comment: "The following locations were noted:". The inspection performed and documented in this report is intended to provide a visual assessment of readily accessible areas and components of the property at the time of inspection. While certain defects or concerns may be highlighted with accompanying photographs, it is important to understand that not every instance of all mentioned defects or issues can be identified or located during the inspection. Due to the inherent limitations of a visual inspection, it is impossible to note every location of every defect within the home. Some issues may be hidden, inaccessible, or outside the scope of this inspection.
Occupancy: Occupied
This home was occupied at the time of the inspection. The inspection of occupied homes presents some challenges as occupant belongings can obstruct visual inspection of and access to parts of the building. We do our best during inspection to work around belongings to discover as much as possible about the house without moving or damaging personal property, however, the presence of personal items does limit the inspection.
It appears that this home had been recently painted. This type of work may conceal certain conditions such as settling and movement, water damage, wood destroying insect damage, fungi, electrical issues, plumbing issues, signs of water entry, or other risks.
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.
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 1980's 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.
This hot link provides access to the National Association of Home Builders: Residential Construction Performance Guide.
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. We look 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, we recommend removal and replacement.
STRUCTURAL SYSTEMS
Foundations
Inspected
Not InspectedNot PresentDeficient
Foundation Type:Post Tension
This home is constructed on a post-tensioned concrete slab foundation, a modern engineering method commonly used in residential construction, especially in areas with expansive clay soils. The system incorporates high-strength steel cables (tendons) placed in a grid pattern within the concrete. After the concrete cures, these tendons are tensioned and anchored, placing the slab under compression to improve strength and minimize cracking due to soil movement.
Potential Future Issues:
- Soil movement (e.g., swelling, shrinking, or settling) can still affect the slab if drainage is poor or moisture conditions around the foundation fluctuate significantly.
- Tendons may become exposed or corroded if the concrete cover is compromised or if the slab is improperly cut or drilled.
- Foundation movement can still occur in extreme conditions, especially if landscaping or irrigation alters moisture content near the foundation edge.
Maintenance Recommendations:
- Maintain consistent soil moisture levels around the perimeter of the foundation—avoid overwatering or allowing the soil to dry out completely.
- Ensure proper drainage by keeping gutters and downspouts clear and directing water away from the home’s foundation.
- Avoid planting large trees or shrubs too close to the foundation to minimize root intrusion and moisture imbalance.
- Do not cut or drill into the slab without proper location of post-tension cables, as damaging a tendon can compromise the structural integrity of the slab.
Opinion Required: Recommend Structural Engineer
Prior to closing, the foundation should be inspected by a qualified structural engineer or foundation expert familiar with the soils and construction methods of the region in order to determine if permanent repairs are required. This recommendation is made based on the Inspectors professional opinion and findings of subsequent movement in building materials at the time of inspection.
All trees should be located no closer than 15' from structure to help prevent foundation movement. You may want to keep larger trees trimmed to help slow further root growth and future foundation movement as removing older trees may cause voids under the slab from dying root systems.
Grading and Drainage
InspectedNot InspectedNot PresentDeficient
The footing of the slab foundation appears to be set too low relative to the surrounding grade, and the slab edge is not visible for inspection. Current building standards typically require the slab to extend a minimum distance above finished grade (commonly 4 to 6 inches) to help prevent moisture intrusion, pest entry, and material deterioration. The following locations were noted:
Fill dirt is needed along the foundation or in the yard. The following locations were noted:
Roof Covering Materials
InspectedNot InspectedNot PresentDeficient
Type(s) of Roof Covering: Architectural composition shingles, Rolled roofing
Architectural composition shingles noted on the roof, the nailing pattern for this installation is beyond the scope of a home inspection as lifting the shingles would break the shingles bond.
The roof covering consists of rolled roofing material, which is an asphalt-based product typically installed in overlapping sheets. This type of roofing is commonly used on low-slope or flat roof sections as a cost-effective alternative to shingles. Rolled roofing generally has a shorter service life and lower durability compared to standard asphalt shingles and may be more prone to damage from weathering and foot traffic. Regular monitoring and maintenance are recommended to help extend its lifespan.
Viewed From: Drone
The roof was observed with pictures or video from a drone due to conditions existing which could be dangerous to the inspector, such as too high, or too steep of a roofing pitch. Rain water or condensation could make the surfaces of the roof too slippery to walk on safely. As such, our inspection should be considered a limited inspection with observations and conclusions drawn from what was visible using a limited view of the roofing materials. The accessible and visible portions of the underside of the roof decking in the attic is also inspected. Multiple layers of shingles or soft decking may not be visible with a drone. Water can enter through very small areas and may not be found until heavy rain storms occur. Wind driven rains can cause leaks in a roof even though the roof is installed properly. Roofs are designed to shed water and are not waterproof.
Overview of Roof. These are a representative sample of roof photos taken, not all areas inspected may be included.
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Overview of Chimney.
The downspout extension is damaged/deteriorated. Recommend repairs or replacement to help divert water flow away from the foundation. The following locations were noted:
Parts of the roof are ponding. This may cause leaks or damage to the roof over time.
Debris was noted on the roof which can cause water to back up on the roof and allow water to penetrate through the roofing materials, recommend removing debris from roof. Unable to fully inspect roof covering as debris limits the visibility of the roof surface.
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The downspout on the gutter was loose from the wall. The following locations were noted:
The roof is missing the kick out flashing at the end of the roof to sidewall connection. Kick-out flashing is meant to help prevent water from running down or into the wall causing possible water penetration and deterioration. The following locations were noted:
It is recommended that there be a 1/4" - 1/2"gap between the gutter end cap and the wall to help prevent possible moisture damage due to excessive water flow at or near the roof/wall connection.
Tree limbs should be kept trimmed at least 5' from roof to help prevent damage to the roof during windy conditions.
Due to granular loss on portions of the roof these portions of the roof coverings may age prematurely. This is often due to normal wear due to the age of the roof.
A growth was noted on the roof surface which is primarily caused by moisture retention due to factors like humid climates, clogged gutters, overhanging tree branches, poor ventilation, and standing water, which provides the ideal environment for algae spores to germinate and thrive. It is recommended that a roofer or roof washing company that specializes in soft washing be contacted to further evaluate and remedy the situation as necessary.
Roof Structure & Attic
InspectedNot InspectedNot PresentDeficient
Roof System Inspected: Enter accessible areas
The inspector entered all floored accessible areas of the attic only. Inspector does not walk areas where beams are covered with insulation or low profiled areas where damage could be caused, therefore some areas of the attic inspection may be limited.
Roof Construction: Conventional Framing
Ceiling Insulation Type: Blown Cellulose, Fiberglass Batts
Ceiling Insulation Depth: 4-6 Inches
Vertical Insulation Type: None Present
Vertical Insulation Depth: N/A
Overview of Attic. These are a representative sample of attic photos taken, not all areas inspected may be included.
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The roofing beam does not appear to be supported. Recommend further evaluation by a structural engineer.
Attic stairway not cut properly to the floor, recommend cutting ladder so the ladder is a straight line when in the down position, otherwise it will put undue stress at the hinge and can cause ladder to fail.
Weather stripping should be installed around the edge of the door on the attic stairway or side access to help prevent attic air from entering the home or conditioned air from entering the attic and to help slow the spread of fire.
The roof is not vented properly. The roof should have ventilation entering from the bottom of the roof, usually at the eaves and exiting at the top of the roof for proper air flow, recommend contacting a roofing specialist for evaluation and repairs as needed.
