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.
- Periodic Maintenance Needed:Observations listed as periodic maintenance needed are items or areas that need repair or correction and 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 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.
- Note:Notes are general remarks or comments elaborating on descriptions of systems, limitations, restrictions, or other similar conditions present during the inspection. Notes do not appear in the summary.
- Inspector Informational Note:Inspector informational note regarding inspection process.
- Description:Descriptive information for various aspects of the property, equipment, items, or areas noted during the inspection. Descriptions do not appear in the summary.
- Deck Description:Description of observed deck conditions and issues.
Summary Page
For convenience, the report contains a summary. The inspector uses the Summary to list non Periodic Maintenance issues that, in his opinion, he would expect to be completed before marketing the home for sale. Be advised, the summary contains only text from the observations listed as Key Concerns, Further Evaluation Needed, Hazardous and when applicable, New Construction Builder Punch List Items. The summary does not show any photos or photo captions that may be listed with an observation. The summary provides the least information for the observations listed.
The report body contains the most information and includes full descriptions, digital photographs, captions, and when applicable, diagrams, videos and hot links to additional information. Refer to the report body when making actual corrections, upgrade or repairs. Please understand that you have a duty and obligation to read the full report.
Summary
Key Concerns
- G1-1 GARAGE cont:
Left Attached Garage, Right Overhead Door Operator as facing from interior of garage
Operator failed to function properly during inspection. Properly correct as needed for function and safety. Verify both safety reversal mechanisms are working properly.
- Operator failed to respond to wall push button.
- B-1 BATHROOM:
Location Full Bathroom Main Level, Right, Rear
Toilet
Toilet tank was not full of water.
The toilet was inspected and found inoperative when using the normal flush method. The toilet tank did not appear to have sufficient water inside the tank to flush the toilet. The water supply to the toilet may be restricted, off or other conditions may have existed. Properly put the toilet back in service correcting as needed for function and safety.
- B-2 BATHROOM:
Location Full Bathroom Main Level, Left, at Hall
Area: Bathing Faucet
Faucet was loose.
Properly secure faucet as needed. Properly correct any affected areas if present.
- B-3 BATHROOM:
Location Full Bathroom Main Level, Left, at Hall
Area: Bathing Faucet
Tub spout was loose.
Properly secure tub spout as needed to help prevent leaks. Properly correct any affected areas if present.
- B-4 BATHROOM:
Location Full Bathroom Basement
Area: Bathing Faucet
Shower head piping was loose.
Properly secure shower head piping as needed to help prevent leaks. Properly correct any affected areas if present.
- B-5 BATHROOM:
Location Full Bathroom Basement
Area: Bathing Faucet
Tub spout was loose.
Properly secure tub spout as needed to help prevent leaks. Properly correct any affected areas if present.
- P-2 PLUMBING:
Multiple exterior hose faucets need correction.
Check all exterior hose faucets properly correcting where needed.
- Left hose faucet was loose.
- Right hose faucet was damaged. Cap was missing and stem was bent.
- P-3 PLUMBING:
Water Heaters at Basement
Questionable Installation
Water heater did not appear to meet manufacturer installation standards for proper installation when inspected.
Refer to installation instructions and have a competent contractor correct as needed for function and safety.
- Water heater proper leak provisions were not installed.
- CS-1 CENTRAL SYSTEM:
Heat Pump System: System served upstairs middle area
Back up heat failed to properly respond when thermostat was set to manually engage the emergency heat on heat pump.
The back up heat should be functional when turned on manually for testing regardless of outdoor temperature. Proper servicing of system is recommended. Due to the condition of the heating system, it is recommended that a qualified competent heating contractor service this system properly correcting as needed for function and safety.
- CS-2 CENTRAL SYSTEM:
Heat Pump System: System served main level
Back up heat failed to properly respond when thermostat was set to manually engage the emergency heat on heat pump.
The back up heat should be functional when turned on manually for testing regardless of outdoor temperature. Proper servicing of system is recommended. Due to the condition of the heating system, it is recommended that a qualified competent heating contractor service this system properly correcting as needed for function and safety.
- CS-3 CENTRAL SYSTEM:
Cooling System: System served basement area
Condensate leak pan was expected and not present beneath furnace.
Cooling system evaporator coils installed at, adjacent to, or above a finished living space should have a properly installed condensate overflow leak pan to help minimize damage to finished areas when the system malfunctions. A properly installed float switch should be present at the overflow pan to switch off the condensing unit when the condensate drain becomes clogged or a separate drain should be present for the overflow pan that drains directly to an exterior area. Consider having a qualified competent heat/cool contractor properly correct area to control unnecessary preventable damage.
- E-1 ELECTRICAL:
Sub Breaker Panel Basement
Multiple corrections were needed at electrical distribution panel.
Refer to the full report for additional information and photos regarding obvious corrections recommended for this electrical panel. A competent electrical contractor should further evaluate this area. Make proper corrections as needed for safety and function now.
- E-2 ELECTRICAL:
Sub Breaker Panel Garage
Corrections were needed at electrical distribution panel.
Refer to the full report for additional information and photos regarding obvious corrections recommended for this electrical panel. Make proper corrections as needed for safety and function now.
- E-3 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
- E-4 ELECTRICAL:
The AFCI breaker failed to trip when test button was pressed.
Properly repair or replace AFCI breaker as needed for safety.
- Two AFCI breakers at main level laundry room breaker panel failed to trip when tested.
- E-5 ELECTRICAL:
GFCI receptacle at upstairs left bathroom failed to properly trip when remotely tested.
Properly repair or replace GFCI receptacle as needed for safety.
- E-6 ELECTRICAL:
Electrical Receptacle Outlets
Multiple electrical receptacles were ready for proper correction.
- Some electrical receptacles were observed improperly installed.
- Install proper cover plates where needed at interior.
- Some electrical receptacles were observed damaged.
An electrical contractor should check all receptacles making functional and safe where needed.
- E-7 ELECTRICAL:
Lighting
Service lighting was missing for Water Heaters at Basement.
- Existing lighting at area did not properly illuminate service area for water heaters 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.
- E-8 ELECTRICAL:
Lighting/fans - Make lighting/fans functional and safe where needed.
- Some lighting was inoperative when inspected.
- Some lighting was not fully functional when inspected.
- Some light fixtures were improperly installed.
- Some light fixtures were damaged.
Check all lighting/fans making functional and safe where needed.
Representative Photos Provided
- AL-1 ATTIC LADDER:
Attic ladder was observed ready for corrections now and before use to improve the function and safety aspects of the attic ladder.
Refer to the full report for additional information and photos regarding obvious corrections recommended now for the attic ladder area. A competent qualified contractor capable of reading and following the manufacturer installation instructions should check all attic ladder areas. Make attic ladder functional, safe and structurally sound where needed.
- 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 missing.
- Some shingles observed damaged.
- Flashing appeared omitted at areas. Properly add flashing where needed.
- Some shingles did not lay flat. Correct shingles and/or roof decking as needed.
