IL Licensing
My Illinois home inspectors license expires on 11/30/2024.
Illinois home inspection entity licenses expire on the same date.
The purpose of this inspection is to visually examine readily accessible systems and components of a building (inspection address on contract) in accordance with this Subpart (Illinois Home Inspector License Act), using normal operating controls and opening readily accessible access panels.
How to Read This Report
The report is in a format that allows you to get to specific information quickly. Your report will have defects, concerns, general information, and things you should look into further. When looking at the report you have many different ways the information can be organized. Here are some examples of ways you can look at the report:
- HTML format: The report comes up in an internet format called HTML. I (your inspector) have tried to prioritize the information for you. For example, in the report if you click on the words "Significantly Deficient" on the left side of your screen you will see only the items I have marked as significantly deficient. My prioritization is my best guess and you should read the full report to avoid missing important information. In the HTML format you can quickly jump around the report but information has been filtered out. You may also see comments in a summary that does not have any photos but does have photos if you look at the full report. Failure to read the full report may result in damages that could have been avoided.
- PDF format: From the HTML report, at the top you have an option to print the full report via PDF. You can view the full report in PDF format on your computer. You can also print the full report and read it on paper. If you want the full report, please make sure you are printing the full report and not a summary with limited information. Reading the full report is the best way to make sure you do not miss any important information. Please note, I make every effort to include information I think is relevant. If we discussed anything that did not get into the report or if any information is different than you expected please contact me as soon as possible. I may be able to direct you to the correct location on the report or make modifications to the report so it better meets your specific needs.
- Repair Request: This is a very useful tool that can be used for many purposes. You can select items from the report to make your own list. You can include photos or not include photos. You can add your own comments to the comments and photos in the report. This allows you to go through your report and make a custom list. This can be a specific list of issues or concerns you would like addressed. Because you can add your own notes you can specify how you would prefer the issues to be taken care of. For example, for some items you could request a qualified person to repair before closing and for other items you could ask for some form of compensation to allow you to conduct repairs after closing. Agents or attorneys could generate a repair request on the clients behalf as well. Just forward your report to your representative as needed and let them know about the repair request feature. Here is a video about it: https://www.youtube.com/watch?v=IpSxVo-fiqk&t=11s.
Chapters and Sections
This report is divided into chapters. Each chapter is broken into sections. You can navigate between chapters with the click of a button on the left side margin.
Sections have descriptive information and observations.
Observation Labels
Narrative observations are colored, numbered and labeled to help you find and refer to them. Observation colors and labels used in this report are:
- Significantly Deficient:"Significantly deficient" means that in my opinion the condition is unsafe, not functional, and or it is significantly different from normal standards of practice. For all issues that are significantly deficient I strongly recommend having qualified contractors specify steps and costs to remedy the conditions. Note, there are often multiple options that impact the intrusiveness, cost, and schedule for repairs.
- Repair:Repair is used to designate anything that the inspector thinks should be repaired, replaced, or mitigated in some way. In the inspectors opinion these concerns should be addressed. These may have safety and functionality impacts. Impacts may develop or worsen in the future. There are risks associated with items that need repair or maintenance. Items might be worse than they looked at time of inspection as things change and as more information becomes available. The person purchasing the property should decide what to ask the current owner for. Please note, your inspectors opinion of who should repair which items may be offered as a courtesy and should not be considered as part of the inspection or part of the purpose and scope of the inspection.
- Due Diligence:These are observations that may require further investigation. For example the inspection does not include identification of hazardous materials. I may point out a material or product that could be hazardous. To confirm if there is a hazard would require a specialist, samples taken, a lab, and permission from the current owner. All of those actions are outside of the scope of a standard inspection. Observations in this category are typically outside the scope of a standard inspection and should not be considered complete or material to the inspection. These observations should be considered unverified.
- Maintenance:These are items that should be considered part of normal or routine home ownership activities. Items such as servicing the furnace, cleaning the gutters, or changing filters. These items are not required to be reported as part of the standard inspection. There will be similar items that are not included, not noted, and not reported. Please read manuals and product documentation for all components of the home. Please follow all manufacturers recommendations and all local, county, and state rules. Observations in this category are typically outside the scope of a standard inspection and should not be considered complete or material to the inspection.
- Note:Refers to aside information and or any comments elaborating on descriptions of systems or limitations to the inspection. This can include general information This the information may not apply directly to the inspected property. This information is not directly part of the property inspection and should not be considered complete. Observations in this category are often outside the scope of a standard inspection and should not be considered complete or material to the inspection.
- Inspectors Notebook:These are notes and technical information that aid in the inspection process. I may leave such information in the report for reference purposes. These notes include technical information. These notes may have information from codes and other sources. Please note, this inspection is NOT a code inspection. It is NOT a compliance inspection. Please consult with the authority having jurisdiction for rules, laws, and local requirements. This report is the inspectors opinion and recommendations. Acting as a home inspector I do not represent the authority having jurisdiction. Acting as a home inspector I have no enforcement authority.
Icons Used In This Report
Safety Concern: Safety concerns are noted throughout the report with or without this icon. This icon is just a way for me to call your attention to specific items that have safety concerns. Many items will have safety concerns that do not get this icon added.
Possible Association Issue: When inspecting one unit of a multi-family property (condominiums and townhouses), I am not inspecting the outside or common areas as part of the inspection. I do not know for sure what issues are handled by an association and which are handled by owners. I can use this icon to point out things that may be the responsibility of an association. Common areas and areas that appear to be maintained by the association or their contractors are outside the scope of the inspection. I may report some association issues, this does not obligate me to report others. All comments marked this way should be considered incomplete.
Report Update: This icon indicates a change was made to the report after initial publishing. Changes can happen because of a mistake, more information has been uncovered, or as a result of an additional visit.
Repairs Noted: This icon may be used to call your attention to repairs. For all repairs it is best for the new owner to get all available information from the current owner, including contact information for the person who did the repair. It is wise to confirm the qualifications of the contractors that did the work. This is outside of the scope of the inspection but I do recommend that you follow up regarding all past repairs.
Suspect Repairs: Suspect repairs are repairs that do not appear to have been done following normal standards of practice. Repairs that are not done well are likely to cause issues in the future. For suspect repairs it is best to have these reviewed further by qualified contractors.
Pest Concern: Pest concerns are noted as a courtesy and are not part of the inspection. All pest concerns should be reviewed further by a qualified pest specialist. Any information provided regarding pest activity or pest damage should be considered incomplete.
Maintenance: Maintenance considerations are noted as a courtesy and are not included as part of the inspection. Maintenance should be anticipated as part of any property ownership. The inspection is not an attempt to capture or document maintenance considerations.
Monitor: Monitor is used to indicate that in my opinion (in the inspector's opinion) the condition or conditions should be monitored. Please note, any item that I am recommending to monitor may also need repair or may develop the need for repairs at a future time.
Due Diligence: Due diligence indicates something that the client should consider getting more information about. Actions you can pursue include asking the current owner, consulting with qualified specialists to review further, and getting documentation and permits. For any item I mark as due diligence I am indicating that the information I have provided is incomplete. For example, if I were to find some electrical issues and mark these as due diligence it indicates that I am concerned that once a qualified electrician starts repairs they may find additional issues I did not note in the report. This is normal and should be expected when any qualified contractor is brought in to review further, repair, or replace anything.
Note: Notes are meant to convey general information. Notes can be used for many different purposes. Conditions that are outside the scope of the inspection may be listed as notes. This does not mean these are not important considerations or that no issues were found. As an example, if something is suspected of being mold but has not been confirmed or if something is suspected to contain asbestos but has not been confirmed these items may get marked as deficiencies to call attention to them. However, I may mark these items just as notes or due diligence because the deficiency is only suspected and not confirmed. It is the clients responsibility to read the entire report and pursue all issues as needed in a timely fashion. I do not take any responsibility for prioritization. You must decide what issues are important for you and your family regardless of how I classify, organize, or prioritize.
🌲 Efficiency / IAQ: Efficiency and IAQ (Indoor Air Quality) indicates issues found that are likely to change seasonally. These issues impact fuel costs and also may cause condensation, water damaged, mold growth, or similar air quality issues.
Definitions And Limitations
Home Inspection: This definition is from the standard operating procedures as defined in the IL Home Inspector License Act. For all inspections I am following state laws. However, this does not prevent exclusions. Any item marked as not inspected has been removed from the scope of the inspection. When agreed upon with the client, entire systems can be removed from the inspection and common areas are excluded for any single unit inspections in a multi-family property.
"Home inspection" means the examination and evaluation of the exterior and interior components of residential real property, which includes the inspection of any 2 or more of the following components of residential real property in connection with or to facilitate the sale, lease, or other conveyance of, or the proposed sale, lease or other conveyance of, residential real property:
- heating, ventilation, and air conditioning system;
- plumbing system;
- electrical system;
- structural composition;
- foundation;
- roof;
- masonry structure; or
- any other residential real property component as established by rule.
Inspection does not include a code compliance inspection.
Throughout this report standard inspection, residential inspection, property inspection, residential property inspection, and similar terms are to be considered to have the same definition as home inspection (above).
Home Inspection Report: "Home inspection report" or "inspection report" means a written evaluation prepared and issued by a home inspector upon completion of a home inspection, which meets the standards of practice as established by the Department.
Limit Of Liability: The limit of liability regarding any questions, concerns, or issues of any kind arising from the usage of this report or reliance on any information provided as part of the inspection is limited to the fee paid for the inspection.
Client Or Customer: "Client" means a person who engages or seeks to engage the services of a home inspector for an inspection assignment.
Report Is Not Transferable: This report is not transferable. Other than the inspector, inspection company, and its representatives, only the specific party or parties listed as the customer / client can use this report for any reason.
Decorative Or Cosmetic: Ornamental; not required for the operation of the essential systems and components of a home. All decorative or cosmetic concerns are excluded from the inspection. Any comments about such items should be considered incomplete and provided only as a courtesy.
Dismantle: To take apart or remove any component, device or piece of equipment that would not be taken apart or removed by a homeowner in the course of normal and routine home owner maintenance. This inspection is visual. There will be limited or no dismantling. If any item is dismantled that does not obligate the inspector to dismantle any other item.
Further Evaluation: Examination and analysis by a qualified professional, tradesperson or service technician beyond that provided by the home inspection.
Household Appliances: Kitchen, laundry and similar appliances, whether installed or free-standing.
Inspect: To visually examine readily accessible systems and components of a building in accordance with this Subpart (Illinois Home Inspector License Act), using normal operating controls and opening readily accessible access panels.
Installed: Attached in such a manner that removal requires tools. Only items that are both readily accessible and installed are included in the inspection.
Normal Operating Controls: Devices such as, but not limited to, thermostats, switches or faucets intended to be operated by the homeowner. In general shutoff valves, overcurrent protection, and similar components are not operated during an inspection.
Readily Accessible: Available for visual inspection without requiring moving of personal property, dismantling, destructive measures, or any action that will likely involve risk to persons or property.