There are broken or split beams in the attic, recommend repairs to the beam usually done by sistering the beam with another next to it or by adding metal bracing for proper support. The following locations were noted:
Exterior Walls
InspectedNot InspectedNot PresentDeficient
Prevalent exterior siding is made of: Brick, Wood, Concrete Fiberboard
Deterioration was noted at the siding, recommend replacing all deteriorated siding to help prevent further deterioration and water penetration. Unable to determine the condition of the underlying materials. The following locations were noted:
It is recommended that Electric Panels, Meter Boxes and Disconnects be sealed between the box and the Exterior cladding to help prevent water penetration.
Seal A/C line entry at wall connection to help prevent water penetration.
Seal all electrical lighting fixtures at wall connection to help prevent water penetration. It is a good idea to leave a small opening at the bottom to allow any water penetrating to escape.
Seal all vents at wall connection to help prevent water penetration into walls. It is a good idea to leave a small opening at the bottom to allow any water penetrating to escape.
Recommend sealing between the trim and brickwork to help prevent water penetration. The following locations were noted:
There is some damage to the exterior trim, recommend repairs to help prevent water penetration. Unable to determine the condition of the underlying materials. The following locations were noted:
There are signs of growth on exterior brickwork/siding, recommend cleaning to help prevent deterioration.
Interior Walls
InspectedNot InspectedNot PresentDeficient
Settlement cracks were noted at the corner bead/tape joint in the drywall. The following locations were noted:
Settlement cracks were noted in the drywall. These are generally considered cosmetic only, unless otherwise noted. The following locations were noted:
There is evidence of previous patch work and or painting on the interior finishes. This condition may limit the inspector’s visual observations and ability to render accurate opinions as to the performance of the structure. Recommend contacting homeowner for more information. The following locations were noted:
There is damage to the drywall, recommend repairs as needed. The following locations were noted:
Seal gaps and holes at plumbing penetrations in drywall. The following locations were noted:
Settlement cracks were noted at the tape joint in the drywall. The following locations were noted:
Ceilings
InspectedNot InspectedNot PresentDeficient
There is evidence of previous patch work and or painting on the interior finishes. This condition may limit the inspector’s visual observations and ability to render accurate opinions as to the performance of the structure. Recommend contacting homeowner for more information. The following locations were noted:
Settlement cracks were noted at the tape joint in the drywall. The following locations were noted:
Paint is peeling on the ceilings. This is a common occurrence due to high moisture, or improperly conditioned spaces, recommend repainting to help prevent further deterioration.
The ceiling is sagging. The following locations were noted:
Floors
InspectedNot InspectedNot PresentDeficient
Cracks were noted in the tile. The following locations were noted:
Uneven or sloping floors were noted. Sometimes in older homes minor slopes may be due to construction methods at that time, however if floors are sloping more than normal it is recommended that some follow up investigation be made. Sloping floors can be caused by foundation movement or from structural issues usually on upper floors. Floors were noted to be sloped. The following locations were noted: kitchen, front entry, 2nd floor left rear bedroom, 2nd floor right rear bedroom
Cracks were noted in the pavement. These are cosmetic in nature at this time. Recommend sealing to help prevent further deterioration. The following locations were noted:
The carpet is stained. The following locations were noted:
The floor is squeaking/popping. May want to re-secure wood underlayment to help prevent squeaking/popping. The following locations were noted: throughout 2nd floor
Doors
InspectedNot InspectedNot PresentDeficient
Noted that most of the interior doors appear to have been shaved/trimmed to fit their openings. This may indicate prior settling, flooring changes, or improper original installation. No immediate safety concern was observed; however, excessive trimming can affect door strength, appearance, and proper clearances.
The door is weathered or has lost its protective value. Recommend painting or sealing the door to help prevent further deterioration. The following locations were noted:
The door hits the frame when closing. The following locations were noted: office, primary bedroom
There are signs of rust noted on the door, recommend repair or replacement to help prevent further deterioration. The following locations were noted:
The door is not latching properly. The following locations were noted: garage bath, 2nd floor right rear bedroom, 2nd floor right front bedroom closet, 2nd floor right front bedroom
The door is cracked or damaged. The following locations were noted:
Door stops were missing or damaged and should be repaired or replaced to help prevent damage to walls.
The door is missing the strike plate. The following locations were noted:
A free-swinging door (commonly referred to as a 'ghost door') was observed, which may indicate minor foundation settlement or structural movement affecting the door frame alignment. While no major structural issues were identified at the time of inspection, further evaluation by a qualified contractor or foundation specialist is recommended if other indications of movement is noted. (Various locations)
Windows
InspectedNot InspectedNot PresentDeficient
Window Types: Double Hung Windows
Windows in the home are double pane/double-hung. A double-hung window, also commonly referred to as a double-sash window, is a type of window that has two operable sashes that slide up and down. In order to lock the windows both top and bottom portions need to be fully seated in the window frame.
The home contains cord drawn window coverings such as shades, blinds, curtains, drapery or other cord-operated products, which in recent years have been deemed a safety hazard by the Consumer Product Safety Commission (CPSC). It is recommended that corded window coverings be replaced with non-corded gravity type window coverings.
Sealant is needed around the interior of the windows between the window framing and the drywall to help prevent water penetration. The following locations were noted:
The window did not stay open when tested. The following locations were noted:
Stairways
InspectedNot InspectedNot PresentDeficient
The stairs are squeaking, may want to secure.
Fireplace & Chimney
InspectedNot InspectedNot PresentDeficient
Fireplace Locations: Living Room
Fireplace Type: Mason Built
Fireplace Fuel Type: Wood, Natural Gas
Overview of fireplace
The fireplace is plumbed for natural gas; however, the gas piping is capped inside the fireplace at the time of inspection.
The fireplace firebox and flue are dirty, recommend cleaning.
There are cracks noted in the liner or base of the firebox, recommend sealing cracks to help prevent further deterioration.
Porches, Decks, Carports
InspectedNot InspectedNot PresentDeficient
Water Penetration/Other
InspectedNot InspectedNot PresentDeficient
Checked water stain with a moisture meter and found it to be at a normal level. Unable to determine condition of the underlying materials. The following locations were noted:
There are signs of water damage in the cabinet under sink. The following locations were noted:
There are indications of water penetration to the ceiling evident mainly by staining and high moisture content. Unable to determine condition of the underlying materials. The following locations were noted:
Mold like stains are present. Recommend contacting our office to schedule an evaluation and mold testing to determine the type of mold and identify the source of contamination. The following locations were noted:
Although fences are not inspected it was noted the gate is not latching properly.
There were signs of possible Wood Destroying Insects. Recommend contacting a pest control specialist for verification, recommendations and/or treatment options. The following locations were noted:
Although fences are not inspected it was noted that the fence is showing some signs of damage or deterioration.
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There are mold like stains under the sink. The following locations were noted:
ELECTRICAL SYSTEMS
Service Entrance and Panels
InspectedNot InspectedNot PresentDeficient
Bonding: Gas Bonding Not Present, Water Bonding Not Present
Main Panel
Location: Laundry Room
Wire Type: Aluminum Wiring
Rating: 125 Amps
Manufacturer: Square D
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Main Panel
Location: Garage Interior - rear
Wire Type: Copper Wiring
Rating: 150 Amps
Manufacturer: Square D
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The NEC stands for "National Electrical Code" and its primary purpose is to establish a set of standards for the safe installation of electrical wiring and equipment, aiming to protect people and property from electrical hazards by providing guidelines for electricians and contractors to follow when designing and installing electrical systems. As the National Electrical Code (NEC) is updated every three years by the National Fire Protection Association (NFPA) to incorporate the latest technologies and safety measures; based on the age of the property, todays standards may not be reflected in the installation of the electric system at the time of the building construction. As Licensed Professional Home Inspectors, we are required by TREC, to report on systems and standards to todays standards, even though they may not apply to the code cycle that was established at the time the building was constructed.
