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 need repair or correction and 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 and warrant further investigation by a specialist. 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.
- Safety Concerns:Observations listed as safety concerns are items or areas listed to help reduce the risk of personal injury and should be considered for repair, correction or upgrade. 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 need repair or correction and 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 repair or correction that involve improvement or upgrade. This label is used for predictable expected opportunities to better the property condition or installation deficiencies that may or may not affect equipment function. Some observations listed under other labels that also may be considered improvements will appear under the other label only. When used, this observation will appear only in the report.
- New Construction Builder Punch List Item:
Builder punch list items are repair or correction items considered routine or incomplete for areas observed at a new construction property that likely would not be listed in the summary of the report if it were not a new construction property. Builder punch list items appear in the summary of the report to help the client remind the builder of an incomplete or routine item or area that should be properly addressed. - Note:Notes are general remarks or comments elaborating on descriptions of systems, limitations, restrictions, or other similar conditions present during the inspection. Notes do not appear in the summary.
- Inspector Informational Note:Inspector informational note regarding inspection process.
- Description:Descriptive information for various aspects of the property, equipment, items, or areas noted during the inspection. Descriptions do not appear in the summary.
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
- G-1 GARAGE:
Attached Garage Both Overhead Door Operators Unplugged
The electrical cord was unplugged to the garage overhead door operator and it was not viewed in operation.
The garage overhead door operator was inspected and found inoperative when using the normal operating controls. Properly put the garage overhead door operator back in service correcting as needed for function and safety.
- K-1 KITCHEN:
Disposal
The disposal was inspected and found inoperative when using the normal operating controls.
The electrical cord was unplugged to the disposal and it was not viewed in operation. Properly put the disposal back in service correcting as needed for function and safety.
- K-2 KITCHEN:
Range
Electrical Breaker Appeared Off
The cooktop was inspected and found inoperative when using the normal operating controls.
The appliance appeared to be shut down and it was not viewed in operation. Properly put this cooking appliance back in service correcting as needed for function and safety.
- Notice attached to cooktop advised installation was incomplete.
- K-3 KITCHEN:
Exhaust
Appliance installation was incomplete.
The cooking ventilation was inspected and found not properly installed.
Properly put the cooking ventilation in service correcting as needed for function and safety.
- P-1 PLUMBING:
Exterior Hose Faucet on Right
Exterior hose faucet was observed inoperative when inspected.
Properly correct or replace as needed.
- E-2 ELECTRICAL:
Electrical Receptacle Outlets
Multiple electrical receptacles were observed inoperative.
An electrical contractor should check all receptacles making functional and safe as needed. Heads up, multiple breakers were found switched off.
- E-3 ELECTRICAL:
Lighting/fans - Make lighting/fans functional and safe where needed.
- Some lighting was inoperative when inspected.
- Heads Up! Multiple breakers were found switched off.
Check all lighting/fans making functional and safe where needed.
Representative Photos Provided
- R-1 ROOF:
Roof 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
- Representative Photos Provided
- Some shingles observed damaged.
- Some shingles did not lay flat. Correct shingles and/or roof decking as needed.
- Flashing appeared in need of correction. Correct where needed.
- Remove construction debris from roofing where needed.
- New construction roof covering should be in new, undamaged condition and free of debris.
Further Evaluations
- S-1 STRUCTURE:
Further Evaluation of Truss Roof Framing was Needed.
Damaged engineered roof truss was observed with an irregular repair.
Verify all areas where roof truss framing is damaged. Contact roof truss manufacturer or other State Licensed Professional Engineer that specializes in truss construction to design appropriate corrections. A competent qualified contractor should execute engineering design where needed. Retain stamped engineering design drawing for your permanent records.
- One roof truss at front above upstairs main hall near attic access opening was damaged and repair appeared irregular. Multiple photos provided of single roof truss area. Alteration did not appear engineered.
New Construction Builder Punch List Items
- I-1 INTERIOR:
Doors at Interior
Check all doors. Properly correct interior doors to your standard and to meet your needs.
Videos Provided
- I-2 INTERIOR:
New construction cleaning -
Final clean up typically includes washing windows inside and out, cleaning all interior surfaces including inside of cabinets, removal of any construction debris and complete any exterior clean up or landscape adjustments. Properly correct as needed, where needed.
- I-3 INTERIOR:
New Construction Interior Finishes -
Complete interior final patching, adjustments and painting to meet your standards, if needed.