Readily Operable Access Panel: A panel provided for homeowner inspection and maintenance that is within normal reach, can be removed by one person, and is not sealed in place. *Note, the assessment regarding if any panel is readily operable is to be made at the sole discretion of the inspector at time of inspection.
Recreational Facilities: Spas, saunas, steam baths, swimming pools, and exercise, entertainment, athletic, playground or other similar equipment and associated accessories. Recreational facilities and accessories are not included in the inspection.
Report: To communicate in writing.
Representative Number: One component per room for multiple similar interior components, such as windows, doors and electric outlets, and one component on each side of the building for multiple similar exterior components.
Roof Drainage Systems: Components used to carry water off a roof and away from a building.
Significantly Deficient: Unsafe or not functioning.
Shut Down:
Shut Down: A state in which a system or component cannot be operated by normal controls.
Solid Fuel Burning Appliances: A hearth and fire chamber or similar prepared place in which a fire may be built and that is built in conjunction with a chimney; or a listed assembly of a fire chamber, its chimney and related factory-made parts designed for unit assembly without requiring field construction.
Structural Component: A component that supports non-variable forces or weights (dead loads) and variable forces or weights (live loads).
System: A combination of interacting or interdependent components, assembled to carry out one or more functions.
Technically Exhaustive Inspection: An investigation that involves dismantling or the extensive use of advance techniques, measurements, instruments, testing, calculations or other means. This inspection is NOT technically exhaustive.
Under-Floor Crawl Space: The area within the confines of the foundation and between the ground and the underside of the floor. Under-Floor spaces are included in the inspection only when readily accessible.
Unsafe: A condition in a system or component that poses a significant risk of personal injury or property damage during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation or a change in accepted residential construction standards.
Wiring Methods: Wiring Methods: Includes identification of electrical conductors or wires such as, but not limited to, non-metallic sheathed cable (Romex), armored cable (BX) or knob and tube.
Purchasing property involves risk: The purpose of a home inspection is to provide a professional opinion of the condition of a property at a moment in time. The inspection and any resulting report do not mitigate any risk. The report must be read and understood by the client and the client must take further actions in order to benefit from the inspection. Neither an inspection nor a report can 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. I inspect the aspects of the structure that can be viewed without dismantling, damaging or disfiguring and without moving furniture, personal items, or 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. Our procedures involve non-invasive investigation and non-destructive testing which limits the inspection.
This is not an inspection for code compliance: This inspection and report are not intended for code compliance. All houses fall out of code compliance shortly after they are built, as the codes continually change. Municipalities can choose to adopt and phase in sections of the codes on their own timetables. Only the authority having jurisdiction (typically the town) can dictate what is required. As a home inspection everything I say and report should be considered my opinion or my recommendation. I can not require anyone to comply with any specific building code or building standard.
This is just my opinion: Construction techniques and standards vary. Information in this report are my opinions. Other inspectors and qualified contractors are likely to have differing opinions. You are welcome and encouraged to seek opinions from other professionals.
SUMMARY
Significantly Deficient
- ES-8 ◾Exterior Structures:
Decks
Issues with deck construction are common. Deck failures are more common than most people realize.
Free Standing Decks:
- Posts and beams not bolted.
- Attachment at structure. - Free standing decks may or may not be near a structure. Free standing decks do not utilize other structures to carry loads. Free standing decks typically have posts and beams all the way around all four sides.
Structure:
- Leaning.
Posts And Columns:
- Attachment loose or damaged.
- Bracing was not properly attached.
Recommendations:
I recommend a qualified deck specialist to repair or replace for safety.
Deck did not appear to be in safe usable condition. I strongly recommend not using the deck until it has been repaired.
- G-6 ◾Garages:
Garage Structural Concerns ❓Suspect Repairs
The garage structure appeared to be damaged by prior contractor or home owner work. The garage is attached to the home with living space over the garage. Structural movement at the garage can impact interior structures.
Foundation:
- Cracking with displacement.
- Surface damage.
Photos provided are representative of the issues, not all inclusive. Other issues should be anticipated.
Recommendations:
- Qualified foundation specialist.
- Qualified drainage specialist.
- I recommend further evaluation and servicing as needed.
- 💡When structural concerns are noted please use contractors who have access to a qualified structural engineer for consultation if needed.
I recommend repairing. This is recommended to prevent further structural movement.
Repairs
- GAD-2 ◾Grounds And Drainage:
Pest Concerns 🐞 Pest Concern
Pest Concerns:
- Wasps nest noted.
Attractants:
- Wood storage was around creating likely pest shelter.
💡 Please note, all pest related issues are not part of the inspection and are reported as a curtesy. Any information regarding pest issues should be considered incomplete.
Recommendations:
- A qualified pest specialist is recommended to review further and treat as needed to prevent further damage.
- A qualified carpenter is recommended to replace all damaged building materials.
- GAD-3 ◾Grounds And Drainage:
Walkways .....
Walkway issues are common. Cracking and settling occurs over time and can create drainage issues or trip hazards. Drainage should be considered when any modifications are done outside.
Walkways:
- Settlement was noted. Normal conditions noted.
- Trip hazards were noted.
Recommendations:
- Qualified drainage specialist.
I recommend repairing or maintenance. This is recommended to prevent water damage and for increased safety.
- GAD-4 ◾Grounds And Drainage:
Driveways 🛑 Safety Concern
There concerns noted regarding the driveway.
Conditions:
- Cracking noted. Cracking at hardscaping is common. Cracking does get worse over time and with the weather. I recommend normal maintenance to prevent further cracking.
- Trip hazards present.
Recommendations:
- Qualified driveway specialist.
I recommend monitoring, maintenance or repairing. This is recommended for normal function and for safety.
- GAD-5 ◾Grounds And Drainage:
Patio Concerns .....
Patio Issues Noted:
- Patio was pitched to the home. This can cause water intrusion.
- There was a lot of cracking.
Recommendations:
- Qualified patio specialist.
I recommend repairing, maintenance or monitoring. This is recommended to prevent water damage and for increased safety.
- EAUAE-1 ◾Equipment And Utilities At Exterior:
Plumbing Outside .....
There were concerns noted regarding plumbing outside.
Exterior Faucets:
- Hose attached. This limits my view of issues like leaking when not in use.
Freeze Protection:
- Plumbing outside without frost protection. Not a "frost free" device.
Recommendations:
- Qualified plumber.
I recommend maintenance, repairing or replacing. This is recommended for normal function and to prevent water damage.
- ES-1 ◾Exterior Structures:
Gutters And Downspouts .....
Concerns were noted regarding the gutters and downspouts. Care should be taken related to maintenance of gutters as they represent a safety hazard for falls and other injuries.
Downspout Extensions:
- Not well extended.
- Downspouts / Sump discharged underground. Many people prefer to not have the downspouts discharge above grade. In some situations discharging above grade may be challenging or a trip hazard. When there are clogs or other problems with these discharges the fact that they are underground can increase water damage caused and also complicate maintenance and repairs. Sometimes underground plumbing systems can be cleaned. Sometimes replacement is required. Nothing under the ground is visible and is therefore not included as part of the inspection.
- Gaps noted at underground discharge. I recommend transition adapters to prevent debris and pest intrusion.
Recommendations:
- Qualified roofing, gutter and downspout installer.
- I recommend professional cleaning and maintenance by a qualified gutter cleaning company.
- This cleaning should include downspouts and verification of proper function.
I recommend repairing or improving. This is recommended to prevent water damage.
- ES-9 ◾Exterior Structures:
Stairs 🛑 Safety Concern
Concerns were noted regarding the stairs.
Condition:
- Inconsistent stair heights, this creates a trip hazard.
Stair Risers:
- Openings over 4 inches. Child safety concerns.
Recommendations:
- Qualified carpenter.
I recommend maintenance, repairing or replacing. This is recommended for normal function and for increased safety.
- ES-10 ◾Exterior Structures:
Stairs
Concerns were noted regarding the stairs.
Condition:
- Past repairs
- Cracked or gaps.
Recommendations:
- Qualified concrete specialist.
I recommend maintenance, repairing or replacing. This is recommended for normal function and for increased safety.
- ES-11 ◾Exterior Structures:
Windows 🛑 Safety Concern
Issues were noted regarding the windows.
General Issues Found:
- Cracked.
Accessories / Screens:
- Screens were missing.
💡Photos should be considered representative not all inclusive. When work is performed it is normal and common for additional issues to be uncovered.
Recommendations:
- Qualified window specialist.
I recommend repairing or replacing. This is recommended for normal function.
- ES-12 ◾Exterior Structures:
Exterior Door Lighting
Exterior Lighting:
- Not tested, timers and sensors.
Recommendations:
- I recommend some kind of lighting at all entrances (inside and outside).
I recommend a qualified electrician to evaluate further, add lighting and repair lighting and exterior electrical for normal function, for increased safety and to meet your needs.
- ES-13 ◾Exterior Structures:
Exterior Doors
Issues Noted:
- Difficult to open and close.
Jambs And Frames:
- Out of adjustment, binding or sticking.
Thresholds:
- Gaps visible. Allows air flow.
Recommendations:
- Qualified door installer.
I recommend repairing. This is recommended for normal function.
- G-1 ◾Garages:
(GFCI) Ground Fault Circuit Interrupters .....
GFCI (Ground Fault Circuit Interrupter) protection was not working properly or missing near water sources.
General Conditions:
- GFCI protection was missing or not confirmed at multiple locations.
💡For older properties it is common to have GFCI (Ground Fault Circuit Interrupter) issues. For an electrician it is usually not difficult to add or repair GFCI protection. GFCI protection is recommended for safety near water sources and decreases the risk of electrical safety hazards. I recommend devices that make a noise when they have detected a fault. I recommend a qualified electrician to add GFCI, AFCI, and any other life saving features where it makes sense to do so. In most situations GFCI increases safety. Situations where GFCI protection may not be desirable (due to false trips) is due to medical equipment, flood / fire prevention, alarms and sensors, and food refrigeration. For all properties it is a good idea to have an electrician confirm all exterior electrical is made to be outside, that you have receptacles (outlets) and lighting where you want and upgrades to in use weather resistant covers for all exterior electrical.
Recommendations:
- Qualified electrician.
I recommend having ground fault circuit interrupters and similar protection added and replaced where it makes sense to do so for increased safety.
- G-2 ◾Garages:
Door Between Garage And Interiors
Issues Noted:
- Not latching.
Automatic Closers / Fire Separation:
- Automatic closer not installed.
- Automatic closers and fire separation is recommended between the garage and living space.
Hardware:
- Damaged.
Recommendations:
- Qualified door installer.
I recommend repairing or replacing. This is recommended for normal function and for safety.
- G-3 ◾Garages:
Coverings .....
Issues were noted regarding coverings.
Ceilings:
- Storage from ceiling.
Recommendations:
- Qualified carpenter.
I recommend repairing. This is recommended for normal function.
- G-4 ◾Garages:
Overhead Door
There were concerns regarding the overhead / vehicle door.
Electrical:
- Opener was on an extension cord. This is not recommended.