There is no visible bond to the ground or neutral bar in the panel box as recommended.
White wires being used as hot conductors should be marked as hot.
The breakers in the main electrical panel are partially labeled.
During the inspection, a breaker was noted to be tripped. For safety reasons, the inspector does not reset breakers, as doing so could indicate an underlying electrical issue. It is recommended that a qualified electrician evaluate the circuit to determine the cause of the trip and make any necessary repairs. The following breakers were noted: 50
Unable to verify bonding at the gas line, bonding is usually done at the gas meter or at the gas line to the water heater or furnace. Recommend having the bonding verified to help protect from damage to appliances or electrical shock.
Unable to verify bonding at the water line, bonding is usually done at an exterior hose bib or at the water line to the water heater. Recommend having the bonding verified to help protect from damage to appliances or electrical shock.
Branch Circuits/GFCI/Wiring/General
InspectedNot InspectedNot PresentDeficient
Branch Circuit Wire Type: Copper Wiring
Smoke Detectors: Smoke Detectors Not Present
Carbon Monoxide Detectors: Carbon Monoxide Detectors Not Present
Arc-Fault Circuit Interrupters (AFCI's) were NOT noted in all the recommended areas at the time of inspection according to present codes. It is now recommended that Arc-Fault Circuit Interrupters be installed to provide coverage for the following areas Kitchens (including electric ovens, microwaves, dishwashers and garbage disposals), family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sun rooms, recreation rooms, closets, hallways, laundry areas, and 250V dryer receptacles. This may not have been required at the time of construction, but is the current standard.
Not all the recommended electrical receptacles are GFCI (Ground Fault Circuit Interrupter) protected in one or more of the following areas: bathrooms, lavatory, garage and accessory building if accessible, outdoor receptacles, crawlspace, basement, receptacles that serve the kitchen counter, receptacles that are located within 6' of the outside edge of a sink, shower or bathtub, laundry room, indoor damp or wet location's, kitchen dishwasher receptacle, electric heated floors and electric water heaters. The following locations were noted: kitchen, laundry, bar area, garage bath, primary bathroom, 2nd floor en-suite bathroom, 2nd floor guest bathroom, attic
There is no receptacle at the A/C unit outside. It is recommended to have power for maintenance purposes.
The electrical receptacle or box is loose, recommend securing to help prevent electrical hazards. The following locations were noted:
The carbon monoxide detectors were not noted in the recommended locations. It is now recommended that carbon monoxide detectors be located outside sleeping areas and at least one on each floor when gas appliances are installed.
The ceiling fan(s) wobbles. The following locations were noted: primary bedroom
Light fixture globe is missing or damaged. The following locations were noted: primary bedroom
Switch plate is broken or missing, recommend replacing covers to help prevent electrical shock. The following locations were noted:
Recommend replacing the broken electrical receptacle cover with the proper code approved wet area bubble style cover. The following locations were noted:
Receptacle plate is broken or missing, recommend replacing covers to help prevent electrical shock. The following locations were noted:
Some or all of the bulbs in the light fixture(s) did not respond to normal controls. Recommend replacing or installing bulb(s) to verify fixture is operating correctly in all non-functioning fixtures. Some fixture may be on motion or photo cells and are not tested during the inspection. The following locations were noted: 2nd floor hallway
Exposed bulbs are no longer allowed in clothes closets. Although once common, utility fixtures with bare or unprotected bulbs are not allowed. Light bulbs must be fully enclosed in a globe or other housing fixture.
Smoke detectors were not noted in all recommended areas. Smoke detectors should be located in all bedrooms and in hall way leading to bedrooms and at least one on each floor.
There is some extension cord type electrical wiring present. Recommend wiring be replaced with permanent wiring. The following locations were noted:
HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS
Heating Equipment
InspectedNot InspectedNot PresentDeficient
Type of Heating System: Central Forced Air, Heat Pump
Quantity of A/C & Heating units for this Property: 3
A/C & Heating unit #1 is located in the: Main Attic
A/C & Heating unit #1 services the following area: Left Side
A/C & Heating unit #2 is located in the: Main Attic
A/C & Heating unit #2 services the following area: Right Side
A/C & Heating unit #3 is located in the: Garage
A/C & Heating unit #3 services the following area: Garage
Furnace Energy Source and Type of Igniter: Heating Units are Natural Gas, Automatic Igniters were noted
Please visit the following website to find more information regarding the manufacturers date of appliances or to research common problems and repairs for your appliance Replacement Parts | Shop Repair Parts for Appliances, HVAC & Outdoor Power Equipment - Repair Clinic
Although the system and the system components are operating at the time of the inspection, the system has reached or exceeded its normal life expectancy. We recommend further evaluation by a licensed contractor for cost analysis to repair or replace the unit or its components.
There is an unapproved gas valve installed at the furnace unit.
There is no drip leg or sediment trap for gas line on the furnace. This helps prevent trash from clogging jets.
Cooling Equipment
InspectedNot InspectedNot PresentDeficient
Type of Cooling System: Central Forced Air
Unit #1 Cooling Differential: The differential for the A/C unit is low.
A/C Compressor is: Electric
Overview of A/C Evaporator
Manufacturers Tag. Please visit the following website to find more information regarding the manufacturers date of appliances or to research common problems and repairs for your appliance Replacement Parts | Shop Repair Parts for Appliances, HVAC & Outdoor Power Equipment - Repair Clinic
There is a split system A/C unit on the property. Split system A/C units are operated, if connected to power, and checked for performance only. The following locations were noted: garage
The outside A/C condensing unit does not respond to the thermostat with electricity present at the outside unit. Recommend consulting an A/C and Heating specialist for further evaluation/repair and to check for other repairs that may be needed at that time. (Unit #3, Unit #1)
The home is equipped with two HVAC units. Unit #1 serves the left side of the home, including the first and second floors. Unit #2 serves the right side of the home, including the first and second floors. Additionally, the living room is divided between the two systems, with Unit #1 controlling the left side of the living room and Unit #2 controlling the right side. This configuration is atypical and may result in uneven temperature control. Recommend further evaluation by a licensed HVAC technician to verify proper zoning, operation, and design.
A/C unit #2 is not operating properly, evident by a low temperature differential of 1 degrees. Temperature differential should fall between 15 and 22 degrees at the unit for proper cooling. It is recommended that all A/C and furnace units, especially those more than 10 years of age, be evaluated by a licensed A/C and heating specialist as the home inspector is not licensed to open up the units to check evaporators or manifolds. A/C and heating units are checked for proper operation only at the time of inspection and is no guarantee of future performance. Recommend consulting an A/C and Heating specialist for further evaluation/repair and to check for other repairs that may be needed at that time.
There are signs of leaves or debris inside the outside condensing unit, recommend cleaning.
Extensive rust was noted in the drain pan. Recommend changing pan to help prevent future leaks.
Ducts/Chases/Vents
InspectedNot InspectedNot PresentDeficient
Registers are showing signs of growth, recommend cleaning vents and ducts as needed. Air sampling will most likely not identify microbial growth, however a swab or tape sample will determine if there is microbial growth.
Registers are rusting. The following locations were noted: various locations
Some of the ductwork insulation is damaged or missing in the attic.
