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:
Basement Garage Overhead Door Operator Unplugged
The electrical cord was unplugged to the garage overhead door operator and it was not viewed in operation.
The garage overhead door operator was inspected and found inoperative when using the normal operating controls. Properly put the garage overhead door operator back in service correcting as needed for function and safety.
- K-1 KITCHEN:
Range
Appliance Appeared Unplugged
The range was inspected and found inoperative when using the normal operating controls.
The appliance appeared to be shut down and it was not viewed in operation. Properly put this cooking appliance back in service correcting as needed for function and safety.
- K-2 KITCHEN:
Location Kitchen
Sink
An outdated S type waste trap was observed at plumbing waste drain.
A modern, properly installed P trap is recommended to prevent siphoning of water from trap and possible sewer gas entry into building. Properly correct as needed.
- B-1 BATHROOM:
Location Full Bathroom Upstairs, Left, Rear
Sink
An outdated S type waste trap was observed at plumbing waste drain.
A modern, properly installed P trap is recommended to prevent siphoning of water from trap and possible sewer gas entry into building. Properly correct as needed.
- B-2 BATHROOM:
Location Full Bathroom Main Level, Left, En Suite, attached to a bedroom
Both Sinks
Outdated S type waste traps were observed at plumbing waste drain.
A modern, properly installed P trap is recommended to prevent siphoning of water from trap and possible sewer gas entry into building. Properly correct as needed.
- B-3 BATHROOM:
Location Full Bathroom Main Level, Left, at Hall
Sink Faucet
Faucet was loose. Properly secure faucet as needed. Video Provided
- B-4 BATHROOM:
Location 1/2 Bathroom Main Level, Right, at Hall
Sink
An outdated S type waste trap was observed at plumbing waste drain.
A modern, properly installed P trap is recommended to prevent siphoning of water from trap and possible sewer gas entry into building. Properly correct as needed.
- CD-1 Central Ductwork:
Ductwork
The inspector noted damage to the ductwork system in the crawl space.
A competent heating contractor should check all ductwork and properly correct or replace ductwork as needed.
- E-1 ELECTRICAL:
Sub Breaker Panel Clothes Closet, Upgrade Recommended
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-2 ELECTRICAL:
Branch Wiring
Improperly terminated wiring was observed at crawl space.
Some exposed loose ends of wiring could not be visually confirmed as being properly disconnected from all electrical systems. Properly terminate exposed wiring ends by adding junction boxes, wire nuts and junction box covers where needed.
- E-3 ELECTRICAL:
Two AFCI breakers failed to trip when test button was pressed.
Properly replace AFCI breakers where needed for safety.
- E-4 ELECTRICAL:
Electrical Receptacle Outlets
Multiple electrical receptacles were ready for proper correction.
- Some electrical receptacles were observed inoperative.
An electrical contractor should check all receptacles making functional and safe where needed.
- S-2 STRUCTURE:
Nail Bridging straps where needed at floor framing.
Bridging was not nailed at bottom of floor joists for all areas. This could result in some twisting, bouncing, or displacement of the joists. Attach bridging straps as needed.
- Bridging straps were unexpected with engineered I joists.
- Properly complete installation if needed.
- Properly remove bridging straps if not needed.
- S-3 STRUCTURE:
Header or support was missing above large crawl space foundation wall opening to accommodate package heat/cool system ductwork. This condition leaves ends of some floor joists not properly supported. Consider for correction now. This condition leaves ends of some floor joists not properly supported. A competent contractor should properly correct area to help prevent unnecessary settlement.
- S-4 STRUCTURE:
Floor Framing
Damaged Engineered I Joist floor framing was observed unrepaired. One or more flanges were observed cut or damaged at engineered I Joist. I Joist Manufacturers advise flanges should not be modified or damaged where installed. It is possible to repair damaged I Joist without having to replace entire I Joist. Inspector recommends proper correction or further evaluation by a Professional Engineer.
To repair I Joists with damaged flanges:
A competent contractor should verify all areas where I joists have been damaged.
Contact I Joist manufacturer to obtain engineering drawing for each type of damage present.
Manufacturer repair drawing is typically provided at no cost after submitting photos of damage.
A competent qualified contractor should then execute engineering design where needed.
If I Joist manufacturer is unavailable a Professional Engineer can also design repair details for a fee.
- Multiple I Joist flanges were damaged and left unrepaired, Representative Photos Provided.
- M-2 MOISTURE:
Crawl Space
Plastic sheeting, vapor retarder, was not observed properly covering some soil areas inside the underfloor crawl space.
A vapor retarder is an important measure to reduce moisture inside underfloor crawl spaces and should be properly added to cover soil areas where omitted or missing.
- Vapor retarder was omitted at front crawl space area beneath front porch.
- 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:
Waste Piping
Improper use of a sanitary tee fitting was observed at crawl space.
Waste drain piping was irregular. Further evaluation and proper correction of irregular waste drain piping is recommended.
- Improper use of sanitary T fitting observed at crawl space.
- P-2 PLUMBING:
Plumbing Waste Piping
Plumbing waste drain piping was irregular at crawl space.
Further evaluation and proper correction of irregular waste drain piping is recommended.
- P-3 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.
- S-1 STRUCTURE:
Damaged Engineered Roof Truss appeared to have some alteration.
Verify a Stamped Engineered drawing was prepared detailing how any such damage should be properly repaired. Verify any truss repairs made were completed according to Stamped Engineered repair drawings. Retain a copy of the Stamped Engineered repair drawings of any repairs made for your permanent records. Contact truss manufacturer or other State Licensed Professional Engineer that specializes in truss construction for further evaluation if any truss repairs were not engineered or if engineered repair documentation is unavailable.
- S-5 STRUCTURE:
Floor Framing and Supports
Conditions observed at floor system that warrant further evaluation by a specialist.