- Representative photos provided
- SH-1 Space Heating:
Gas Log Set Heater
Heater was not securely fastened in place.
Refer to installation instructions properly correcting as needed for function and safety.
- E-1 ELECTRICAL:
Sub Electrical Panel Garage
Routine corrections were needed at electrical distribution panel.
These corrections should be performed now or may be scheduled with other electrical work if having that work done in the near future.
- Multiple breakers observed switched off. Correct as needed.
- ST-1 SIDING and TRIM:
New Construction Exterior Finishes
Complete exterior final corrections, patch and painting to meet your standards, if needed.
- LG-1 LOTS and GROUNDS:
Grading and Drainage
Drainage was negative, which means water will flow toward the structure. Adjust exterior grade for concrete slab floor construction. Exterior grade work was needed to improve storm water runoff away from foundation. Slope grade minimum ten feet away from and around structure so that water does not collect near foundation. Additional measures may be needed to compensate for negative drainage at property. Be sure that exterior soil grade and landscaping are below interior floor level at perimeter of foundation to help prevent unwanted moisture entry into interior areas.
The Full Report
INTERIOR
Interior Access / Ceilings / Walls / Floor Coverings
Doors
Glazing/Glass
Windows
Stairs/Railings Interior
Interior Other
PLUMBING
Supply Piping
Waste Piping
Apparent Vent Piping
Exterior Hose Faucets
Water Heater
Equipment Observed
About the Inspection Process
Home Inspection: Scope and Purpose of a Home Inspection
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.
Inspection: Home Inspection Agreement
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:
Digital Signature: Roger Williamson
License #226 TN
General Comments
Building Characteristics, Conditions and Limitations
Type of Building : Single Family Home
Site Built
Approximate Square Footage: 4000
Approximate Year of Original Construction: 2024
Weather during the inspection: Partly Cloudy
Ground/Soil surface conditions: Damp
Approximate Low Temperature During Inspection: 65[F]
Approximate High Temperature During Inspection: 78[F]
INTERIOR
Interior Access / Ceilings / Walls / Floor Coverings
Interior Access: Empty of Furnishings
Home was empty of furnishings when inspected.
________________________________________________________________________________________________________________________________________________________________
Ceilings
Interior Ceiling Materials: Drywall
Interior Ceiling Condition:
- Serviceable, fulfilling its function
________________________________________________________________________________________________________________________________________________________________
Walls New Construction
Interior Wall Materials: Drywall
Interior Wall Condition:
- Serviceable, fulfilling its function.
________________________________________________________________________________________________________________________________________________________________
Flooring New Construction
Interior Flooring Materials: Engineered Flooring, Carpet
Interior Flooring Condition:
- Serviceable, fulfilling its function.
Doors
Doors to Exterior: Serviceable, fulfilling its function
Doors at Interior
Check all doors. Properly correct interior doors to your standard and to meet your needs.
Videos Provided
Glazing/Glass
Insulated glass was present.
Windows
Vinyl framed windows were present.
Screens
Window screens are not required on homes with central cooling system air conditioning. Install window screens where missing, if desired.
Serviceable
A representative number of accessible windows were operated and were found generally serviceable within the parameters of their given service life.
Stairs/Railings Interior
Stairs Serviceable, fulfilling its function: For stairs to second floor
________________________________________________________________________________________________________________________________________________________________
Railing Serviceable, fulfilling its function: Railing for stairs to second floor
Interior Other
New Construction: Cleaning, Interior Finishes
New construction cleaning -
Final clean up typically includes washing windows inside and out, cleaning all interior surfaces including inside of cabinets, removal of any construction debris and complete any exterior clean up or landscape adjustments. Properly correct as needed, where needed.
GARAGE
GARAGE
GARAGE TYPE: Attached
Garage Floor Location: At Ground
Garage Restrictions: Stored Items
Stored items were present at garage when it was inspected limiting view and access to some areas of garage.
Garage Separation from Living Space: Drywall Present Ceiling/Wall
Drywall was observed installed on ceiling framing and the wall framing that separated the garage and living space.
Should a fire occur at an attached garage area, properly installed drywall on framing, where needed, can offer some assistance to slow the spread of fire and smoke from the garage area to living areas. Properly maintain this area as needed.