The ducts were not hung properly with webbing material. Ducts must be supported and stretched as straight as possible with no kinks that obstruct air flow.
PLUMBING SYSTEM
Water Supply System and Fixtures
InspectedNot InspectedNot PresentDeficient
Location of Water Meter: Right Curb
Water Meter Remarks: No movement noted
The water meter was checked for any movement to check for possible leaks and no movement was noted at the time of inspection.
Type of Water Supply Pipe: Galvanized pipe
Main Water Shutoff Location: Right exterior wall of home
Static Water Pressure Reading: 54
Gas Meter Locations: Rear of Home
Gas Distribution Pipe Type is: Black Iron
Overview of Plumbing Fixture(s) in Operation.
Water Pressure for home.
Appliances are connected and therefore the laundry water supply valves and drain line could not be tested. Sometimes when units are installed the inspector may not have been able to see behind the units and fully test electrical and plumbing connections due to limited access.
The bar area is not plumbed for a hot water supply at the time of inspection. Consider evaluation and installation by a qualified plumber if hot water service is desired.
Undermounted sinks require sealant between the sink and counter top to help prevent water penetration to the surfaces below. Recommend sealing or repairing seal to help prevent water penetration and potential moisture damage to the underlying materials. The following locations were noted:
There is a leak at the valve stem on the exterior water faucet, recommend tightening packing nut, adding packing cord or replacing packing if needed. The following locations were noted:
There is a water leak at the base of the faucet, recommend repair or replacement. The following locations were noted:
Unapproved gas valves were noted, recommend changing all unapproved gas valves. These valves are designed with a spring at the bottom of the valve which weaken over time causing gas to leak when operated. Although they may not be leaking at the time of inspection they have a high likely hood of leaking when operated. The following locations were noted:
The tub/shower enclosure sealant is showing signs of discoloration. Sealant repairs are recommended to help prevent water penetration to the underlying materials. Unable to determine condition of underlying materials. The following locations were noted:
There is no hot water present. Recommend a licensed plumber be consulted for further evaluation and/or repairs. The following locations were noted: garage bath
Recommend sealing the tub to help prevent water penetration to underlying materials. The following locations were noted:
All tub shower faucets and spouts should be sealed to help prevent water penetration behind the fixture.
The commode is loose from the tank to bowl and needs to be secured to help prevent leaking. The following locations were noted: primary bathroom water closet, 2nd floor guest bathroom
The tub/shower enclosure needs caulk/grout repair to help prevent water penetration to the underlying materials. Unable to determine condition of underlying materials. The following locations were noted:
The house is plumbed with the majority of the original galvanized pipe. Galvanized piping has a life expectancy of 40 to 50 years depending on condition of water and origin of the piping. Galvanized pipes may need future repair or replacement.
There are uninsulated water supply lines routed through the attic. Recommend all uninsulated supply lines be properly insulated to help prevent damage to the pipes in freezing weather.
Drains, Wastes, Vents
InspectedNot InspectedNot PresentDeficient
Drain and Waste vents are made of: Plastic
Overflows: Overflows are not tested during the home inspection
The sink drain stopper is not attached. The following locations were noted: primary bathroom left sink
The sink drain stopper is not sealing/functioning. The following locations were noted: 2nd floor en-suite bathroom, 2nd floor guest bathroom both sinks
The tub drain stopper is not sealing/functioning. The following locations were noted: 2nd floor guest bathroom
The bath tub drains slow. The following locations were noted: 2nd floor guest bathroom
Indications are that there are open DWV pipes that terminate in the attic. This should be considered a health hazard and should be remedied immediately. The termination of DWV stacks in to an attic allows moisture and odors into the attic space.
Water Heating Equipment
InspectedNot InspectedNot PresentDeficient
Energy Source: Unit #1 water heater is gas.
Water Heater 1: Capacity & Location
WATER HEATER #1 INFORMATION
The water heater is located in the Attic. The water heater is 40 gallons and is a gas water heater.
Overview of water heater burner compartment
Overview of water heater(s)
Manufacturers Tag. Please visit the following website to find more information regarding the manufacturers date of appliances or to research common problems and repairs for your appliance Replacement Parts | Shop Repair Parts for Appliances, HVAC & Outdoor Power Equipment - Repair Clinic
The water heater is operating as intended, however deficiencies may be listed below if applicable.
Although the T&P (Temperature & Pressure relief valve) was tested and found to be operating as intended at the time of the inspection, it is recommended by most, if not all manufactures that the T&P valve be replaced every three to five years.
Hydro-Massage Therapy Equipment
InspectedNot InspectedNot PresentDeficient
Other
InspectedNot InspectedNot PresentDeficient
APPLIANCES
Dishwashers
InspectedNot InspectedNot PresentDeficient
Overview of Dishwasher
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Manufacturers Tag. Please visit the following website to find more information regarding the manufacturers date of appliances or to research common problems and repairs for your appliance Replacement Parts | Shop Repair Parts for Appliances, HVAC & Outdoor Power Equipment - Repair Clinic
Dishwasher is operating as intended, however deficiencies may be listed below if applicable.
The dishwasher dish rack(s) are showing signs of rust.
At the time of inspection, no readily accessible electrical disconnect was observed for the dishwasher. According to current electrical code requirements (NEC 422.31), a means of disconnect—such as a plug and receptacle under the sink or a dedicated switch—must be accessible to allow for safe servicing of the appliance. It is recommended to have a qualified electrician evaluate and install an appropriate disconnect if one is not present or accessible.
Food Waste Disposers
InspectedNot InspectedNot PresentDeficient
Overview of Disposal
The food waste disposer is rusted and motor is seized up and humming when turned on. Recommend using an allen wrench to free up the motor to free up rust in unit. Replace if needed.
At the time of inspection, no readily accessible electrical disconnect was observed for the disposal. According to current electrical code requirements (NEC 422.31), a means of disconnect—such as a plug and receptacle under the sink or a dedicated switch—must be accessible to allow for safe servicing of the appliance. It is recommended to have a qualified electrician evaluate and install an appropriate disconnect if one is not present or accessible.
Range Hood and Exhaust Systems
InspectedNot InspectedNot PresentDeficient
Type of Vent: Vented
The range vent is vented to the exterior.
Overview of Venting components
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The range vent is operating as intended, however deficiencies may be listed below if applicable.
Filter is missing and needs to be replaced.
Ranges, Cooktops, and Ovens
InspectedNot InspectedNot PresentDeficient
Oven Fuel Type: Electric
Cook Top Fuel Type: Electric
Top Oven Thermostat to Internal Temperature Reading: 335-340
Bottom Oven Thermostat to Internal Temperature Reading: 325-330
Overview of cooktop
The oven is operating as intended, however deficiencies may be listed below if applicable.
The cooktop is operating as intended, however deficiencies may be listed below if applicable.
Microwave Ovens
InspectedNot InspectedNot PresentDeficient
Overview of Microwave in operation.
Manufacturers Tag. Please visit the following website to find more information regarding the manufacturers date of appliances or to research common problems and repairs for your appliance Replacement Parts | Shop Repair Parts for Appliances, HVAC & Outdoor Power Equipment - Repair Clinic
The microwave is operating as intended, however deficiencies may be listed below if applicable.