A competent qualified contractor should further evaluate entire floor system and all supports determining corrective measures needed, take action to prevent recurrence and properly repair affected areas where needed. Making corrections for areas where needed now would help reduce predictable unnecessary settlement of structure.
- Representative Photos Provided
- Some floor framing I Joists were damaged and unrepaired.
- Some floor framing was outdated or improper.
- Shoring or strengthening measures observed were irregular.
- Block columns were single stacked block and cap block were not present. Proper correction is recommended.
- Screw jacks were not immobilized by an effective means.
- S-6 STRUCTURE:
Suspect termite activity observed.
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:
Crawl space area appeared to be suffering from a chronic excess moisture condition and proper corrections were needed when inspected for health safety and to protect building components.
The following describes logical steps for correction of affected areas. Your specific situation may vary. Correct or modify steps as needed.
- Further evaluation is needed to verify type of apparent fungus, if desired, to determine if apparent fungus is mold and type of mold, if present. Properly remediate including removal of floor insulation if present. This should be done in conjunction with controlling excess moisture.
- Further evaluation needed to determine all sources of moisture entry into crawl space area.
- Correct all controllable excess moisture entry into crawl space area such as plumbing leaks, condensate leaks, gutter down spouts, etc.
- Further evaluation needed to determine foundation and floor system repairs. Properly perform any structural repairs as needed.
- Clear and clean crawl space area of all unnecessary debris.
- Properly install dewatering system if needed.
- Properly encapsulate crawl space and properly condition crawl space air for all areas of crawl space or properly ventilate crawl space area, if possible.
- Ventilated crawl spaces should have crawl space floor insulation properly replaced, if removed.
- V-1 VENTILATION:
Crawl spaces either should be properly ventilated or properly encapsulated to help control high humidity and reduce moisture inside crawl space areas. Encapsulated crawl spaces must have a conditioned air space to help control moisture.
When ventilating a crawl space, it is important to have proper intake and exhaust venting to provide adequate cross ventilation.
When a properly encapsulated crawl space is desired, the air space inside the encapsulated area should be properly conditioned to help control moisture in this area. Conditioning of the crawl space air is accomplished either by properly modifying the existing central heating/cooling ductwork or installing a properly sized dehumidifier with a system of fans.
Proper ventilation or proper encapsulation was not observed at crawlspace when inspected to help prevent moisture and condensation problems. Obtain further evaluation to determine best solution for your situation properly correcting to meet your needs.
- Crawl space was not encapsulated.
- Crawl space was not properly ventilated.
- LG-1 LOTS and GROUNDS:
Front Porch - Further evaluation is needed to determine if wooden framing at smaller crawl space beneath concrete front porch was meant to support concrete only when poured and is no longer needed or, if wooden framing beneath concrete is still needed to keep concrete from collapsing.
If wooden form beneath concrete porch is no longer needed, proper removal is recommended.
If wooden form beneath concrete porch is needed, steps should be taken to dry area and keep area dry. Properly maintain wooden form for structural integrity of porch.
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
Exterior Hose Faucets
Water Heater
Equipment Observed
Plumbing Other
ELECTRICAL
Electrical Inspection
ELECTRICAL SERVICE
MAIN PANEL
SUB PANEL
Branch Wiring
AFCI
GFCI
Receptacle Outlets
Lighting/Ceiling Fans
Switches
Smoke Alarms
STRUCTURE
Attic Access
Roof Framing
Ceiling Framing
Wall Framing
Underfloor Access
Underfloor Description
Foundation
Column
Floor System
Other Concerns
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, Possible attic conversion to living space was observed.
Approximate Square Footage: 3961
Approximate Year of Original Construction: 2005
Weather during the inspection: Clear
Ground/Soil surface conditions: Dry
Approximate Low Temperature During Inspection: 70[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.
________________________________________________________________________________________________________________________________________________________________
Ceilings
Interior Ceiling Materials: Drywall
Interior Ceiling Condition:
- Serviceable, fulfilling its function
________________________________________________________________________________________________________________________________________________________________
Walls
Interior Wall Materials: Drywall
Interior Wall Condition:
- Serviceable, fulfilling its function
________________________________________________________________________________________________________________________________________________________________
Flooring
Interior Flooring Materials: Wood, Carpet
Interior Flooring Condition:
- Serviceable, fulfilling its function
Doors
Doors at Interior: Serviceable, fulfilling its function
________________________________________________________________________________________________________________________________________________________________
Doors to Exterior: Hinge Screws
Door to Exterior Rear Door at upper garage
Screws were missing at hinges that are designed to connect the door frame to the structure. Refer to installation instructions properly completing door installation where needed.
- Hinge Screws to Structure Were Missing
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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.
Exterior glass at stairs 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.
Windows
Vinyl framed windows were present.
Escape and Rescue
Consider upgrade for escape and rescue window openings.
Window for one or more possible sleeping areas did not appear to meet modern safety standards for an emergency escape or a rescue opening from a sleeping room. Evaluate your risk exposure correcting or making contingency measures as needed. Consider this area for appropriate upgrade or improvement.
Serviceable
A representative number of accessible windows were operated and were found generally serviceable within the parameters of their given service life.
Correct weather stripping where needed such as upstairs front window.
Stairs/Railings Interior
Diagram: Rural Construction Railing/Stairs
Railings and Stairs at rural home, as expected, did not meet current safety standards. Railings and stairs were ready for modernization for improved safety. Evaluate your risk exposure. Consider proper repair or replacement of stairs and railings where needed now for safety and function.
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Guardrail: ≥4"
One or more openings at railings, such as at balusters, did not reject a 4" sphere at guardrails. Evaluate your risk exposure properly correcting as needed for improved safety and function.
Handrail: Missing, Not Full Run
One or more handrails were missing and should be properly installed for safety.
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Handrail was not present running the length of the stairs from the first step to the last step.