- Moss should not be growing on shingles as it can cause premature failure of shingles.
- D-1 DECK:
Deck areas were observed ready for corrections now and before use to improve the structure of the deck and to improve the safety aspects for the fall prevention measures installed at deck areas. Refer to the full report for additional information and photos regarding obvious corrections recommended now for any deck areas. A competent deck contractor should check all deck areas. Make deck areas functional, safe and structurally sound where needed.
- Representative Photos Provided
Further Evaluations
- P-1 PLUMBING:
Plumbing Waste Piping
Plumbing waste drain piping was irregular at basement near clothes washer connection. Water seal trap appeared installed too far away from laundry connection. .
Further evaluation and proper correction of irregular waste drain piping is recommended.
- P-4 PLUMBING:
Questionable sewage pump system was observed.
Obtain installation and warranty information for this equipment. The inspector recommends further evaluation by a competent contractor properly correcting if needed for function or safety. Such pumps should be accessible for periodic servicing and should have high water alarms to report failures. Inspection of this type system is outside the scope of the inspection performed and was not evaluated by the inspector.
- High water alarm was shut down being unplugged.
- P-5 PLUMBING:
Multiple plumbing corrections were needed.
A Licensed Competent Plumbing Contractor should further evaluate entire plumbing system. Properly repair or replace plumbing system as needed to make system fully functional and safe.
- CS-4 CENTRAL SYSTEM:
Heat pump system serving basement was improperly installed.
Obtain further evaluation for installation of heat pump system serving basement. Properly replace or correct installation as needed for proper function and safety.
- Condensing unit at exterior was damaged.
- 3 ton condensing unit was mismatched to 2 ton evaporator coil at furnace.
- Furnace did not have reasonable service access.
- Condensate leak pan was omitted.
- S-1 STRUCTURE:
Suspect termite activity and damage observed at dining room.
The inspector recommends further evaluation by a specialist properly correcting as needed. An exterminator is needed to determine if termite presence is active or not. Often termite activity is related to a moisture condition. Properly correct any undesirable moisture conditions as needed.
- M-1 MOISTURE:
Wet moisture stains were observed at basement.
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 basement.
- Moisture stains were confirmed wet with a moisture meter.
- Standing water was not present.
- Wet moisture stains at basement rear center room at rear wall.
- Wet moisture stains at basement right rear room at window sill.
- Wet moisture stains at basement left rear room.
- M-2 MOISTURE:
Wet moisture stains were observed at left 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.
- Multiple wet moisture stains were observed at left attached garage.
- Moisture stains were confirmed wet with a moisture meter.
- Standing water was not present at left attached garage.
- ST-1 SIDING and TRIM:
Concrete tile siding observed irregular and further evaluation is recommended.
Installation irregularities were observed. Adhered concrete tile siding areas should be further evaluated and properly repaired or replaced by a competent qualified contractor that specializes in the installation of this type siding material and is familiar the installation standard. Properly correct any affected areas damaged by improper installation, if present.
Representative Photos Provided
- Siding observed too close to Soil and Pavement
- Siding observed too close to Roof Covering
- Some concrete tile observed cracked
- Some concrete tile observed damaged
- Some concrete tile observed loose
- Irregular transition was observed at dissimilar materials
The Full Report
INTERIOR
Interior Access / Ceilings / Walls / Floor Coverings
Doors
Glazing/Glass
Windows
Stairs/Railings Interior
PLUMBING
Supply Piping
Waste Piping
Apparent Vent Piping
Other Sink Area
Exterior Hose Faucets
Water Heater
Water Heater
Equipment Observed
Plumbing Other
ELECTRICAL
Electrical Inspection
ELECTRICAL SERVICE
System Amps / Volts
MAIN PANEL
SUB PANEL
SUB PANEL
SUB PANEL
Branch Wiring
AFCI
GFCI
Receptacle Outlets
Lighting/Ceiling Fans
Lighting/Ceiling Fans
Switches
Smoke Alarms
STRUCTURE
Attic Access
Roof Framing
Ceiling Framing
Wall Framing
Underfloor Access
Underfloor Description
Other Concerns
DECK
Deck or Wooden Porch Areas Overall Condition Statement
Deck or Wooden Porch Location, Attributes and Restrictions
Deck or Wooden Porch Structure
Deck or Wooden Porch Railings and Stairs
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.
Home 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:
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General Comments
Building Characteristics, Conditions and Limitations
Type of Building : Single Family Home
Site Built
Approximate Square Footage: 5707
Approximate Year of Original Construction: 2015
Weather during the inspection: Clear, Cloudy
Ground/Soil surface conditions: Damp
Approximate Low Temperature During Inspection: 65[F]
Approximate High Temperature During Inspection: 75[F]
INTERIOR
Interior Access / Ceilings / Walls / Floor Coverings
Interior Access: Empty of Furnishings
Home was empty of furnishings when inspected.
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Ceilings
Interior Ceiling Materials: Drywall
Interior Ceiling Condition:
- Some settlement type cracking observed.
- Wear and damage observed, budget reconditioning
- Representative Photos Provided
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Walls
Interior Wall Materials: Drywall, Wood, Brick
Interior Wall Condition:
- Some settlement type cracking observed.
- Wear and damage observed, budget reconditioning
- Representative Photos Provided
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Flooring
Interior Flooring Materials: Wood, Tile, Concrete
Interior Flooring Condition:
- Wear and damage observed, budget reconditioning
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Doors
Doors at Interior: Missing, Some door operation could be improved
Some doors were missing or not installed. Correct to meet your needs.
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Doors Replace Repair
Replace, repair or upgrade interior doors to meet your needs. Properly correct any affected adjacent areas, if present.
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Doors to Exterior: Serviceable, fulfilling its function
Glazing/Glass
Insulated glass was present.
Visibility Obscured, Not Identified Tempered
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.
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Exterior glass at tub observed subject to fall impact. The window glass did not appear to be tempered glass for safety and should be considered for upgrade. Tempered safety glazing is to minimize possible injury to persons that may fall into glass. Evaluate your risk exposure properly correcting as needed.
Cracks / Breakage: Broken
Broken window glass should be replaced for safety and to reduce conditioned air loss. Replace any broken or cracked glass as needed.
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.
Window List
Windows needed correction when 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.
Stairs/Railings Interior
Diagram: Correction Needed Railing & Stairs
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.
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Guardrail: Low
Guardrail observed less than 36" tall was ready for proper correction.
Handrail: Missing, Not Full Run, Wrong Height
One or more handrails were missing and should be properly installed for safety.
Handrail was not present running the length of the stairs from the first step to the last step.
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Modern handrails at steps should be 34" to 38" above toe of stair tread for safety. Installed handrails were at a different height and proper correction is recommended.
Stairs: Irregular, Steep 7 3/4+", Uneven, Stairwell Height, Tread <11"
The installed steps did not conform to modern standards for safe stairs. Use extreme caution when walking on these stairs now and consider upgrade to conforming stairs for safety.