Bath Fan
InspectedNot InspectedNot PresentDeficient
There was no exhaust vent fan installed. It is required for all bathrooms to have a vent fan or operable window to help remove moisture from these areas. The following locations were noted: primary bathroom
Although a bath exhaust fan is not required with an operable window it is recommended that one be added to help remove moisture from this area since most people do not open windows to remove moisture in this day and time. The following locations were noted: 2nd floor en-suite bathroom, 2nd floor guest bathroom
Garage Door Operators
InspectedNot InspectedNot PresentDeficient
Garage door operator did not operate, recommend further evaluation by a specialist.
The lock for the overhead garage door has not been removed or disabled as recommended by the electric garage door manufacturer.
Dryer Exhaust Systems
InspectedNot InspectedNot PresentDeficient
Indications are that the dryer vent is operating as intended. This should be considered a limited inspection as not all dryer vents are easily accessible or visible at the time of the inspection. Dryer vents are inspected for functionality and installation methods only, we are unable to determine if the dryer ducting has any amount of lint build up in it.
Other
InspectedNot InspectedNot PresentDeficient
Overview of Refrigerator Cooling Temp.
Overview of Freezer Temp.
Overview of Refrigerator
Manufacturers Tag. Please visit the following website to find more information regarding the manufacturers date of appliances or to research common problems and repairs for your appliance Replacement Parts | Shop Repair Parts for Appliances, HVAC & Outdoor Power Equipment - Repair Clinic
The refrigerator is operating as intended. If the Refrigerator is equipped with a water/ice dispenser, Please visit the following link, where you can arrange automatic delivery of your water filters directly to your door. Air Filters & Fridge Filters Subscription Service | FilterEasy
OPTIONAL SYSTEMS
Sprinkler System
InspectedNot InspectedNot PresentDeficient
Location of backflow preventer - Right side of home
Unable to verify if a rain/freeze sensor was installed on the sprinkler system.
Location of irrigation system controller - Garage Interior
Although the Irrigation system was not inspected it was noted that the system's controller is powered on and operational at the time of the inspection. This observation does not pertain to the functionality, operation, or performance of the irrigation system.
Sprinkler vacuum breaker lines insulation is damaged or missing.
Pool Inspection
InspectedNot InspectedNot PresentDeficient
Overview of Pool Components
Type of Construction: In-Ground
Type of Pool Covering/Lining: Gunite
Filter Type: Diatomaceous earth
Pool System Notes: No Heater, Pool cleaner present, Service volume, Not leak tested
There was no pool/spa heater present at the time of the inspection.
A pool cleaner was present during inspection and inspected for functionality only. It should be noted that automatic pool cleaners generally last 4 to 5 years. Factors that affect longevity include the brand, the type of pool cleaner, the maintenance, and the warranty. Price and longevity are connected but not always. Automatic pool cleaners are worth it as they can save you time and energy. Recommend contacting seller for information and coverage on current pool cleaner.
It is recommended that the pool volume be requested from the homeowner for proper maintenance and service purposes.
The pool/spa was not leak tested during the inspection.
The main pool pump was producing an abnormal/irregular noise. The pump was not able to be run long enough to fully test operation, as continued operation could cause further damage. Recommend further evaluation and any necessary repairs by a qualified pool service contractor prior to continued use.
The grout is deteriorated in several locations around the pool decking/coping.
Recommend sealing between deck and coping to help prevent water penetration between causing soil to wash away and pavement to settle.
The surface of the pool is worn. Unable to determine the condition of underlying materials. The following locations were noted: throughout
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The cleaner pump is not operating.
There are minor cracks in the decking around the pool. These cracks are considered cosmetic only unless otherwise noted.
Improper gates to back yard pool area. The gates around the pool should be at least 48" tall ,self closing, self latching, open outward, latch inside at least 3" below top of gate and can be locked with no opening over a 1/2" within 18" of the latch.
If the home serves as one side of the pool barrier, the home-owner shall install an audible alarm on all doors leading to the pool area and make sure the doors have self-closing and self-latching devices or locks beyond the reach of children to prevent them from opening the door and gaining access to the pool.
Windows that allow direct access to pools should be permanently sealed or prohibited from being opened more than 4" and allowing direct access to small children. Any window located within 5' of the water's edge and less than 5' off the ground should contain safety glass to help prevent personal injury in the event of a fall.
Deck drain cover is missing.
Outbuildings
InspectedNot InspectedNot PresentDeficient
Bulkhead
InspectedNot InspectedNot PresentDeficient
Inspection Type:VisualDiver-AssistedPre-Purchase
Weather Conditions:Clear/SunnyOver CastLight RainHeavy RainFoggy
Water Conditions:CalmChoppySlight WakeHeavy Wake
Bulkhead Materials:TimberConcreteSteel Sheet PilesAluminumCompositeVinyl Sheet
Bulkhead Integrity:ExcellentGoodFairPoorCritical
Boat House / Boat Dock / Pier
InspectedNot InspectedNot PresentDeficient
Stand-Alone Generator
InspectedNot InspectedNot PresentDeficient
Water Well Inspection
InspectedNot InspectedNot PresentDeficient
Septic System Inspection
InspectedNot InspectedNot PresentDeficient
Sewer Scope Inspection
InspectedNot InspectedNot PresentDeficient
It is strongly recommended that prior to closing, the buyers have the sewer lateral inspected. Often times, the sewer lateral can be affected in many ways that are not visible during a home inspection and can lead to costly repairs. Damage to the sewer lateral can occur from settling soil, age, blocked or backed up lines and root intrusion from mature trees.
Level 2 - Chimney Scan Inspection
InspectedNot InspectedNot PresentDeficient
The National Fire Protection Association (NFPA) and the Chimney Safety Institute of America (CSIA) recommend annual inspections for a safe and efficient chimney. The chimney's ability to draft efficiently is a vital component of building science as the chimney is used to remove damp or stale air from the home regardless of its yearly usage and should be inspected annually for that reason. Inspections are often required by homeowner's associations, insurance companies, and municipal authorities; they’re also required when you buy or sell your home. Contact our office today to schedule your level 2 Chimney Inspection.
Thermal Imaging
InspectedNot InspectedNot PresentDeficient
Summary
Disclaimer S
- OS-1 OPTIONAL SYSTEMS:
Although the Irrigation system was not inspected it was noted that the system's controller is powered on and operational at the time of the inspection. This observation does not pertain to the functionality, operation, or performance of the irrigation system.
Recommended Further Structure Evaluation Items
- SS-1 STRUCTURAL SYSTEMS:
Prior to closing, the foundation should be inspected by a qualified structural engineer or foundation expert familiar with the soils and construction methods of the region in order to determine if permanent repairs are required. This recommendation is made based on the Inspectors professional opinion and findings of subsequent movement in building materials at the time of inspection.
- SS-15 STRUCTURAL SYSTEMS:
The roofing beam does not appear to be supported. Recommend further evaluation by a structural engineer.
Recommended Further Evaluations
- HVAACS-3 HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS:
Although the system and the system components are operating at the time of the inspection, the system has reached or exceeded its normal life expectancy. We recommend further evaluation by a licensed contractor for cost analysis to repair or replace the unit or its components.
- HVAACS-4 HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS:
The outside A/C condensing unit does not respond to the thermostat with electricity present at the outside unit. Recommend consulting an A/C and Heating specialist for further evaluation/repair and to check for other repairs that may be needed at that time. (Unit #3, Unit #1)
- HVAACS-5 HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS:
The home is equipped with two HVAC units. Unit #1 serves the left side of the home, including the first and second floors. Unit #2 serves the right side of the home, including the first and second floors. Additionally, the living room is divided between the two systems, with Unit #1 controlling the left side of the living room and Unit #2 controlling the right side. This configuration is atypical and may result in uneven temperature control. Recommend further evaluation by a licensed HVAC technician to verify proper zoning, operation, and design.