Garage Floor: Floor Cracks Multiple
________________________________________________________________________________________________________________________________________________________________
GARAGE OVERHEAD DOOR: Two Installed
Overhead Door Material: Metal
Overhead Door Insulation: Insulated
Overhead Door Operation: Operational
________________________________________________________________________________________________________________________________________________________________
GARAGE OVERHEAD DOOR OPERATOR: Testing Garage Overhead Door Operators
Testing Electric Operators for Garage Overhead Doors
Garage overhead door operators require periodic maintenance to maintain safe operation. Electric overhead door operators are checked for function and safety when inspected.
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 that should cause the operator to reverse for safety.
Non-contact reversal is when the electronic eyes detect an obstruction, without the garage overhead door hitting an object, that should cause the operator to 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 overhead 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 overhead door operator owners manual for additional details.
If the electronic eyes area installed properly, the non-contact reversal is tested by obstructing the path between the electronic eyes while the operator is closing the garage overhead door. The installation height of the electronic eyes varies slightly by manufacture. Most manufacturers typically advise installing the electronic eyes no more than six inches above the floor at the overhead door track. If the electronic eyes are out of alignment, the operator will not close the garage overhead door without pushing and holding the wired, wall mounted, push-button until the garage overhead door is fully closed. If the electronic eyes require adjustment, this is typically accomplished by remounting or correcting the aim of the electronic eyes but other corrections could also be needed. See overhead door operator owners manual for additional details.
Overhead Door Operator: Two Installed
Garage Overhead Door Operator Function: Unplugged
Attached Garage Both Overhead Door Operators Unplugged
The electrical cord was unplugged to the garage overhead door operator and it was not viewed in operation.
The garage overhead door operator was inspected and found inoperative when using the normal operating controls. Properly put the garage overhead door operator back in service correcting as needed for function and safety.
KITCHEN
Inspection Process
Kitchen Inspection Process
Kitchen Inspection Process
Kitchen inspection was of the readily accessible and visible portions of the kitchen. The kitchen inspection includes the countertops and a representative number of cabinets. Kitchen faucets, when functional, are run for longer than one minute checking for observable leaks and hot/cold orientation.
The following builtin kitchen appliances, where installed, were inspected and on/off operated testing the main function of each appliance using the normal operating controls:
- Cooktop / Oven / Range (cook surface with integral oven)
- Microwave
- Garbage Disposal
- Trash Compactor
Installed dishwashers are run through a normal cycle. Obvious functional issues and leaks observed around the dishwasher are reported, if present.
Ventilation equipment, such as range hoods, are inspected, on/off operated and are reported as ductless, ducted or recirculating. It is beyond the scope of this inspection to determine the effectiveness of the kitchen exhaust fan, such as to verify air flow quantity or discharge location.
Appliance inspection does not cover clocks, timers, self cleaning function, calibration, automatic functions or optional equipment on appliances.
Refrigerators are considered personal property and are not evaluated. Refrigerator presence or absence is noted. Faucets for refrigerator ice makers are not tested whether the refrigerator is present or not as there is no basin to catch the water from the ice maker faucet.
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
Kitchen
Countertop: Quartz
- Serviceable, fulfilling its function
Cabinets: Wood and wood composition, painted
- Installation appeared incomplete
Floor Covering: Engineered Flooring
- Serviceable, fulfilling its function
Sink: Single Bowl Stainless Steel
- No leaks were viewed at faucet or visible supply lines or waste drain just beneath the sink.
Disposal: Present
Dishwasher: Present and ran through a normal cycle without incident
Range: Cooktop Gas and Separate Electric Oven
Oven On/Off Tested Functional
Microwave: Present and On/Off Tested functional
Kitchen Exhaust: Present but not installed.
Refrigerator: Not Present
Trash Compactor: Not Present
Range
Electrical Breaker Appeared Off
The cooktop was inspected and found inoperative when using the normal operating controls.
The appliance appeared to be shut down and it was not viewed in operation. Properly put this cooking appliance back in service correcting as needed for function and safety.
- Notice attached to cooktop advised installation was incomplete.
BATHROOM
Inspection Process
Testing Limitations
Bathroom Inspection Process
The following opinion was based on an inspection of the readily accessible and visible portions of bathroom areas.
Hand washing faucets, when functional, are run for approximately 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 approximately five minutes checking for observable leaks and Hot/Cold orientation.
Toilets, when functional, are flushed twice. Inspector checks for leaks around toilet, checks that toilet fills and shuts off, and checks to see if toilet appears securely mounted.
Effectiveness and discharge locations for mechanical bathroom exhaust vents are not confirmed during inspection.