One or more steep steps were observed. For safety modern stair risers should have a maximum height of 7 3/4" in residential construction.
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Uneven steps were observed. Differing riser heights are a common cause of falls. For safety, the height between the tallest and the shortest riser on a set of stairs should be no more than 3/8". Proper correction is recommended.
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Stair treads were observed shorter than 11", where no tread nose was present or nose was less than 1". Use caution when walking on steps. Consider correcting stair treads for improved safety.
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Low headroom was observed at stairs. For safety and access to move larger objects, the minimum stairwell height should be 78" as measured from the nose of the step to the ceiling directly above the nose of the step.
Stairs Repair/Replace
Evaluate your risk exposure. Consider proper repair or replacement of steps and railings where needed now for safety and function.
GARAGE
RIGHT GARAGE
GARAGE TYPE: Attached
Garage Floor Location: At Ground
Photos
Right Garage - Representative Photos
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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 Cracked
Garage concrete floor observed cracked. This is not unusual. Maintain area to your standard.
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GARAGE OVERHEAD DOOR: One Installed
Overhead Door Material: Metal
Overhead Door Insulation: Insulated
Overhead Door Operation: Tested Using Operator
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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: One Installed
Electronic Eyes / Non Contact Reversal: Eyes Installed High
Garage Overhead Door Operator
Overhead door operator electronic eyes appeared mounted too high above floor. Refer to installation instructions properly correcting as needed for improved safety.
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Contact Reversal: Contact Functional
Attached Garage Overhead Door Operator
Overhead door operator contact reversal means tested functional. This function should be rechecked periodically for safety. Correct when needed.
GARAGE cont
LEFT GARAGE
GARAGE TYPE: Attached
Garage Floor Location: At Ground
Photos
Left Garage - Representative Photos
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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, Saw Cut
Multiple cracks observed at garage concrete floor. Monitor area budgeting repairs as needed should condition worsen.
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Garage concrete floor observed saw cut to control cracking. This is not unusual. Maintain area to your standard.
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GARAGE OVERHEAD DOOR: Three Installed
Overhead Door Material: Metal
Overhead Door Insulation: Partially Insulated
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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: Three Installed
Electronic Eyes / Non Contact Reversal: Eyes Installed High
Garage For all Overhead Door Operators
Overhead door operator electronic eyes appeared mounted too high above floor. Refer to installation instructions properly correcting as needed for improved safety.
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Contact Reversal: Contact Failed
Attached Garage Left and Center Overhead Door Operators as facing from interior of garage
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.
Left Attached Garage, Right Overhead Door Operator as facing from interior of garage
Operator failed to function properly during inspection. Properly correct as needed for function and safety. Verify both safety reversal mechanisms are working properly.
- Operator failed to respond to wall push button.
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: Granite
- Some wear noted, recondition to your standard
Cabinets: Wood painted
- Wear and damage observed, budget reconditioning
Floor Covering: Wood
- Wear and damage observed, budget reconditioning
Sink: Double Bowl Stainless Steel
- No leaks were viewed at faucet or visible supply lines or waste drain just beneath the sink.
- Signs of past leakage observed. Maintain area to meet your needs.
Disposal: Present and appeared functional
Dishwasher: Not Present
Range: Not Present
Microwave: Not Present
Kitchen Exhaust: Ducted unit sounded operative. Properly maintain unit as needed.
Refrigerator: Not Present
Trash Compactor: Not Present
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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, Left, EnSuite, attached to a bedroom
Bathing Area: Hydro massage tub and separate shower
- No leaks were observed around tub faucet and the water containment area appeared serviceable.
- Hydro massage tub was filled and operated appearing functional.
Hand Washing: Two basins in vanity
- No leaks were observed around faucet visible supply lines or waste drain just beneath the sink.
- Excess personal property beneath sink greatly restricted view of area.
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.
- Multiple fans were present and appeared operative.
Floor Covering: Tile
- Some wear noted, recondition to your standard
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Bathing Area: Tub (Hydro Massage Tub Motor Improve Access), Shower Head (Shower Head Missing)
Location Full Bathroom Upstairs, Left, En Suite, attached to a bedroom
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.
Location Full Bathroom Upstairs, Left, En Suite, attached to a bedroom
Shower Area
Shower head was missing or damaged to the point that replacement should be considered. Install shower head at area noted.
Ventilation: Sloped Ceiling
Verify bathroom vent fan is designed for sloped ceiling installation. Properly correct if needed.
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Bathroom 2
Full Bathroom
Location Full Bathroom Upstairs, at Hall
Bathing Area: Combination tub and shower
- No leaks were observed around faucet and the water containment area appeared serviceable.
- Properly maintain tile work to meet your needs.
Hand Washing: Two basins in vanity
- No leaks were observed around faucet visible supply lines or waste drain just beneath the sink.
- Signs of past leakage observed. Maintain area to meet your needs.
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
- Wear noted, properly recondition to meet your needs
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Sink/Faucet: Waste (Mechanical Stopper)
Location Full Bathroom Upstairs, at Hall
Right Sink
Mechanical stopper was in need of repair. Correct to meet your needs.
Bathroom 3
Full Bathroom
Location Full Bathroom Main Level, Right, Rear
Bathing Area: Hydro massage tub and separate shower
- No leaks were observed around faucet and the water containment area appeared serviceable.
- Hydro massage tub was filled and operated appearing functional.
- Properly maintain tile work to meet your needs.
- 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
Ventilation:
- Fan on/off tested. The sound heard appeared to be appropriate for the fan.
- Multiple fans were present and appeared operative.
Floor Covering: Tile
- Wear noted, properly recondition to meet your needs
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Bathing Area: Tub (Hydro Massage Tub Motor Improve Access)
Location Full Bathroom Main Level, Right, Rear
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.
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Sink/Faucet: Waste (Mechanical Stopper)
Location Full Bathroom Main Level, Right, Rear
Both Sinks
Mechanical stopper was in need of repair. Correct to meet your needs.
Location Full Bathroom Main Level, Right, Rear
Toilet
Toilet tank was not full of water.
The toilet was inspected and found inoperative when using the normal flush method. The toilet tank did not appear to have sufficient water inside the tank to flush the toilet. The water supply to the toilet may be restricted, off or other conditions may have existed. Properly put the toilet back in service correcting as needed for function and safety.
Bathroom 4
Full Bathroom
Location Full Bathroom Main Level, Left, at Hall
Bathing Area: Combination tub and shower
Hand Washing: Vanity with basin
- No leaks were observed around faucet visible supply lines or waste drain just beneath the sink.
- Signs of past leakage observed. Maintain area to meet your needs.
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
- Some wear noted, recondition to your standard
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Sink/Faucet: Waste (Mechanical Stopper)
Location Full Bathroom Main Level, Left, at Hall
Sink
Mechanical stopper was in need of repair. Correct to meet your needs.