Railings: Return Not Present, Risers ≥4"
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.
Openings at stair steps such as at risers did not reject a 4" sphere for all openings. Evaluate your risk exposure properly correcting as needed for improved safety and function.
Stairs: Steep 7 3/4+", Uneven, Stair Connection
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.
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Connection of stairs to platform needed improvement for safety to prevent possible separation.
Stairs Repair/Replace
Evaluate your risk exposure. Consider proper repair or replacement of steps and railings where needed now for safety and function.
GARAGE
GARAGE
GARAGE TYPE: Attached
Garage Location: Upper Garage
Garage Floor Location: At Ground, Above Ground
Photos
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: Saw Cut
Garage concrete floor observed saw cut to control cracking. This is not unusual. Maintain area to your standard.
________________________________________________________________________________________________________________________________________________________________
GARAGE OVERHEAD DOOR: Two Installed
Overhead Door Material: Metal
Overhead Door Insulation: Partially Insulated
________________________________________________________________________________________________________________________________________________________________
GARAGE OVERHEAD DOOR OPERATOR: Testing Garage Overhead Door Operators
Testing Electric Operators for Garage Overhead Doors
Garage overhead door operators require periodic maintenance to maintain safe operation. Electric overhead door operators are checked for function and safety when inspected.
Modern garage overhead door operators have two safety reversal means; contact reversal and non-contact reversal.
Contact reversal is when the garage overhead door hits an obstruction that should cause the operator to reverse for safety.
Non-contact reversal is when the electronic eyes detect an obstruction, without the garage overhead door hitting an object, that should cause the operator to reverse for safety.
The contact reversal of the garage door operator is tested using a 1.5 inch obstruction on the floor at the center point of the overhead door. If the contact reversal requires correction, this is typically accomplished by a simple adjustment on the operator but other corrections could also be necessary. See overhead door operator owners manual for additional details.
If the electronic eyes area installed properly, the non-contact reversal is tested by obstructing the path between the electronic eyes while the operator is closing the garage overhead door. The installation height of the electronic eyes varies slightly by manufacture. Most manufacturers typically advise installing the electronic eyes no more than six inches above the floor at the overhead door track. If the electronic eyes are out of alignment, the operator will not close the garage overhead door without pushing and holding the wired, wall mounted, push-button until the garage overhead door is fully closed. If the electronic eyes require adjustment, this is typically accomplished by remounting or correcting the aim of the electronic eyes but other corrections could also be needed. See overhead door operator owners manual for additional details.
Overhead Door Operator: Two Installed
Electronic Eyes / Non Contact Reversal: Eyes Functional
Upper Garage Both Overhead Door Operators
Overhead door operator, non contact reversal means, electronic eyes, tested functional.
Contact Reversal: Contact Functional, Contact Failed
Upper Garage Left Overhead Door Operator as facing from interior of garage
Overhead door operator contact reversal means tested functional. This function should be rechecked periodically for safety. Correct when needed.
Upper Garage Right Overhead Door Operator 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.
GARAGE cont
GARAGE AREA
GARAGE TYPE: Attached
Garage Location: Lower Garage
Garage Floor Location: Below Ground
A space below ground level is referred to as a basement type area. Garage floor was partly or entirely below exterior soil level and is therefore a basement type garage. Maintain this area as you would any other basement area.
Photos
Garage - Representative Photos
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Garage Separation from Living Space: Drywall Missing Ceiling/Wall
Ceiling and wall area separating the garage area from the living space area was exposed or not completely covered with drywall. Should a fire occur at an attached garage area, properly installed drywall on framing, where needed, can offer some assistance to slow the spread of fire and smoke from the garage area to living areas. Consider this area for an appropriate improvement or upgrade.
Garage Separation from Living Space: Crawl Space Access in Garage
The underfloor crawl space access was located in the garage area. This condition can cause a garage fire to spread more quickly should one occur. Evaluate your risk exposure. Consider this area for appropriate improvement or upgrade.
Garage Floor: Saw Cut
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: One Installed
Overhead Door Material: Metal
Overhead Door Insulation: Insulated
Overhead Door Operation: Operational
Attached Garage Overhead Door
The garage overhead door was raised and lowered during the inspection and appeared to function normally.
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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
Garage Overhead Door Operator Function: Unplugged
Basement Garage Overhead Door Operator Unplugged
The electrical cord was unplugged to the garage overhead door operator and it was not viewed in operation.
The garage overhead door operator was inspected and found inoperative when using the normal operating controls. Properly put the garage overhead door operator back in service correcting as needed for function and safety.
KITCHEN
Inspection Process
Kitchen Inspection Process
Kitchen Inspection Process
Kitchen inspection was of the readily accessible and visible portions of the kitchen. The kitchen inspection includes the countertops and a representative number of cabinets. Kitchen faucets, when functional, are run for longer than one minute checking for observable leaks and hot/cold orientation.
The following builtin kitchen appliances, where installed, were inspected and on/off operated testing the main function of each appliance using the normal operating controls:
- Cooktop / Oven / Range (cook surface with integral oven)
- Microwave
- Garbage Disposal
- Trash Compactor
Installed dishwashers are run through a normal cycle. Obvious functional issues and leaks observed around the dishwasher are reported, if present.
Ventilation equipment, such as range hoods, are inspected, on/off operated and are reported as ductless, ducted or recirculating. It is beyond the scope of this inspection to determine the effectiveness of the kitchen exhaust fan, such as to verify air flow quantity or discharge location.
Appliance inspection does not cover clocks, timers, self cleaning function, calibration, automatic functions or optional equipment on appliances.
Refrigerators are considered personal property and are not evaluated. Refrigerator presence or absence is noted. Faucets for refrigerator ice makers are not tested whether the refrigerator is present or not as there is no basin to catch the water from the ice maker faucet.