💡I visually inspect the door before testing the beams. The beams are a safety device intended to prevent the door from closing on a person. When safe to do so I test the beams to make sure they reverse the door. I do not test pressure triggered automatic reverse because doing so can damage the garage door or cause injury. The beams are more reliable than pressure sensors because beams fail safe (failure prevents operation).
Recommendations:
- Qualified garage door specialist.
I recommend maintenance or repairing. This is recommended for normal function.
- I1-2 ◾Interiors:
Closet Lighting 🛑 Safety Concern
Lighting:
- Cotton pull string fire hazard. A fire may result from a cotton pull string and the heat from a light bulb.
- Missing cover.
- Not working.
Recommendations:
- Qualified electrician.
- Exposed lights are not recommended for any tight spaces due to fire safety concerns.
- High efficiency light bulbs can reduce fire safety risks. Replacing fixtures with ones that only take low heat bulbs is a safer option.
I recommend replacing. This is recommended for increased safety.
- I1-3 ◾Interiors:
Closets
Door issues:
- Damaged.
- Out of adjustment.
Recommendations:
- Qualified door installer.
I recommend repairing or replacing. This is recommended for normal function.
- I1-4 ◾Interiors:
Interior Doors
Issues Noted:
- Doors were out of square - closes on its own.
Recommendations:
- Qualified door installer.
I recommend repairing, replacing or improving. This is recommended for normal function, for increased safety and to meet your needs.
- I1-5 ◾Interiors:
Outlets 🛑 Safety Concern
Outlets (receptacles) were not wired correctly and not grounded.
💡The electrical system is always an obstructed view during inspection. Issues noted are representative, not all inclusive.
Recommendations:
- Qualified electrician.
I recommend repairing or replacing. This is recommended for normal function and for safety.
- I1-6 ◾Interiors:
Coverings .....
Issues were noted regarding coverings.
Floors:
- Tile cracked.
Trim:
- Damaged.
Recommendations:
- Qualified carpenter.
I recommend repairing. This is recommended for normal function.
- I1-7 ◾Interiors:
Older Windows .....
Old windows:
- The windows were old. Many issues are common with older windows and issues can change seasonally. Energy efficiency should be a consideration. Current emergency egress and rescue standards should be considered. Current safety glass requirements should be considered. If windows are not replaced regular maintenance and repairs should be expected.
General Issues Found:
- Side springs were disconnected or not working properly.
💡Photos should be considered representative not all inclusive. When work is performed it is normal and common for additional issues to be uncovered.
Recommendations:
- Qualified window specialist.
I recommend maintenance, repairing or replacing. This is recommended for normal function and for increased safety.
- I1-8 ◾Interiors:
Lighting
There were concerns regarding lighting fixtures. Electrical defects are representative (not all inclusive).
Lighting Fixtures:
- Bulbs missing. Fixtures not tested.
Recommendations:
- Qualified electrician.
- I recommend all electrical be evaluated for similar conditions and be repaired, replaced or improved as deemed necessary by a qualified electrician.
I recommend repairing or replacing. This is recommended for normal function and for safety.
- I1-9 ◾Interiors:
Bathtubs With Showers
There were issues noted regarding a bathtub / shower.
Bathtubs / Showers:
- Chipped.
Diverters:
- Not fully operating (reduces flow at showerhead).
Stoppers:
- Missing.
Recommendations:
- Qualified plumber.
I recommend repairing. This is recommended for normal function.
- I1-10 ◾Interiors:
(GFCI) Ground Fault Circuit Interrupters .....
GFCI (Ground Fault Circuit Interrupter) protection was not working properly or missing near water sources.
💡For older properties it is common to have GFCI (Ground Fault Circuit Interrupter) issues. For an electrician it is usually not difficult to add or repair GFCI protection. GFCI protection is recommended for safety near water sources and decreases the risk of electrical safety hazards. I recommend devices that make a noise when they have detected a fault. I recommend a qualified electrician to add GFCI, AFCI, and any other life saving features where it makes sense to do so. In most situations GFCI increases safety. Situations where GFCI protection may not be desirable (due to false trips) is due to medical equipment, flood / fire prevention, alarms and sensors, and food refrigeration. For all properties it is a good idea to have an electrician confirm all exterior electrical is made to be outside, that you have receptacles (outlets) and lighting where you want and upgrades to in use weather resistant covers for all exterior electrical.
Recommendations:
- Qualified electrician.
I recommend having ground fault circuit interrupters and similar protection added and replaced where it makes sense to do so for increased safety.
- I1-11 ◾Interiors:
Sinks And Faucets
Issues were noted regarding the plumbing.
Drains / Waste:
- Corrugated plumbing under sink. This causes clogs and leaks.
Recommendations:
- Qualified plumber.
I recommend replacing. This is recommended to prevent water damage.
- I1-12 ◾Interiors:
Switches
There were concerns regarding electrical switches. Electrical defects are representative (not all inclusive).
Switches:
- Switch located outside bathroom (see photos).
Recommendations:
- Qualified electrician.
- I recommend all electrical be evaluated for similar conditions and be repaired, replaced or improved as deemed necessary by a qualified electrician.
I recommend repairing or replacing. This is recommended for normal function and for increased safety.
- I1-13 ◾Interiors:
Disposals 🛑 Safety Concern
Issues Found:
- Electrical was damaged or temporary repaired.
- Noisy.
Recommendations:
- Qualified electrician.
- Qualified appliance specialist.
I recommend repairing or replacing. This is recommended for normal function and for safety.
- I1-14 ◾Interiors:
(GFCI) Ground Fault Circuit Interrupters .....
GFCI (Ground Fault Circuit Interrupter) protection was not working properly or missing near water sources.
💡For older properties it is common to have GFCI (Ground Fault Circuit Interrupter) issues. For an electrician it is usually not difficult to add or repair GFCI protection. GFCI protection is recommended for safety near water sources and decreases the risk of electrical safety hazards. I recommend devices that make a noise when they have detected a fault. I recommend a qualified electrician to add GFCI, AFCI, and any other life saving features where it makes sense to do so. In most situations GFCI increases safety. Situations where GFCI protection may not be desirable (due to false trips) is due to medical equipment, flood / fire prevention, alarms and sensors, and food refrigeration. For all properties it is a good idea to have an electrician confirm all exterior electrical is made to be outside, that you have receptacles (outlets) and lighting where you want and upgrades to in use weather resistant covers for all exterior electrical.
Recommendations:
- Qualified electrician.
I recommend having ground fault circuit interrupters and similar protection added and replaced where it makes sense to do so for increased safety.
- I1-15 ◾Interiors:
Cooktops / Ovens
💡I do not check multiple features and settings. I do not wait for the device to reach full temperature or check the temperature against settings.
Anti Tip:
- Not working or not installed.
Recommendations:
- Qualified appliance specialist.
I recommend repairing or replacing. This is recommended for normal function and for safety.
- I1-16 ◾Interiors:
Dryer Connections 🛑 Safety Concern 🔧 Maintenance
💡Fires from dryer lint are common due to both maintenance and installation issues.
Transition Ducting:
- Foil flexible duct. Most foil ducting is not approved for dryers. Some do meet UL 2158A standards for a dryer but I can not confirm this. The rigid is inexpensive and much safer. I strongly recommend replacement with rigid for fire safety. Only smooth wall metal ducting should be used going into coverings.
Recommendations:
- Qualified dryer vent specialist.
- For all properties I recommend replacing the flexible ducting with new rigid or smooth wall metal ducting.
- For all permanent vent ducting I recommend cleaning regularly, and cleaning before first use after purchase.
- I recommend cleaning all lint filters, screens, and traps for fire safety.
I recommend replacing. This is recommended for safety.
- I1-17 ◾Interiors:
Clothes Washing Connections
💡Washing machine connections are inspected. Washing machines and similar appliances are not inspected. Information reported about washing machines is as a courtesy or included as it relates to the connections.
Washing Machine:
- Had clothes in it and was not tested.
Recommendations:
- Qualified plumber.
- For all washing machines I recommend hoses with some form of protection from flooding. I recommend this as an upgrade. Here is a link to one example: http://media.wattswater.com/F-FloodSafe.pdf
I recommend repairing or replacing. This is recommended for normal function and to prevent water damage.
- S1-2 ◾Structure:
Insulation Ventilation And Air Sealing
💡Insulation, ventilation, and air sealing should be addressed together. Repairing one without addressing the others may have unintended consequences. Poor quality air sealing, insulation, and ventilation are common. This does impact energy usage and fuel costs. These issues can also lead to condensation and water damage. Pictures should be considered representative not all inclusive. I recommend using qualified contractors for this type of work and making sure that all three get addressed together.
Attic:
- Soffit baffles not visible. Ventilation may be blocked or not properly installed.
Recommendations:
- Qualified insulation, ventilation and air sealing specialist.
I recommend maintenance, improving or upgrading. This is recommended to prevent water damage.
- S1-6 ◾Structure:
Pest Concerns 🐞 Pest Concern
Pest Concerns:
- Pest deterrents were noted. This can be an ongoing issue or a past issue.
💡 Please note, all pest related issues are not part of the inspection and are reported as a curtesy. Any information regarding pest issues should be considered incomplete.
Recommendations:
- A qualified pest specialist is recommended to review further and treat as needed to prevent further damage.
- A qualified carpenter is recommended to replace all damaged building materials.
- S-2 ◾Systems:
Venting And Exhaust
💡Venting and exhaust are important because this is how we get rid of products of combustion and moisture. Venting and exhaust can be difficult to diagnose because most of what I am commenting on is not visible. Venting and exhaust can be difficult to assess because installations can very greatly depending on the appliances connected.
Metal Venting And Exhaust:
- Damaged and stuck closed.
Recommendations:
- Qualified chimney sweep.
I recommend repairing. This is recommended for safety.
- S-5 ◾Systems:
Heating Equipment
Concerns were noted regarding heating equipment.
Service Access:
- Limited service access. In front of the equipment there should be a minimum of 30 inches deep and as wide as the equipment.
- Access to equipment was difficult.
Ductwork:
- Loose register cover.
Recommendations:
- Qualified heating specialist.
I recommend maintenance or repairing. This is recommended for normal function and for increased safety.
- S-6 ◾Systems:
Blower Equipment 🌲 Efficiency / IAQ
Concerns were noted regarding heating and air conditioning equipment.
Condensate:
- Condensate line was not properly installed - no air gap.
Recommendations:
- Qualified heating and cooling specialist.
I recommend repairing. This is recommended for increased safety.
- S-9 ◾Systems:
Accessed Service Equipment And Disconnects .....
There were concerns regarding the electrical service equipment.
Panel Issues:
- Conduit from outside not properly sealed. I recommend duct seal (product approved for this purpose).
- Debris or dirty.
- Missing knock out covers.
- Paint inside panel. Generally this is not recommended by manufactures.
Double Pole Double Slot (240 Volt Breakers):
- Oversized breaker feeding AC compressor. Fire safety risk.
Multiple Manufactures:
- Multiple brands noted in one panel. I can not reliably verify if these devices are compatible. I recommend electrician to confirm or repair when repairing other conditions noted in this report.
