Company Information

HomePro Inspection Inc

423-301-1000
roger@homeproinspection.com
https://HomeProInspection.com

Inspected by: Roger Williamson

TN State Inspector #: 226 TN

Published Report


How to Read This Report

This digital report or a printed version of this report should only be viewed in full color where the photos are discernible and on a device where the report page width is no less than 8.5" wide. Please note, Right and Left of the building are determined as facing the front of building shown on the report cover. The client has the duty and obligation to read the entire report. Feel free to reach out to the inspector should you have any questions or concerns.

This report is designed to inform the client of obvious major structural deficiencies, inoperative conditions and the presence of noticeable, detrimental moisture issues for areas inspected. Additionally, the inspection report may advise regarding notable safety concerns and appropriate upgrades recommended by the inspector that you should consider and act on when appropriate. Please note, undesirable conditions pertaining to this inspection may be present and unreported for concealed areas and areas with limited or blocked access.

Photos

Photos included in this report are intended to help describe a reported item or area only. The photos, while representative, may not encompass the full scope of work required to correct the item or area listed. Repairs should be based on actual condition of property and not solely on the photos included in this report. Note, when viewing photos in the online report, clicking on a photo will zoom in and enlarge the photo. Clicking on a photo a second time will enlarge and zoom in on the photo one more time.

Repairs

Repairs or corrections needed at the inspected property should be completed by competent qualified professions familiar with the type of work being performed. Obtain competitive bids as needed. Obtain further evaluation when needed.

Getting the Information to You

This report is designed to deliver important and technical information in a way that is easy to access and understand. The best way to get the layers of information that are presented in this report is to read your report online in the HTML format, which will allow you to expand your learning about the inspected property. You will notice some words or series of words highlighted in blue and underlined – clicking on these will provide you with a link to additional information, if desired. Other text colors, if present, have no real meaning. Please read all written text.

This report can also be printed on paper or to a PDF document.

Chapters and Sections

This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin when viewing the report online.

Observation Labels

Narrative observation labels are defined here. Some of the following observation labels may not appear in all reports. Hazardous, Key Concerns and Further Evaluation observation label types, if used, will appear in the report and in the summary. All other observation labels, when used, appear only in the report and will not appear in the summary. All narrative observation label types are labeled, and numbered to help differentiate each reported narrative observation. When narrative observation labels are given a color, the specific color used has no meaning. Some observation labels are given a specific icon to group the observation types. The specific icon used also has no meaning.

Observation labels and colors used for reporting are:

  • Key Concerns:
    Observations listed as key concerns will typically include inoperative equipment, common and significant corrections needed for plumbing, electrical, heating/cooling, structure, interior and exterior areas including the roof covering. When used, this observation will appear in the report and in the summary.
  • Further Evaluation:
    Observations listed as further evaluation need a more extensive or technically exhaustive evaluation. For areas where corrections may not be straight forward or where a proper plan should be developed to implement corrections, then further evaluation is recommended. To obtain further evaluation is to hire a specialist that is highly experienced in the repair or correction of a specific item or area. Some observations listed under other labels that also require further evaluation will appear under the other label only. When used, this observation will appear in the report and in the summary.
  • Periodic Maintenance Needed:
    Observations listed as periodic maintenance needed are items or areas that are expected to have maintenance performed at some interval. Maintenance neglect may be from lack of maintenance knowledge or lack of adequate funding for periodic maintenance. Some irregular or substandard installations may need more frequent maintenance until properly replaced. Start dates and intervals for periodic maintenance are a matter of personal judgment. When used, this observation will appear only in the report.
  • Safety Concerns:
    Observations listed as safety concerns are items or areas listed to help reduce the risk of personal injury. Safety standards and expectations change. Consideration should be given to evaluate and act upon your risk exposure to help reduce the risk of personal injury. Some observations listed under other labels that are also safety concerns will appear under the other label only, such as electrical repairs, which almost always pose some safety risk. Some safety concerns may also be considered improvements but will fall under the safety concerns label if deemed more appropriate. When used, this observation will appear only in the report.
  • Routine Correction Needed:
    Observations listed as routine correction are not unusual for the type and age property inspected. These routine items are typically not recurring and once properly corrected should not require repetitive correction. When used, this observation will appear only in the report.
  • Monitor:
    Observations listed as monitor are typically items or areas that need subsequent observations and should be monitored over time to obtain historical data. These items may or may not require correction in the future based upon their performance over time. If you are unable to do the monitoring, the inspector recommends you appropriately schedule monitoring by a qualified competent contractor. Some observations listed under other labels that also may require monitoring will appear under the other label only. When used, this observation will appear only in the report.
  • Improve:
    Observations listed as improve are items or areas that were ready for improvement or upgrade. This label is used for predictable expected opportunities to better the property condition or installation deficiencies that may or may not affect equipment function. Some observations listed under other labels that also may be considered improvements will appear under the other label only. When used, this observation will appear only in the report.
  • Note:
    Notes are general remarks or comments elaborating on descriptions of systems, limitations, restrictions, or other similar conditions present during the inspection. Notes do not appear in the summary.
  • Inspector Informational Note:
    Inspector informational note regarding inspection process.
  • Description:
    Descriptive information for various aspects of the property, equipment, items, or areas noted during the inspection. Descriptions do not appear in the summary.

Summary Page

For convenience, the report contains a summary. The inspector uses the Summary to list non Periodic Maintenance issues that, in his opinion, he would expect to be completed before marketing the home for sale. Be advised, the summary contains only text from the observations listed as Key Concerns, Further Evaluation Needed, Hazardous and when applicable, New Construction Builder Punch List Items. The summary does not show any photos or photo captions that may be listed with an observation. The summary provides the least information for the observations listed.

The report body contains the most information and includes full descriptions, digital photographs, captions, and when applicable, diagrams, videos and hot links to additional information. Refer to the report body when making actual corrections, upgrade or repairs. Please understand that you have a duty and obligation to read the full report.

Summary

Key Concerns

  • L-1 LAUNDRY:

    Clothes Dryer

    Plastic clothes dryer exhaust was observed.

    This type of exhaust is combustible and poses a risk of fire when used with a clothes dryer. Properly install sheet metal exhaust system for clothes dryer that exhausts directly to an exterior area for safety and that is compatible with your clothes dryer.

  • B-1 BATHROOM:

    Location Full Bathroom Upstairs Right ──── ────

    Area: Vanity Sink 

    Vanity cabinet was loose and should be properly secured in place to help prevent unwanted leaks.

  • B-2 BATHROOM:

    Location Full Bathroom Upstairs at Hall ──── ────

    Area: Bathing Faucet

    Faucet was loose. Properly secure faucet as needed.

  • B-3 BATHROOM:

    Location Full Bathroom Upstairs at Hall ──── ────

    Area: Bathing Faucet

    Tub spout was loose. Properly secure tub spout as needed to help prevent leaks.

  • B-4 BATHROOM:

    Location Full Bathroom Upstairs at Hall ──── ────

    Area: Vanity Sink 

    Vanity cabinet was loose and should be properly secured in place to help prevent unwanted leaks.

  • B-5 BATHROOM:

    Location Full Bathroom Main Level Right Master ────

    Area: Bathing Area

    Active drips or leaks were observed beneath hydro massage tub into crawl space. Make proper repairs as needed to correct leak. Repair any affected areas damaged by leaks if present.

  • P-1 PLUMBING:

    Water Heater ──── ────

    Water heater relief valve had a discharge extension pipe that was not rated for hot water and this pipe should be properly replaced. Refer to Relief Valve Instructions properly correcting as needed for function and safety.

    • PVC piping is not rated for use with hot water and should not be used at water heater. 
  • CS-1 CENTRAL SYSTEM:

    Service walkway to furnace in attic was missing or incomplete. ────

    Furnaces installed inside attic areas should have a secured 24" wide walkway and a 30" deep service platform running the length of the control side of the furnace to provide minimum reasonable access for maintenance of the furnace. Correction was needed for safety of service personnel and to reduce property owner liability exposure. Properly correct to meet your needs.

  • CD-1 Central Ductwork:

    Ductwork System served upstairs area ────

    Ductwork insulation observed in need of correction for some areas. Have a competent heating contractor check all ductwork properly correcting where needed.

    • Ductwork insulation observed damaged at attic
  • GAF-1 Gas Appliance Flue:

    Furnace System served upstairs area ────

    Gas appliance metal flue needed correction.

    Gas appliance metal chimney flue appeared too close to combustible roof decking and should be properly corrected for safety. A single wall metal flue generally needs six inches clearance away from combustibles while a double wall metal flue will typically only need one full inch clearance away from combustibles. A competent heating technician should further evaluate and properly correct gas appliance metal flue as needed for safety and function.

  • GAF-2 Gas Appliance Flue:

    Water Heater ──── ────

    Gas appliance metal flue needed correction.