Equipment that appears to be shut down, inoperable or intentionally taken out of service is noted but will not be operated by the inspector. Shut down equipment may be unplugged, breaker off, water off, gas off or otherwise taken out of service.
Installation conditions and functional issues for this area requiring correction should be performed by a competent qualified contractor.
Kitchen
Kitchen Area: Main Level
Kitchen
Countertop: Granite
- Serviceable, fulfilling its function
Cabinets: Wood painted
- Serviceable, fulfilling its function
Floor Covering: Wood
- Serviceable, fulfilling its function
Sink: Single Bowl Stainless Steel
- No leaks were viewed at faucet or visible supply lines or waste drain just beneath the sink.
Disposal: Not Present
Dishwasher: Present and ran through a normal cycle without incident
Range: Range (Electric Top/Oven)
Present
Microwave: Present and On/Off Tested functional
Kitchen Exhaust: Ductless in microwave appeared functional.
Refrigerator: Present but not evaluated
Trash Compactor: Not Present
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Range
Appliance Appeared Unplugged
The range was inspected and found inoperative when using the normal operating controls.
The appliance appeared to be shut down and it was not viewed in operation. Properly put this cooking appliance back in service correcting as needed for function and safety.
Location Kitchen
Sink
An outdated S type waste trap was observed at plumbing waste drain.
A modern, properly installed P trap is recommended to prevent siphoning of water from trap and possible sewer gas entry into building. Properly correct as needed.
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, Rear
Bathing Area: Combination tub and shower
- No leaks were observed around faucet and the water containment area appeared serviceable.
- Shower was run only briefly as no shower curtain/door was present.
Hand Washing: Vanity with basin
- No leaks were observed around faucet visible supply lines or waste drain just beneath the sink.
Toilet: Water tank type
- No Leaks were observed around toilet and it appeared secured in place.
Ventilation:
- Fan on/off tested operative. Consider exhausting to exterior if needed.
Floor Covering: Tile
- Serviceable, fulfilling its function
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Location Full Bathroom Upstairs, Left, Rear
Sink
An outdated S type waste trap was observed at plumbing waste drain.
A modern, properly installed P trap is recommended to prevent siphoning of water from trap and possible sewer gas entry into building. Properly correct as needed.
Bathroom 2
Full Bathroom
Location Full Bathroom Main Level, Left, EnSuite, attached to a bedroom
Bathing Area: Soaking tub and separate shower
- No leaks were observed around faucet and the water containment area appeared serviceable.
- 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
- No Leaks were observed around toilet and it appeared secured in place.
Ventilation:
- Fan on/off tested operative. Consider exhausting to exterior if needed.
- Window present to ventilate bathroom.
Floor Covering: Tile
- Some wear noted, recondition to your standard
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Location Full Bathroom Main Level, Left, En Suite, attached to a bedroom
Both Sinks
Outdated S type waste traps were observed at plumbing waste drain.
A modern, properly installed P trap is recommended to prevent siphoning of water from trap and possible sewer gas entry into building. Properly correct as needed.
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Bathroom 3
Full Bathroom
Location Full Bathroom Main Level, Left, at Hall
Bathing Area: Combination tub and shower
Hand Washing: Vanity with basin
Toilet: Water tank type
- No Leaks were observed around toilet and it appeared secured in place.
Ventilation:
- Fan on/off tested operative. Consider exhausting to exterior if needed.
Floor Covering: Tile
- Some wear noted, recondition to your standard
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Bathing Area: Shower Head (Leak at Shower Head)
Location Full Bathroom Main Level, Left, at Hall
Shower Area
Leak observed at shower head piping. Properly correct as needed.
Location Full Bathroom Main Level, Left, at Hall
Sink Faucet
Faucet was loose. Properly secure faucet as needed. Video Provided
Bathroom 4
Half Bathroom
Location 1/2 Bathroom Main Level, Right, at Hall
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 operative. Consider exhausting to exterior if needed.
Floor Covering: Tile
- Some wear noted, recondition to your standard
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Location 1/2 Bathroom Main Level, Right, at Hall
Sink
An outdated S type waste trap was observed at plumbing waste drain.
A modern, properly installed P trap is recommended to prevent siphoning of water from trap and possible sewer gas entry into building. Properly correct as needed.
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 Dryer: Not Rigid Sheet Metal Duct
Clothes dryer exhaust was not rigid sheet metal duct. Review your clothes dryer exhaust requirements. Upgrade exhaust as needed.
PLUMBING
Supply Piping
Supply Piping: CPVC, PEX
Water Flow at Supply Piping: Minimal
Minimum acceptable flow was observed. The inspector was able to run two faucets at the same time but the water flow dropped as other water outlets were opened. Verify all water isolation valves are properly opened. Monitor water flow. If additional flow is desired consult a competent plumbing contractor to investigate your options.
Waste Piping
Waste Piping: Plastic
Waste Piping
Improper use of a sanitary tee fitting was observed at crawl space.
Waste drain piping was irregular. Further evaluation and proper correction of irregular waste drain piping is recommended.
- Improper use of sanitary T fitting observed at crawl space.
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Plumbing Waste Piping
Plumbing waste drain piping was irregular at crawl space.
Further evaluation and proper correction of irregular waste drain piping is recommended.
Apparent Vent Piping
Plastic
Exterior Hose Faucets
Three
Performance: Functional Multiple
Exterior Hose Faucets
Exterior hose faucets were turned on and off briefly and appeared to function normally.
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Water Heater
Water Heater
Water Heater
Size: 50 gallon / Location: Laundry Room
Year of Manufacture: 2022 / Fuel: Electric
Water Heater was not functional during inspection, verify Hot/Cold orientation at plumbing outlets, correct if needed.
Typical service life of a water heater is 8-12 years.