Recommendations:
- Qualified electrician.
I recommend repairing. This is recommended for safety.
- S-11 ◾Systems:
Plumbing Supply
💡Water meters are typically the property of the utility and only installed when there is a public water supply. The supply and main shutoff should be maintained to prevent leaks and to allow for servicing. It is also needed in case of emergency. This equipment should be kept accessible and clear of debris.
Plumbing Main Shutoff:
- Gate valves.
Plumbing Supply:
- No sleave where supply penetrates foundation.
Recommendations:
- Qualified plumber.
I recommend replacing, maintenance, monitoring or improving. This is recommended to prevent water damage.
- S-13 ◾Systems:
Drains Waste And Vents
Issues were noted regarding the plumbing system.
Cleanout:
- None found. Recommend asking current owner for cleanout locations and a plumber to repair if needed.
Drain waste and vents use gravity (and sometimes pumps) to remove waste and waste water from the property. There are issues with plumbing systems that only cause an issue in high winds or when the system is under heavy usage. Plumbing defects, may go undetected due to symptoms being intermittent. When repairs are being done often additional conditions become known and also require repair.
Recommendations:
- Qualified plumber.
I recommend installing or getting as much information as possible. This is recommended for normal function and to allow for servicing.
- S-14 ◾Systems:
Plumbing Distribution
Concerns were noted regarding the plumbing distribution.
Distribution Conditions:
- Piercing valves noted. Piercing valves (saddle fittings, or vampire clamps) were noted. These are typical of add on accessories (ice maker, water dispenser, humidifier, or similar device). Piercing valves damage the plumbing on installation and are prone to leaking. I recommend a qualified plumber to replace / upgrade to prevent water damage.
💡 When any plumbing repairs or modifications are done it is important that some qualified person check and as needed repair electrical grounding and bonding. This is recommended for all plumbing repairs or modifications.
Recommendations:
- Qualified plumber.
I recommend repairing or replacing. This is recommended for normal function and to prevent water damage.
- S-16 ◾Systems:
Water Heating
Equipment Conditions:
- Equipment was dirty. I recommend cleaning and further review by a qualified plumber.
- Evidence of past leaking.
- Rust noted, indicating leaking past or ongoing.
- Corrosion noted, cause not determined.
Relief Valve:
- Wrong material for extension. Should be metal / rigid and rated for temperature.
Recommendations:
- Qualified plumber.
- I recommend securing and keeping the manual with maintenance instructions near the equipment in a safe location.
- I recommend following maintenance recommendations for all equipment.
- I recommend making sure the water heater temperature is set correctly for your safety needs and comfort.
I recommend maintenance, repairing or replacing. This is recommended for normal function and for safety.
- S-17 ◾Systems:
Venting And Exhaust
💡Venting and exhaust are important because this is how we get rid of products of combustion and moisture. Venting and exhaust can be difficult to diagnose because most of what I am commenting on is not visible. Venting and exhaust can be difficult to assess because installations can very greatly depending on the appliances connected.
Back Drafting Concerns:
- Back drafting, condensation, or leaking was indicated by water marks.
Recommendations:
- Qualified chimney sweep.
I recommend repairing. This is recommended for safety.
Due Diligence
- G-5 ◾Garages:
Obstructed View
Conditions at time of inspection limited access.
Recommendations:
- I recommend inspecting further when conditions permit.
- I recommend monitoring and normal maintenance.
- I recommend further review by qualified contractors as needed.
- I1-1 ◾Interiors:
Obstructed View
Conditions at time of inspection limited access.
Recommendations:
- I recommend inspecting further when conditions permit.
- I recommend monitoring and normal maintenance.
- I recommend further review by qualified contractors as needed.
- S1-1 ◾Structure:
Obstructed View Structure
- Finished coverings prevented access to unfinished spaces.
Recommendations:
- I recommend inspecting further when conditions permit.
- S1-4 ◾Structure:
Obstructed View
Conditions at time of inspection limited access.
Recommendations:
- I recommend inspecting further when conditions permit.
- I recommend monitoring and normal maintenance.
- I recommend further review by qualified contractors as needed.
- S-8 ◾Systems:
Smoke Detectors
💡I do not test smoke detectors, alarms, or similar devices. For most properties it is best to replace the smoke detectors and carbon monoxide detectors with new ones on move in.
Issues Noted:
- Old. Detectors appeared to be older than expected life.
Smoke Detector Recommendations:
- For all properties I recommend replacing the detectors to meet current manufacturer installation instructions.
- Photo-electric type alarms are recommended at locations like kitchens to prevent false alarms.
- I recommend cleaning regularly per manufacturers recommendations.
- I recommend the 10 year type batteries. No more replacing batteries for the detectors.
- Replace batteries twice per year (if not upgraded to the 10 year type).
- Test regularly, twice per year.
- Interconnected detectors may be more effective.
- For more information see the following link from NFPA Information.
Recommended Locations:
- At least one per structure.
- At least one per floor.
- At least one within 20 feet of all bedrooms on each floor.
- At least one in each bedroom or sleeping area.
The death rate per 1,000 reported home fires was more than twice as high in homes that did not have any working smoke alarms compared to the rate in homes with working smoke alarms (13.0 deaths vs. 5.8 deaths per 1,000 fires). Per NFPA.org
Recommendations:
- I recommend replacing detectors on move in and every 5 to 10 years following manufacturers instructions.
- I recommend replacing with modern devices (interconnected and 10 year batteries).
- S-10 ◾Systems:
Sump / Ejector / Drainage Pumps
Backup:
- None found. I recommend backup systems for all ground water pumps to prevent property damage.
Recommendations:
- Qualified plumber.
- For all pumps and equipment I recommend getting and reading the manufacturers documentation.
- I recommend getting maintenance and service history.
- I recommend having the equipment maintained per manufacturers recommendations.
I recommend getting as much information as possible, maintenance and monitoring. This is recommended to prevent water damage.
- S-12 ◾Systems:
Obstructed View
Conditions at time of inspection limited access.
Recommendations:
- I recommend inspecting further when conditions permit.
- I recommend monitoring and normal maintenance.
- I recommend further review by qualified contractors as needed.
- AI-2 ◾Additional Information:
Personal Items Obstructed View
- Personal items blocked access to some areas.
- Personal items are not inspected.
Recommendations:
- I recommend inspecting further when conditions permit.
- I recommend monitoring and normal maintenance.
- AI-3 ◾Additional Information:
Create Repair List - Instructions
This report (by default) is formatted in HTML. This format is powerful and allows people to find what they are looking for quickly. This format can be confusing when compared to paper. If you have trouble finding what you are looking for you might want to use one of the PDF formats. You can make a PDF of the entire report or just the summary. The buttons for this are at the very top of the HTML report.
You can also make your own lists with just the items you want included. We call these repair lists. The repair request button is also at the top with the PDF report options.
You can do all of the following making your own repair list:
- You can include only the items you select for your custom reports.
- In your custom report you can add specific photos from the report. Unselected photos will not be included and photos from items you did not select will also not show up in your custom report.
- You can add your own comments to each item in your custom report. This may include your own notes, notes from a contractor, estimate information, or your specific requests such as specific repairs desired or some form of credit request.
- Please see the following video for instructions: https://www.youtube.com/watch?v=IpSxVo-fiqk
Maintenance Items
- GAD-1 ◾Grounds And Drainage:
Vegetation
Trees and vegetation can damage the property. Vegetation near the property prevents access for inspection. Utilities can be damaged by vegetation and trees.
Vegetation:
- There was vegetation near the property.
Recommendations:
- Qualified arborist (tree specialist).
- Qualified drainage specialist.
I recommend trimming vegetation near the property and improving drainage as needed. This is recommended to prevent damage to the property.
- EAUAE-2 ◾Equipment And Utilities At Exterior:
Gas Meters, Services, And Main Shutoffs
Concerns were noted regarding the gas supply.
Service Conditions:
- Rusty components. I recommend a qualified plumber to check the plumbing and paint with paint made for rusty metal to prevent leaks.
Recommendations:
- Qualified plumber.
I recommend maintenance. This is recommended for increased safety.
- ES-2 ◾Exterior Structures:
Chimneys And Flues
💡 Interiors of chimneys and flues are not visible and not inspected as part of the property inspection. Level 2 chimney inspection should be part of every real estate transfer per the National Fire Protection Association. A Level 2 inspection is an in-depth inspection that can find safety issues not visible during the inspection.
Caps (Crowns):
- Rusting metal.
Recommendations:
- Qualified chimney sweep.
- I recommend cleaning all chimneys before purchase and regularly.
- I recommend any needed repairs to be done prior to use.
I recommend getting as much information as possible and maintenance. This is recommended for increased safety.
- ES-4 ◾Exterior Structures:
Vent Covers / Exhausts / Penetrations
Vent Covers:
- Blocked.
💡When inspecting the outside I do not know what each vent, exhaust or discharge is connected to or even if any are no longer in use. PVC pipes on the outside can be exhaust, air intake, a plumbing vent, or a pump discharge. This is not always clear during the inspection. Things that appear to be exhaust could be air intake and these things can be connected to a dryer, bathroom fan, kitchen fan, or something else. When a qualified specialist investigates further they may find additional issues or they may determine a condition is fine and does not need to be repaired.
Recommendations:
I recommend a qualified specialist to review further and repair, replace, or clean and maintain all penetrations, exhausts, air intakes, and discharges. I recommend monitoring all penetrations for regular maintenance, repair, or replacement as needed. I recommend replacement or upgrade to modern covers. Modern vent covers should include features such as "Gravity-Assist Damper, and Integrated Magnets Provide Extra Protection from Weather and Pests". Please discuss options with a qualified installer but one example of a modern cover can be found at the following link: Flat metal vent cap - pest and air flow resistant.
- ES-5 ◾Exterior Structures:
Masonry Siding Description .....
Brick:
- Regular maintenance is recommended to prevent water intrusion.
- I recommend monitoring and repairing as part of regular maintenance.
- ES-7 ◾Exterior Structures:
Penetrations
Penetrations are locations where anything passes from the inside to the outside (or from outside in). Penetrations are common leak points and many of them require regular application or replacement of sealants. Some items should have flashing instead of caulk. Flashing typically requires less or no maintenance but can be difficult to add after original construction.
Recommendations:
- I recommend monitoring all penetrations for regular maintenance and sealant repair / replacement.
- I recommend repairing sealants or adding sealants on move in and regularly as part of normal property maintenance.
- S-1 ◾Systems:
Wood Burning Fireplace Description
- All wood burning appliances come with fire safety risks, maintenance, and clearance concerns.
- Clarence requirements have changed over time and are not the same for every wood burning device.
- For all wood burning devices I recommend a qualified installer to check the installation.
- For all wood burning devices regular cleaning is required for safety.
- I strongly recommend having all wood burning devices serviced, maintained, cleaned, and inspected by a qualified chimney sweep before purchase and every year.
Recommendations:
- I recommend a level 2 chimney sweep as part of regular maintenance and for safety.
- I recommend monitoring and normal maintenance.