    Gas appliance metal chimney flue appeared too close to combustible roof decking and should be properly corrected for safety. A single wall metal flue generally needs six inches clearance away from combustibles while a double wall metal flue will typically only need one full inch clearance away from combustibles. A competent heating technician should further evaluate and properly correct gas appliance metal flue as needed for safety and function.

  • E-1 ELECTRICAL:

    Branch Wiring

    Multiple corrections were needed to improve the safety of the electrical branch wiring. These corrections are usually non-recurring once properly completed. A competent electrical contractor should review the installed branch wiring making proper corrections where needed for both safety and function.

    • Representative Photos Provided
    • Improperly terminated wiring observed at kitchen inside cabinet beneath sink.
    • Improper wire splice observed at upper attic area near furnace.
    • Properly secure dangling electrical wiring at crawl space.
  • E-2 ELECTRICAL:

    Lighting

    Service lighting was missing for Furnace at Attic. Existing lighting at area did not properly illuminate service area for appliance and additional lighting should be installed.

    Equipment requiring periodic servicing should have permanent lighting installed near such equipment that illuminates the control side of the equipment. This service lighting should be controlled by a switch that is installed at the entry point to the area where the equipment is installed. Consider properly adding additional lighting where needed near such equipment for improved safety and to facilitate servicing equipment when needed. 

  • AL-1 ATTIC LADDER:

    Both attic ladders were observed ready for corrections now and before use to improve the function and safety aspects of the attic ladder. Refer to the full report for additional information and photos regarding obvious corrections recommended now for the attic ladder area. A competent qualified contractor capable of reading and following the manufacturer installation instructions should check all attic ladder areas. Make attic ladder functional, safe and structurally sound where needed.

  • S-1 STRUCTURE:

    Some damage was present at wooden floor system. Some irregular construction was observed. Proper repairs and corrections would improve strength of structure. Budget proper repairs, correction or replacement for safety and function. Obtain further evaluation now for entire area to determine extent of repairs, corrections and proper repair methods for damaged areas. Verify cause of damage has been cured, then properly repair affected areas where needed.

    • Some floor framing was damaged and unrepaired.
    • Some floor framing was damaged and partially repaired.
    • Some floor framing was missing joist hangers and was separating.
  • M-3 MOISTURE:

    Plastic sheeting, vapor retarder, was not observed properly covering some soil areas inside the underfloor crawl space. A vapor retarder is an important measure to reduce moisture inside underfloor crawl spaces and should be properly added to cover soil areas where omitted or missing.

    • Vapor retarder was not present at crawl space beneath front porch.
  • R1-1 ROOF:

    Roofing covering was ready for corrections now.

    A competent roofing contractor should check entire roof system and associated flashings. Properly repair or replace roof covering system as needed. 

    Roof Covering was Ready for Correction

    • Some shingles observed worn.
    • Moss should not be growing on shingles as it can cause premature failure of shingles.
    • Possible roof leak above garage near attic ladder.

Further Evaluations

  • M-1 MOISTURE:

    Wet moisture stains were observed at garage. 

    Stains are evidence of an undesirable moisture condition. Further evaluation is needed to determine exact source of unwanted moisture. Properly correct source of moisture. Take steps to prevent recurrence. Properly repair affected areas as needed.

    • Wet moisture stains were observed at garage ceiling near attic ladder.
    • Moisture stains were confirmed wet with a moisture meter.
    • Standing water was not present.
  • M-2 MOISTURE:

    Wet moisture stains were observed at interior. 

    Stains are evidence of an undesirable moisture condition. Further evaluation is needed to determine exact source of unwanted moisture. Properly correct source of moisture. Take steps to prevent recurrence. Properly repair affected areas as needed.

    • Kitchen ceiling observed wet after running water at upstairs bathrooms.
    • A small amount of water was observed on kitchen floor beneath wet ceiling. Inspector towel dried floor.
  • V-1 VENTILATION:

    Crawl spaces either should be properly ventilated or properly encapsulated. Encapsulated crawl spaces must have a conditioned air space to help control moisture. 


    When ventilating a crawl space, it is important to have proper intake and exhaust venting to provide adequate cross ventilation. 


    When a properly encapsulated crawl space is desired, the air space inside the encapsulated area should be properly conditioned to help control moisture in this area. Conditioning of the crawl space air is accomplished either by properly modifying the existing central heating/cooling ductwork or installing a properly sized dehumidifier with a system of fans.


    Proper ventilation or proper encapsulation was not observed at crawlspace when inspected to help prevent moisture and condensation problems. Obtain further evaluation to determine best solution for your situation properly correcting to meet your needs.

The Full Report

About the Inspection Process

Home Inspection: Scope and Purpose of a Home Inspection

Inspector Informational Note:

The Scope and Purpose of a Home Inspection

Purchasing property involves risk

The purpose of a home inspection is to help reduce the risk associated with the purchase of a structure by providing a professional opinion about the overall condition of the structure. A home inspection is a limited visual inspection and it cannot eliminate this risk. Some homes present more risks than others. We cannot control this, but we try to help educate you about what we don’t know during the inspection process. This is more difficult to convey in a report and one of many reasons why we recommend that you attend the inspection.


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 home buyers.

Home Inspection Agreement

Inspector Informational Note:

Inspection Agreement

Major Structural and Electromechanical Inspection

HomePro Inspection, Inc. agrees to conduct an inspection for the purpose of informing the CLIENT of major deficiencies in the condition of the property in accordance with the Standards as set forth by the American Society of Home Inspectors (ASHI) and the State of Tennessee. The inspection and written report are performed and prepared for the sole, confidential and exclusive use and possession of the CLIENT; the report is nontransferable.


The written report will include the following only:

  • general exterior, including roof, siding, windows, chimney, drainage and grading
  • structural condition of foundation & frame
  • electrical, plumbing, hot water heater, heating and air conditioning
  • general interior, including ceilings, walls, floors, windows, insulation and ventilation


Maintenance and other items may be discussed but they are not a part of the inspection. The report is not a compliance inspection or certification for past or present governmental codes or regulations of any kind and is only based on the inspector’s opinions.


It is understood and agreed that the inspection will be of readily accessible areas of the building and is limited to visual observations of apparent conditions existing at the time of the inspection only. Latent and concealed defects and deficiencies are excluded from the inspection; equipment, items and systems will not be moved or dismantled. When the inspection is for only one or a limited number of systems or components, the inspection is limited to only those systems or components that were inspected. Detached structures are not included. HomePro Inspection, Inc. will be under no obligation under any circumstances for any further follow-up inspection.


ENVIRONMENTAL HAZARDS including Asbestos, Mold, Fungus, Lead, Radon, Cockroaches, Rodents, Pesticides, Treated Lumber, Mercury, Carbon Monoxide, Urea Formaldehyde, Toxic Wastes, Polluted Water, Contaminants and all Pollutants and Hazardous Materials or other similar environmental hazards are not part of this Home Inspection. In addition, no inspection for household insects or unwanted animals will be done.


This report does not address Subterranean Systems or system components for Sewage Disposal, Water Supply, or Fuel Storage or Delivery. Auxiliary systems such as Alarm, Security, Intercom, other low voltage wiring, Generator, Private Water, Sprinkler, Elevator, Central Vacuum, Refrigerators, Laundry Equipment, Solar, Swimming Pools, Hot Tubs, Saunas, Space Heaters, Window Air Conditioners and or any system not considered a part of the major building systems are not a part of the inspection process.


The parties agree that the HomePro Inspection, Inc., and its employees and agents, assume no liability or responsibility for the cost of repairing or replacing any unreported defects or deficiencies, either current or arising in the future, or for any property damage, consequential damage or bodily injury of any nature. THE INSPECTION AND REPORT ARE NOT INTENDED AS A GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED INCLUDING REGARDING THE ADEQUACY, OR PERFORMANCE OF ANY INSPECTED STRUCTURE, ITEM OR SYSTEM. THE HOMEPRO INSPECTION, INC. IS NOT AN INSURER OF ANY INSPECTED CONDITIONS.


It is understood and agreed that should HomePro Inspection, Inc. and/or its agents or employees be found liable for any loss or damages resulting from a failure to perform any of its obligations, including but not limited to negligence, breach of contract or otherwise, then the liability of HomePro Inspection, Inc. and/or its agents or employees, shall be limited to a sum equal to the amount of the fee paid by the CLIENT for the Inspection and Report.


The parties agree that the faxed or digital copy of the agreement is to be relied upon in lieu of the original.

Acceptance and understanding of this agreement are hereby acknowledged:

General Comments

Building Characteristics, Conditions and Limitations

Type of Building : Single Family Home

Site Built

Approximate Square Footage: 3100

Approximate Year of Original Construction: 1987

Weather during the inspection: Cloudy

Approximate Low Temperature During Inspection: 45[F]

Approximate High Temperature During Inspection: 50[F]

Ground/Soil surface conditions: Damp

INTERIOR

Access

Furniture, Property

Note:

Access and visibility was limited at interior areas as furnishings and personal property were present.