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Discharge Piping: Drained to Indirect Waste Receptor
Water Heater
Water heater temperature and pressure relief valve discharge piping, as installed, drained to the leak pan beneath the water heater. The leak pan beneath the water heater is an indirect waste receptor.
While the relief valve discharge piping may drain to a waste receptor, if a proper air break is installed, the relief valve discharge piping should not drain into an indirect waste receptor such as the leak pan beneath the water heater. The reasoning behind this requirement is to reduce the risk of property damage and possible scalds.
Refer to discharge piping general guidelines. Proper correction is recommended to prevent property damage and improve 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.
Installation Issue: Leak Pan Drained to Crawl Space
Water Heater
Leak pan was observed beneath water heater that drained to crawl space. Proper correction is recommended to drain leak pan to an exterior area.
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 Missing
A plumbing thermal expansion tank was not observed near the water heater.
Monitor this area for leaks adding an expansion tank if 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 Garage
Plumbing Supply Piping
Pressure Reducer
Apparent Location at Basement Garage
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Property Owner - Plumbing Supply Piping - MAIN WATER SHUT OFF VALVE - Apparent Location - Note Such Valves are Not Operated : Basement Garage
Plumbing Supply Piping
Main Water Shut Off Valve
Apparent Location at Basement Garage
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
eCentral Heating/Cooling
Split, Forced Air Heat Pump System served: System served upstairs area
Brand Furnace: Tempstar by International / Location: Equipment Closet / Fuel: Electric Heat Pump
Size: 3 ton / Year of Manufacture: 2022
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: International / Location: Exterior / Fuel: Electric
Year of Manufacture: 2022
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.
Condensate: Routine Correction Needed
Properly correct condensate drain for proper function. Properly route condensate drain discharge to a more suitable location.
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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
Package System - Heat Pump
Central Heating/Cooling
Package, Forced Air Heat Pump System Served: System served main level
Brand Heat Pump: International / Location: Exterior Package Unit / Fuel: Electric Heat Pump
Heat Pump Size: 5 ton / Year of Manufacture: 2022
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.
Condensate disposal method: Gravity drain for condensate
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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 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.
Ductwork Issue: Install Duct Outlet Registers
Install proper central system duct outlet registers where missing or needed.
Ductwork
The inspector noted damage to the ductwork system in the crawl space.
A competent heating contractor should check all ductwork and properly correct or replace ductwork as needed.
ELECTRICAL
Electrical Inspection
Electrical System Inspection
What is an electrical system?
The electrical system consists of an electrical service, distribution equipment and branch wiring. The electric metering equipment is usually at the electrical service. Distribution equipment is most often one or more installed breaker panels and the branch wiring runs to all equipment, receptacles, lighting outlets and devices such as the light switches. The inspection report focuses on wiring operating between 100-250 Volts. While system Amperage and Voltage is recorded, it is not measured during inspection. Most low voltage wiring is excluded from the performed inspection. Low voltage items such as a heating and cooling thermostat are operated in order to determine the function of such equipment.
There are now a wide variety of lighting bulbs or lamps that will fit into lighting fixtures. Some choices may not be appropriate for some lighting fixtures. It is beyond the scope of this inspection to verify each lamp or bulb is appropriate for the installed lighting fixture. The inspector recommends that you review the bulb or lamp installations for each fixture correcting as needed for safety and function. Common errors include 100 watt bulbs installed in fixtures rated for 60 watt max bulbs and interior rated bulbs installed at exterior or damp locations. Other types of errors also exist.
The following opinion was based on an inspection of the readily accessible and visible portions of the electrical system. The Inspector is responsible for checking a representative number of installed lighting fixtures, switches, and receptacles. Electrical installation conditions and functional issues requiring correction should be performed by a competent licensed electrical contractor. Most, if not all, electrical corrections should be considered a safety concern.
ELECTRICAL SERVICE
System Amperage and Voltage, identified but not measured: 200 Amps - 120/240 Volts
Electrical Service Type: Overhead at Yard Then Underground to Building, Representative Photo
Electrical Service Representative Photo
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No Adverse Conditions Were Observed
MAIN PANEL
Main Electrical Panel
Main Breaker Panel Basement Garage
- Breaker panel shown with cover removed by inspector.
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Service Entrance Conductors: Copper, Stranded
Routine Correction Needed
Electrical Panel
Routine corrections were needed at electrical distribution panel.
These corrections should be performed now or may be scheduled with other electrical work if having that work done in the near future.
- For panel directory, properly index or label each electrical panel circuit as needed for clarity and safety.
- Index appeared vague. Properly index each electrical circuit where needed for clarity and safety.
- No two circuits should be labeled the same. Properly index each electrical circuit where needed for clarity and safety.
- Multiple breakers observed switched off. Correct as needed.
- White wires observed attached to 240V breakers. Remark or correct improperly colored wiring inside electrical panel where needed for service personnel safety.
- Install proper screws at electrical panel cover where missing.
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SUB PANEL
Sub Electrical Panel
Sub Breaker Panel Clothes Closet, Upgrade Recommended
Breaker panel shown with cover removed by inspector.
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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.
Location Issue: Clothes Closet
For safety and access a breaker panel should not be installed inside a clothes closet. Appropriate correction is recommended.
Sub Breaker Panel Clothes Closet, Upgrade Recommended
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
Wiring Issues: Wiring Corrections Routine
Branch Wiring
Routine 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 check all areas. Where applicable, terminate all exposed wire ends, enclose all open wire splices, secure loose wiring as needed and remove visible abandoned wiring and/or otherwise make wiring safe as needed.
Improperly Terminated
Branch Wiring
Improperly terminated wiring was observed at crawl space.
Some exposed loose ends of wiring could not be visually confirmed as being properly disconnected from all electrical systems. Properly terminate exposed wiring ends by adding junction boxes, wire nuts and junction box covers where needed.
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 Failed to Trip
Two AFCI breakers failed to trip when test button was pressed.