- S-4 ◾Systems:
Forced Air Distinguishing Characteristics 📝 Note 🔍 Due Diligence 🌲 Efficiency / IAQ 👁🗨 Monitor
- Forced air heating systems use air flow via ducting to distribute heating.
- Forced air heating systems typically accommodate cooling systems as well with a shared distribution system.
Recommendations:
- I recommend asking the current owner for all documentation regarding the installation, maintenance, and repairs.
- I recommend cleaning per manufacturers recommendations.
- I recommend having unit cleaned if maintenance has not been done recently or can not be confirmed.
- S-7 ◾Systems:
AC Split System Distinguishing Characteristics
- A split system is common for air conditioning.
- A split system can have a dedicated blower or it can share a blower with a heating system.
Recommendations:
- I recommend monitoring and normal maintenance.
- I recommend cleaning per manufacturers recommendations.
- I recommend having unit cleaned if maintenance has not been done recently or can not be confirmed.
📚FULL REPORT
◾Grounds And Drainage
Surface Drainage
Walkways
Driveways
Patios
Retaining Walls
Crawlspace Vents And Wells
Window Wells
Egress / Basement Wells
Fencing
◾Introduction
Inspection Conditions
Contract Sent: Before Inspection
Contract Signed: Before Inspection
Property Type: Single Family (Detached)
Year of Construction (Estimated): Pre 1987 (1981)
Temperature (Fahrenheit, Estimated): 70 - 80
Weather: Mild Conditions
Asbestos Warning
Asbestos was commonly used in buildings until around 1986. The presence of asbestos should be assumed in properties prior to that time frame. Common products that may contain asbestos include "popcorn" coverings, textured coverings, acoustic tiles, linoleum, vinyl, siding, vermiculite, heat duct insulation / tape, pipe insulation and paints. Asbestos products are not usually considered to be a problem as long as they are in sound condition and not friable. When materials are damaged or when remodeling is performed, strict safety protocols should be followed to limit or prevent the spread of asbestos. There is no way to guarantee that any property is free of asbestos (even newer properties).
- I may or may not note materials of concern.
- Material identification is limited outside the scope of the inspection.
- Testing (not part of the inspection) is necessary if you want to confirm that any material does or does not contain asbestos.
- This comment and any comments regarding any hazardous material is provided as a courtesy and should be considered incomplete.
- The presence of asbestos can not be determined without lab testing.
- All comments regarding asbestos are outside the scope of the inspection.
- I do not have any hazardous materials certifications or credentials.
- If there is a forced air system and you are concerned about asbestos I strongly recommend professional duct cleaning, sanitizing, and chemical sealing from the inside. I recommend doing this coordinated with a professional commercial cleaning of the property and any forced air systems, equipment, and components.
- You should contact a hazardous materials specialist regarding any such concerns.
- For more information please see the following: https://www.asbestos.com/products/ and https://www.epa.gov/asbestos
Recommendations:
- For all properties I recommend maintaining coverings and paint.
- If you are concerned about hazardous materials please consult with a specialist for proper identification and mitigation options.
◾Grounds And Drainage
Surface Drainage
Grading And Surface Drainage: Mostly Positive
Vegetation: Concerns Noted
Drainage Conditions And Systems: Not Visible Below Grade
Pest Concerns 🐞 Pest Concern
Pest Concerns:
- Wasps nest noted.
Attractants:
- Wood storage was around creating likely pest shelter.
💡 Please note, all pest related issues are not part of the inspection and are reported as a curtesy. Any information regarding pest issues should be considered incomplete.
Recommendations:
- A qualified pest specialist is recommended to review further and treat as needed to prevent further damage.
- A qualified carpenter is recommended to replace all damaged building materials.
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Vegetation
Trees and vegetation can damage the property. Vegetation near the property prevents access for inspection. Utilities can be damaged by vegetation and trees.
Vegetation:
- There was vegetation near the property.
Recommendations:
- Qualified arborist (tree specialist).
- Qualified drainage specialist.
I recommend trimming vegetation near the property and improving drainage as needed. This is recommended to prevent damage to the property.
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Walkways
Walkways: Issues Noted
Walkways .....
Walkway issues are common. Cracking and settling occurs over time and can create drainage issues or trip hazards. Drainage should be considered when any modifications are done outside.
Walkways:
- Settlement was noted. Normal conditions noted.
- Trip hazards were noted.
Recommendations:
- Qualified drainage specialist.
I recommend repairing or maintenance. This is recommended to prevent water damage and for increased safety.
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Driveways
Driveways: Issues Noted
Driveways 🛑 Safety Concern
There concerns noted regarding the driveway.
Conditions:
- Cracking noted. Cracking at hardscaping is common. Cracking does get worse over time and with the weather. I recommend normal maintenance to prevent further cracking.
- Trip hazards present.
Recommendations:
- Qualified driveway specialist.
I recommend monitoring, maintenance or repairing. This is recommended for normal function and for safety.
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Patios
Patios: Issues Noted
Patio Concerns .....
Patio Issues Noted:
- Patio was pitched to the home. This can cause water intrusion.
- There was a lot of cracking.
Recommendations:
- Qualified patio specialist.
I recommend repairing, maintenance or monitoring. This is recommended to prevent water damage and for increased safety.
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Retaining Walls
Retaining Walls: None Found
Crawlspace Vents And Wells
Crawlspace Vent Covers: None Found
Window Wells
Window Wells: No Windows Below Grade
Egress / Basement Wells
Egress / Basement Wells: None Found
Fencing
Fencing: Not Inspected
◾Equipment And Utilities At Exterior
Electrical
Service (Drop / Lateral, Entrance Conductors, Cables, And Raceways): Not Visible Not Inspected (Underground Service)
Electrical Service Grounding: Underground Service (Obstructed View)
Exterior Electrical: 2 Outlets (Tested And Reset)
Plumbing
Main Fuel Shutoff Locations: Outside - Side, Concerns Noted
Exterior Plumbing: Concerns Noted, 2 Faucets
Plumbing Outside .....
There were concerns noted regarding plumbing outside.
Exterior Faucets:
- Hose attached. This limits my view of issues like leaking when not in use.
Freeze Protection:
- Plumbing outside without frost protection. Not a "frost free" device.
Recommendations:
- Qualified plumber.
I recommend maintenance, repairing or replacing. This is recommended for normal function and to prevent water damage.
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Gas Meters, Services, And Main Shutoffs
Concerns were noted regarding the gas supply.
Service Conditions:
- Rusty components. I recommend a qualified plumber to check the plumbing and paint with paint made for rusty metal to prevent leaks.
Recommendations:
- Qualified plumber.
I recommend maintenance. This is recommended for increased safety.
Cooling
Equipment Outside: Normal Conditions Noted
Cooling Equipment: Normal Conditions Noted
Manufacturers: Heil
Year Of Manufacture (Estimated): Less Than 15 Years Old (2018)
Cooling Capacity (Estimated): Thousands Of BTU's (30 = 2.5 Ton)
Max Breaker: Per Nameplate (25)
Reference Photos
- Reference photos are provided as a courtesy.
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◾Exterior Structures
🛐Roof Coverings
Methods Used To Inspect The Roof: Inspected From (Ground), Tools Used (Camera And Zoom, Pole Camera)
Roof Covering Description: Asphalt
Roof Covering Condition: Normal Conditions
Roof Drainage Systems: Issues Noted
Flashings, Skylights, And Roof Penetrations: Normal Conditions Noted
Chimneys And Flues: Issues Noted
Eaves, Soffits, And Fascias: Normal Conditions
Gutters And Downspouts .....
Concerns were noted regarding the gutters and downspouts. Care should be taken related to maintenance of gutters as they represent a safety hazard for falls and other injuries.
Downspout Extensions:
- Not well extended.
- Downspouts / Sump discharged underground. Many people prefer to not have the downspouts discharge above grade. In some situations discharging above grade may be challenging or a trip hazard. When there are clogs or other problems with these discharges the fact that they are underground can increase water damage caused and also complicate maintenance and repairs. Sometimes underground plumbing systems can be cleaned. Sometimes replacement is required. Nothing under the ground is visible and is therefore not included as part of the inspection.
- Gaps noted at underground discharge. I recommend transition adapters to prevent debris and pest intrusion.
Recommendations:
- Qualified roofing, gutter and downspout installer.
- I recommend professional cleaning and maintenance by a qualified gutter cleaning company.
- This cleaning should include downspouts and verification of proper function.
I recommend repairing or improving. This is recommended to prevent water damage.
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Chimneys And Flues
💡 Interiors of chimneys and flues are not visible and not inspected as part of the property inspection. Level 2 chimney inspection should be part of every real estate transfer per the National Fire Protection Association. A Level 2 inspection is an in-depth inspection that can find safety issues not visible during the inspection.
Caps (Crowns):
- Rusting metal.
Recommendations:
- Qualified chimney sweep.
- I recommend cleaning all chimneys before purchase and regularly.
- I recommend any needed repairs to be done prior to use.
I recommend getting as much information as possible and maintenance. This is recommended for increased safety.
Reference Photos
- Reference photos are provided as a courtesy.
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Wall Coverings
Description Of Exterior Wall Covering: Masonry, Aluminum / Vinyl Siding
Exterior Wall Covering: Materials (Aluminum), Masonry (Brick)
Exterior Wall Flashing And Trim: Normal Conditions
Foundation Visible At Exterior: Limited View (Normal Conditions)
Penetrations: Concerns Noted (Vents / Covers / Exhaust, Caulk And Sealants)
Vent Covers / Exhausts / Penetrations
Vent Covers:
- Blocked.
💡When inspecting the outside I do not know what each vent, exhaust or discharge is connected to or even if any are no longer in use. PVC pipes on the outside can be exhaust, air intake, a plumbing vent, or a pump discharge. This is not always clear during the inspection. Things that appear to be exhaust could be air intake and these things can be connected to a dryer, bathroom fan, kitchen fan, or something else. When a qualified specialist investigates further they may find additional issues or they may determine a condition is fine and does not need to be repaired.
Recommendations:
I recommend a qualified specialist to review further and repair, replace, or clean and maintain all penetrations, exhausts, air intakes, and discharges. I recommend monitoring all penetrations for regular maintenance, repair, or replacement as needed. I recommend replacement or upgrade to modern covers. Modern vent covers should include features such as "Gravity-Assist Damper, and Integrated Magnets Provide Extra Protection from Weather and Pests". Please discuss options with a qualified installer but one example of a modern cover can be found at the following link: Flat metal vent cap - pest and air flow resistant.
Masonry Siding Description .....
Brick:
- Regular maintenance is recommended to prevent water intrusion.
- I recommend monitoring and repairing as part of regular maintenance.
Penetrations
Penetrations are locations where anything passes from the inside to the outside (or from outside in). Penetrations are common leak points and many of them require regular application or replacement of sealants. Some items should have flashing instead of caulk. Flashing typically requires less or no maintenance but can be difficult to add after original construction.
Recommendations:
- I recommend monitoring all penetrations for regular maintenance and sealant repair / replacement.