Installation conditions and functional issues for this area requiring correction should be performed by a competent, qualified contractor.
Bathroom 1
Full Bathroom
Location Full Bathroom Upstairs, Right, EnSuite, attached to a bedroom
Bathing Area: Shower
- No leaks were observed around faucet and the water containment area appeared serviceable.
- Properly maintain tile work to meet your needs.
Hand Washing: Two basins in vanity
- No leaks were observed around faucet visible supply lines or waste drain just beneath the sink.
Toilet: Water tank type
- No Leaks were observed around toilet and it appeared secured in place.
Ventilation:
- Fan on/off tested. The sound heard appeared to be appropriate for the fan.
Floor Covering: Tile
- Serviceable, fulfilling its function
Bathroom 2
Full Bathroom
Location Full Bathroom Upstairs, Right, at Hall
Bathing Area: Combination tub and shower
- No leaks were observed around faucet and the water containment area appeared serviceable.
- Shower was run only briefly as no shower curtain/door was present.
Hand Washing: Two basins in vanity
- No leaks were observed around faucet visible supply lines or waste drain just beneath the sink.
Toilet: Water tank type
- No Leaks were observed around toilet and it appeared secured in place.
Ventilation:
- Fan on/off tested. The sound heard appeared to be appropriate for the fan.
Floor Covering: Engineered Flooring
- Serviceable, fulfilling its function
Bathroom 3
Full Bathroom
Location Full Bathroom Upstairs, Left, at Hall
Bathing Area: Combination tub and shower
- No leaks were observed around faucet and the water containment area appeared serviceable.
- Shower was run only briefly as no shower curtain/door was present.
Hand Washing: Vanity with basin
- No leaks were observed around faucet visible supply lines or waste drain just beneath the sink.
Toilet: Water tank type
- No Leaks were observed around toilet and it appeared secured in place.
Ventilation:
- Fan on/off tested. The sound heard appeared to be appropriate for the fan.
Floor Covering: Engineered Flooring
- Serviceable, fulfilling its function
Bathroom 4
Full Bathroom
Location Full Bathroom Main Level, Rear, EnSuite, attached to a bedroom
Bathing Area: Combination tub and shower
- No leaks were observed around faucet and the water containment area appeared serviceable.
- Shower was run only briefly as no shower curtain/door was present.
Hand Washing: Vanity with basin
- No leaks were observed around faucet visible supply lines or waste drain just beneath the sink.
Toilet: Water tank type
- No Leaks were observed around toilet and it appeared secured in place.
Ventilation:
- Fan on/off tested. The sound heard appeared to be appropriate for the fan.
Floor Covering: Engineered Flooring
- Serviceable, fulfilling its function
Bathroom 5
Half Bathroom
Location 1/2 Bathroom Main Level, Center
Hand Washing: Pedestal type
- No leaks were observed around faucet visible supply lines or waste drain just beneath the sink.
Toilet: Water tank type
- No Leaks were observed around toilet and it appeared secured in place.
Ventilation:
- Fan on/off tested. The sound heard appeared to be appropriate for the fan.
Floor Covering: Engineered Flooring
- Serviceable, fulfilling its function
LAUNDRY
Laundry Connections
Laundry: Connections Available
Clothes washer and dryer connections were available.
Laundry appliances were not present during inspection. Laundry faucets are not operated when the basin beneath the faucets is inadequate to contain the faucet flow without a hose being connected to the faucets. Verify your clothes dryer exhaust is functional, safe and properly installed to meet the requirements of clothes dryer manufacturer when installed.
PLUMBING
Supply Piping
Supply Piping: Mostly PEX with Some Copper
Water Flow at Supply Piping: Adequate
Adequate functional supply water flow was observed during inspection for water outlets operated.
Waste Piping
Waste Piping: Functional Flow Plastic
Material: Plastic
Functional waste water flow observed during inspection for water outlets operated.
Waste Piping: Plastic
Apparent Vent Piping
Plastic - No Adverse
Material: Plastic
No adverse conditions were observed, maintain to meet your needs.
Exterior Hose Faucets
Water Heater
Demand Water Heater
Water Heater
Size: Demand type water heater / Location: Garage
Year of Manufacture: 2024 / Fuel: Natural Gas
Water Heater was observed functional during inspection.
Typical service life of a water heater is 8-12 years.