Location Full Bathroom Main Level, Left, at Hall
Area: Bathing Faucet
Faucet was loose.
Properly secure faucet as needed. Properly correct any affected areas if present.
Location Full Bathroom Main Level, Left, at Hall
Area: Bathing Faucet
Tub spout was loose.
Properly secure tub spout as needed to help prevent leaks. Properly correct any affected areas if present.
Bathroom 5
Full Bathroom
Location Full Bathroom Basement
Bathing Area: Combination tub and shower
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: Concrete
- Wear noted, properly recondition to meet your needs
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Location Full Bathroom Basement
Area: Bathing Faucet
Shower head piping was loose.
Properly secure shower head piping as needed to help prevent leaks. Properly correct any affected areas if present.
Location Full Bathroom Basement
Area: Bathing Faucet
Tub spout was loose.
Properly secure tub spout as needed to help prevent leaks. Properly correct any affected areas if present.
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.
Clothes Washer: Waste Trap May Become Dry
If not using clothes washer at laundry area regularly, then the water will evaporate from the waste trap and may allow sewer gases to escape into occupied areas. Properly keep waste traps full of water as needed. If you are unable to properly keep water in the trap, consider installing a trap priming device or make other suitable alterations as necessary.
Laundry Sink
Sink/Faucet: No Leaks
Location Laundry Room
Sink
No leaks were observed. The inspected faucet was run for longer than one minute. No leaks were viewed at the visible supply lines, faucet or the visible waste drain lines just beneath the sink.
Signs of past leakage observed. Maintain area to meet your needs.
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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: Plastic
Plumbing Waste Piping
Plumbing waste drain piping was irregular at basement near clothes washer connection. Water seal trap appeared installed too far away from laundry connection. .
Further evaluation and proper correction of irregular waste drain piping is recommended.
Apparent Vent Piping
Plastic
Other Sink Area
No Leaks
Location
Bar Sink
No leaks were observed. The inspected faucet was run for longer than one minute. No leaks were viewed at the visible supply lines, faucet or the visible waste drain lines just beneath the sink.
Exterior Hose Faucets
Multiple exterior hose faucets need correction.
Check all exterior hose faucets properly correcting where needed.
- Left hose faucet was loose.
- Right hose faucet was damaged. Cap was missing and stem was bent.
Water Heater
Water Heater
Water Heater
Size: 38 gallon / Location: Garage
Year of Manufacture: 2017 / Fuel: Electric
Water Heater was observed functional during inspection.
Typical service life of a water heater is 8-12 years.
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Discharge Piping: Missing
Water Heater
Water heater temperature and pressure relief valve did not appear to have a discharge extension piping installed.
Refer to discharge piping general guidelines. Proper correction is needed for correct function and safety.
Water Heater - Temperature and Pressure Relief Valve - Discharge Piping General Guidelines
Consult a knowledgeable, competent, qualified plumbing contractor for specific requirements in your area.
Valve Manufacturer WARNING: To avoid water damage and/or scalding due to valve operation, a properly installed discharge line must be connected to valve outlet and run to a safe place of disposal.
- Discharge line shall serve a single relief device and shall not connect to piping serving any other relief device or equipment.
- The discharge line shall be installed in a manner that does not cause personal injury or structural damage.
- The discharge line shall be installed to a termination point that is readily observable by the building occupants.
- The discharge line shall be installed to allow complete drainage of both the valve and the discharge line.
- No reducing coupling or other restriction shall be installed in the discharge line.
- The discharge line must pitch downward from the valve and terminate not more than 6 inches (152 mm) above and not less than two times the discharge pipe diameter above the floor or flood level rim of the waste receptor.
- A proper air gap should be present above the floor or flood level rim of the waste receptor where the discharge pipe drains. The discharge piping should not drain into an indirect waste receptor such as a leak pan beneath a water heater.
- The discharge line must terminate through plain (unthreaded) pipe.
- Discharge line material must conform to local plumbing code or A.S.M.E. requirements. PVC piping is not rated for hot water and shall not be used.
- Excessive length - more than 30 feet (9.14m), use of more than four elbows or bends in discharge piping, or reduction of discharge line size will cause a restriction and reduce the discharge capacity of the valve.
- No shut-off valve shall be installed between the relief valve and tank, or in the discharge line.
Water Heater
Water Heater, Second Water Heater
Water Heater
Size: 50 gallon / Location: Basement
Year of Manufacture: 2016 / Fuel: Electric
Water Heater was observed functional during inspection.
Typical service life of a water heater is 8-12 years.
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Water Heater
Size: 50 gallon / Location: Basement
Year of Manufacture: 2015 / Fuel: Electric
Water Heater was observed functional during inspection.
Typical service life of a water heater is 8-12 years.
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Leak Mitigation: Installed at Interior
Water Heaters at Basement
It is recommended that water heaters installed at or adjacent to interior type areas have contingency measures installed to mitigate expected leakage or rupture of water heater.
Such measures would collect and drain unwanted water to exterior to avoid damaging interior finishes. Consider upgrading water heater installation to help reduce unnecessary damage when the water heater leakage occurs.
Water Heaters at Basement
Questionable Installation
Water heater did not appear to meet manufacturer installation standards for proper installation when inspected.
Refer to installation instructions and have a competent contractor correct as needed for function and safety.
- Water heater proper leak provisions were not installed.
Equipment Observed
Plumbing Equipment Observed Present But Not Tested or Evaluated: ________________________________________________________________________________________________________________________________________________________________
Thermal Expansion: About Thermal Expansion
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.
Tank Present
A plumbing thermal expansion tank was observed near the water heater. Maintain this area as you would any other portion of the plumbing system correcting when needed.
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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: Basement
Plumbing Supply Piping
Pressure Reducer
Apparent Location at Basement
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Property Owner - Plumbing Supply Piping - MAIN WATER SHUT OFF VALVE - Apparent Location - Note Such Valves are Not Operated : Basement
Plumbing Supply Piping
Main Water Shut Off Valve
Apparent Location at Basement
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Other Equipment Observed but Not Tested or Evaluated: Irrigation Sprinkler System
Irrigation sprinkler system inspection, for an additional fee, was not requested. Properly maintain system for safe function and to protect building components. Properly remove irrigation sprinkler system if not desired.
Sewage Pump: System Questionable
Questionable sewage pump system was observed.
Obtain installation and warranty information for this equipment. The inspector recommends further evaluation by a competent contractor properly correcting if needed for function or safety. Such pumps should be accessible for periodic servicing and should have high water alarms to report failures. Inspection of this type system is outside the scope of the inspection performed and was not evaluated by the inspector.
- High water alarm was shut down being unplugged.
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Plumbing Other
Multiple plumbing corrections were needed.
A Licensed Competent Plumbing Contractor should further evaluate entire plumbing system. Properly repair or replace plumbing system as needed to make system fully functional and safe.