Properly replace AFCI breakers where needed for safety.
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.
Receptacle Outlets
Receptacle Appeared Missing: Package System, Cooling Unit
Electrical Receptacle Outlet
An electrical receptacle was not observed near the package heating and cooling system at exterior.
Equipment requiring periodic servicing should have a permanent electrical receptacle installed close by. Consider properly adding an electrical receptacle at exterior ground level within 25 feet of the package heating and cooling system to service this equipment.
Electrical Receptacle Outlet
An electrical receptacle was not observed near the cooling condensing unit at exterior.
Equipment requiring periodic servicing should have a permanent electrical receptacle installed close by. Consider properly adding an electrical receptacle at exterior ground level within 25 feet of cooling condensing unit to service this equipment.
Electrical Receptacle Outlets
Multiple electrical receptacles were ready for proper correction.
- Some electrical receptacles were observed inoperative.
An electrical contractor should check all receptacles making functional and safe where needed.
Lighting/Ceiling Fans
Lighting OK
A representative number of installed lighting fixtures were observed and appeared to be functional and generally serviceable within the parameters of their given service life.
Switches
Switch Location Informational Note
Regarding Lighting Switch Locations:
While exact placement of lighting switches is considered a design issue, installing lighting switches at appropriate locations is useful to improve safety. Generally, a light switch would be located within arms length of the entry point of a room so that the lighting for the room you are entering may be switched on from an area near the doorway. Installing a switch at an inconvenient location, such as on the hinge side of a door, would not be desirable. Where the stairway between floor levels has six risers or more, a wall switch would be located at each floor level and at each landing level that includes an entryway to control the lighting for the stairway. Evaluate your need in regard to lighting switch locations. Consider updating switch locations for improved safety if desired.
Switches Erroneous
Switches
Inspector was unable to determine function of all switches present. Switches may operate flood lights, receptacles or other item. They may also be an unused extra switch.
Smoke Alarms
Smoke Alarm Installation: Additional Smoke Alarms Recommended
Smoke alarms were not present for all areas where now recommended or required.
Installation of additional smoke alarms is recommended.
- 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.
STRUCTURE
Attic Access
Attic Access: Door to Side attic area
Attic Access: Floored
Attic area viewed from areas where secured, floored, continuous, walkway was present that had sufficient height to be walked. Some areas of attic may not have been viewed.
Restrictions: Stored Items
Stored items were present during inspection limiting view and access to some areas.
Roof Framing
Roof Framing: Representative Photos
Representative Photos Roof Framing
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Framing: Rafters, Trusses, Wooden
Sheathing: OSB
Truss Framing: Trusses Are Engineered, Lateral Bracing Not Observed
Truss systems are designed, engineered framing systems that are comprised of multiple components. Truss systems are accompanied by specific installation instructions that should be closely followed. Installation instructions are rarely available during a property inspection. Review of instructions, if available, is not part of the inspection performed. Obvious, visible defects are listed in the report, when encountered. Properly maintain truss system to meet your needs.
Lateral bracing was not observed at attic trusses. Consider adding proper lateral bracing where missing to improve performance during high wind conditions. Refer to truss installation instructions for proper correction. Monitor area if not adding lateral bracing now.
Damaged Engineered Roof Truss appeared to have some alteration.
Verify a Stamped Engineered drawing was prepared detailing how any such damage should be properly repaired. Verify any truss repairs made were completed according to Stamped Engineered repair drawings. Retain a copy of the Stamped Engineered repair drawings of any repairs made for your permanent records. Contact truss manufacturer or other State Licensed Professional Engineer that specializes in truss construction for further evaluation if any truss repairs were not engineered or if engineered repair documentation is unavailable.
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Ceiling Framing
Framing Access: Finished Prevented
Finished areas prevented view of structural components. Structural areas were not observed by inspector.
Wall Framing
Wood
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
Crawl Space: Ductwork
Visibility or access limited at crawl space due to installed ductwork.
Underfloor Description
Attributes: Crawl Space and Basement
Underfloor Area
Access:
- Basement walked
- Crawl space entered through scuttle hole
Construction Type:
- Crawl Space
- Basement - Unfinished
Foundation:
- Concrete Block
Columns or Piers:
- Concrete Block
- Screw Jack - consider upgrade
Floor Structure:
- Floor Joists - Engineered I Joist
- Beam - Built Up Wood
- Subfloor - OSB
Foundation
Cracked Monitor Repair if Worsens
Concrete Block Foundation Observed Cracked
Cracked areas were observed when inspected. Monitor area budgeting repairs as needed should condition worsen.
Column
Screw Jack: Immobilize
Screw Jack did not appear immobilized. Most manufactures of adjustable support posts require that the adjustment screw component be immobilized by encasing in concrete, welding or other effective means to prevent additional vertical movement of the post when using the adjustable post for a permanent installation. Refer to the installation instructions for the installed Screw Jack and properly correct if needed.
- Screw Jacks at basement garage were not properly immobilized.
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Floor System
Floor Framing: Representative Photos
Representative Photo Floor Framing
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I Joist Framing: I Joist Systems Are Engineered, Squash Blocks Not Present
I Joist systems are designed engineered floor framing systems that are comprised of multiple components. I Joist systems are accompanied by specific installation instructions that should be followed. Installation instructions are rarely available during an inspection. Review of instructions, if available, is not part of the inspection performed. Obvious visible defects are listed in the report when encountered. Properly maintain I Joist system to meet your needs.
Squash blocks were not present at I joist floor framing for some areas. The inspector did not observe wooden blocking added at engineered I-joists for all areas to help prevent squash compression at I-Joists above structural beams. Refer to installation instructions or qualified contractor and repair where needed.
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Nail Bridging straps where needed at floor framing.
Bridging was not nailed at bottom of floor joists for all areas. This could result in some twisting, bouncing, or displacement of the joists. Attach bridging straps as needed.