Maintaining Your Demand Water Heater
Demand water heaters require periodic flushing to maintain proper operation. Similar to a coffee maker, demand water heaters are flushed with a diluted vinegar solution to help reduce mineral deposits that can affect demand water heater performance. Refer to the use and care manual for the installed demand water heater performing periodic maintenance when needed.
Demand Water Heater Adequacy
Demand water heaters use flow rates and temperature rise to determine the number of fixtures that can be served by a particular model of a demand water heater. The inspection performed does not determine if any installed water heater is adequate to serve all of the installed plumbing fixtures. Should the installed system prove inadequate, properly correct the water heating system to meet your needs.
Equipment Observed
Plumbing Equipment Observed Present But Not Tested or Evaluated: ________________________________________________________________________________________________________________________________________________________________
Pressure Reducer: About Pressure Reducing Valves
Regarding Plumbing System Pressure Reducing Valves:
The pressure reducer or pressure regulator in a plumbing system is designed to reduce the water pressure to a reasonable level in an effort to help prevent damage to the plumbing system. For most areas if the utility water pressure is greater than 80 PSI (pounds per square inch) a pressure reducer is needed. For some areas with extremely high utility pressure multiple pressure reducers may be needed installed in series. Pressure reducers are typically factory set for 50 PSI and property water pressure is expected to be between 30 PSI and 80 PSI. Inspector notes presence of pressure reducer when observed. Pressure readings for plumbing system are not part of the inspection performed.
Pressure Reducer Location: Garage
Plumbing Supply Piping
Pressure Reducer
Apparent Location at Garage
________________________________________________________________________________________________________________________________________________________________
Property Owner - Plumbing Supply Piping - MAIN WATER SHUT OFF VALVE - Apparent Location - Note Such Valves are Not Operated : Garage
Plumbing Supply Piping
Main Water Shut Off Valve
Apparent Location at Garage
CENTRAL SYSTEM
Central Heat/Cool
Split System
Central Heating/Cooling
Split, Forced Air System served: System served upstairs area
Brand Furnace: Lennox / Location: Attic / Fuel: Natural Gas
Size: 90K BTU / Year of Manufacture: 2024
Gas furnaces typically have a service life of 16-22 years when properly maintained
Filter Type: Disposable / Thermostat Type: Digital - Thermostat was located within area served.
Cooling Brand: Lennox / Location: Exterior / Fuel: Electric
Size: 4 ton / Year of Manufacture: 2024
Central cooling units typically have a service life of 12-18 years when properly maintained
Condensate disposal method: Gravity drain piping - service annually
________________________________________________________________________________________________________________________________________________________________
Cooling Function: Functional
Cooling System Functional
Inspector adjusted thermostat. Cooling system engaged and was found to be functional.
________________________________________________________________________________________________________________________________________________________________
Heating Function: Functional
Heating System Functional
Inspector adjusted thermostat. Heating system engaged and was found to be functional.
Central Heat/Cool
Split System
Central Heating/Cooling
Split, Forced Air System served: System served main level
Brand Furnace: Lennox / Location: Attic / Fuel: Natural Gas
Size: 70K BTU / Year of Manufacture: 2024
Gas furnaces typically have a service life of 16-22 years when properly maintained
Filter Type: Disposable / Thermostat Type: Digital - Thermostat was located within area served.
Cooling Brand: Lennox / Location: Exterior / Fuel: Electric
Size: 2.5 ton / Year of Manufacture: 2024
Central cooling units typically have a service life of 12-18 years when properly maintained
Condensate disposal method: Gravity drain piping - service annually
Central Ductwork
Distribution Ductwork
Ductwork Information: About your central heating and cooling ductwork
Regarding calculating the load of a central system:
Several factors are considered when performing a load evaluation for central heating and cooling systems to determine the appropriate size system for the area served. Factors such as installed ductwork, insulation, ceiling height, basement area served, if present, shade, climate zone along with size, number and placement of windows have to be taken into account before sizing a system. The inspector does not calculate the load of a central heating and cooling system during the performed inspection. The inspector also does not confirm that the installed ductwork is appropriately sized to serve the the installed central heating and cooling equipment. Properly maintain the ductwork system to meet your comfort needs and to allow system to operate properly.
Gas
Gas Appliance Flue
Flue
Furnace
Furnace System served upstairs area
Flue Type: Metal Flue, exhaust discharged through roof
Properly maintain flue for safety and function.
Flue cont
Furnace
Furnace System served main level
Flue Type: Metal Flue, exhaust discharged through roof
Properly maintain flue for safety and function.