CENTRAL SYSTEM
Central Heat/Cool
Split System - Heat Pump
Central Heating/Cooling
Split, Forced Air Heat Pump System served: System served left area
Brand Furnace: Nortek formerly Nordyne / Location: Garage / Fuel: Electric Heat Pump
Size: 2.5 ton / Year of Manufacture: 2017
Heat pumps typically have a service life of 12-18 years when properly maintained
Filter Type: Disposable / Thermostat Type: Digital - Thermostat was located within area served.
Cooling Brand: Frigidaire by Nortek / Location: Exterior / Fuel: Electric
Year of Manufacture: 2017
Heat pumps typically have a service life of 12-18 years when properly maintained
Condensate disposal method: Gravity drain piping - service annually
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Cooling Function: Functional
Cooling System Functional
Inspector adjusted thermostat. Cooling system engaged and was found to be functional.
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Heat Pump Single Fuel: Warm Day Backup Functional
Electric Heat Pump System - Backup heating was operated on a warm day.
For heating function, the electric single fuel heat pump system was operated only in the back up heating mode due to warmer outdoor ambient air temperature. Backup heating was briefly operated on heat pump. System engaged and was found to be functional.
Central Heat/Cool
Split System - Heat Pump
Central Heating/Cooling
Split, Forced Air Heat Pump System served: System served upstairs middle area
Brand Furnace: Nortek formerly Nordyne / Location: Attic / Fuel: Electric Heat Pump
Size: 2.5 ton / Year of Manufacture: 2014
Heat pumps typically have a service life of 12-18 years when properly maintained
Filter Type: Disposable / Thermostat Type: Digital - Thermostat was located within area served.
Cooling Brand: Tempstar by International / Location: Exterior / Fuel: Electric
Year of Manufacture: 2018
Heat pumps 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.
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Cooling Function: Functional
Cooling System Functional
Inspector adjusted thermostat. Cooling system engaged and was found to be functional.
Refrigerant Piping: Some Insulation Missing
Cooling system refrigerant piping needed additional insulation. Sections of the insulation on the compressor refrigerant lines appeared to be missing. These lines should be suitably insulated to prevent sweating lines from dripping moisture to finished areas and to improve efficiency of the cooling system.
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Heat Pump: Backup Heat Failed
Heat Pump System: System served upstairs middle area
Back up heat failed to properly respond when thermostat was set to manually engage the emergency heat on heat pump.
The back up heat should be functional when turned on manually for testing regardless of outdoor temperature. Proper servicing of system is recommended. Due to the condition of the heating system, it is recommended that a qualified competent heating contractor service this system properly correcting as needed for function and safety.
Central Heat/Cool
Split System - Heat Pump
Central Heating/Cooling
Split, Forced Air Heat Pump System served: System served main level
Brand Furnace: Nortek formerly Nordyne / Location: Equipment Closet, not for storage / Fuel: Electric Heat Pump
Size: 3.5 ton / Year of Manufacture: 2014
Heat pumps typically have a service life of 12-18 years when properly maintained
Filter Type: Disposable / Thermostat Type: Digital - Thermostat was located within area served.
Cooling Brand: Frigidaire by Nortek / Location: Exterior / Fuel: Electric
Year of Manufacture: 2014
Heat pumps typically have a service life of 12-18 years when properly maintained
Condensate disposal method: Condensate pump was present, service annually
The inspector recommends annual servicing for all equipment ten years old and older.
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Cooling Function: Functional
Cooling System Functional
Inspector adjusted thermostat. Cooling system engaged and was found to be functional.
Refrigerant Piping: Some Insulation Missing
Cooling system refrigerant piping needed additional insulation. Sections of the insulation on the compressor refrigerant lines appeared to be missing. These lines should be suitably insulated to prevent sweating lines from dripping moisture to finished areas and to improve efficiency of the cooling system.
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Heat Pump: Backup Heat Failed
Heat Pump System: System served main level
Back up heat failed to properly respond when thermostat was set to manually engage the emergency heat on heat pump.
The back up heat should be functional when turned on manually for testing regardless of outdoor temperature. Proper servicing of system is recommended. Due to the condition of the heating system, it is recommended that a qualified competent heating contractor service this system properly correcting as needed for function and safety.
Central Heat/Cool
Split System - Heat Pump
Central Heating/Cooling
Split, Forced Air Heat Pump System served: System served basement area
Brand Furnace: Nortek formerly Nordyne / Location: Equipment Closet, not for storage / Fuel: Electric Heat Pump
Size: Size not confirmed / Year of Manufacture: 2015
Heat pumps typically have a service life of 12-18 years when properly maintained
Filter Type: Disposable / Thermostat Type: Digital - Thermostat was located within area served.
Cooling Brand: Goodman / Location: Exterior / Fuel: Electric
Year of Manufacture: 2020
Heat pumps typically have a service life of 12-18 years when properly maintained
Condensate disposal method:
The inspector recommends annual servicing for all equipment ten years old and older.
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Refrigerant Piping: Some Insulation Missing
Cooling system refrigerant piping needed additional insulation. Sections of the insulation on the compressor refrigerant lines appeared to be missing. These lines should be suitably insulated to prevent sweating lines from dripping moisture to finished areas and to improve efficiency of the cooling system.
Heating System Location Issue: Service Access Less Than Expected
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.
Cooling System: System served basement area
Condensate leak pan was expected and not present beneath furnace.
Cooling system evaporator coils installed at, adjacent to, or above a finished living space should have a properly installed condensate overflow leak pan to help minimize damage to finished areas when the system malfunctions. A properly installed float switch should be present at the overflow pan to switch off the condensing unit when the condensate drain becomes clogged or a separate drain should be present for the overflow pan that drains directly to an exterior area. Consider having a qualified competent heat/cool contractor properly correct area to control unnecessary preventable damage.
Heat pump system serving basement was improperly installed.
Obtain further evaluation for installation of heat pump system serving basement. Properly replace or correct installation as needed for proper function and safety.
- Condensing unit at exterior was damaged.
- 3 ton condensing unit was mismatched to 2 ton evaporator coil at furnace.
- Furnace did not have reasonable service access.
- Condensate leak pan was omitted.
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 Fuel Piping
Propane gas piping observed at inspected property.
Properly maintain gas piping as needed for function and safety.
Gas Off: Gas Confirmed Off No Installed Gas Appliances
Gas Service Confirmed Off
The gas service was not on when inspected.
- Gas valve was observed closed when inspected.
- No gas appliances were observed installed at inspected property.
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Improve: Cap Unused Gas Piping
Unused gas piping should be capped as well as valved off for safety. Properly cap any unused gas piping for safety.
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
Electrical Service Type: Underground, Representative Photo
Electrical Service Representative Photo
No Adverse Conditions Were Observed
System Amps / Volts
System Amperage: 300-400 Amps
System Voltage: 120/240 Volts
MAIN PANEL
Main Electrical Panel
Main Breaker Panel Exterior near Meter
- Breaker panel shown with cover removed by inspector.
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
Sub Breaker Panel Laundry Room
Breaker panel shown with cover removed by inspector.