Walls

Wall Materials: Drywall

Some wear noted. Recondition as desired.

Recondition Your Standard

Periodic Maintenance Needed:

Properly recondition area to your standard.

Ceilings

Ceiling Materials: Drywall

Some settlement type cracking observed.

Recondition Your Standard

Periodic Maintenance Needed:

Properly recondition area to your standard.

Flooring

Floor Covering Materials: Engineered Wood, Carpet, Tile

Some wear noted. Recondition as desired.

Doors at Interior

Doors at Interior: Serviceable, fulfilling its function

Doors to Exterior

Doors to Exterior: Serviceable, fulfilling its function

Glazing/Glass

Insulated glass was present.

Visibility Obscured

Periodic Maintenance Needed:

Obscured visibility was observed at insulated glass at some windows. Obscured visibility at insulated glass can be caused by failure of the seal between the layers of glass, failure of the UV protective film or other cause. Replacement of the glass is typically the best method to cure this problem. Check all areas. Properly replace or repair all obscured or damaged glass as needed.

Cracks / Breakage: Broken

Periodic Maintenance Needed:

Broken window glass such as at master bedroom should be replaced for safety and to reduce conditioned air loss. Replace any broken or cracked glass as needed.

Windows

Metal framed windows were present.

Vinyl framed windows were present.

Escape and Rescue, Screens

Improve:

Consider upgrade for escape and rescue window openings. Window for one or more possible sleeping areas did not appear to meet modern safety standards for an emergency escape or a rescue opening from a sleeping room. Evaluate your risk exposure correcting or making contingency measures as needed. Consider this area for appropriate upgrade or improvement.

Note:

Window screens are not required on homes with central cooling system air conditioning. Install window screens where missing, if desired.

Window List, Windows Consider Replacement With Siding

Periodic Maintenance Needed:

A representative number of windows were inspected. Windows were ready for corrections. Window conditions observed appear below in a bulleted list below. Check all windows correcting as needed for function and safety. 

 

  • Some window operation could be improved.
Improve:

Consider replacing windows in conjunction with replacing siding so that new construction type windows may be installed. When new construction type windows are installed with siding replacement then both areas can be properly flashed similar to new construction producing a longer lasting installation and lessening the chance of undesirable moisture transfer.

Stairs/Railings Interior

Diagram: Older Railing & Stairs

Safety Concerns:

Railings and Stairs, as expected, appeared older and did not meet current safety standards. Railings and stairs were ready for modernization for improved safety. Evaluate your risk exposure. Consider proper repair or replacement of stairs and railings where needed now for safety and function.

Step at Bathroom

Safety Concerns:

Stairs at bathroom poses fall risk, consider for safety upgrade.

GARAGE

HINGED DOOR at GARAGE to LIVING SPACE

Door Condition: Hinged Door at Garage to Living Space with Window

Improve:

A door with window glass typically should not be used as an entry door from a garage area into a living space. Evaluate your risk exposure and consider upgrade to an appropriate door rated for separation between garage and living space for improved safety.

GARAGE AREA

GARAGE TYPE: Attached

Garage Floor Location: At Ground

Garage Restrictions: Excess Stored Items

Note:

Excess stored items were present at garage when it was inspected limiting view and access to most areas of garage.

Garage Separation from Living Space: Drywall Missing Ceiling/Wall, Drywall Missing Ceiling Attic Ladder

Improve:

Ceiling and wall area separating the garage area from the living space area was exposed or not completely covered with drywall. Should a fire occur at an attached garage area, properly installed drywall on framing, where needed, can offer some assistance to slow the spread of fire and smoke from the garage area to living areas. Consider this area for an appropriate improvement or upgrade.

Improve:

Ceiling framing separating the garage area from the living space was exposed or not completely covered with drywall. Additionally, an attic ladder was observed at the ceiling area which means that a large opening was present through the ceiling.


Should a fire occur at an attached garage area, properly installed drywall on framing, where needed, can offer some assistance to slow the spread of fire and smoke from the garage area to living areas. Consider this area for an appropriate improvement or upgrade.

Garage Floor: Floor Cracks Multiple

Monitor:

Multiple cracks observed at garage concrete floor. Monitor area budgeting repairs as needed should condition worsen.

________________________________________________________________________________________________________________________________________________________________

GARAGE OVERHEAD DOOR: One Installed

Overhead Door Insulation: Partially Insulated

Overhead Door Operation: Tested Using Operator

________________________________________________________________________________________________________________________________________________________________

GARAGE OVERHEAD DOOR OPERATOR: Testing Garage Overhead Door Operators

Inspector Informational Note:

Testing Garage Overhead Door Operators


Garage overhead door operators require periodic maintenance to maintain safe operation. Electric overhead operators are checked for function and safety during the inspection. Modern garage overhead door operators have two safety reversal means, Contact Reversal and Non Contact Reversal. Contact Reversal is when the garage overhead door hits an obstruction and the operator should reverse for safety. Non Contact Reversal is when the electronic eye detects an obstruction without the garage overhead door hitting an object and the operator should reverse for safety.


The Contact Reversal of the garage door operator is tested using a 1.5 inch obstruction on the floor at the center point of the door. If the Contact Reversal requires correction this is typically accomplished by a simple adjustment on the operator but other corrections could also be necessary. See operator owners manual for additional details.


The Non Contact Reversal is tested by obstructing the electronic eyes, if installed properly, while the electric operator is closing the garage overhead door. The installed height of the electronic eyes varies slightly by manufacture but most typically advise installing the electronic eyes no more than six inches above the floor. If the electronic eyes require adjustment this is typically accomplished by remounting or correcting the aim of the eyes but other corrections could also be necessary. See overhead door operator owners manual for additional details. If the electronic eyes are out of alignment the operator will not close the garage overhead door without pushing and holding the wired push button until the garage overhead door is fully closed.

Overhead Door Operator: One Installed

Electronic Eyes / Non Contact Reversal: Eyes Functional

Description:

Attached Garage Overhead Door Operator

Overhead door operator, non contact reversal means, electronic eyes, tested functional.

Contact Reversal: Contact Failed

Safety Concerns:

Attached Garage Overhead Door Operator

Overhead door operator contact reversal means failed pinning an obstruction. It is not uncommon for the garage overhead door operators to require minor adjustment periodically. See overhead door operator owners manual for how to adjust the operator force for correct function. Correct as needed now for improved safety.

KITCHEN

Inspection Process

Kitchen Inspection Process

Inspector Informational Note:

Kitchen Inspection Process

Kitchen inspection was of the readily accessible and visible portions of the kitchen. The kitchen inspection includes the countertops and a representative number of cabinets. Kitchen faucets, when functional, are run for longer than one minute checking for observable leaks and hot/cold orientation.

The following builtin kitchen appliances, where installed, were inspected and on/off operated testing the main function of each appliance using the normal operating controls:

  • Cooktop / Oven / Range (cook surface with integral oven)
  • Microwave
  • Garbage Disposal
  • Trash Compactor

Installed dishwashers are run through a normal cycle. Obvious functional issues and leaks observed around the dishwasher are reported, if present.

Ventilation equipment, such as range hoods, are inspected, on/off operated and are reported as ductless, ducted or recirculating. It is beyond the scope of this inspection to determine the effectiveness of the kitchen exhaust fan, such as to verify air flow quantity or discharge location.

Appliance inspection does not cover clocks, timers, self cleaning function, calibration, automatic functions or optional equipment on appliances. Refrigerators are considered personal property and are not evaluated. Refrigerator presence or absence is noted.

Equipment that appears to be shut down, inoperable or intentionally taken out of service is noted but will not be operated by the inspector. Shut down equipment may be unplugged, breaker off, water off, gas off or otherwise taken out of service.

Installation conditions and functional issues for this area requiring correction should be performed by a competent qualified contractor.

Kitchen

Kitchen Area: Main Level

Description:

Kitchen ────


Countertop: Granite

Serviceable fulfilling its function


Cabinets: Wood painted 

Some wear noted recondition as desired


Floor Covering: Tile 

Some wear noted recondition as desired

────


Sink: Double Bowl Stainless Steel

No leaks were viewed at faucet or visible supply lines or waste drain just beneath the sink.

────


Disposal: Not Present


Dishwasher: Present and ran through a normal cycle without incident


Range: Range (Electric Top/Oven)

Present and On/Off Tested functional


Microwave: Present and On/Off Tested functional

 

Kitchen Exhaust: Ductless in microwave appeared functional


Refrigerator: Present but not evaluated


Trash Compactor: Not Present

 

LAUNDRY

Laundry Connections

Laundry: Appliances Present

Note:

Laundry appliances were present during inspection. ────

Laundry appliances restricted view of laundry connections. Laundry appliances typically do not convey with property. Laundry appliances are not evaluated during inspection. Laundry faucets are not operated when appliances are connected to faucets. Verify your clothes dryer exhaust is functional, safe and properly installed to meet the requirements of clothes dryer manufacturer in use.