Flue cont
Water Heater
Water Heater
Flue Type: Plastic Flue, exhaust discharged through wall
Properly maintain flue for safety and function.
Space Heating
Fireplace
Gas Log Set Heater: Present
Gas Safety Isolation Valve: Present
Gas Log Set Heater Function: Operated
Gas Log Set Heater Condition: Not Secured Correction Needed
ELECTRICAL
Electrical Inspection
Electrical System Inspection
What is an electrical system?
The electrical system consists of an electrical service, distribution equipment and branch wiring. The electric metering equipment is usually at the electrical service. Distribution equipment is most often one or more installed breaker panels and the branch wiring runs to all equipment, receptacles, lighting outlets and devices such as the light switches. The inspection report focuses on wiring operating between 100-250 Volts. While system Amperage and Voltage is recorded, it is not measured during inspection. 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.
ELECTRICAL SERVICE
MAIN PANEL
Main Electrical Panel
Service Entrance Conductors: Aluminum, Stranded
Panel Inspected
The electrical panel cover was removed from the electrical distribution panel. The interior components were viewed and found to be in satisfactory condition and appeared to be properly installed. No repairs were needed to electrical panel or interior components when inspected.
SUB PANEL
Sub Electrical Panel
Routine Correction Needed
Sub Electrical Panel Garage
Routine corrections were needed at electrical distribution panel.
These corrections should be performed now or may be scheduled with other electrical work if having that work done in the near future.
- Multiple breakers observed switched off. Correct as needed.
Branch Wiring
Material: Copper
Wiring Method: Non Metallic Sheathed Cable
AFCI
AFCI Residential Newer Home
What is Arc Fault Circuit Interrupter (AFCI) Protection?
AFCI protection is designed to break the electrical circuit when it detects electric arcs that are a signature of loose connections in home wiring. Loose connections, which can develop over time, can sometimes become hot enough to ignite house fires.
Modern Locations Where AFCI Protection is Known to Improve Safety:
Dwelling Units. All 120-volt, single-phase, 10-, 15-, and 20-ampere branch circuits supplying outlets or devices installed in the following locations:
Kitchens, Family Rooms, Dining Rooms, Living Rooms, Parlors, Libraries, Dens, Bedrooms, Sunrooms, Recreation Rooms, Closets, Hallways, Laundry Areas, or similar areas.
Testing AFCI Function
The inspector uses push button at AFCI breakers, where installed, to confirm AFCI protection trips. Once tripped, the inspector checks indexed electrical circuits to determine where AFCI protection is present or missing.
Obvious locations lacking AFCI protection are listed in the body of the report.
Obvious broken, non working and improperly wired AFCI receptacles or breakers are listed in the summary of the report. Evaluate your risk exposure.
AFCI Breakers OK
AFCI breakers, where installed and on, were tested using the push button on the breaker. The breakers appeared to trip and reset normally. Check AFCI function periodically as directed by AFCI manufacturer. Correct when needed.
GFCI
GFCI Residential
What is Ground Fault Circuit Interrupter (GFCI) Protection?
GFCI protection is an electrical safety device that interrupts an electrical circuit when the current passing through a conductor is not equal and opposite in both directions, therefore indicating an improper flow of current such as leakage of current to ground or current flowing to another powered conductor. The device's purpose is to reduce the severity of injury caused by an electric shock.
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. The list below is based off the 2023 standard that may or may not have been adopted by the local municipality. Evaluate your risk exposure. Consider additional GFCI protection where needed for improved safety.
Modern Locations Where GFCI Protection is Known to Improve Safety in Dwelling Units.
(A) Dwelling Units
All 125-volt through 250-volt receptacles installed in the following locations and supplied by single phase branch circuits rated 150 volts or less to ground shall have ground-fault circuit-interrupter protection for personnel:
(1) Bathrooms
(2) Garages and also accessory buildings that have a floor located at or below grade level not intended as habitable rooms and limited to storage areas, work areas, and areas of similar use.
(3) Outdoors
(4) Crawl spaces - at or below grade level
(4) Basements
(5) Kitchens
(6) Areas with sinks and permanent provisions for food preparation, beverage preparation, or cooking
(7) Sinks - where receptacles are installed within 1.8 m (6 ft) from the top inside edge of the bowl of the sink
(8) Boathouses
(9) Bathtubs or shower stalls - where receptacles are installed within 1.8 m (6 ft) of the outside edge of the bathtub or shower stall
(10) Laundry areas
(12) Indoor damp and wet locations
Some exceptions apply, see current standard for a list of exceptions.