Index: Index, Vague
Electrical panel directory was ready for correction. Properly index or label each electrical panel circuit as needed for clarity and safety.
Electrical circuit directory appeared vague. Proper correction is recommended.
Wiring: Remark White 240V Breaker
White wires observed attached to 240V breakers. Remark or correct improperly colored wiring inside panel where needed for service personnel safety.
Wiring Sub Panel: 4 Isolate
Properly isolate bare grounds from neutral conductors in sub electrical panel.
SUB PANEL
Sub Electrical Panel
Sub Breaker Panel Basement
Breaker panel shown with cover removed by inspector.
Index: Index
Electrical panel directory was ready for correction. Properly index or label each electrical panel circuit as needed for clarity and safety.
Access: Area Not For Storage
Dedicated service access area to electrical panel is not designed for storage. Do not store items blocking safe access to electrical panel.
Enclosure: KO Open
Fill open knockouts where present.
Enclosure: Panel Damage
Damage observed inside electrical panel. Obtain further evaluation and proper correction.
Wiring: Remark White 240V Breaker
White wires observed attached to 240V breakers. Remark or correct improperly colored wiring inside panel where needed for service personnel safety.
Sub Breaker Panel Basement
Multiple corrections were needed at electrical distribution panel.
Refer to the full report for additional information and photos regarding obvious corrections recommended for this electrical panel. A competent electrical contractor should further evaluate this area. Make proper corrections as needed for safety and function now.
SUB PANEL
Sub Electrical Panel
Sub Breaker Panel Garage
Breaker panel shown with cover removed by inspector.
Index: Index, Vague
Electrical panel directory was ready for correction. Properly index or label each electrical panel circuit as needed for clarity and safety.
Electrical circuit directory appeared vague. Proper correction is recommended.
Wiring: Neutral Multiple Lugged, Remark White 240V Breaker
Multiple neutral wiring was observed under a single lug inside panel. Separate each neutral wire to individual lugs where needed.
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White wires observed attached to 240V breakers. Remark or correct improperly colored wiring inside panel where needed for service personnel safety.
Wiring Sub Panel: 4 Isolate
Properly isolate bare grounds from neutral conductors in sub electrical panel.
Sub Breaker Panel Garage
Corrections were needed at electrical distribution panel.
Refer to the full report for additional information and photos regarding obvious corrections recommended for this electrical panel. Make proper corrections as needed for safety and function now.
Branch Wiring
Material: Copper
Wiring Method: Non Metallic Sheathed Cable, Metallic Sheathed Cable
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
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AFCI
AFCI Residential
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.
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:
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.
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AFCI Protected Areas: Bedroom Only
AFCI protection was observed installed for bedroom outlets only.
AFCI Modernize Add More
Consider modernizing electrical installation adding further AFCI protection for improved electrical and fire safety. If installation of additional AFCI protection is desired, consult a knowledgeable, competent, qualified electrical contractor for specific requirements in your area.
AFCI Failed to Trip
The AFCI breaker failed to trip when test button was pressed.
Properly repair or replace AFCI breaker as needed for safety.
- Two AFCI breakers at main level laundry room breaker panel failed to trip when tested.
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.
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GFCI Some
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. If installation of additional GFCI protection is desired, consult a knowledgeable, competent, qualified electrical contractor for specific requirements in your area.
GFCI: Failed Remote
GFCI receptacle at upstairs left bathroom failed to properly trip when remotely tested.
Properly repair or replace GFCI receptacle as needed for safety.
Receptacle Outlets
Electrical Receptacle Outlets
Multiple electrical receptacles were ready for proper correction.
- Some electrical receptacles were observed improperly installed.
- Install proper cover plates where needed at interior.
- Some electrical receptacles were observed damaged.
An electrical contractor should check all receptacles making functional and safe where needed.
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Lighting/Ceiling Fans
Lighting
Service lighting was missing for Water Heaters at Basement.
- Existing lighting at area did not properly illuminate service area for water heaters 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.
Lighting/Ceiling Fans
Correct Lighting Where Needed
Lighting/fans - Make lighting/fans functional and safe where needed.
- Some lighting was inoperative when inspected.
- Some lighting was not fully functional when inspected.
- Some light fixtures were improperly installed.
- Some light fixtures were damaged.
Check all lighting/fans making functional and safe where needed.
Representative Photos Provided
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Switches
Cover Plates: Missing
Properly install switch cover plates where missing or damaged for safety.
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Smoke Alarms
Smoke Alarm Installation: Where Should Smoke Alarms be Installed?, Additional Smoke Alarms Recommended
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 not present for all areas where now recommended or required.
Installation of additional smoke alarms is recommended.
- Inside sleeping rooms
- Outside sleeping area
- Near Top of Stairs
Evaluate your risk exposure. Upgrade smoke alarms to meet your needs and for life safety.
Read and follow the smoke alarm manufacturer installation and operating instructions.
Contact your local Fire Marshal if need be.
Chirping, Smoke Alarm Removed
Some smoke alarms were chirping and may need new batteries. Properly correct where needed.
Smoke alarm appeared to have been removed. Replace where needed.
ATTIC LADDER
Installation / Condition
Location of Attic Ladder: Upper Floor
Overall Condition: Attic Ladder Correct Before Use
Box Frame Connection To Structure: Excess Gap Box Frame to Structure, Nails Missing Spring Arm Pivot Plates
The gap observed between the structural framing and the pull down attic ladder stairway box frame appeared greater than expected. Proper correction is needed to help prevent collapse of stairway.
- Gap between structure and attic ladder box frame was much greater than 1/4".
Pull down attic ladder stairway was missing required 16d nails at metal brackets. Check both spring arm pivot plates. These should be properly nailed in place to help prevent collapse of stairway.
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Attic ladder was observed ready for corrections now and before use to improve the function and safety aspects of the attic ladder.
Refer to the full report for additional information and photos regarding obvious corrections recommended now for the attic ladder area. A competent qualified contractor capable of reading and following the manufacturer installation instructions should check all attic ladder areas. Make attic ladder functional, safe and structurally sound where needed.
STRUCTURE
Attic Access
Pull down attic ladder stairway, properly maintain unit as needed for safety
Attic Access: Floored, Cathedral
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.
There was no readily accessible overhead attic space where the ceiling was cathedral.
Restrictions: Insulation at Roof
Insulation where installed at rafters greatly restricted inspectors view of this area.
Roof Framing
Roof Framing: Representative Photos
Representative Photos Roof Framing
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Framing: Rafters, Wooden
Sheathing: Wood
Ceiling Framing
Ceiling Framing: Wood
Condition: No Adverse
No adverse conditions were observed for this area. Maintain this area to meet your needs.
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Wall Framing
Wood, Metal
Framing Access: Finished and Insulated Restricted
Finished areas restricted view of structural components. Visibility was limited due to installed insulation in this area. Some areas were not observed by inspector.