- I recommend repairing sealants or adding sealants on move in and regularly as part of normal property maintenance.
Lapped Siding Description .....
Lapped vinyl or aluminum siding was installed. Lapped siding is a popular, cost effective, low maintenance option. Lapped siding is not as durable as other options. In general lapped siding is low cost to install and low cost to maintain. Lapped siding typically lasts around 20 to 40 years depending on several factors.
Decks And Balconies
Attached Decks And Balconies: Decks (1), Issues Noted (Decks)
Attached Steps And Stairs: Concerns (Stairs)
Decks
Issues with deck construction are common. Deck failures are more common than most people realize.
Free Standing Decks:
- Posts and beams not bolted.
- Attachment at structure. - Free standing decks may or may not be near a structure. Free standing decks do not utilize other structures to carry loads. Free standing decks typically have posts and beams all the way around all four sides.
Structure:
- Leaning.
Posts And Columns:
- Attachment loose or damaged.
- Bracing was not properly attached.
Recommendations:
I recommend a qualified deck specialist to repair or replace for safety.
Deck did not appear to be in safe usable condition. I strongly recommend not using the deck until it has been repaired.
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Stairs 🛑 Safety Concern
Concerns were noted regarding the stairs.
Condition:
- Inconsistent stair heights, this creates a trip hazard.
Stair Risers:
- Openings over 4 inches. Child safety concerns.
Recommendations:
- Qualified carpenter.
I recommend maintenance, repairing or replacing. This is recommended for normal function and for increased safety.
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Porches And Stoops
Attached Porches And Stoops: Normal Conditions Noted
Attached Steps And Stairs: Concerns (Stairs)
Railings: Present Where Expected
Stairs
Concerns were noted regarding the stairs.
Condition:
- Past repairs
- Cracked or gaps.
Recommendations:
- Qualified concrete specialist.
I recommend maintenance, repairing or replacing. This is recommended for normal function and for increased safety.
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Stairs
Attached Steps And Stairs: Issues Noted In Other Sections
Railings: Present Where Expected
Doors And Windows
Exterior Doors: Conditions Noted
Windows: Concerns Noted
Exterior Door Lighting: Present Near Front Door, Issues Noted
Screen And Storm Doors: Normal Conditions
Windows 🛑 Safety Concern
Issues were noted regarding the windows.
General Issues Found:
- Cracked.
Accessories / Screens:
- Screens were missing.
💡Photos should be considered representative not all inclusive. When work is performed it is normal and common for additional issues to be uncovered.
Recommendations:
- Qualified window specialist.
I recommend repairing or replacing. This is recommended for normal function.
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Exterior Door Lighting
Exterior Lighting:
- Not tested, timers and sensors.
Recommendations:
- I recommend some kind of lighting at all entrances (inside and outside).
I recommend a qualified electrician to evaluate further, add lighting and repair lighting and exterior electrical for normal function, for increased safety and to meet your needs.
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Exterior Doors
Issues Noted:
- Difficult to open and close.
Jambs And Frames:
- Out of adjustment, binding or sticking.
Thresholds:
- Gaps visible. Allows air flow.
Recommendations:
- Qualified door installer.
I recommend repairing. This is recommended for normal function.
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Outbuildings
Outbuildings: None Found
◾Garages
Attached Garage
Attached Garages: 1 Inspected, Structural Concerns Noted
Overhead Doors: Beams Working, Automatic Overhead Doors (2), Issues Noted
Overhead Door Operations: Opened Closed With Beams Working
Exterior Doors: No Person Sized Exterior Door
Electrical: GFCI Issues
Garage Doors - To Living Space: Concerns Noted (No Self Closer)
Heating And Plumbing: None Found
Coverings: Issues With Coverings
Garage Structural Concerns ❓Suspect Repairs
The garage structure appeared to be damaged by prior contractor or home owner work. The garage is attached to the home with living space over the garage. Structural movement at the garage can impact interior structures.
Foundation:
- Cracking with displacement.
- Surface damage.
Photos provided are representative of the issues, not all inclusive. Other issues should be anticipated.
Recommendations:
- Qualified foundation specialist.
- Qualified drainage specialist.
- I recommend further evaluation and servicing as needed.
- 💡When structural concerns are noted please use contractors who have access to a qualified structural engineer for consultation if needed.
I recommend repairing. This is recommended to prevent further structural movement.
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(GFCI) Ground Fault Circuit Interrupters .....
GFCI (Ground Fault Circuit Interrupter) protection was not working properly or missing near water sources.
General Conditions:
- GFCI protection was missing or not confirmed at multiple locations.
💡For older properties it is common to have GFCI (Ground Fault Circuit Interrupter) issues. For an electrician it is usually not difficult to add or repair GFCI protection. GFCI protection is recommended for safety near water sources and decreases the risk of electrical safety hazards. I recommend devices that make a noise when they have detected a fault. I recommend a qualified electrician to add GFCI, AFCI, and any other life saving features where it makes sense to do so. In most situations GFCI increases safety. Situations where GFCI protection may not be desirable (due to false trips) is due to medical equipment, flood / fire prevention, alarms and sensors, and food refrigeration. For all properties it is a good idea to have an electrician confirm all exterior electrical is made to be outside, that you have receptacles (outlets) and lighting where you want and upgrades to in use weather resistant covers for all exterior electrical.
Recommendations:
- Qualified electrician.
I recommend having ground fault circuit interrupters and similar protection added and replaced where it makes sense to do so for increased safety.
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Door Between Garage And Interiors
Issues Noted:
- Not latching.
Automatic Closers / Fire Separation:
- Automatic closer not installed.
- Automatic closers and fire separation is recommended between the garage and living space.
Hardware:
- Damaged.
Recommendations:
- Qualified door installer.
I recommend repairing or replacing. This is recommended for normal function and for safety.
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Coverings .....
Issues were noted regarding coverings.
Ceilings:
- Storage from ceiling.
Recommendations:
- Qualified carpenter.
I recommend repairing. This is recommended for normal function.
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Overhead Door
There were concerns regarding the overhead / vehicle door.
Electrical:
- Opener was on an extension cord. This is not recommended.
💡I visually inspect the door before testing the beams. The beams are a safety device intended to prevent the door from closing on a person. When safe to do so I test the beams to make sure they reverse the door. I do not test pressure triggered automatic reverse because doing so can damage the garage door or cause injury. The beams are more reliable than pressure sensors because beams fail safe (failure prevents operation).
Recommendations:
- Qualified garage door specialist.
I recommend maintenance or repairing. This is recommended for normal function.
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Obstructed View
Conditions at time of inspection limited access.
Recommendations:
- I recommend inspecting further when conditions permit.
- I recommend monitoring and normal maintenance.
- I recommend further review by qualified contractors as needed.
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◾Interiors
Rooms
Walls, Ceilings And Floors: Issues With Coverings
Interior Doors: Concerns Noted
Windows: Opened Closed And Locked, Old Windows
Electrical: Outlet Issues, Lighting Issues
Closets: Closet Lighting Concerns, Closet Concerns Noted
Closet Lighting 🛑 Safety Concern
Lighting:
- Cotton pull string fire hazard. A fire may result from a cotton pull string and the heat from a light bulb.
- Missing cover.
- Not working.
Recommendations:
- Qualified electrician.
- Exposed lights are not recommended for any tight spaces due to fire safety concerns.
- High efficiency light bulbs can reduce fire safety risks. Replacing fixtures with ones that only take low heat bulbs is a safer option.
I recommend replacing. This is recommended for increased safety.
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Closets
Door issues:
- Damaged.
- Out of adjustment.
Recommendations:
- Qualified door installer.
I recommend repairing or replacing. This is recommended for normal function.
Interior Doors
Issues Noted:
- Doors were out of square - closes on its own.
Recommendations:
- Qualified door installer.
I recommend repairing, replacing or improving. This is recommended for normal function, for increased safety and to meet your needs.
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Outlets 🛑 Safety Concern
Outlets (receptacles) were not wired correctly and not grounded.
💡The electrical system is always an obstructed view during inspection. Issues noted are representative, not all inclusive.
Recommendations:
- Qualified electrician.
I recommend repairing or replacing. This is recommended for normal function and for safety.
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Coverings .....
Issues were noted regarding coverings.
Floors:
- Tile cracked.
Trim:
- Damaged.
Recommendations:
- Qualified carpenter.
I recommend repairing. This is recommended for normal function.
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Older Windows .....
Old windows:
- The windows were old. Many issues are common with older windows and issues can change seasonally. Energy efficiency should be a consideration. Current emergency egress and rescue standards should be considered. Current safety glass requirements should be considered. If windows are not replaced regular maintenance and repairs should be expected.
General Issues Found:
- Side springs were disconnected or not working properly.
💡Photos should be considered representative not all inclusive. When work is performed it is normal and common for additional issues to be uncovered.
Recommendations:
- Qualified window specialist.
I recommend maintenance, repairing or replacing. This is recommended for normal function and for increased safety.
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Lighting
There were concerns regarding lighting fixtures. Electrical defects are representative (not all inclusive).
Lighting Fixtures:
- Bulbs missing. Fixtures not tested.
Recommendations:
- Qualified electrician.
- I recommend all electrical be evaluated for similar conditions and be repaired, replaced or improved as deemed necessary by a qualified electrician.
I recommend repairing or replacing. This is recommended for normal function and for safety.
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Obstructed View
Conditions at time of inspection limited access.
Recommendations:
- I recommend inspecting further when conditions permit.
- I recommend monitoring and normal maintenance.
- I recommend further review by qualified contractors as needed.
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Bathrooms
Bathrooms: Inspected (2)
Toilets: Flushed
Faucets / Sinks: Issues Noted
Showers / Bathtubs: Issues Noted (Bathtubs With Showers)
Electrical: GFCI Issues, Switch Issues
Bathroom Fans - Mechanical Ventilation: Working
Cabinets And Countertops: Normal Conditions Noted
Windows: No Bathroom Window
Glass In Bathrooms: Type Of Glass Not Confirmed
Bathtubs With Showers
There were issues noted regarding a bathtub / shower.
Bathtubs / Showers:
- Chipped.
Diverters:
- Not fully operating (reduces flow at showerhead).
Stoppers:
- Missing.
Recommendations:
- Qualified plumber.
I recommend repairing. This is recommended for normal function.
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(GFCI) Ground Fault Circuit Interrupters .....
GFCI (Ground Fault Circuit Interrupter) protection was not working properly or missing near water sources.
💡For older properties it is common to have GFCI (Ground Fault Circuit Interrupter) issues. For an electrician it is usually not difficult to add or repair GFCI protection. GFCI protection is recommended for safety near water sources and decreases the risk of electrical safety hazards. I recommend devices that make a noise when they have detected a fault. I recommend a qualified electrician to add GFCI, AFCI, and any other life saving features where it makes sense to do so. In most situations GFCI increases safety. Situations where GFCI protection may not be desirable (due to false trips) is due to medical equipment, flood / fire prevention, alarms and sensors, and food refrigeration. For all properties it is a good idea to have an electrician confirm all exterior electrical is made to be outside, that you have receptacles (outlets) and lighting where you want and upgrades to in use weather resistant covers for all exterior electrical.