- HVAACS-6 HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS:
A/C unit #2 is not operating properly, evident by a low temperature differential of 1 degrees. Temperature differential should fall between 15 and 22 degrees at the unit for proper cooling. It is recommended that all A/C and furnace units, especially those more than 10 years of age, be evaluated by a licensed A/C and heating specialist as the home inspector is not licensed to open up the units to check evaporators or manifolds. A/C and heating units are checked for proper operation only at the time of inspection and is no guarantee of future performance. Recommend consulting an A/C and Heating specialist for further evaluation/repair and to check for other repairs that may be needed at that time.
- A-8 APPLIANCES:
Garage door operator did not operate, recommend further evaluation by a specialist.
Recommended Repairs
- SS-4 STRUCTURAL SYSTEMS:
The footing of the slab foundation appears to be set too low relative to the surrounding grade, and the slab edge is not visible for inspection. Current building standards typically require the slab to extend a minimum distance above finished grade (commonly 4 to 6 inches) to help prevent moisture intrusion, pest entry, and material deterioration. The following locations were noted:
- SS-7 STRUCTURAL SYSTEMS:
Parts of the roof are ponding. This may cause leaks or damage to the roof over time.
- SS-8 STRUCTURAL SYSTEMS:
Debris was noted on the roof which can cause water to back up on the roof and allow water to penetrate through the roofing materials, recommend removing debris from roof. Unable to fully inspect roof covering as debris limits the visibility of the roof surface.
- SS-9 STRUCTURAL SYSTEMS:
The downspout on the gutter was loose from the wall. The following locations were noted:
- SS-11 STRUCTURAL SYSTEMS:
It is recommended that there be a 1/4" - 1/2"gap between the gutter end cap and the wall to help prevent possible moisture damage due to excessive water flow at or near the roof/wall connection.
- SS-16 STRUCTURAL SYSTEMS:
Attic stairway not cut properly to the floor, recommend cutting ladder so the ladder is a straight line when in the down position, otherwise it will put undue stress at the hinge and can cause ladder to fail.
- SS-17 STRUCTURAL SYSTEMS:
Weather stripping should be installed around the edge of the door on the attic stairway or side access to help prevent attic air from entering the home or conditioned air from entering the attic and to help slow the spread of fire.
- SS-18 STRUCTURAL SYSTEMS:
The roof is not vented properly. The roof should have ventilation entering from the bottom of the roof, usually at the eaves and exiting at the top of the roof for proper air flow, recommend contacting a roofing specialist for evaluation and repairs as needed.
- SS-20 STRUCTURAL SYSTEMS:
Deterioration was noted at the siding, recommend replacing all deteriorated siding to help prevent further deterioration and water penetration. Unable to determine the condition of the underlying materials. The following locations were noted:
- SS-22 STRUCTURAL SYSTEMS:
It is recommended that Electric Panels, Meter Boxes and Disconnects be sealed between the box and the Exterior cladding to help prevent water penetration.
- SS-25 STRUCTURAL SYSTEMS:
Seal all electrical lighting fixtures at wall connection to help prevent water penetration. It is a good idea to leave a small opening at the bottom to allow any water penetrating to escape.
- SS-26 STRUCTURAL SYSTEMS:
Seal all vents at wall connection to help prevent water penetration into walls. It is a good idea to leave a small opening at the bottom to allow any water penetrating to escape.
- SS-30 STRUCTURAL SYSTEMS:
Settlement cracks were noted at the corner bead/tape joint in the drywall. The following locations were noted:
- SS-31 STRUCTURAL SYSTEMS:
Settlement cracks were noted in the drywall. These are generally considered cosmetic only, unless otherwise noted. The following locations were noted:
- SS-32 STRUCTURAL SYSTEMS:
There is evidence of previous patch work and or painting on the interior finishes. This condition may limit the inspector’s visual observations and ability to render accurate opinions as to the performance of the structure. Recommend contacting homeowner for more information. The following locations were noted:
- SS-33 STRUCTURAL SYSTEMS:
There is damage to the drywall, recommend repairs as needed. The following locations were noted:
- SS-34 STRUCTURAL SYSTEMS:
Seal gaps and holes at plumbing penetrations in drywall. The following locations were noted:
- SS-35 STRUCTURAL SYSTEMS:
Settlement cracks were noted at the tape joint in the drywall. The following locations were noted:
- SS-36 STRUCTURAL SYSTEMS:
There is evidence of previous patch work and or painting on the interior finishes. This condition may limit the inspector’s visual observations and ability to render accurate opinions as to the performance of the structure. Recommend contacting homeowner for more information. The following locations were noted:
- SS-37 STRUCTURAL SYSTEMS:
Settlement cracks were noted at the tape joint in the drywall. The following locations were noted:
- SS-38 STRUCTURAL SYSTEMS:
Paint is peeling on the ceilings. This is a common occurrence due to high moisture, or improperly conditioned spaces, recommend repainting to help prevent further deterioration.
- SS-41 STRUCTURAL SYSTEMS:
Uneven or sloping floors were noted. Sometimes in older homes minor slopes may be due to construction methods at that time, however if floors are sloping more than normal it is recommended that some follow up investigation be made. Sloping floors can be caused by foundation movement or from structural issues usually on upper floors. Floors were noted to be sloped. The following locations were noted: kitchen, front entry, 2nd floor left rear bedroom, 2nd floor right rear bedroom
- SS-42 STRUCTURAL SYSTEMS:
Cracks were noted in the pavement. These are cosmetic in nature at this time. Recommend sealing to help prevent further deterioration. The following locations were noted:
- SS-43 STRUCTURAL SYSTEMS:
The carpet is stained. The following locations were noted:
- SS-44 STRUCTURAL SYSTEMS:
The floor is squeaking/popping. May want to re-secure wood underlayment to help prevent squeaking/popping. The following locations were noted: throughout 2nd floor
- SS-45 STRUCTURAL SYSTEMS:
The door is weathered or has lost its protective value. Recommend painting or sealing the door to help prevent further deterioration. The following locations were noted:
- SS-46 STRUCTURAL SYSTEMS:
The door hits the frame when closing. The following locations were noted: office, primary bedroom
- SS-48 STRUCTURAL SYSTEMS:
The door is not latching properly. The following locations were noted: garage bath, 2nd floor right rear bedroom, 2nd floor right front bedroom closet, 2nd floor right front bedroom
- SS-49 STRUCTURAL SYSTEMS:
The door is cracked or damaged. The following locations were noted:
- SS-50 STRUCTURAL SYSTEMS:
Door stops were missing or damaged and should be repaired or replaced to help prevent damage to walls.
- SS-52 STRUCTURAL SYSTEMS:
A free-swinging door (commonly referred to as a 'ghost door') was observed, which may indicate minor foundation settlement or structural movement affecting the door frame alignment. While no major structural issues were identified at the time of inspection, further evaluation by a qualified contractor or foundation specialist is recommended if other indications of movement is noted. (Various locations)
- SS-54 STRUCTURAL SYSTEMS:
The home contains cord drawn window coverings such as shades, blinds, curtains, drapery or other cord-operated products, which in recent years have been deemed a safety hazard by the Consumer Product Safety Commission (CPSC). It is recommended that corded window coverings be replaced with non-corded gravity type window coverings.
- SS-55 STRUCTURAL SYSTEMS:
Sealant is needed around the interior of the windows between the window framing and the drywall to help prevent water penetration. The following locations were noted:
- SS-56 STRUCTURAL SYSTEMS:
The window did not stay open when tested. The following locations were noted:
- SS-57 STRUCTURAL SYSTEMS:
The stairs are squeaking, may want to secure.