Underfloor Access
Basement: Finished
Finished areas prevented view of structural components. Structural components were not observed by inspector at such areas. Concealed areas are not part of the inspection performed.
Underfloor Description
Attributes: Basement
Underfloor Area
Access:
- Basement walked
Construction Type:
- Basement - Finished
Foundation:
- Concrete Block
Columns or Piers:
- Load Bearing Wall
Floor Structure:
- Floor Joists - Not Observed
- Beam - Not Observed
- Subfloor - Not Observed
Other Concerns
Suspect Termites
Suspect termite activity and damage observed at dining room.
The inspector recommends further evaluation by a specialist properly correcting as needed. An exterminator is needed to determine if termite presence is active or not. Often termite activity is related to a moisture condition. Properly correct any undesirable moisture conditions as needed.
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: Spray Foam
Wall Insulation
Insulation: Roll batt insulation observed where installed., Spray foam observed where visible at attic.
Insulation Photos
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MOISTURE
Basement
Basement: Practical Steps Basement Moisture, Moisture Stains Observed Dry
Practical steps to better moisture condition at a typical basement.
- Properly divert any storm water and all gutter down spouts a minimum 10 feet away from foundation.
- Correct any exterior grading issues that prevent storm water from flowing away from foundation.
- Install proper size dehumidifier if needed to help control high humidity.
- Properly drain any excess bulk moisture from basement, if present, to prevent accumulation.
- Take more aggressive steps if necessary such as installing a dewatering system.
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.
- Dry moisture stains observed at basement bathroom front wall.
- Dry moisture stains observed at basement front wall.
- Dry moisture stains observed at basement basement near rear entry door.
Wet moisture stains were observed at basement.
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 basement.
- Moisture stains were confirmed wet with a moisture meter.
- Standing water was not present.
- Wet moisture stains at basement rear center room at rear wall.
- Wet moisture stains at basement right rear room at window sill.
- Wet moisture stains at basement left rear room.
Dewatering
What is Dewatering?: Dewatering
Regarding Dewatering
Construction dewatering is a common terms used to describe removal or draining of groundwater or surface water from a constructed area. While some dewatering systems are installed during original construction, most systems are installed after original construction was completed. Dewatering can be useful when ordinary measures designed to keep a basement or crawl space area dry have failed, been compromised, or were not originally installed.
Dewatering System: Appeared Present
An installed collection and drainage system was noted. Such systems are installed to help control undesirable moisture issues. Obtain installation details and warranty information prior to settlement, if available. Monitor system servicing as needed.
Garage
Wet moisture stains were observed at left 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.
- Multiple wet moisture stains were observed at left attached garage.
- Moisture stains were confirmed wet with a moisture meter.
- Standing water was not present at left attached garage.
Interior Moisture Signs
Interior: Moisture Stains Observed Dry
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.
- Dry moisture stains at main level hall bathroom.
VENTILATION
Attic Ventilation
Attic Ventilation Observation: Rafters Insulated Not Ventilated
Attic area was insulated between rafters rather than ventilating area. Properly maintain area to meet your needs.
ROOF
Roof Covering
Method of Roof Inspection: Viewed from ground with binoculars
Common Limitations: Architectural Design Irregular
Architectural design was irregular. Monitor irregular architecture at roofing budgeting periodic maintenance as needed to help prevent unwanted water entry. Make corrections as needed, when needed.
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Roof Style: Multi Plane
Approximate Age of Roof Covering: Appeared original to construction date
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 missing.
- Some shingles observed damaged.
- Flashing appeared omitted at areas. Properly add flashing where needed.
- Some shingles did not lay flat. Correct shingles and/or roof decking as needed.
- Moss should not be growing on shingles as it can cause premature failure of shingles.
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Roof Penetrations
Satellite Dish
Monitor Satellite Dish at roofing as this type of penetration requires Periodic Maintenance. Consider properly relocating satellite dish to a more suitable location and replacing shingles damaged from satellite dish installation.
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Gutters and Downspouts
Gutter and Downspout Materials: Metal
Best Time to Replace
The best time to replace guttering is while you are having the roof covering replaced.
Downspout: Near, Under, Elbow Missing
One or more gutter downspouts were discharging close to the foundation.
It is recommended that all downspouts be extended to allow storm water to flow quickly away from and around the structure. Correct as needed to meet your needs.
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One or more gutter downspouts were discharging into a below grade drainage system. The drainage system was subterranean and inaccessible and was therefore not inspected.
Downspout elbow was missing.
Elbow missing from bottom of one or more downspout. Check all downspouts properly replacing elbows as needed.
Gutters: Replace or Repair
Replace or repair gutters as needed for proper function.
Gutter downspouts at left garage were installed inside wall and installation was not well executed.
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SIDING and TRIM
Masonry Siding
Brick Veneer
Brickwork: Requires Maintenance, Replace/Repair
Brickwork
Brickwork requires periodic maintenance and appeared ready for corrections when inspected. Check all areas properly reconditioning siding to meet your needs.
Brickwork
Properly replace or repair exterior siding and trim as needed. Properly correct any adjacent affected areas damaged by deferred maintenance.
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Siding - Concrete Tile
What is Concrete Tile Siding?
Concrete Tile Siding, also known as Adhered Concrete Masonry Veneer or Manufactured Masonry Veneer, is a non structural, light weight concrete product that is not made of natural stone. Concrete tile siding resembles stonework because real stone are used to make castings that are filled with light weight concrete and are stained to appear similar to natural stone. Concrete tile siding is absorbent and requires a proper moisture management system be in place before applying the concrete tile to exterior areas. Since the moisture management system is beneath the concrete tile, after the tile are installed the moisture management system is no longer readily visible. The best time to inspect the moisture management system is during installation. Most adhered concrete tile installations should follow the Masonry Veneer Manufacturers Association Installation Guide and Detailing Options for Compliance with ASTM C1780. ACMV.
Concrete tile siding observed irregular and further evaluation is recommended.
Installation irregularities were observed. Adhered concrete tile siding areas should be further evaluated and properly repaired or replaced by a competent qualified contractor that specializes in the installation of this type siding material and is familiar the installation standard. Properly correct any affected areas damaged by improper installation, if present.
Representative Photos Provided
- Siding observed too close to Soil and Pavement
- Siding observed too close to Roof Covering
- Some concrete tile observed cracked
- Some concrete tile observed damaged
- Some concrete tile observed loose
- Irregular transition was observed at dissimilar materials
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Trim
Eaves Material: Painted, Trim Material: Wood where installed
Trim: Corrections Needed
Exterior trim was ready for proper corrections when inspected.
Inspector Observations - Representative Photos Provided
- Deferred Maintenance Observed
- Failing Paint Observed
- Physical Damage Observed
- Rot Observed
What you should do.
- 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.
- Properly replace or repair exterior siding and trim as needed. Properly correct any adjacent affected areas damaged by deferred maintenance.
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DECK
Deck or Wooden Porch Areas Overall Condition Statement
Correct Deck and Fall Areas Before Use
Inspecting decks which are also known as wooden porches.