Clothes Dryer: Exhaust Should Not Reduce Foundation Ventilation

Improve:

Clothes dryer exhaust should not reduce foundation ventilation. Properly correct clothes dryer exhaust to meet manufacturer requirements and not to interfere with other installed systems.

(L-1) Key Concerns:

Clothes Dryer

Plastic clothes dryer exhaust was observed.

This type of exhaust is combustible and poses a risk of fire when used with a clothes dryer. Properly install sheet metal exhaust system for clothes dryer that exhausts directly to an exterior area for safety and that is compatible with your clothes dryer.

BATHROOM

Inspection Process

Testing Limitations

Inspector Informational Note:

Bathroom Inspection Process

The following opinion was based on an inspection of the readily accessible and visible portions of bathroom areas.

Hand washing faucets, when functional, are run for longer than one minute checking for observable leaks at the faucet and beneath the sink as well as checking Hot/Cold orientation.

Bathing area faucets, when functional, are run for longer than five minutes checking for observable leaks and Hot/Cold orientation.

Toilets, when functional, are flushed no less than two times. Inspector checks for leaks around toilet, checks that toilet fills and shuts off, and checks to see if toilet appears securely mounted.

Effectiveness and discharge locations for mechanical bathroom exhaust vents are not confirmed during inspection.

Installation conditions and functional issues for this area requiring correction should be performed by a competent, qualified contractor.

Bathroom 1

Half Bathroom

Description:

Location 1/2 Bathroom Main Level ──── ──── ────


Hand Washing: Pedestal type ────

No leaks were observed around faucet visible supply lines or waste drain just beneath the sink.

────

────


Toilet: Water tank type Confined seating observed at toilet. Upgrade if needed.  

No Leaks were observed around toilet and it appeared secured in place.  


Ventilation: ──── 

Fan on/off tested operative. Consider exhausting to exterior if needed.


Floor Covering: Tile

Some wear noted. Recondition as desired.

──── 

Bathroom 2

Full Bathroom

Description:

Location Full Bathroom Upstairs Right ──── ────


Bathing Area:  Combination tub and shower

────

────

────


Hand Washing: Vanity with basin ────

────

────

────


Toilet: Water tank type ────  

No Leaks were observed around toilet and it appeared secured in place.  


Ventilation: ──── 

Fan on/off tested operative. Consider exhausting to exterior if needed.


Floor Covering: Tile

Some wear noted. Recondition as desired.

──── 

 

Bathing Area: Tub (Tub Spout Not Flush), Shower Head (Leak at Shower Head)

Periodic Maintenance Needed:

Tub Faucet Upstairs Right ──── ────

Tub spout did not meet flush with tub wall and proper correction was needed to prevent unwanted water from exiting enclosure through opening in wall.

Periodic Maintenance Needed:

Location Full Bathroom Upstairs Right ──── ────

Area: Shower Area

Leak observed at shower head piping. Properly correct as needed.

Ventilation: Vertical

Note:

Verify bathroom vent fan was designed for vertical installation. Properly correct if needed. 

 

(B-1) Key Concerns:

Location Full Bathroom Upstairs Right ──── ────

Area: Vanity Sink 

Vanity cabinet was loose and should be properly secured in place to help prevent unwanted leaks.

Bathroom 3

Full Bathroom

Description:

Location Full Bathroom Upstairs at Hall ──── ────


Bathing Area:  Combination tub and shower

────

────

────


Hand Washing: Vanity with basin ────

────

────

────


Toilet: Water tank type ────  

No Leaks were observed around toilet and it appeared secured in place.  


Ventilation: ──── 

Window present to ventilate bathroom.


Floor Covering: Tile

Some wear noted. Recondition as desired.

──── 

 

(B-2) Key Concerns:

Location Full Bathroom Upstairs at Hall ──── ────

Area: Bathing Faucet

Faucet was loose. Properly secure faucet as needed.

(B-3) Key Concerns:

Location Full Bathroom Upstairs at Hall ──── ────

Area: Bathing Faucet

Tub spout was loose. Properly secure tub spout as needed to help prevent leaks.

(B-4) Key Concerns:

Location Full Bathroom Upstairs at Hall ──── ────

Area: Vanity Sink 

Vanity cabinet was loose and should be properly secured in place to help prevent unwanted leaks.

Bathroom 4

Full Bathroom, Irregular

Description:

Location Full Bathroom Main Level Right Master ────


Bathing Area:  Hydro massage tub and separate shower

Tile work appeared older. Budget upgrade to help prevent leaks.

────

────


Hand Washing: Two basins in vanity ────

No leaks were observed around faucet visible supply lines or waste drain just beneath the sink.

Personal property beneath sink restricted view of area.

────


Toilet: Water tank type Confined seating observed at toilet. Upgrade if needed.  

No Leaks were observed around toilet and it appeared secured in place.  


Ventilation: ──── 

Window present to ventilate bathroom.


Floor Covering: Tile

Some wear noted. Recondition as desired.

──── 

 

Monitor:

Bathroom Location ──── ──── ──── ────

Monitor irregular bathroom installation. Consider this area for upgrade. Make corrections as necessary to meet your needs if not upgrading now.

Bathing Area: Tub (Hydro Massage Tub Motor Improve Access)

Improve:

Hydro Massage Tub ──── ──── ──── ────

Hydro massage tub motor access needed correction or improvement. Hydro massage tub motor areas should be readily, tool free accessible for servicing. Access requirements vary by tub manufacturer. Refer to installation instructions and consider an access upgrade for periodic servicing of area.

(B-5) Key Concerns:

Location Full Bathroom Main Level Right Master ────

Area: Bathing Area

Active drips or leaks were observed beneath hydro massage tub into crawl space. Make proper repairs as needed to correct leak. Repair any affected areas damaged by leaks if present.

PLUMBING

Water Heater

Water Heater

Description:

Water Heater


Size: 50 gallon / Location: Garage ────


Year of Manufacture: 2002 / Fuel: Natural Gas


Water Heater was observed functional during inspection.


Typical service life of a water heater is 8-12 years.

Water heater was very old, consider replacement as preventative maintenance.

Discharge Piping: PVC Not For Hot Water

(P-1) Key Concerns:

Water Heater ──── ────

Water heater relief valve had a discharge extension pipe that was not rated for hot water and this pipe should be properly replaced. Refer to Relief Valve Instructions properly correcting as needed for function and safety.

  • PVC piping is not rated for use with hot water and should not be used at water heater. 

Supply Piping

Supply Piping: Copper

Water Flow at Supply Piping: Adequate

Description:

Adequate functional supply water flow was observed during inspection for water outlets operated. 

Waste Piping

Waste Piping: Plastic

Apparent Vent Piping

Plastic - No Adverse

Description:

Material: Plastic

No adverse conditions were observed, maintain to meet your needs.

Exterior Hose Faucets

Consider Adding at Cooling Unit

Improve:

Exterior Hose Faucet

Consider adding exterior hose faucet near cooling system condensing unit to facilitate cleaning condensing coils.

Performance: Loose, Leaked at Handle

Periodic Maintenance Needed:

Exterior Hose Faucet at Front

Hose faucet observed loose. Properly correct hose faucet installation as needed. 

Periodic Maintenance Needed:

Exterior Hose Faucet at Rear

Water viewed leaking from hose faucet handle when faucet was on. Repair faucet for proper operation.  

Equipment Observed

Plumbing Equipment Observed Present But Not Tested or Evaluated: ________________________________________________________________________________________________________________________________________________________________

Plumbing Supply Piping - MAIN WATER SHUT OFF VALVE - Apparent Location - Note Such Valves are Not Operated: ________________________________________________________________________________________________________________________________________________________________

Property Owner - Plumbing Supply Piping - Shut Off Valve Location: Unknown

________________________________________________________________________________________________________________________________________________________________

Thermal Expansion: About Thermal Expansion

Inspector Informational Note:

Regarding Plumbing System Thermal Expansion: 

Thermal expansion occurs when a tanked water heater operates without any plumbing valves open for a period of time. If the property water meter has a check or backflow preventer valve installed it will prevent the expanding contained water from flowing backwards through the water meter. This expansion causes the water heater pressure relief valve to open briefly releasing a small amount of water if an expansion control device is not present or not working properly. If the pressure relief valve on the water heater opens and does not seal closed properly then active leaks and subsequent damage may occur.