(B) Pertains to Other Than Dwelling Units
(C) Crawl Space Lighting Outlets. GFCI protection shall be provided for lighting outlets not exceeding 120 volts installed in crawl spaces.
(D) Specific Appliances. GFCI protection shall be provided for the branch circuit or outlet supplying the following appliances rated 150 volts or less to ground and 60 amperes or less, single- or 3-phase:
(1) Automotive vacuum machines
(2) Drinking water coolers and bottle fill stations
(3) High-pressure spray washing machines
(4) Tire inflation machines V
(5) Vending machines
(6) Sump pumps
(7) Dishwashers
(8) Electric ranges
(9) Wall-mounted ovens
(10) Counter-mounted cooking units
(11) Clothes dryers
(13) Microwave ovens
(E) Equipment Requiring Servicing. GFCI protection shall be provided for the receptacles required near Equipment Requiring Servicing.
(F) Outdoor Outlets. For dwellings, all outdoor outlets, including outlets installed in the following locations, and supplied-by single-phase branch circuits rated 150 volts or less to ground, 50 amperes or less, shall be provided with GFCI protection:
(1) Garages that have floors located at or below grade level.
(2) Accessory buildings
(3) Boathouses
Note: Some exceptions apply, see current standard for a list of all exceptions.
Testing GFCI Function
The inspector uses an electrical tester at accessible 120V electrical receptacles that simulates a remote ground fault current to confirm which areas lack proper GFCI protection at tested 120V 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 Modernize Add More
Consider adding GFCI protection for for one or more electrical receptacles or electrical circuits where GFCI protection is known to improve safety at the following areas:
- Clothes Dryer
- Kitchen in cabinet above cooktop
- Kitchen Cooktop
If installation of additional GFCI protection is desired, consult a competent electrical contractor.
Receptacle Outlets
Electrical Receptacle Outlets
Multiple electrical receptacles were observed inoperative.
An electrical contractor should check all receptacles making functional and safe as needed. Heads up, multiple breakers were found switched off.
Lighting/Ceiling Fans
Correct Lighting Where Needed
Switches
Switch Location Informational Note
Regarding Lighting Switch Locations:
While exact placement of lighting switches is considered a design issue, installing lighting switches at appropriate locations is useful to improve safety. Generally, a light switch would be located within arms length of the entry point of a room so that the lighting for the room you are entering may be switched on from an area near the doorway. Installing a switch at an inconvenient location, such as on the hinge side of a door, would not be desirable. Where the stairway between floor levels has six risers or more, a wall switch would be located at each floor level and at each landing level that includes an entryway to control the lighting for the stairway. Evaluate your need in regard to lighting switch locations. Consider updating switch locations for improved safety if desired.
Smoke Alarms
Smoke Alarm Installation: Where Should Smoke Alarms be Installed?, Smoke Alarms Were Present
Depending on the age and location of the home, installation of smoke alarms are either recommended or required for improved 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:
- In the immediate vicinity outside sleeping areas
- Inside sleeping areas
- At least one per floor level including basements
- Near stairs
- 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.
Properly maintain smoke alarm system as needed for life safety.
Regarding Testing Smoke Alarms:
Test smoke alarms weekly to ensure proper function for life safety. Replace batteries when needed. Properly replace smoke alarms when not functioning correctly and at least once every ten years. Smoke alarms should be at least the photoelectric type and dual sensor photoelectric and ionization smoke alarms are available, and preferred. Refer to installation and care instructions for proper locations and periodic maintenance.
The inspector does not test smoke alarms. For safety, the inspector only accesses smoke alarms from the installed flooring. To prevent damage, the inspector does not remove smoke alarms or open smoke alarm covers.
Smoke alarms were observed at inspected property for the applicable areas listed above. Properly maintain and test smoke alarms for improved safety.
STRUCTURE
Attic Access
Pull down attic ladder stairway, properly maintain unit as needed for safety
Attic Access: Floored
Attic area viewed from areas where secured, floored, continuous, walkway was present that had sufficient height to be walked. Some areas of attic may not have been viewed.
Roof Framing
Framing: Trusses, Wooden
Sheathing: OSB
Further Evaluation of Truss Roof Framing was Needed.
Damaged engineered roof truss was observed with an irregular repair.