Decks and their attached steps are inspected for structural integrity, fall prevention and possible entrapment openings. Concealed areas such as deck footers are not included in the inspection. Most inspected decks will be ready for some correction or upgrade due to age, wear or improper construction. For any areas ready for upgrade, you should evaluate your risk exposure properly correcting as needed for improved structural integrity and improved safety.
Any deck needing correction should be further reviewed and corrections performed by a Competent Qualified Deck Contractor as the deck inspection performed in this report is not meant to discover every possible correction that a deck might need.
Each deck should be properly stained to prolong deck life. A solid deck stain is preferred as it will also protect the deck from sun light damage.
Two useful sources for deck information may be found at the following websites:
https://knoxcounty.org/codes/pdfs/construction_info/DeckInformation.pdf
Deck areas were observed ready for corrections now and before use to improve the structure of the deck and to improve the safety aspects for the fall prevention measures installed at deck areas. Refer to the full report for additional information and photos regarding obvious corrections recommended now for any deck areas. A competent deck contractor should check all deck areas. Make deck areas functional, safe and structurally sound where needed.
- Representative Photos Provided
Deck or Wooden Porch Location, Attributes and Restrictions
Deck Location: Rear
Deck Stairs: Stairs Were Present
Restrictions: Finished Areas
Finished areas restricted view of structural components.
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Deck or Wooden Porch Structure
Attachment: Brick Veneer
Brick veneer is typically not suitable to support a deck attachment to a building. The inspector recommends properly making the deck freestanding or verifying special provisions are in place to adequately support deck at building attachment.
Flashing: Undetermined
Flashing was undetermined. Proper flashing installation after construction completion cannot be fully confirmed as most areas will be concealed. Flashing separating the deck from the building helps prevent water penetrations, rot and wood boring insects from entering the building. Monitor area correcting if needed as adding flashing after construction completion may not be cost effective.
Girder or Beam: Not Properly Supported
Girder or beam was not properly supported. Properly support girders or beams where needed.
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Ledger Strip: Present
Joist framing at deck into the side of a ledger board or beam should be properly supported by approved joist hangers. Consider upgrade for outdated ledger strip installation for improved structural integrity and safety at deck by replacing any ledger strip with properly installed joist hangers.
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Performance: Deferred Maintenance, Rot
The deck area suffered from deferred maintenance and was ready for reconditioning.
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Rotting and damage was observed. Check all exterior areas subject to decay properly correcting damage and affected adjacent areas as needed.
Deck or Wooden Porch Railings and Stairs
Diagram: Correction Needed Railing & Stairs
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.
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Railings: Return Not Present
Handrail ends at steps should return to wall or similar area to prevent hooking coat sleeves or similar possibly causing falls. Evaluate your risk exposure properly correcting as needed for improved safety.
Stairs: Uneven, Stair Connection
Uneven steps were observed. Differing riser heights are a common cause of falls. For safety, the height between the tallest and the shortest riser on a set of stairs should be no more than 3/8". Proper correction is recommended.
Connection of stairs to platform needed improvement for safety to prevent possible separation.
LOTS and GROUNDS
Driveway
Concrete, Gravel
Driveway: Recondition
Driveway was ready for reconditioning. Deferred maintenance was observed. Properly correct or upgrade area to meet your needs.
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Walkway
Concrete
Walkway: Serviceable Cracked
Walkway was cracked but serviceable, fulfilling its function.
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Patio
Concrete
Patio: Recondition
Patio was ready for reconditioning. Deferred maintenance was observed. Properly correct or upgrade area to meet your needs.
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Stairs and Railings at Exterior
Stairs at Front
Diagram: Correction Needed Railing & Stairs
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.
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Guardrail: Missing
Some guardrails were missing where fall exceeds 30" and should be properly installed for safety.
Handrail: Missing
One or more handrails were missing and should be properly installed for safety.
Stairs: Deferred Maintenance, Irregular, Steep 7 3/4+", Uneven, Yard Steps
Stairs suffered from deferred maintenance and were ready for reconditioning.
The installed steps did not conform to modern standards for safe stairs. Use extreme caution when walking on these stairs now and consider upgrade to conforming stairs for safety.
One or more steep steps were observed. For safety modern stair risers should have a maximum height of 7 3/4" in residential construction.
Uneven steps were observed. Differing riser heights are a common cause of falls. For safety, the height between the tallest and the shortest riser on a set of stairs should be no more than 3/8". Proper correction is recommended.
Non conforming Yard Steps Observed. The installed steps do not conform to modern standards for safe stairs. Use extreme caution when walking on these stairs now and consider upgrade to conforming stairs for safety and to reduce liability exposure.
Stairs Repair/Replace
Evaluate your risk exposure. Consider proper repair or replacement of steps and railings where needed now for safety and function.
Non conforming Yard Steps Observed. The installed steps do not conform to modern standards for safe stairs. Use extreme caution when walking on these stairs now and consider upgrade to conforming stairs for safety and to reduce liability exposure.
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Vegetation
Vegetation Maintenance, Climbing Vegetation, Dead Limbs, Dead Tree, Overgrown Shrubs
Properly maintain vegetation to meet your needs. Vegetation should not touch building exterior or overhang roof. Vegetation should not interfere with access or servicing of electrical, gas or heating/cooling equipment.
Ivy or other climbing vegetation was noted. The vegetation should be properly removed as it may cause damage to building components. Areas concealed by vegetation were not inspected. Repair any affected areas damaged by vegetation if present.
Dead tree limbs were noted and should be properly removed.
Dead or dying trees were observed. Properly trim or remove as needed.
Shrubs or other vegetation appeared too close to the exterior walls and can transfer unwanted moisture that may be detrimental to building components. Review vegetation correcting where needed. Consider having enough separation between plants and exterior walls so that you can walk as this allows air circulation and improves access for home maintenance. Areas concealed by overgrown vegetation were not observed by inspector.
Site
Site: Adjust Grade Basement
Some exterior grade work may improve storm water runoff away from basement type foundation. Slope grade minimum ten feet away from and around the structure so that water does not collect at foundation. Be careful not to raise grade at the structure above the foundation water proofing.
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Retaining Wall
Retaining Wall
Multiple retaining walls were present.
Retaining walls did not appear to protect foundation.
Properly maintain any retaining wall as maintenance is typically less expensive than replacement. Retaining walls close to foundation could affect building if not properly maintained.
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Correct, Vegetation
Retaining walls appeared ready for correction. Properly repair or replace retaining walls as needed.
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Vegetation was present that concealed areas. Areas hidden by vegetation were not inspected. Consider removing any excess vegetation to improve view of area.
Not Evaluated
Play Structure
A recreational facility was present and not evaluated. Maintain area as needed for safety and function.
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
Signed Contracts
HomePro Inspection Inc
423-301-1000
https://HomeProInspection.com
roger@homeproinspection.com
TN State Inspector License No. 226 TN
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