________________________________________________________________________________________________________________________________________________________________

​​

Pressure Reducer: About Pressure Reducing Valves

Inspector Informational Note:

Regarding Plumbing System Pressure Reducing Valves:  

The pressure reducer or pressure regulator in a plumbing system is designed to reduce the water pressure to a reasonable level in an effort to help prevent damage to the plumbing system. For most areas if the utility water pressure is greater than 80 PSI (pounds per square inch) a pressure reducer is needed. For some areas with extremely high utility pressure multiple pressure reducers may be needed installed in series. Pressure reducers are typically factory set for 50 PSI and property water pressure is expected to be between 30 PSI and 80 PSI. Inspector notes presence of pressure reducer when observed. Pressure readings for plumbing system are not part of the inspection performed. 

 

Pressure Reducer Location: Unknown

Improve:

A plumbing system pressure reducer was not located. Verify location of installed pressure reducer or add as needed, if needed.

Plumbing Other

Abandoned Plumbing Consider Removal

Improve:

Consider properly removing any abandoned plumbing. Verify apparent abandoned plumbing is no longer needed before removal. 

CENTRAL SYSTEM

Central Heat/Cool

Split System

Description:

Central Heating/Cooling


Split System served: System served upstairs area ────


Brand Furnace: Nortek formerly Nordyne / Location: Attic / Fuel: Natural Gas


Size: 54K BTU /  Year of Manufacture: 2008


Gas furnaces typically have a service life of 16-22 years when properly maintained



Filter Type: Disposable / Thermostat Type: Digital


 

Cooling Brand: Nortek formerly Nordyne / Location: Exterior / Fuel: Electric


Size: 2 ton / Year of Manufacture: 2009


Central cooling units typically have a service life of 12-18 years when properly maintained


Condensate disposal method: Gravity drain piping - service annually

 

 The inspector recommends annual servicing for all equipment ten years old and older. 

  

________________________________________________________________________________________________________________________________________________________________

Cooling Function: Below 60 Degrees

Note:

Cooling System Not Operated Cool Day

Outdoor temperature was below 60 degrees f. The central cooling system was not operated in cooling mode due to low exterior ambient temperatures. To test the cooling unit without causing possible damage to the compressor the ambient outdoor temperature should be above 60 degrees f.

________________________________________________________________________________________________________________________________________________________________

Heating Function: Functional

Description:

Heating System Functional

Inspector adjusted thermostat. Heating system engaged and was found to be functional.

Heating System Location Issue: Service Access Less Than Expected

Note:

Service access area for heating system was less than expected. Consider for proper correction now. If not correcting now, properly correct no later than when replacing heating system. Relocate heating system if needed.

  • There was less than 24" clearance in front of control side of furnace.
(CS-1) Key Concerns:

Service walkway to furnace in attic was missing or incomplete. ────

Furnaces installed inside attic areas should have a secured 24" wide walkway and a 30" deep service platform running the length of the control side of the furnace to provide minimum reasonable access for maintenance of the furnace. Correction was needed for safety of service personnel and to reduce property owner liability exposure. Properly correct to meet your needs.

Central Heat/Cool

Package System

Description:

Central Heating/Cooling


Package System Served: System served main level ────


Brand Furnace: Carrier / Location: Exterior Package Unit / Fuel: Natural Gas; Forced air system


Size: 115K BTU /  Year of Manufacture: 2020


Package gas furnaces with electric cooling typically have a service life of 15-20 years when properly maintained



Filter Type: Disposable / Thermostat Type: Digital



Cooling Size: 4 ton  / Fuel: Electric 


Condensate disposal method: Gravity drain for condensate 


 ──── 

 

________________________________________________________________________________________________________________________________________________________________

Cooling Function: Below 60 Degrees

Note:

Cooling System Not Operated Cool Day

Outdoor temperature was below 60 degrees f. The central cooling system was not operated in cooling mode due to low exterior ambient temperatures. To test the cooling unit without causing possible damage to the compressor the ambient outdoor temperature should be above 60 degrees f.

________________________________________________________________________________________________________________________________________________________________

Heating Function: Functional

Description:

Heating System Functional

Inspector adjusted thermostat. Heating system engaged and was found to be functional.

Heat/Cool Other

Abandoned Ductwork

Improve:

Consider removing abandoned ductwork and equipment where present and no longer needed such as at attic.

Central Ductwork

Distribution Ductwork

Ductwork Information: About your central heating and cooling ductwork

Inspector Informational Note:

Regarding calculating the load of a central system:

Several factors are considered when performing a load evaluation for central heating and cooling systems to determine the appropriate size system for the area served. Factors such as installed ductwork, insulation, ceiling height, basement area served, if present, shade, climate zone along with size, number and placement of windows have to be taken into account before sizing a system. The inspector does not calculate the load of a central heating and cooling system during the performed inspection. The inspector also does not confirm that the installed ductwork is appropriately sized to serve the the installed central heating and cooling equipment. Properly maintain the ductwork system to meet your comfort needs and to allow system to operate properly. 

(CD-1) Key Concerns:

Ductwork System served upstairs area ────

Ductwork insulation observed in need of correction for some areas. Have a competent heating contractor check all ductwork properly correcting where needed.

  • Ductwork insulation observed damaged at attic

Gas

Gas Fuel Piping

Natural gas piping observed at inspected property.

Properly maintain gas piping as needed for function and safety.

Representative Photo

Description:

Representative Photo

Gas Appliance Flue

Flue

Furnace

Description:

Furnace System served upstairs area ────

Flue Type: Metal Flue, exhaust discharged through roof 

Flue corrections were needed.

Flue: Clearance Metal Flue Roof Deck

(GAF-1) Key Concerns:

Furnace System served upstairs area ────

Gas appliance metal flue needed correction.

Gas appliance metal chimney flue appeared too close to combustible roof decking and should be properly corrected for safety. A single wall metal flue generally needs six inches clearance away from combustibles while a double wall metal flue will typically only need one full inch clearance away from combustibles. A competent heating technician should further evaluate and properly correct gas appliance metal flue as needed for safety and function.

Flue cont

Furnace

Description:

Furnace System served main level ────

Flue Type: Metal Flue Self Contained 

Properly maintain flue for safety and function.

Flue cont

Water Heater

Description:

Water Heater ──── ────

Flue Type: Metal Flue, exhaust discharged through roof 

Flue corrections were needed.

Flue: Clearance Metal Flue Roof Deck

(GAF-2) Key Concerns:

Water Heater ──── ────

Gas appliance metal flue needed correction.

Gas appliance metal chimney flue appeared too close to combustible roof decking and should be properly corrected for safety. A single wall metal flue generally needs six inches clearance away from combustibles while a double wall metal flue will typically only need one full inch clearance away from combustibles. A competent heating technician should further evaluate and properly correct gas appliance metal flue as needed for safety and function.

Space Heating

Fireplace

Fireplace Use Nonessential

Inspector Informational Note:

Regarding Fireplace Use: 

Fireplace use was nonessential. The installed fireplace was not the sole heating system for the inspected property and does not have to function if you do not desire to use the fireplace area. Typically, deficient fireplaces are not listed in the summary of the report. Properly repair fireplace area for function and safety if use is desired. 

Type: Masonry Fireplace

Vented

Inspector Informational Note:

Regarding Vented Fireplaces or Fireplaces with a Flue

This type of fireplace will exhaust directly to an exterior area in an effort to reduce or eliminate smoke, fumes and carbon monoxide build up in the interior living space areas. You should become familiar with care and maintenance procedures for any installed fireplace as some procedures will be specific to what type of fireplace is installed. If you choose not to learn about the care and maintenance requirements for the installed fireplace, you should have a competent qualified chimney specialist check and inspect the fireplace before initial use and then as directed by the chimney specialist thereafter. Properly maintain any fireplace as needed for proper function and safety.

Location: Dining Room

Firebox: Damaged

Periodic Maintenance Needed:

Fireplace ────

The firebox of the fireplace was observed damaged.

This area should be properly repaired correcting as needed for function and safety before use.

  • Gas piping installation damaged firebox. Correct area if not installing gas logs now.

Damper: Correction Needed

Periodic Maintenance Needed:

Fireplace ────

Correction needed at damper:

Damper did not function properly. Have repaired by qualified person. Inspector was unable to view flue. Have chimney specialist check flue when repairing damper.

Chimney Type: Masonry Chimney, Brick Exterior

Chimney Condition: Mortar Damaged

Periodic Maintenance Needed:

Chimney Correction Needed: ────

Damaged, open, or eroding mortar joints were observed. Properly repair now and monitor on a regular basis.

ELECTRICAL

Electrical Inspection

Electrical System Inspection

Inspector Informational Note:

What is an electrical system?

The electrical system consists of an electrical service, distribution equipment and branch wiring. The electric metering equipment is usually at the electrical service. Distribution equipment is most often one or more installed breaker panels and the branch wiring runs to all equipment, receptacles, lighting outlets and devices such as the light switches. The inspection report focuses on wiring operating between 100-250 Volts. Most low voltage wiring is excluded from the performed inspection. Low voltage items such as a heating and cooling thermostat are operated in order to determine the function of such equipment.