- SS-58 STRUCTURAL SYSTEMS:
The fireplace firebox and flue are dirty, recommend cleaning.
- SS-59 STRUCTURAL SYSTEMS:
There are cracks noted in the liner or base of the firebox, recommend sealing cracks to help prevent further deterioration.
- SS-61 STRUCTURAL SYSTEMS:
There are indications of water penetration to the ceiling evident mainly by staining and high moisture content. Unable to determine condition of the underlying materials. The following locations were noted:
- SS-62 STRUCTURAL SYSTEMS:
Mold like stains are present. Recommend contacting our office to schedule an evaluation and mold testing to determine the type of mold and identify the source of contamination. The following locations were noted:
- SS-63 STRUCTURAL SYSTEMS:
Although fences are not inspected it was noted the gate is not latching properly.
- SS-64 STRUCTURAL SYSTEMS:
There were signs of possible Wood Destroying Insects. Recommend contacting a pest control specialist for verification, recommendations and/or treatment options. The following locations were noted:
- SS-65 STRUCTURAL SYSTEMS:
Although fences are not inspected it was noted that the fence is showing some signs of damage or deterioration.
- SS-66 STRUCTURAL SYSTEMS:
There are mold like stains under the sink. The following locations were noted:
- ES-1 ELECTRICAL SYSTEMS:
There is no visible bond to the ground or neutral bar in the panel box as recommended.
- ES-3 ELECTRICAL SYSTEMS:
The breakers in the main electrical panel are partially labeled.
- ES-4 ELECTRICAL SYSTEMS:
During the inspection, a breaker was noted to be tripped. For safety reasons, the inspector does not reset breakers, as doing so could indicate an underlying electrical issue. It is recommended that a qualified electrician evaluate the circuit to determine the cause of the trip and make any necessary repairs. The following breakers were noted: 50
- ES-5 ELECTRICAL SYSTEMS:
Unable to verify bonding at the gas line, bonding is usually done at the gas meter or at the gas line to the water heater or furnace. Recommend having the bonding verified to help protect from damage to appliances or electrical shock.
- ES-6 ELECTRICAL SYSTEMS:
Unable to verify bonding at the water line, bonding is usually done at an exterior hose bib or at the water line to the water heater. Recommend having the bonding verified to help protect from damage to appliances or electrical shock.
- ES-7 ELECTRICAL SYSTEMS:
Not all the recommended electrical receptacles are GFCI (Ground Fault Circuit Interrupter) protected in one or more of the following areas: bathrooms, lavatory, garage and accessory building if accessible, outdoor receptacles, crawlspace, basement, receptacles that serve the kitchen counter, receptacles that are located within 6' of the outside edge of a sink, shower or bathtub, laundry room, indoor damp or wet location's, kitchen dishwasher receptacle, electric heated floors and electric water heaters. The following locations were noted: kitchen, laundry, bar area, garage bath, primary bathroom, 2nd floor en-suite bathroom, 2nd floor guest bathroom, attic
- ES-8 ELECTRICAL SYSTEMS:
There is no receptacle at the A/C unit outside. It is recommended to have power for maintenance purposes.
- ES-9 ELECTRICAL SYSTEMS:
The electrical receptacle or box is loose, recommend securing to help prevent electrical hazards. The following locations were noted:
- ES-10 ELECTRICAL SYSTEMS:
The carbon monoxide detectors were not noted in the recommended locations. It is now recommended that carbon monoxide detectors be located outside sleeping areas and at least one on each floor when gas appliances are installed.
- ES-11 ELECTRICAL SYSTEMS:
The ceiling fan(s) wobbles. The following locations were noted: primary bedroom
- ES-12 ELECTRICAL SYSTEMS:
Light fixture globe is missing or damaged. The following locations were noted: primary bedroom
- ES-13 ELECTRICAL SYSTEMS:
Switch plate is broken or missing, recommend replacing covers to help prevent electrical shock. The following locations were noted:
- ES-15 ELECTRICAL SYSTEMS:
Receptacle plate is broken or missing, recommend replacing covers to help prevent electrical shock. The following locations were noted:
- ES-16 ELECTRICAL SYSTEMS:
Some or all of the bulbs in the light fixture(s) did not respond to normal controls. Recommend replacing or installing bulb(s) to verify fixture is operating correctly in all non-functioning fixtures. Some fixture may be on motion or photo cells and are not tested during the inspection. The following locations were noted: 2nd floor hallway
- ES-17 ELECTRICAL SYSTEMS:
Exposed bulbs are no longer allowed in clothes closets. Although once common, utility fixtures with bare or unprotected bulbs are not allowed. Light bulbs must be fully enclosed in a globe or other housing fixture.
- ES-18 ELECTRICAL SYSTEMS:
Smoke detectors were not noted in all recommended areas. Smoke detectors should be located in all bedrooms and in hall way leading to bedrooms and at least one on each floor.
- HVAACS-2 HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS:
There is no drip leg or sediment trap for gas line on the furnace. This helps prevent trash from clogging jets.
- HVAACS-7 HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS:
There are signs of leaves or debris inside the outside condensing unit, recommend cleaning.
- HVAACS-8 HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS:
Extensive rust was noted in the drain pan. Recommend changing pan to help prevent future leaks.
- HVAACS-9 HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS:
Registers are showing signs of growth, recommend cleaning vents and ducts as needed. Air sampling will most likely not identify microbial growth, however a swab or tape sample will determine if there is microbial growth.
- HVAACS-10 HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS:
Registers are rusting. The following locations were noted: various locations
- HVAACS-11 HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS:
Some of the ductwork insulation is damaged or missing in the attic.
- HVAACS-12 HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS:
The ducts were not hung properly with webbing material. Ducts must be supported and stretched as straight as possible with no kinks that obstruct air flow.
- PS-1 PLUMBING SYSTEM:
Undermounted sinks require sealant between the sink and counter top to help prevent water penetration to the surfaces below. Recommend sealing or repairing seal to help prevent water penetration and potential moisture damage to the underlying materials. The following locations were noted:
- PS-2 PLUMBING SYSTEM:
There is a leak at the valve stem on the exterior water faucet, recommend tightening packing nut, adding packing cord or replacing packing if needed. The following locations were noted:
- PS-3 PLUMBING SYSTEM:
There is a water leak at the base of the faucet, recommend repair or replacement. The following locations were noted:
- PS-4 PLUMBING SYSTEM:
Unapproved gas valves were noted, recommend changing all unapproved gas valves. These valves are designed with a spring at the bottom of the valve which weaken over time causing gas to leak when operated. Although they may not be leaking at the time of inspection they have a high likely hood of leaking when operated. The following locations were noted:
- PS-5 PLUMBING SYSTEM:
The tub/shower enclosure sealant is showing signs of discoloration. Sealant repairs are recommended to help prevent water penetration to the underlying materials. Unable to determine condition of underlying materials. The following locations were noted:
- PS-6 PLUMBING SYSTEM:
There is no hot water present. Recommend a licensed plumber be consulted for further evaluation and/or repairs. The following locations were noted: garage bath
- PS-7 PLUMBING SYSTEM:
Recommend sealing the tub to help prevent water penetration to underlying materials. The following locations were noted:
- PS-8 PLUMBING SYSTEM:
All tub shower faucets and spouts should be sealed to help prevent water penetration behind the fixture.
