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.

How much should you budget to maintain a home in the Chattanooga area?

As a general rule, a proper home maintenance budget should be about 2-5% of the value of the home annually. This maintenance budget would include periodic maintenance, general repairs, lawn care, housekeeping and saving any excess funds to budget for predictable replacement of the water heater, central heating/cooling and the roof covering. Should you choose to perform any of these tasks yourself, you should have fewer out of pocket expenditures to properly maintain your home.

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 built-in 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.

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.

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.

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. 

Regarding ductwork inspection:

During the inspection, the uniformity or adequacy of heating or cooling supply to the various rooms is not determined.

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, as well as the size, number, and placement of windows, must 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 installed central heating and cooling equipment.

Properly maintain the ductwork system to meet your comfort needs and ensure it operates efficiently. 

Regarding Fireplace Use: 

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

Regarding Vented Fireplaces or Fireplaces with a Flue

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

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 typically consists of one or more installed breaker panels, with branch wiring extending to all equipment, receptacles, lighting outlets, and devices, such as light switches. The inspection report focuses on wiring operating between 100-250 Volts. While the system's Amperage and Voltage are recorded, it is not measured during the inspection. Most low-voltage wiring is excluded from the performed inspection. Low-voltage items, such as heating and cooling thermostats, are used 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 that each lamp or bulb is suitable for the installed lighting fixture. The inspector recommends reviewing the bulb or lamp installations for each fixture, making corrections as needed for safety and proper function. Common errors include installing 100-watt bulbs in fixtures rated for 60-watt maximum bulbs, and using interior-rated bulbs in 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. A competent, licensed electrical contractor should correct electrical installation issues and address any functional issues that require correction. Most, if not all, electrical corrections should be considered a safety concern.

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.

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.

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.

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. 

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

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

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

https://www.strongtie.com/solutions/deckcenter