There are now a wide variety of lighting bulbs or lamps that will fit into lighting fixtures. Some choices may not be appropriate for some lighting fixtures. It is beyond the scope of this inspection to verify each lamp or bulb is appropriate for the installed lighting fixture. The inspector recommends that you review the bulb or lamp installations for each fixture correcting as needed for safety and function. Common errors include 100 watt bulbs installed in fixtures rated for 60 watt max bulbs and interior rated bulbs installed at exterior or damp locations. Other types of errors also exist.


The following opinion was based on an inspection of the readily accessible and visible portions of the electrical system. The Inspector is responsible for checking a representative number of installed lighting fixtures, switches, and receptacles. Electrical installation conditions and functional issues requiring correction should be performed by a competent licensed electrical contractor. Most, if not all, electrical corrections should be considered a safety concern.

System Amps / Volts

System Amperage: 200 Amps

System Voltage: 120/240 Volts

ELECTRICAL SERVICE

Electrical Service Type: Overhead, Representative Photo

Description:

Electrical Service Representative Photo

Access: Electrical Service Remove Vegetation

Periodic Maintenance Needed:

Electrical Service

Remove vegetation blocking safe access to the electrical service.

MAIN PANEL

Location

Description:

Main Breaker Panel Exterior at Meter ────

  • Breaker panel shown with cover removed by inspector.

Routine Correction Needed

Routine Correction Needed:

Routine corrections were needed at electrical distribution panel. These corrections should be performed now or may be scheduled with other electrical work if having that work done in the near future.

  • Properly index or label each electrical panel circuit as needed for clarity and safety.
  • Install proper screws at electrical panel cover where missing.

Access: Remove Vegetation

Periodic Maintenance Needed:

Remove vegetation blocking safe access to the electrical panel.

SUB PANEL

Location

Description:

Sub Breaker Panel Garage ────

  • Breaker panel shown with cover removed by inspector.

Routine Correction Needed

Routine Correction Needed:

Routine corrections were needed at electrical distribution panel. These corrections should be performed now or may be scheduled with other electrical work if having that work done in the near future.

  • Properly index or label each electrical panel circuit as needed for clarity and safety.
  • Multiple neutral wiring was observed under a single lug inside panel. Separate each neutral wire to individual lugs where needed.


Branch Wiring

Material: Copper

Wiring Method: Non Metallic Sheathed Cable

(E-1) Key Concerns:

Branch Wiring

Multiple corrections were needed to improve the safety of the electrical branch wiring. These corrections are usually non-recurring once properly completed. A competent electrical contractor should review the installed branch wiring making proper corrections where needed for both safety and function.

  • Representative Photos Provided
  • Improperly terminated wiring observed at kitchen inside cabinet beneath sink.
  • Improper wire splice observed at upper attic area near furnace.
  • Properly secure dangling electrical wiring at crawl space.

AFCI

AFCI Residential

Inspector Informational Note:

What is Arc Fault Circuit Interrupter (AFCI) Protection?

AFCI protection is designed to help reduce the chance of fire when a specific type of malfunction occurs at installed electrical outlets. This protection detects unintended electrical arcs and disconnects the power before the arc starts a fire.


Most, but not all, homes will have a need for additional AFCI protection based on varied municipal enforcement and the numerous changes for which areas require AFCI protection. Evaluate your risk exposure. Consider adding AFCI protection where needed for improved safety, particularly where construction was completed 2002 or later.


Modern Locations Where AFCI Protection is Known to Improve Safety for 15 and 20 Amp Electrical Circuits:

For all 15 and 20 ampere single phase residential electrical circuits serving outlets and devices in Kitchens, Family Rooms, Dining Rooms, Living Rooms, Parlors, Libraries, Dens, Bedrooms, Sunrooms, Recreation Rooms, Closets, Hallways, Laundry Areas, or similar rooms or areas.

Testing AFCI Function

The inspector uses push button at AFCI breakers, where installed, to confirm AFCI protection trips. Once tripped, the inspector checks indexed electrical circuits to determine where AFCI protection is present or missing.


Obvious locations lacking AFCI protection are listed in the body of the report.


Obvious broken, non working and improperly wired AFCI receptacles or breakers are listed in the summary of the report. Evaluate your risk exposure.

No AFCI Built Before 2002

Description:

Areas That Did Not Appear AFCI Protected

No AFCI protection was observed at inspected property. AFCI protection is not expected for homes built before 2002. If installation of AFCI protection is desired, consult a competent electrical contractor.

GFCI

GFCI Residential

Inspector Informational Note:

What is Ground Fault Circuit Interrupter (GFCI) Protection?


GFCI protection is designed to help reduce the risk of being shocked when using electricity in certain areas.

Most, but not all, buildings will have a need for additional GFCI protection based on varied municipal enforcement and the numerous changes for which areas require this type of protection. Evaluate your risk exposure. Consider adding GFCI protection for 15 and 20 ampere electrical circuits where needed for improved safety.

Modern Locations Where GFCI Protection is Known to Improve Safety for 15 and 20 Amp Electrical Circuits:

  • all electrical receptacles at Bathrooms, Crawl Spaces, Exterior Areas, Garages, Unfinished Basements
  • all electrical receptacles serving Kitchen Counter Surfaces
  • all electrical circuits for Dishwashers
  • all electrical circuits for Hydro Massage Tubs
  • all 120 V electrical receptacles at Laundry Areas
  • all electrical receptacles near Showers or plumbing Sinks (within 6 feet/arms reach)
  • all 3 wire electrical receptacles installed on 2 wire circuits (such as at older homes)
  • all electrical receptacles at accessory buildings (OUTBUILDINGS) that have a floor located at or below grade level not intended as habitable rooms

Testing GFCI Function

The inspector uses an electrical tester at receptacles that simulates a remote ground fault current to confirm which areas lack proper GFCI protection at electrical receptacles.


Obvious locations lacking GFCI protection are listed in the body of the report.


Obvious broken, non working and improperly wired GFCI receptacles or breakers are listed in the summary of the report.

GFCI Some, GFCI Older Home

Improve:

Some GFCI protection was present. Multiple areas would benefit from adding further GFCI protection. Consider modernizing electrical installation adding this shock protection, where missing, for all electrical areas where GFCI protection is known to improve safety.

Improve:

GFCI protection was ready for upgrade at older inspected property. Consider modernizing electrical installation adding this shock protection for all electrical areas where GFCI protection is known to improve safety.

________________________________________________________________________________________________________________________________________________________________

GFCI: Redundant Protection

Note:

GFCI electrical receptacles at bathrooms were redundant to GFCI electrical breaker at garage. Redundant GFCI protection was observed during inspection. While this is not a defect in itself, the occupant should know that redundant protection is present and where redundant devices are to avoid extended loss of use of electrical receptacle or needless electrical service calls.

Receptacle Outlets

Receptacle Appeared Missing: Cooling Unit, Package System

Improve:

Electrical Receptacle Outlet ──── ────

An electrical receptacle was not observed near the cooling condensing unit at exterior. Equipment requiring periodic servicing should have a permanent electrical receptacle installed close by. Consider properly adding an electrical receptacle at exterior ground level within 25 feet of cooling condensing unit to service this equipment.

Improve:

Electrical Receptacle Outlet ────

An electrical receptacle was not observed near the package heating and cooling system at exterior. Equipment requiring periodic servicing should have a permanent electrical receptacle installed close by. Consider properly adding an electrical receptacle at exterior ground level within 25 feet of the package heating and cooling system to service this equipment.

Cover Plates: Missing

Routine Correction Needed:

Electrical Receptacle Outlet ────

Properly install receptacle cover plates where needed for safety.

Three Wire Receptacles

Three Wire 240V Receptacles Observed

Improve:

Some older 240V 3 wire electrical receptacle circuits were observed. Typically, these circuits would serve electric clothes dryers or electric kitchen ranges but may also serve other areas. Evaluate your risk exposure and consider upgrade replacement of any 240V 3 wire receptacle circuits where present with a modern 240V 4 wire receptacle circuits for improved safety. Properly maintain older 240V 3 wire receptacle circuits to meet your needs and for safety, if not upgrading older circuits now. 

Lighting/Ceiling Fans

(E-2) Key Concerns:

Lighting

Service lighting was missing for Furnace at Attic. Existing lighting at area did not properly illuminate service area for appliance and additional lighting should be installed.

Equipment requiring periodic servicing should have permanent lighting installed near such equipment that illuminates the control side of the equipment. This service lighting should be controlled by a switch that is installed at the entry point to the area where the equipment is installed. Consider properly adding additional lighting where needed near such equipment for improved safety and to facilitate servicing equipment when needed. 