Verify all areas where roof truss framing is damaged. Contact roof truss manufacturer or other State Licensed Professional Engineer that specializes in truss construction to design appropriate corrections. A competent qualified contractor should execute engineering design where needed. Retain stamped engineering design drawing for your permanent records.
- One roof truss at front above upstairs main hall near attic access opening was damaged and repair appeared irregular. Multiple photos provided of single roof truss area. Alteration did not appear engineered.
Wall Framing
Wood
Framing Access: Finished Prevented
Finished areas prevented view of structural components. Structural areas were not observed by inspector. Concealed areas are not part of the inspection performed.
Underfloor Access
Slab: Finished Areas
Finished areas prevented view of structural components. Structural components were not observed by inspector at such areas.
Underfloor Description
Slab: On Grade
Underfloor Area
Access:
Slab construction no underfloor area present
Construction Type:
Concrete Slab on Grade
Foundation:
Poured in Place Concrete or Concrete Block
Columns or Piers:
Not Applicable
Floor Structure:
Concrete Slab Floor
Floor Insulation:
Not Applicable
INSULATION
Above Ceiling Insulation
Recommended Insulation
Recommended attic insulation depth above living spaces for this area of the country is R-38 to R-60 to help lower utility costs. This recommendation comes from the US Department of Energy. Evaluate your comfort level and utility costs correcting insulation depth if needed.
Insulation Type: Blown In, Roll or Batt
Observed Insulation Approximate Depth: R - 38
Wall Insulation
Insulation: Wall Insulation Not Observed, Undetermined
VENTILATION
Attic Ventilation
Attic Exhaust Vents: Ridge Roof Vent
Attic Intake Vents: Soffit Vents Where Installed
ROOF
Roof Covering
Method of Roof Inspection: Walked on portions of roof
Roof Style: Multi Plane
Approximate Age of Roof Covering: 0-1 Years
Roofing Material: Composition Dimensional Shingle
Roof 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
- Representative Photos Provided
- Some shingles observed damaged.
- Some shingles did not lay flat. Correct shingles and/or roof decking as needed.
- Flashing appeared in need of correction. Correct where needed.
- Remove construction debris from roofing where needed.
- New construction roof covering should be in new, undamaged condition and free of debris.
Gutters and Downspouts
SIDING and TRIM
Masonry Siding
Siding - Cement Fiber
Siding Irregularities: Common Irregularities
Cement Fiber Siding/Trim -
Common siding installation irregularities were observed. Monitor siding installation budgeting corrections when necessary. When corrections are performed, refer to installation instructions and best installation practices correcting where needed.
Siding Irregularities: Too Close to Ground, Blocking and Flashing, Vinyl Trim Wall Penetrations
Cement Fiber Siding/Trim -
Siding observed too close to ground. The inspector noted that portions of the siding or trim were too close to ground level, making the siding or substrate subject to damage. Siding and untreated substrate should be a minimum of 6" above soil. Properly provide separation at siding/trim and untreated substrate from soil. If it is not cost effective to lower the soil grade or raise the siding and substrate area then you should budget periodic replacement of affected areas.
Cement Fiber Siding/Trim -
The inspector noted that blocking and flashing details did not meet installation instructions for all areas. These areas should be considered for proper correction now. Closely monitor areas if not correcting blocking and flashing details now. Budget immediate correction should negative consequences occur due to lack of proper blocking and flashing.
Cement Fiber Siding/Trim -
Monitor vinyl trim used in conjunction with cement fiber siding such as around windows or other wall penetrations. Vinyl trim use differs from best installation practices for cement fiber siding. It is unknown if this practice will have unintended consequences. Budget corrections if necessary or if damage occurs.
Siding - Vinyl
Vinyl Eaves with Metal Trim
Trim
Trim Material: Wood where installed
LOTS and GROUNDS
Driveway
Walkway
Patio
Site
Slab: New Slab Negative Drainage
Grading and Drainage
Drainage was negative, which means water will flow toward the structure. Adjust exterior grade for concrete slab floor construction. Exterior grade work was needed to improve storm water runoff away from foundation. Slope grade minimum ten feet away from and around structure so that water does not collect near foundation. Additional measures may be needed to compensate for negative drainage at property. Be sure that exterior soil grade and landscaping are below interior floor level at perimeter of foundation to help prevent unwanted moisture entry into interior areas.
End of Report
Thank You Note
Thank you so much for trusting me to perform your inspection!
Please reach out if I may assist you further.
Roger Williamson
423-301-1000
HomePro Inspection.com