Company Information

HomePro Inspection Inc

423-301-1000

https://HomeProInspection.com

Inspected by: Roger Williamson

TN State Home Inspector #: 226 TN

The Scope and Purpose of this Inspection

The scope of this inspection

INSPECTION AGREEMENT

Major Structural and Electromechanical Inspection

HomePro Inspection, Inc. agrees to conduct an inspection for the purpose of informing the CLIENT of major deficiencies in the condition of the property in accordance with the Standards as set forth by the American Society of Home Inspectors (ASHI) and the State of Tennessee. The inspection and written report are performed and prepared for the sole, confidential and exclusive use and possession of the CLIENT; the report is nontransferable.

 The written report will include the following only:

  • general exterior, including roof, siding, windows, chimney, drainage and grading
  • structural condition of foundation & frame
  • electrical, plumbing, hot water heater, heating and air conditioning
  • general interior, including ceilings, walls, floors, windows, insulation and ventilation

Maintenance and other items may be discussed but they are not a part of the inspection. The report is not a compliance inspection or certification for past or present governmental codes or regulations of any kind and is only based on the inspector’s opinions.

It is understood and agreed that the inspection will be of readily accessible areas of the building and is limited to visual observations of apparent conditions existing at the time of the inspection only. Latent and concealed defects and deficiencies are excluded from the inspection; equipment, items and systems will not be moved or dismantled. When the inspection is for only one or a limited number of systems or components, the inspection is limited to only those systems or components that were inspected. Detached structures are not included. HomePro Inspection, Inc. will be under no obligation under any circumstances for any further follow-up inspection.

ENVIRONMENTAL HAZARDS including Asbestos, Mold, Fungus, Lead, Radon, Cockroaches, Rodents, Pesticides, Treated Lumber, Mercury, Carbon Monoxide, Urea Formaldehyde, Toxic Wastes, Polluted Water, Contaminants and all Pollutants and Hazardous Materials or other similar environmental hazards are not part of this Home Inspection. In addition, no inspection for household insects or unwanted animals will be done.

This report does not address Subterranean Systems or system components for Sewage Disposal, Water Supply, or Fuel Storage or Delivery. Auxiliary systems such as Alarm, Security, Intercom, other low voltage wiring, Generator, Private Water, Sprinkler, Elevator, Central Vacuum, Refrigerators, Laundry Equipment, Solar, Swimming Pools, Hot Tubs, Saunas, Space Heaters, Window Air Conditioners and or any system not considered a part of the major building systems are not a part of the inspection process.

The parties agree that the HomePro Inspection, Inc., and its employees and agents, assume no liability or responsibility for the cost of repairing or replacing any unreported defects or deficiencies, either current or arising in the future, or for any property damage, consequential damage or bodily injury of any nature. THE INSPECTION AND REPORT ARE NOT INTENDED AS A GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED INCLUDING REGARDING THE ADEQUACY, OR PERFORMANCE OF ANY INSPECTED STRUCTURE, ITEM OR SYSTEM. THE HOMEPRO INSPECTION, INC. IS NOT AN INSURER OF ANY INSPECTED CONDITIONS.

It is understood and agreed that should HomePro Inspection, Inc. and/or its agents or employees be found liable for any loss or damages resulting from a failure to perform any of its obligations, including but not limited to negligence, breach of contract or otherwise, then the liability of HomePro Inspection, Inc. and/or its agents or employees, shall be limited to a sum equal to the amount of the fee paid by the CLIENT for the Inspection and Report.

The parties agree that the faxed or digital copy of the agreement is to be relied upon in lieu of the original.

Acceptance and understanding of this agreement are hereby acknowledged:

How to Read This Report

This digital report or a printed version of this report should only be viewed in full color where the photos are discernible and on a device where the report page width is no less than 8.5" wide. Please note, Right and Left of the building are determined as facing the front of building shown on the report cover. The client has the duty and obligation to read the entire report. Feel free to reach out to the inspector should you have any questions or concerns.