- PS-9 PLUMBING SYSTEM:
The commode is loose from the tank to bowl and needs to be secured to help prevent leaking. The following locations were noted: primary bathroom water closet, 2nd floor guest bathroom
- PS-10 PLUMBING SYSTEM:
The tub/shower enclosure needs caulk/grout repair to help prevent water penetration to the underlying materials. Unable to determine condition of underlying materials. The following locations were noted:
- PS-11 PLUMBING SYSTEM:
The house is plumbed with the majority of the original galvanized pipe. Galvanized piping has a life expectancy of 40 to 50 years depending on condition of water and origin of the piping. Galvanized pipes may need future repair or replacement.
- PS-12 PLUMBING SYSTEM:
There are uninsulated water supply lines routed through the attic. Recommend all uninsulated supply lines be properly insulated to help prevent damage to the pipes in freezing weather.
- PS-13 PLUMBING SYSTEM:
The sink drain stopper is not attached. The following locations were noted: primary bathroom left sink
- PS-14 PLUMBING SYSTEM:
The sink drain stopper is not sealing/functioning. The following locations were noted: 2nd floor en-suite bathroom, 2nd floor guest bathroom both sinks
- PS-15 PLUMBING SYSTEM:
The tub drain stopper is not sealing/functioning. The following locations were noted: 2nd floor guest bathroom
- PS-16 PLUMBING SYSTEM:
The bath tub drains slow. The following locations were noted: 2nd floor guest bathroom
- PS-17 PLUMBING SYSTEM:
Indications are that there are open DWV pipes that terminate in the attic. This should be considered a health hazard and should be remedied immediately. The termination of DWV stacks in to an attic allows moisture and odors into the attic space.
- A-2 APPLIANCES:
At the time of inspection, no readily accessible electrical disconnect was observed for the dishwasher. According to current electrical code requirements (NEC 422.31), a means of disconnect—such as a plug and receptacle under the sink or a dedicated switch—must be accessible to allow for safe servicing of the appliance. It is recommended to have a qualified electrician evaluate and install an appropriate disconnect if one is not present or accessible.
- A-3 APPLIANCES:
The food waste disposer is rusted and motor is seized up and humming when turned on. Recommend using an allen wrench to free up the motor to free up rust in unit. Replace if needed.
- A-4 APPLIANCES:
At the time of inspection, no readily accessible electrical disconnect was observed for the disposal. According to current electrical code requirements (NEC 422.31), a means of disconnect—such as a plug and receptacle under the sink or a dedicated switch—must be accessible to allow for safe servicing of the appliance. It is recommended to have a qualified electrician evaluate and install an appropriate disconnect if one is not present or accessible.
- A-9 APPLIANCES:
The lock for the overhead garage door has not been removed or disabled as recommended by the electric garage door manufacturer.
- OS-3 OPTIONAL SYSTEMS:
The main pool pump was producing an abnormal/irregular noise. The pump was not able to be run long enough to fully test operation, as continued operation could cause further damage. Recommend further evaluation and any necessary repairs by a qualified pool service contractor prior to continued use.
- OS-4 OPTIONAL SYSTEMS:
The grout is deteriorated in several locations around the pool decking/coping.
- OS-5 OPTIONAL SYSTEMS:
Recommend sealing between deck and coping to help prevent water penetration between causing soil to wash away and pavement to settle.
- OS-6 OPTIONAL SYSTEMS:
The surface of the pool is worn. Unable to determine the condition of underlying materials. The following locations were noted: throughout
- OS-7 OPTIONAL SYSTEMS:
The cleaner pump is not operating.
- OS-8 OPTIONAL SYSTEMS:
There are minor cracks in the decking around the pool. These cracks are considered cosmetic only unless otherwise noted.
- OS-9 OPTIONAL SYSTEMS:
Improper gates to back yard pool area. The gates around the pool should be at least 48" tall ,self closing, self latching, open outward, latch inside at least 3" below top of gate and can be locked with no opening over a 1/2" within 18" of the latch.
- OS-10 OPTIONAL SYSTEMS:
If the home serves as one side of the pool barrier, the home-owner shall install an audible alarm on all doors leading to the pool area and make sure the doors have self-closing and self-latching devices or locks beyond the reach of children to prevent them from opening the door and gaining access to the pool.
- OS-11 OPTIONAL SYSTEMS:
Windows that allow direct access to pools should be permanently sealed or prohibited from being opened more than 4" and allowing direct access to small children. Any window located within 5' of the water's edge and less than 5' off the ground should contain safety glass to help prevent personal injury in the event of a fall.
Recommended Maintenance Items
- SS-29 STRUCTURAL SYSTEMS:
There are signs of growth on exterior brickwork/siding, recommend cleaning to help prevent deterioration.
- PS-18 PLUMBING SYSTEM:
Although the T&P (Temperature & Pressure relief valve) was tested and found to be operating as intended at the time of the inspection, it is recommended by most, if not all manufactures that the T&P valve be replaced every three to five years.
Recommended Improvements
- SS-2 STRUCTURAL SYSTEMS:
All trees should be located no closer than 15' from structure to help prevent foundation movement. You may want to keep larger trees trimmed to help slow further root growth and future foundation movement as removing older trees may cause voids under the slab from dying root systems.
- SS-5 STRUCTURAL SYSTEMS:
Fill dirt is needed along the foundation or in the yard. The following locations were noted:
- SS-12 STRUCTURAL SYSTEMS:
Tree limbs should be kept trimmed at least 5' from roof to help prevent damage to the roof during windy conditions.
- SS-13 STRUCTURAL SYSTEMS:
Due to granular loss on portions of the roof these portions of the roof coverings may age prematurely. This is often due to normal wear due to the age of the roof.
- SS-14 STRUCTURAL SYSTEMS:
A growth was noted on the roof surface which is primarily caused by moisture retention due to factors like humid climates, clogged gutters, overhanging tree branches, poor ventilation, and standing water, which provides the ideal environment for algae spores to germinate and thrive. It is recommended that a roofer or roof washing company that specializes in soft washing be contacted to further evaluate and remedy the situation as necessary.
- A-5 APPLIANCES:
Filter is missing and needs to be replaced.
- A-6 APPLIANCES:
There was no exhaust vent fan installed. It is required for all bathrooms to have a vent fan or operable window to help remove moisture from these areas. The following locations were noted: primary bathroom
- A-7 APPLIANCES:
Although a bath exhaust fan is not required with an operable window it is recommended that one be added to help remove moisture from this area since most people do not open windows to remove moisture in this day and time. The following locations were noted: 2nd floor en-suite bathroom, 2nd floor guest bathroom
Due Diligences
- OS-13 OPTIONAL SYSTEMS:
It is strongly recommended that prior to closing, the buyers have the sewer lateral inspected. Often times, the sewer lateral can be affected in many ways that are not visible during a home inspection and can lead to costly repairs. Damage to the sewer lateral can occur from settling soil, age, blocked or backed up lines and root intrusion from mature trees.
- OS-14 OPTIONAL SYSTEMS:
The National Fire Protection Association (NFPA) and the Chimney Safety Institute of America (CSIA) recommend annual inspections for a safe and efficient chimney. The chimney's ability to draft efficiently is a vital component of building science as the chimney is used to remove damp or stale air from the home regardless of its yearly usage and should be inspected annually for that reason. Inspections are often required by homeowner's associations, insurance companies, and municipal authorities; they’re also required when you buy or sell your home. Contact our office today to schedule your level 2 Chimney Inspection.
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TREC Inspector License No. 24950-Pl
TREC Inspector License No. 24834-PI