- Bridging straps were unexpected with engineered I joists.
- Properly complete installation if needed.
- Properly remove bridging straps if not needed.
Header or support was missing above large crawl space foundation wall opening to accommodate package heat/cool system ductwork. This condition leaves ends of some floor joists not properly supported. Consider for correction now. This condition leaves ends of some floor joists not properly supported. A competent contractor should properly correct area to help prevent unnecessary settlement.
Floor Framing
Damaged Engineered I Joist floor framing was observed unrepaired. One or more flanges were observed cut or damaged at engineered I Joist. I Joist Manufacturers advise flanges should not be modified or damaged where installed. It is possible to repair damaged I Joist without having to replace entire I Joist. Inspector recommends proper correction or further evaluation by a Professional Engineer.
To repair I Joists with damaged flanges:
A competent contractor should verify all areas where I joists have been damaged.
Contact I Joist manufacturer to obtain engineering drawing for each type of damage present.
Manufacturer repair drawing is typically provided at no cost after submitting photos of damage.
A competent qualified contractor should then execute engineering design where needed.
If I Joist manufacturer is unavailable a Professional Engineer can also design repair details for a fee.
- Multiple I Joist flanges were damaged and left unrepaired, Representative Photos Provided.
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Floor Framing and Supports
Conditions observed at floor system that warrant further evaluation by a specialist.
A competent qualified contractor should further evaluate entire floor system and all supports determining corrective measures needed, take action to prevent recurrence and properly repair affected areas where needed. Making corrections for areas where needed now would help reduce predictable unnecessary settlement of structure.
- Representative Photos Provided
- Some floor framing I Joists were damaged and unrepaired.
- Some floor framing was outdated or improper.
- Shoring or strengthening measures observed were irregular.
- Block columns were single stacked block and cap block were not present. Proper correction is recommended.
- Screw jacks were not immobilized by an effective means.
Other Concerns
Construction Debris, Suspect Termites
Construction debris, undesirable debris or excess debris was observed at crawl space area. Remove unnecessary debris and any wood scraps from crawl space area. Do not forget to check beneath plastic sheeting on the ground too, if installed.
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Suspect termite activity observed.
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.
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INSULATION
Above Ceiling Insulation
Recommended Insulation, Insulation Photo
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 Photo
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Insulation Type: Blown In, Roll or Batt
Observed Insulation Approximate Depth: R - 60, R - 38, R - 30, R - 19 Where Compressed
Consider Improving Insulation: Energy Audit Recommended
Consider obtaining evaluation by an energy auditor for property to improve energy efficiency and comfort.
Vapor Retarder: Reversed Some Attic
Vapor Retarder was observed reversed at some roll or batt insulation installed inside attic area. Insulation vapor retarder should be installed toward and against the living space to help control moisture. Consider this area for proper correction. Monitor area if not correcting now.
Wall Insulation
Insulation: Roll batt insulation observed where visible at attic.
Underfloor Insulation
Insulation: Missing
Insulation was missing at underfloor area. Inspector recommends insulation be properly installed where missing to lower utility costs.
Heat Pump: Crawl Space, Unfinished Garage
Underfloor area above the crawl space and below the living space did not appear to be properly insulated to maximize the efficiency of the installed heat pump. Recommend adding insulation to R-25 or R-30 thickness to lower utility costs.
Underfloor area above the unfinished garage did not appear to be properly insulated to maximize the efficiency of the installed heat pump. Recommend adding insulation to R-19 or R-25 levels to lower utility costs.
MOISTURE
Moisture Indications
Practical Steps Basement/Crawlspace Moisture
Practical steps to better moisture condition at a typical basement and crawl space area.
- 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 at basement, if needed, to help control high humidity.
- Properly drain any excess bulk moisture from basement or crawl space, if present, to prevent accumulation.
- Take more aggressive steps if necessary such as installing a dewatering system.
Basement
Basement: Interior Damp Proofing Observed
Interior damp proofing was observed applied to basement walls. Waterproofing should be done on exterior walls at and below soil grade at time of construction. Interior damp proofing may indicate moisture penetration. Monitor area and correct as needed.
- Interior Damp Proofing observed at basement wall.
Crawl Space Underfloor
Crawl space area appeared to be suffering from a chronic excess moisture condition and proper corrections were needed when inspected for health safety and to protect building components.
The following describes logical steps for correction of affected areas. Your specific situation may vary. Correct or modify steps as needed.
- Further evaluation is needed to verify type of apparent fungus, if desired, to determine if apparent fungus is mold and type of mold, if present. Properly remediate including removal of floor insulation if present. This should be done in conjunction with controlling excess moisture.
- Further evaluation needed to determine all sources of moisture entry into crawl space area.
- Correct all controllable excess moisture entry into crawl space area such as plumbing leaks, condensate leaks, gutter down spouts, etc.
- Further evaluation needed to determine foundation and floor system repairs. Properly perform any structural repairs as needed.
- Clear and clean crawl space area of all unnecessary debris.
- Properly install dewatering system if needed.
- Properly encapsulate crawl space and properly condition crawl space air for all areas of crawl space or properly ventilate crawl space area, if possible.
- Ventilated crawl spaces should have crawl space floor insulation properly replaced, if removed.
Vapor Retarder
Crawl Space
Plastic sheeting, vapor retarder, was not observed properly covering some soil areas inside the underfloor crawl space.
A vapor retarder is an important measure to reduce moisture inside underfloor crawl spaces and should be properly added to cover soil areas where omitted or missing.
- Vapor retarder was omitted at front crawl space area beneath front porch.
VENTILATION
Attic Ventilation
Attic Exhaust Vents: Ridge Roof Vent
Attic Intake Vents: Soffit Vents Where Installed
Attic Ventilation Observation: Minimal
Ventilation appeared to be minimal. It is important to have proper intake and exhaust venting. Additional ventilation may need to be installed to help prevent moisture and condensation problems as well as lower utility costs. Monitor and correct as needed.