Switches

Switch Location Informational Note

Inspector Informational Note:

Regarding Lighting Switch Locations:

While exact placement of lighting switches is considered a design issue, installing lighting switches at appropriate locations is useful to improve safety. Generally, a light switch would be located within arms length of the entry point of a room so that the lighting for the room you are entering may be switched on from an area near the doorway. Installing a switch at an inconvenient location, such as on the hinge side of a door, would not be desirable. Where the stairway between floor levels has six risers or more, a wall switch would be located at each floor level and at each landing level that includes an entryway to control the lighting for the stairway. Evaluate your need in regard to lighting switch locations. Consider updating switch locations for improved safety if desired.

Switches Erroneous

Note:

Switches

Inspector was unable to determine function of all switches present. Switches may operate flood lights, receptacles or other item. They may also be an unused extra switch.

Smoke Alarms

Modernize, Test After Installation, Tested Function

Improve:

Smoke Alarms - Consider Upgrade Modernizing Smoke Alarm Installation:

Consider modernizing smoke alarm installation to improve safety. Modern smoke alarm systems typically are hardwired to the electrical system and will have battery backup so that they will function when the power is off to the building. Modern smoke alarm systems typically have all smoke alarms interconnected so that when one alarm sounds then all smoke alarms will sound simultaneously. This is useful for heavy sleepers and in larger homes.


Modern smoke alarm systems typically have smoke alarms installed at the following locations:

  • Outside sleeping areas
  • Inside sleeping areas
  • At least one per floor level including basements
  • Near stairs
  • In garages
  • In unfinished basements
  • (some installations will require additional smoke alarms)

It is important to note that a single smoke alarm can satisfy multiple areas if carefully placed.

It is common to have a single smoke alarm near the top of the stairs and just outside multiple sleeping areas.


Evaluate your risk exposure. Upgrade smoke alarms to meet your needs.

Read and follow the smoke alarm manufacturer installation and operating instructions.

Contact your local Fire Marshal if need be.

Inspector Informational Note:

Regarding Testing Smoke Alarms:

After installing smoke alarms, test weekly and replace batteries when needed. Properly replace smoke alarms when not functioning correctly and at least every ten years. Smoke alarms should be at least the photoelectric type and dual sensor photoelectric and ionization smoke alarms are available, and preferred. Refer to installation and care instructions for proper locations and periodic maintenance.

Description:

Smoke alarm at hall was tested using the test button on the smoke alarm. Smoke alarm horn sounded when the test button was pressed.

ATTIC LADDER

Installation / Condition

Overall Condition: Attic Ladder Correct Before Use

Box Frame Connection To Structure: Nails Missing All Brackets, Nails Not At All Sides

Improve:

Pull down attic ladder stairway was missing required 16d nails at metal brackets. Check both the spring arm pivot plates and corner brackets near the piano hinge. These should be properly nailed in place to help prevent collapse of stairway.

Improve:

Pull down attic ladder stairway did not appear to be properly nailed in place on all four sides with 16d nails. The attic ladder should be properly nailed in place to help prevent collapse of stairway.

Attic Ladder Legs: Excess Gap Leg Sections

Improve:

A gap was viewed at joint for pull down attic ladder stairway legs. Properly alter pull down attic ladder legs as needed for proper operation and safety.

(AL-1) Key Concerns:

Both attic ladders were observed ready for corrections now and before use to improve the function and safety aspects of the attic ladder. Refer to the full report for additional information and photos regarding obvious corrections recommended now for the attic ladder area. A competent qualified contractor capable of reading and following the manufacturer installation instructions should check all attic ladder areas. Make attic ladder functional, safe and structurally sound where needed.

STRUCTURE

Attic Access

Pull down attic ladder stairway, properly maintain unit as needed for safety

Attic Access: Floored

Note:

Attic area viewed from areas where secured, floored, continuous, walkway was present. Some areas of attic may not have been viewed.

Roof Framing

Roof Framing: Representative Photos

Description:

Representative Photos Roof Framing

Framing: Trusses, Wooden

Sheathing: OSB

Truss Framing: Trusses Are Engineered, Lateral Bracing Not Observed, Not Designed For Storage, Older Trusses

Inspector Informational Note:

Truss systems are designed, engineered framing systems that are comprised of multiple components. Truss systems are accompanied by specific installation instructions that should be closely followed. Installation instructions are rarely available during a property inspection. Review of instructions, if available, is not part of the inspection performed. Obvious, visible defects are listed in the report, when encountered. Properly maintain truss system to meet your needs.  

Improve:

Lateral bracing was not observed at attic trusses. Consider adding proper lateral bracing where missing to improve performance during high wind conditions. Refer to truss installation instructions for proper correction. Monitor area if not adding lateral bracing now.

Note:

Attic truss framing was not designed for storage. Limit storing items at attic to prevent unnecessary settlement. 

Monitor:

Older roof truss installation observed. Framing observed was typical for age of home and may not meet installation instructions. Trusses are engineered products and come with specific installation instructions that should be followed. Engineering or review of truss installation instructions is outside the scope of the inspection performed. Monitor area periodically and make corrections if condition changes. 

Ceiling Framing

Truss Framing: Ceiling framing at second floor was integral with roof framing trusses.

Wall Framing

Framing Access: Finished Prevented

Note:

Finished areas prevented view of structural components. Structural areas were not observed by inspector. 

Underfloor Access

Crawl Space: Ductwork

Note:

Visibility or access limited at crawl space due to installed ductwork.

Underfloor Description

Attributes: Crawl Space Throughout

Description:

Underfloor Area

Access: 

Crawl space entered through hinged door  

──── 


Construction Type: 

Crawl Space      ────  

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Foundation: 

Concrete Block      ──── 

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Columns or Piers:

Concrete Block      ──── 


Floor Structure: 

Floor Joists - Solid Wood      ────  

Beam - Built Up Wood      ────  

Subfloor - Wood      ────  

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Foundation

Concrete Block

Cracked Monitor Repair if Worsens

Monitor:

Concrete Block Foundation Observed Cracked

Cracked areas were observed when inspected. Monitor area budgeting repairs as needed should condition worsen. 

Floor System

Floor Framing: Representative Photos

Description:

Representative Photo Floor Framing

Floor Framing: Load Path Settlement, Older

Monitor:

Some settlement was observed that may or may not be related to the structural load path of the building. It is beyond the scope of this inspection to determine the structural load path or calculate structural integrity. Monitor framing budgeting corrective measures if condition worsens. 

Monitor:

Floor framing was older.

Framing observed was typical for age of structure and may not meet current building standards. Monitor area periodically and make corrections if condition changes.

(S-1) Key Concerns:

Some damage was present at wooden floor system. Some irregular construction was observed. Proper repairs and corrections would improve strength of structure. Budget proper repairs, correction or replacement for safety and function. Obtain further evaluation now for entire area to determine extent of repairs, corrections and proper repair methods for damaged areas. Verify cause of damage has been cured, then properly repair affected areas where needed.

  • Some floor framing was damaged and unrepaired.
  • Some floor framing was damaged and partially repaired.
  • Some floor framing was missing joist hangers and was separating.

Other Concerns

Construction Debris

Routine Correction Needed:

Construction debris, undesirable debris or excess debris was observed at crawl space area. Remove unnecessary debris and any wood scraps from crawl space area. Do not forget to check beneath plastic sheeting on the ground too, if installed.

MOISTURE

Crawl Space Underfloor

Crawl Space: Practical Steps Crawl Space Moisture

Improve:

Practical steps to better moisture condition at a typical crawl space after ensuring no possible plumbing leaks into crawl space are present.

  1. Properly divert any storm water and all gutter down spouts a minimum 10 feet away from foundation.
  2. Correct any exterior grading issues that prevent storm water from flowing away from foundation. 
  3. Improve air flow through crawl space to provide proper cross ventilation. 
  4. Improve crawl space dirt floor vapor retarder to help keep moisture at soil. 
  5. Properly drain any excess bulk moisture from crawl space, if present, to prevent accumulation.
  6. Take more aggressive steps if necessary such as installing a dewatering system and proper encapsulation of crawl space with conditioned air space. 

 

Crawl Space: Moisture Stains Crawl Space Basic

Monitor:

Moisture stains were observed. Stains are evidence of a prior moisture condition. Monitor area to verify cause of stain is not excessive. Properly correct cause of stain if needed. Properly repair affected areas as needed.

Garage

(M-1) Further Evaluation:

Wet moisture stains were observed at garage. 

Stains are evidence of an undesirable moisture condition. Further evaluation is needed to determine exact source of unwanted moisture. Properly correct source of moisture. Take steps to prevent recurrence. Properly repair affected areas as needed.

  • Wet moisture stains were observed at garage ceiling near attic ladder.
  • Moisture stains were confirmed wet with a moisture meter.
  • Standing water was not present.