Recommendations:
- Qualified electrician.
I recommend having ground fault circuit interrupters and similar protection added and replaced where it makes sense to do so for increased safety.
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Sinks And Faucets
Issues were noted regarding the plumbing.
Drains / Waste:
- Corrugated plumbing under sink. This causes clogs and leaks.
Recommendations:
- Qualified plumber.
I recommend replacing. This is recommended to prevent water damage.
Switches
There were concerns regarding electrical switches. Electrical defects are representative (not all inclusive).
Switches:
- Switch located outside bathroom (see photos).
Recommendations:
- Qualified electrician.
- I recommend all electrical be evaluated for similar conditions and be repaired, replaced or improved as deemed necessary by a qualified electrician.
I recommend repairing or replacing. This is recommended for normal function and for increased safety.
Kitchens
Kitchens: 1
Plumbing: Working - No Active Leaking
Disposal: Issues Noted
Dishwasher: Present, 1 Function Tested, No Active Leaking
Cabinets And Countertops: Normal Conditions Noted
Electrical: GFCI Issues
Cooktop Exhaust Fan: Working
Cooktop / Oven: Cooktop And Oven, Issues Noted
Refrigerator: Working, Ice Maker (Not Found), Water Dispenser (Not Found)
Microwave: Present
Walls Ceilings And Floors: Normal Conditions Noted
Disposals 🛑 Safety Concern
Issues Found:
- Electrical was damaged or temporary repaired.
- Noisy.
Recommendations:
- Qualified electrician.
- Qualified appliance specialist.
I recommend repairing or replacing. This is recommended for normal function and for safety.
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(GFCI) Ground Fault Circuit Interrupters .....
GFCI (Ground Fault Circuit Interrupter) protection was not working properly or missing near water sources.
💡For older properties it is common to have GFCI (Ground Fault Circuit Interrupter) issues. For an electrician it is usually not difficult to add or repair GFCI protection. GFCI protection is recommended for safety near water sources and decreases the risk of electrical safety hazards. I recommend devices that make a noise when they have detected a fault. I recommend a qualified electrician to add GFCI, AFCI, and any other life saving features where it makes sense to do so. In most situations GFCI increases safety. Situations where GFCI protection may not be desirable (due to false trips) is due to medical equipment, flood / fire prevention, alarms and sensors, and food refrigeration. For all properties it is a good idea to have an electrician confirm all exterior electrical is made to be outside, that you have receptacles (outlets) and lighting where you want and upgrades to in use weather resistant covers for all exterior electrical.
Recommendations:
- Qualified electrician.
I recommend having ground fault circuit interrupters and similar protection added and replaced where it makes sense to do so for increased safety.
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Cooktops / Ovens
💡I do not check multiple features and settings. I do not wait for the device to reach full temperature or check the temperature against settings.
Anti Tip:
- Not working or not installed.
Recommendations:
- Qualified appliance specialist.
I recommend repairing or replacing. This is recommended for normal function and for safety.
Stairs And Railings
Stairs And Railings: Railings Present
Electrical: 3-Way Switches Noted
Laundry Areas
Laundry Areas: 1
Plumbing: No Laundry Sink
Washer Connections: Issues Noted (Appliance Issues)
Dryer Connections: Gas, Concerns Noted
Electrical: Normal Conditions Noted
Exhaust Fan: None Noted
Cabinets / Countertops: None Found
Laundry Chute: None Found
Dryer Connections 🛑 Safety Concern 🔧 Maintenance
💡Fires from dryer lint are common due to both maintenance and installation issues.
Transition Ducting:
- Foil flexible duct. Most foil ducting is not approved for dryers. Some do meet UL 2158A standards for a dryer but I can not confirm this. The rigid is inexpensive and much safer. I strongly recommend replacement with rigid for fire safety. Only smooth wall metal ducting should be used going into coverings.
Recommendations:
- Qualified dryer vent specialist.
- For all properties I recommend replacing the flexible ducting with new rigid or smooth wall metal ducting.
- For all permanent vent ducting I recommend cleaning regularly, and cleaning before first use after purchase.
- I recommend cleaning all lint filters, screens, and traps for fire safety.
I recommend replacing. This is recommended for safety.
Clothes Washing Connections
💡Washing machine connections are inspected. Washing machines and similar appliances are not inspected. Information reported about washing machines is as a courtesy or included as it relates to the connections.
Washing Machine:
- Had clothes in it and was not tested.
Recommendations:
- Qualified plumber.
- For all washing machines I recommend hoses with some form of protection from flooding. I recommend this as an upgrade. Here is a link to one example: http://media.wattswater.com/F-FloodSafe.pdf
I recommend repairing or replacing. This is recommended for normal function and to prevent water damage.
◾Structure
🦇Attic Spaces
Attic Access: 1 Attic Space Accessed
Methods Used To Inspect Attic: From Entrance, Obstructed View (Personal items)
Roof Structure Visible: Engineered (Truss)
Ceiling Structure: Obstructed View (Insulation)
Mechanical Ventilation / Fans: Obstructed View, Attic Fans (Not Tested)
Electrical: Obstructed View
Plumbing: Plumbing Vent Visible
Insulation: Fiberglass
Ventilation: Roof Surface Vents, Soffit Vents - Obstructed View, Issues Noted
Wall Structure: Obstructed View
Insulation Ventilation And Air Sealing
💡Insulation, ventilation, and air sealing should be addressed together. Repairing one without addressing the others may have unintended consequences. Poor quality air sealing, insulation, and ventilation are common. This does impact energy usage and fuel costs. These issues can also lead to condensation and water damage. Pictures should be considered representative not all inclusive. I recommend using qualified contractors for this type of work and making sure that all three get addressed together.
Attic:
- Soffit baffles not visible. Ventilation may be blocked or not properly installed.
Recommendations:
- Qualified insulation, ventilation and air sealing specialist.
I recommend maintenance, improving or upgrading. This is recommended to prevent water damage.
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Obstructed View Structure
- Finished coverings prevented access to unfinished spaces.
Recommendations:
- I recommend inspecting further when conditions permit.
🗼Below Grade Spaces
Foundation Description: Basement
Methods Used To Inspect Under Floor Space: Walked Basement
Structural Components, Foundations, And Framing: Obstructed View
Probed Structural Components: Obstructed View (Finished Coverings)
Floor Structure: Obstructed View (Finished Materials)
Wall Structure: Coverings Prevented Access
Ceiling Structure: Obstructed View (Finished Materials)
Windows In Below Grade Spaces: None Below Grade
Pest Concerns 🐞 Pest Concern
Pest Concerns:
- Pest deterrents were noted. This can be an ongoing issue or a past issue.
💡 Please note, all pest related issues are not part of the inspection and are reported as a curtesy. Any information regarding pest issues should be considered incomplete.
Recommendations:
- A qualified pest specialist is recommended to review further and treat as needed to prevent further damage.
- A qualified carpenter is recommended to replace all damaged building materials.
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Obstructed View
Conditions at time of inspection limited access.
Recommendations:
- I recommend inspecting further when conditions permit.
- I recommend monitoring and normal maintenance.
- I recommend further review by qualified contractors as needed.
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Probing Access Restrictions
When accessible, probing can be done to check for hidden structural damage. Access was prevented due to installed coverings and difficult access.
Recommendations:
- I recommend further evaluation and servicing as needed.
I recommend monitoring or improving access. This is recommended as part of normal maintenance.
Reference Photos
- Reference photos are provided as a courtesy.
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❄️Insulation And Ventilation
Insulation And Vapor Retarders: Not Visible In Finished Areas
Ventilation: Not Visible
Insulation Description: Coverings Prevented Access
Vapor Retarders - Description: Not Visible In Finished Spaces
Mechanical Ventilation: See Other Sections (Bathrooms, Kitchens)
Additions
Additions: There did not appear to be any additions.
◾Systems
Fireplaces
Fireplaces: Installed (1), Not Tested
Descriptions Of Fireplaces: Wood Burning Fireplace Description
Accessed Components: Fuel (Wood Burning Gas Start, Not Tested)
Vent Systems, Flues, And Chimneys: Concerns Noted
Venting And Exhaust
💡Venting and exhaust are important because this is how we get rid of products of combustion and moisture. Venting and exhaust can be difficult to diagnose because most of what I am commenting on is not visible. Venting and exhaust can be difficult to assess because installations can very greatly depending on the appliances connected.
Metal Venting And Exhaust:
- Damaged and stuck closed.
Recommendations:
- Qualified chimney sweep.
I recommend repairing. This is recommended for safety.
Wood Burning Fireplace Description
- All wood burning appliances come with fire safety risks, maintenance, and clearance concerns.
- Clarence requirements have changed over time and are not the same for every wood burning device.
- For all wood burning devices I recommend a qualified installer to check the installation.
- For all wood burning devices regular cleaning is required for safety.
- I strongly recommend having all wood burning devices serviced, maintained, cleaned, and inspected by a qualified chimney sweep before purchase and every year.
Recommendations:
- I recommend a level 2 chimney sweep as part of regular maintenance and for safety.
- I recommend monitoring and normal maintenance.
🔥Heating
Heating Methods And Distinguishing Characteristics: Forced Air
Installed Heating Equipment: Inspected (1), Concerns Noted (Heating Systems)
Visible Heating Components Inspected:
DuctsRegisters
Heating Components Not Applicable Or Not Accessed: Heat Exchangers, Heating Elements, Sealed Compartments, Radiators And Convectors
Energy Sources: Gas
Visible Vent Systems, Flues And Chimneys: Metal
Manufacturers: York
Year Of Manufacture (Estimated): Less Than 20 Years Old (2017)
Filters: Disposable, Location (Side Of Equipment), Warning (Difficult Access)
Capacity (Estimated): Thousands Of BTU's (60-70)
Humidifiers: Not Tested
Heating Equipment
Concerns were noted regarding heating equipment.
Service Access:
- Limited service access. In front of the equipment there should be a minimum of 30 inches deep and as wide as the equipment.
- Access to equipment was difficult.
Ductwork:
- Loose register cover.
Recommendations:
- Qualified heating specialist.
I recommend maintenance or repairing. This is recommended for normal function and for increased safety.
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Blower Equipment 🌲 Efficiency / IAQ
Concerns were noted regarding heating and air conditioning equipment.
Condensate:
- Condensate line was not properly installed - no air gap.
Recommendations:
- Qualified heating and cooling specialist.
I recommend repairing. This is recommended for increased safety.
Forced Air Distinguishing Characteristics 📝 Note 🔍 Due Diligence 🌲 Efficiency / IAQ 👁🗨 Monitor
- Forced air heating systems use air flow via ducting to distribute heating.
- Forced air heating systems typically accommodate cooling systems as well with a shared distribution system.
Recommendations:
- I recommend asking the current owner for all documentation regarding the installation, maintenance, and repairs.
- I recommend cleaning per manufacturers recommendations.
- I recommend having unit cleaned if maintenance has not been done recently or can not be confirmed.