Foundation Ventilation at Underfloor Crawl Space
Not Properly Ventilated or Conditioned
Crawl spaces either should be properly ventilated or properly encapsulated to help control high humidity and reduce moisture inside crawl space areas. Encapsulated crawl spaces must have a conditioned air space to help control moisture.
When ventilating a crawl space, it is important to have proper intake and exhaust venting to provide adequate cross ventilation.
When a properly encapsulated crawl space is desired, the air space inside the encapsulated area should be properly conditioned to help control moisture in this area. Conditioning of the crawl space air is accomplished either by properly modifying the existing central heating/cooling ductwork or installing a properly sized dehumidifier with a system of fans.
Proper ventilation or proper encapsulation was not observed at crawlspace when inspected to help prevent moisture and condensation problems. Obtain further evaluation to determine best solution for your situation properly correcting to meet your needs.
- Crawl space was not encapsulated.
- Crawl space was not properly ventilated.
ROOF
Roof Covering
Observation: Representative Roof Covering Photos
Representative Roof Covering Photos
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Method of Roof Inspection: Walked on portions of roof
Roof Style: Gable, Shed
Approximate Age of Roof Covering: 2-4 Years
Observation: Serviceable, Fulfilling Its Function
The roof covering overall was found generally serviceable within the parameters of its given service life. All roofing requires periodic maintenance. Properly maintain and correct roof covering as needed, when needed.
Gutters and Downspouts
Gutter and Downspout Materials: Metal
Observation: Partial Gutters
The gutters were only partial in their coverage. Additional gutters may be needed.
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Downspout: Near
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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Gutters: Cleaning Excess Debris
The gutters were viewed with debris in them and some downspouts may be obstructed. Although this is a maintenance item, the condition viewed may cause damage to the soffits or fascia and should be corrected soon. Properly correct gutters as needed for proper function.
SIDING and TRIM
Siding - Vinyl
Vinyl Siding, Vinyl Eaves with Metal Trim
Siding: Serviceable
Vinyl Siding -
The exterior readily visible areas of the siding were inspected and appeared to be in overall serviceable condition, fulfilling its function. All siding requires maintenance. Properly maintain siding condition correcting when needed.
Consider improvement for vinyl siding at rear dormer.
Trim
Trim Material: Wood where installed
Trim: Serviceable
Trim -
The exterior readily visible areas of the trim were inspected and appeared to be in overall serviceable condition, fulfilling its function. All trim requires maintenance. Properly maintain siding condition correcting when needed.
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
Deck or Wooden Porch Structure
Girder or Beam: Undersized, Not Properly Supported
Some observed girders or beams appeared undersized for the span between posts. Properly correct girder or beam as needed for structural integrity.
Girder or beam was not properly supported. Properly support girders or beams where needed.
Joist Hangers: Not Installed Correctly
One or more joist hangers were not installed properly. Refer to installation instructions for joist hangers properly correcting where needed.
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Performance: Framing Separating
Separation observed at structural framing. Check all connections correcting as needed for safety and for structural integrity.
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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Guardrail: ≥4"
One or more openings at railings, such as at balusters, did not reject a 4" sphere at guardrails. Evaluate your risk exposure properly correcting as needed for improved safety and function.
Handrail: ≥4 3/8", ≥6"
Openings at handrails, such as at balusters, were ready for correction or upgrade as they did not reject a 4 3/8" sphere for all openings.
Openings beneath handrails at steps were ready for correction or upgrade as they did not reject a 6" sphere for all openings.
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Railings: Risers ≥4"
Openings at stair steps such as at risers did not reject a 4" sphere for all openings. Evaluate your risk exposure properly correcting as needed for improved safety and function.
Stairs: Steep 7 3/4+", Uneven, Stair Connection
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.
Connection of stairs to platform needed improvement for safety to prevent possible separation.
LOTS and GROUNDS
Driveway
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
Walkway: Missing at Front
Consider installing proper walk to front entrance for safety and to reduce liability exposure.
Porch
Concrete
Roof Structure: Present
Area had a roof structure.
Porch: Serviceable
Porch was serviceable, fulfilling its function.
Front Porch - Further evaluation is needed to determine if wooden framing at smaller crawl space beneath concrete front porch was meant to support concrete only when poured and is no longer needed or, if wooden framing beneath concrete is still needed to keep concrete from collapsing.
If wooden form beneath concrete porch is no longer needed, proper removal is recommended.
If wooden form beneath concrete porch is needed, steps should be taken to dry area and keep area dry. Properly maintain wooden form for structural integrity of porch.
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Stairs and Railings at Exterior
Diagram: Rural Construction Railing/Stairs
Railings and Stairs at rural home, as expected, did not meet current safety standards. Railings and stairs were ready for modernization for improved safety. Evaluate your risk exposure. Consider proper repair or replacement of stairs and railings where needed now for safety and function.
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Stairs: Uneven, Steep 7 3/4+"
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.
One or more steep steps were observed. For safety modern stair risers should have a maximum height of 7 3/4" in residential construction.
Stairs Repair/Replace
Evaluate your risk exposure. Consider proper repair or replacement of steps and railings where needed now for safety and function.
Vegetation
Vegetation Maintenance, Dead Limbs, Overhanging Branches
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.
Dead tree limbs were noted and should be properly removed.
Overhanging tree branches appeared too close above roofing. Air circulation and sunlight help prevent deterioration of roof components. Branches should be properly trimmed back to alleviate this condition.
Site
Site: Adjust Grade, Adjust Grade Basement
Some exterior grade work may improve storm water runoff away from foundation. Slope grade a minimum of ten feet away from and around structure so that water does not collect at foundation.
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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.
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 home if not properly maintained.
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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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