Interior Moisture Signs

Interior: Moisture Stains Observed Dry

Periodic Maintenance Needed:

Dry moisture stains were observed. Stains are evidence of a prior undesirable moisture condition. Monitor area to verify cause of stain is not still present. Further evaluation may be needed if cause of stains persists. Properly correct cause of stain if needed. Properly repair affected areas as needed.

(M-2) Further Evaluation:

Wet moisture stains were observed at interior. 

Stains are evidence of an undesirable moisture condition. Further evaluation is needed to determine exact source of unwanted moisture. Properly correct source of moisture. Take steps to prevent recurrence. Properly repair affected areas as needed.

  • Kitchen ceiling observed wet after running water at upstairs bathrooms.
  • A small amount of water was observed on kitchen floor beneath wet ceiling. Inspector towel dried floor.

Vapor Retarder

(M-3) Key Concerns:

Plastic sheeting, vapor retarder, was not observed properly covering some soil areas inside the underfloor crawl space. A vapor retarder is an important measure to reduce moisture inside underfloor crawl spaces and should be properly added to cover soil areas where omitted or missing.

  • Vapor retarder was not present at crawl space beneath front porch.

INSULATION

Above Ceiling Insulation

Recommended Insulation

Inspector Informational Note:

Recommended attic insulation depth above living spaces for this area of the country is R-38 to R-60 to help lower utility costs. This recommendation comes from the US Department of Energy. Evaluate your comfort level and utility costs correcting insulation depth if needed. 

Insulation Type: Blown In

Observed Insulation Approximate Depth: R - 13

Consider Improving Insulation: Missing, Attic access was not insulated., Energy Audit Recommended

Improve:

Insulation was missing at some areas. Inspector recommends insulation be properly installed where missing to lower utility costs.

Improve:

Consider obtaining evaluation by an energy auditor for property to improve energy efficiency and comfort.

Wall Insulation

Insulation: Wall Insulation Not Observed, Undetermined

Underfloor Insulation

Insulation: None

Description:

Underfloor insulation was not observed at crawl space beneath living space.

VENTILATION

Attic Ventilation

Attic Exhaust Vents: Gable End Vent, Ridge Roof Vent

Attic Intake Vents: Soffit Vents Where Installed

Foundation Ventilation at Underfloor Crawl Space

Not Properly Ventilated or Conditioned

(V-1) Further Evaluation:

Crawl spaces either should be properly ventilated or properly encapsulated. Encapsulated crawl spaces must have a conditioned air space to help control moisture. 


When ventilating a crawl space, it is important to have proper intake and exhaust venting to provide adequate cross ventilation. 


When a properly encapsulated crawl space is desired, the air space inside the encapsulated area should be properly conditioned to help control moisture in this area. Conditioning of the crawl space air is accomplished either by properly modifying the existing central heating/cooling ductwork or installing a properly sized dehumidifier with a system of fans.


Proper ventilation or proper encapsulation was not observed at crawlspace when inspected to help prevent moisture and condensation problems. Obtain further evaluation to determine best solution for your situation properly correcting to meet your needs.

ROOF

Roof Covering

Observation: Representative Roof Covering Photos

Description:

Representative Roof Covering Photos

Method of Roof Inspection: Walked on portions of roof

Roof Style: Gable, Shed

Approximate Age of Roof Covering: 12-16 Years

________________________________________________________________________________________________________________________________________________________________

Roofing Material: Composition Three Tab Shingle

(R1-1) Key Concerns:

Roofing covering was ready for corrections now.

A competent roofing contractor should check entire roof system and associated flashings. Properly repair or replace roof covering system as needed. 

Roof Covering was Ready for Correction

  • Some shingles observed worn.
  • Moss should not be growing on shingles as it can cause premature failure of shingles.
  • Possible roof leak above garage near attic ladder.

Roof Penetrations

Plumbing Vent Flashing

Monitor:

Plumbing Vent Flashing at Roof

Monitor this type of penetration as the flashing around the plumbing waste pipe that penetrates the roof requires periodic replacement. Budget replacement of plumbing vent flashing as the gaskets begin to deteriorate and split. This is needed each 8-10 years after a new plumbing vent flashing is installed.

Gutters and Downspouts

Gutter and Downspout Materials: Metal

Best Time to Replace

Inspector Informational Note:

The best time to replace guttering is while you are having the roof covering replaced.

Observation: Screens

Note:

While gutter screens help keep gutters clean they do not completely eliminate the need for periodic cleaning of gutters.

Gutters: Cleaning Routine, Maintain

Periodic Maintenance Needed:

The gutters were viewed with debris in them and some downspouts may be obstructed. Properly clean gutters routinely to manage storm water away from home.

Note:

Properly maintain rain gutters to meet your needs.

Skylights

Multiple Skylights Observed

Maintain Instructions not reviewed, Older

Monitor:

Properly maintain skylight installation to meet your needs and prevent unwanted water entry. Review of skylight installation instructions is not part of this inspection. 

Monitor:

Skylight appeared older. Monitor budgeting replacement or repairs as necessary. 

SIDING and TRIM

Exterior Elevations

Photos: Exterior Photos

Description:

Exterior Photos

Siding

Siding: Composition Siding, Vinyl

Eaves: Painted Wood

Trim: Wood

Irregularity: Close to Roof Covering

Improve:

Siding/Trim should be 1-2" away from roofing shingles to facilitate shingle replacement and to prevent siding from wicking moisture from roofing causing damage to siding and adjacent areas. Monitor siding installation budgeting corrections as needed. Consider upgrading area either before painting or when replacing roofing.

Siding: Deferred Maintenance, Rot, Physical Damage, Paint Failing, Flashing With Replacement

Periodic Maintenance Needed:

Siding - ────

The inspected item suffered from deferred maintenance and was ready for reconditioning.

Periodic Maintenance Needed:

Siding - ────

Rotting and damage was observed. Check all exterior areas subject to decay properly correcting damage and affected adjacent areas as needed.  

Periodic Maintenance Needed:

Siding - ────

Physical damage was noted and should be properly repaired. 

Periodic Maintenance Needed:

Siding - ────

One or more layers of paint did not appear to be properly bonded to painted surface. This can be caused by age, poor preparation, excessive thickness or moisture. Properly correct as needed before repainting. 

Improve:

Older siding installation may not have modern flashing details for all areas where expected. Correct any flashings where needed now in conjunction with predictable siding replacement at older home needed now.

Refurbish, Replace/Repair, Consider Complete Replacement

Periodic Maintenance Needed:

Siding - ────

Refurbish area before painting. A quality paint or stain job will include washing/cleaning all areas to be painted, repair/replacement of damaged siding and trim, seal all gaps, prime all unpainted areas and sufficient paint coverage to achieve desired color without bleed through. 

Periodic Maintenance Needed:

Siding - ────

Properly replace or repair exterior siding and trim as needed. Properly correct any adjacent affected areas damaged by deferred maintenance.   

Improve:

Consider complete replacement of siding and trim now as a more cost effective long term solution rather than replacing portions of damaged siding and trim now then replacing additional portions of damaged siding as it continues to age.

Brick

Brick Veneer

Brickwork: Serviceable

Description:

Brickwork

The exterior readily visible areas of the brickwork were inspected and appeared to be in overall serviceable condition, fulfilling its function. All siding requires maintenance. Properly maintain siding condition correcting when needed.

LOTS and GROUNDS

Porch

Concrete

Roof Structure: Present

Description:

Area had a roof structure.

Porch: Serviceable

Description:

Porch was serviceable, fulfilling its function.

Patio

Concrete

Patio: Recondition

Periodic Maintenance Needed:

Patio was ready for reconditioning. Deferred maintenance was observed. Properly replace or repair area to meet your needs.

  • Verify patio slopes away from foundation or replace patio to meet your needs and to prevent unwanted moisture transfer.

Stairs and Railings at Exterior

Diagram: Older Railing & Stairs

Safety Concerns:

Railings and Stairs, as expected, appeared older and did not meet current safety standards. Railings and stairs were ready for modernization for improved safety. Evaluate your risk exposure. Consider proper repair or replacement of stairs and railings where needed now for safety and function.

Stairs: Deferred Maintenance

Periodic Maintenance Needed:

Stairs suffered from deferred maintenance and were ready for reconditioning.

Stairs Repair/Replace

Safety Concerns:

────

Evaluate your risk exposure. Consider proper repair or replacement of steps where needed now for safety and function.

Driveway

Concrete

Driveway: Monitor Cracked

Monitor:

Cracked areas were observed when inspected. Monitor area budgeting repairs as needed.

Retaining Wall

Retaining Wall

Description:

Multiple retaining walls were present.


Retaining walls did not appear to protect foundation.


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Properly maintain any retaining wall as maintenance is typically less expensive than replacement.

End of Report

Note:

Signed Contracts