Reference Photos
- Reference photos are provided as a courtesy.
❄️Cooling
Cooling Equipment Distinguishing Characteristics : Split System
Installed Cooling Equipment: Appeared To Be Working
Through-Wall Cooling: None Found
Energy Sources: Electric 240 Volt
AC Split System Distinguishing Characteristics
- A split system is common for air conditioning.
- A split system can have a dedicated blower or it can share a blower with a heating system.
Recommendations:
- I recommend monitoring and normal maintenance.
- I recommend cleaning per manufacturers recommendations.
- I recommend having unit cleaned if maintenance has not been done recently or can not be confirmed.
⚡Electrical
Service (Drop / Lateral, Entrance Conductors, Cables, And Raceways): Not Visible Not Inspected (Underground Service)
Main Disconnect Locations: At Main Panel
Main Disconnects And Interior Of Service Equipment: One Main Panel Inspected, Concerns Noted
Service Grounding: Visible Components (Inside Panel, Connection To Metal Plumbing)
Overcurrent Protection Devices: Breakers
Conductors Visible: Copper
Wiring Methods Noted: Concealed (Typical Obstructed View)
Service Amperage Rating (Not Measured): 100 Amps
Service Voltage Rating (Not Measured): 120 / 240 Split Single Phase
Subpanel Locations: None Found
Subpanel Interior Components: None Found
Smoke Detectors: Old Not Tested
Carbon Monoxide Detectors: Present Not Tested
Ground Fault Circuit Interrupters: Issues Noted In Other Sections
Installed Lighting Fixtures: Issues Noted In Other Sections
Switches: Issues Noted In Other Sections
Receptacles (Outlets): Issues Noted In Other Sections
Low Voltage, Accessories, And Audio Video: Not Inspected
Accessed Service Equipment And Disconnects .....
There were concerns regarding the electrical service equipment.
Panel Issues:
- Conduit from outside not properly sealed. I recommend duct seal (product approved for this purpose).
- Debris or dirty.
- Missing knock out covers.
- Paint inside panel. Generally this is not recommended by manufactures.
Double Pole Double Slot (240 Volt Breakers):
- Oversized breaker feeding AC compressor. Fire safety risk.
Multiple Manufactures:
- Multiple brands noted in one panel. I can not reliably verify if these devices are compatible. I recommend electrician to confirm or repair when repairing other conditions noted in this report.
Recommendations:
- Qualified electrician.
I recommend repairing. This is recommended for safety.
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Smoke Detectors
💡I do not test smoke detectors, alarms, or similar devices. For most properties it is best to replace the smoke detectors and carbon monoxide detectors with new ones on move in.
Issues Noted:
- Old. Detectors appeared to be older than expected life.
Smoke Detector Recommendations:
- For all properties I recommend replacing the detectors to meet current manufacturer installation instructions.
- Photo-electric type alarms are recommended at locations like kitchens to prevent false alarms.
- I recommend cleaning regularly per manufacturers recommendations.
- I recommend the 10 year type batteries. No more replacing batteries for the detectors.
- Replace batteries twice per year (if not upgraded to the 10 year type).
- Test regularly, twice per year.
- Interconnected detectors may be more effective.
- For more information see the following link from NFPA Information.
Recommended Locations:
- At least one per structure.
- At least one per floor.
- At least one within 20 feet of all bedrooms on each floor.
- At least one in each bedroom or sleeping area.
The death rate per 1,000 reported home fires was more than twice as high in homes that did not have any working smoke alarms compared to the rate in homes with working smoke alarms (13.0 deaths vs. 5.8 deaths per 1,000 fires). Per NFPA.org
Recommendations:
- I recommend replacing detectors on move in and every 5 to 10 years following manufacturers instructions.
- I recommend replacing with modern devices (interconnected and 10 year batteries).
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🚰Plumbing
Water Main Shutoff Location: Inside - Lowest Level
Water Main Interior Supply: Issues Noted
Water Main Interior Supply Piping Materials: Copper, Obstructed View
Check Valve At Plumbing Supply: None Found
Plumbing Distribution: Copper, Issues Noted
Interior Fixtures And Faucets: Issues Noted In Other Sections
Drain, Waste, And Vent Piping Materials: Obstructed View (Personal Items Blocked Access), Not found
Drain, Waste, And Vent: Issues Noted
Drainage Sumps, Sump Pumps, And Related Piping: Concerns Noted (Ejector / Sump / Pit)
Floor Drains: Floor Drain Present
Fuel Storage And Fuel Distribution Systems: Black Pipe
Plumbing Supply
💡Water meters are typically the property of the utility and only installed when there is a public water supply. The supply and main shutoff should be maintained to prevent leaks and to allow for servicing. It is also needed in case of emergency. This equipment should be kept accessible and clear of debris.
Plumbing Main Shutoff:
- Gate valves.
Plumbing Supply:
- No sleave where supply penetrates foundation.
Recommendations:
- Qualified plumber.
I recommend replacing, maintenance, monitoring or improving. This is recommended to prevent water damage.
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Drains Waste And Vents
Issues were noted regarding the plumbing system.
Cleanout:
- None found. Recommend asking current owner for cleanout locations and a plumber to repair if needed.
Drain waste and vents use gravity (and sometimes pumps) to remove waste and waste water from the property. There are issues with plumbing systems that only cause an issue in high winds or when the system is under heavy usage. Plumbing defects, may go undetected due to symptoms being intermittent. When repairs are being done often additional conditions become known and also require repair.
Recommendations:
- Qualified plumber.
I recommend installing or getting as much information as possible. This is recommended for normal function and to allow for servicing.
Plumbing Distribution
Concerns were noted regarding the plumbing distribution.
Distribution Conditions:
- Piercing valves noted. Piercing valves (saddle fittings, or vampire clamps) were noted. These are typical of add on accessories (ice maker, water dispenser, humidifier, or similar device). Piercing valves damage the plumbing on installation and are prone to leaking. I recommend a qualified plumber to replace / upgrade to prevent water damage.
💡 When any plumbing repairs or modifications are done it is important that some qualified person check and as needed repair electrical grounding and bonding. This is recommended for all plumbing repairs or modifications.
Recommendations:
- Qualified plumber.
I recommend repairing or replacing. This is recommended for normal function and to prevent water damage.
Sump / Ejector / Drainage Pumps
Backup:
- None found. I recommend backup systems for all ground water pumps to prevent property damage.
Recommendations:
- Qualified plumber.
- For all pumps and equipment I recommend getting and reading the manufacturers documentation.
- I recommend getting maintenance and service history.
- I recommend having the equipment maintained per manufacturers recommendations.
I recommend getting as much information as possible, maintenance and monitoring. This is recommended to prevent water damage.
Obstructed View
Conditions at time of inspection limited access.
Recommendations:
- I recommend inspecting further when conditions permit.
- I recommend monitoring and normal maintenance.
- I recommend further review by qualified contractors as needed.
🚿Water Heating
Water Heating Equipment Description: 1 Tank (40 Gallons)
Water Heating Energy Sources: Gas
Water Heating Equipment: Working, Issues Noted
Vent Systems, Flues, And Chimneys: Metal, Concerns Noted
Manufacturers: GE
Year Of Manufacture (Estimated): Less Than 10 Years Old (2014)
Water Heater Cold Shut-Off: Shutoff Present On Cold Line
Water Heating
Equipment Conditions:
- Equipment was dirty. I recommend cleaning and further review by a qualified plumber.
- Evidence of past leaking.
- Rust noted, indicating leaking past or ongoing.
- Corrosion noted, cause not determined.
Relief Valve:
- Wrong material for extension. Should be metal / rigid and rated for temperature.
Recommendations:
- Qualified plumber.
- I recommend securing and keeping the manual with maintenance instructions near the equipment in a safe location.
- I recommend following maintenance recommendations for all equipment.
- I recommend making sure the water heater temperature is set correctly for your safety needs and comfort.
I recommend maintenance, repairing or replacing. This is recommended for normal function and for safety.
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Venting And Exhaust
💡Venting and exhaust are important because this is how we get rid of products of combustion and moisture. Venting and exhaust can be difficult to diagnose because most of what I am commenting on is not visible. Venting and exhaust can be difficult to assess because installations can very greatly depending on the appliances connected.
Back Drafting Concerns:
- Back drafting, condensation, or leaking was indicated by water marks.
Recommendations:
- Qualified chimney sweep.
I recommend repairing. This is recommended for safety.
Tank Water Heater Description 🔧 Maintenance 👁🗨 Monitor
- For all appliances I recommend reading the manual and performing regular maintenance.
- For all water heating equipment you should be carful regarding the water temperature.
- When a water heater is set too high it can become a scald risk.
- To prevent scald risks we usually tell people to set the maximum temperature at showers to about 120 degrees Fahrenheit.
- When the temperature is too low this can impact performance and even water quality.
- Please check and adjust temperature settings for your families safety.
- Tank systems can last longer with regular maintenance such as emptying any debris from the tank regularly (see manual).
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◾Additional Information
Inspection Wrap Up
Client Present: Yes (At End Of Inspection)
Occupancy: Personal Items Noted
Stove / Oven Settings: Confirmed Off
Thermostat Settings: Set To Pre-Inspection Settings
Doors Locked: Occupant Addressed
Fireplace Dampers: Set To Pre-Inspection Settings (Left Closed)
Personal Items Obstructed View
- Personal items blocked access to some areas.
- Personal items are not inspected.
Recommendations:
- I recommend inspecting further when conditions permit.
- I recommend monitoring and normal maintenance.
Thank You! 📝 Note
Thank you for coming to the inspection. It was a pleasure talking to you about the property. Please contact me if you have questions at any time.
Next Steps
Create Repair List - Instructions
This report (by default) is formatted in HTML. This format is powerful and allows people to find what they are looking for quickly. This format can be confusing when compared to paper. If you have trouble finding what you are looking for you might want to use one of the PDF formats. You can make a PDF of the entire report or just the summary. The buttons for this are at the very top of the HTML report.
You can also make your own lists with just the items you want included. We call these repair lists. The repair request button is also at the top with the PDF report options.
You can do all of the following making your own repair list:
- You can include only the items you select for your custom reports.
- In your custom report you can add specific photos from the report. Unselected photos will not be included and photos from items you did not select will also not show up in your custom report.
- You can add your own comments to each item in your custom report. This may include your own notes, notes from a contractor, estimate information, or your specific requests such as specific repairs desired or some form of credit request.
- Please see the following video for instructions: https://www.youtube.com/watch?v=IpSxVo-fiqk
Limitations
The report does not address environmental hazards, for example: Lead-based paint, Radon, Asbestos, Carbon monoxide, or Other similar environmental hazards
The report does not address: Wood Destroying Insects, Wood Destroying Organisms, or Other pest / pest related issues
The report does not address subterranean systems or components (operational or nonoperational), for example: Sewage disposal, Water supply
Signed Contracts
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At Home Inspections, Inc.
708-686-6100
www.athomeinspect.com
Inspector: Dedric Moore
dedric@athomeinspect.com