This report is designed to inform the client of obvious major structural deficiencies, inoperative conditions and the presence of noticeable, detrimental moisture issues for areas inspected. Additionally, the inspection report may advise regarding notable safety concerns and appropriate upgrades recommended by the inspector that you should consider and act on when appropriate. Please note, undesirable conditions pertaining to this inspection may be present and unreported for concealed areas and areas with limited or blocked access.

Photos

Photos included in this report are intended to help describe a reported item or area only. The photos, while representative, may not encompass the full scope of work required to correct the item or area listed. Repairs should be based on actual condition of property and not solely on the photos included in this report.

Repairs

Repairs or corrections needed at the inspected property should be completed by competent qualified professions familiar with the type of work being performed. Obtain competitive bids as needed. Obtain further evaluation when needed.

Getting the Information to You

This report is designed to deliver important and technical information in a way that is easy to access and understand. The best way to get the layers of information that are presented in this report is to read your report online in the HTML format, which will allow you to expand your learning about the inspected property. You will notice some words or series of words highlighted in blue and underlined – clicking on these will provide you with a link to additional information, if desired. Other text colors, if present, have no real meaning. Please read all written text.

This report can also be printed on paper or to a PDF document.

Chapters and Sections

This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin when viewing the report online.

Observation Labels

Narrative observation labels are defined here. Some of the following observation labels may not appear in all reports. Hazardous, Key Concerns and Further Evaluation observation label types, if used, will appear in the report and in the summary. All other observation labels, when used, appear only in the report and will not appear in the summary. All narrative observation label types are labeled, and numbered to help differentiate each reported narrative observation. When narrative observation labels are given a color, the specific color used has no meaning. Some observation labels are given a specific icon to group the observation types. The specific icon used also has no meaning.

Observation labels and colors used for reporting are:

  • Hazardous:
    Observations listed as hazardous pose imminent danger to the inspected property or occupants. Hazardous observations should be properly corrected before occupying the property. When used, this observation will appear in the report and in the summary.
  • Key Concerns:
    Observations listed as key concerns will typically include inoperative equipment, common and significant corrections needed for plumbing, electrical, heating/cooling, structure, interior and exterior areas including the roof covering. When used, this observation will appear in the report and in the summary.
  • Further Evaluation:
    Observations listed as further evaluation need a more extensive or technically exhaustive evaluation. For areas where corrections may not be straight forward or where a proper plan should be developed to implement corrections, then further evaluation is recommended. To obtain further evaluation is to hire a specialist that is highly experienced in the repair or correction of a specific item or area. Some observations listed under other labels that also require further evaluation will appear under the other label only. When used, this observation will appear in the report and in the summary.
  • Periodic Maintenance Needed:
    Observations listed as periodic maintenance needed are items or areas that are expected to have maintenance performed at some interval. Maintenance neglect may be from lack of maintenance knowledge or lack of adequate funding for periodic maintenance. Some irregular or substandard installations may need more frequent maintenance until properly replaced. Start dates and intervals for periodic maintenance are a matter of personal judgment. When used, this observation will appear only in the report.
  • Safety Concerns:
    Observations listed as safety concerns are items or areas listed to help reduce the risk of personal injury. Safety standards and expectations change. Consideration should be given to evaluate and act upon your risk exposure to help reduce the risk of personal injury. Some observations listed under other labels that are also safety concerns will appear under the other label only, such as electrical repairs, which almost always pose some safety risk. Some safety concerns may also be considered improvements but will fall under the safety concerns label if deemed more appropriate. When used, this observation will appear only in the report.
  • Routine Correction Needed:
    Observations listed as routine correction are not unusual for the type and age property inspected. These routine items are typically not recurring and once properly corrected should not require repetitive correction. When used, this observation will appear only in the report.
  • Monitor:
    Observations listed as monitor are typically items or areas that need subsequent observations and should be monitored over time to obtain historical data. These items may or may not require correction in the future based upon their performance over time. If you are unable to do the monitoring, the inspector recommends you appropriately schedule monitoring by a qualified competent contractor. Some observations listed under other labels that also may require monitoring will appear under the other label only. When used, this observation will appear only in the report.
  • Improve:
    Observations listed as improve are items or areas that were ready for improvement or upgrade. This label is used for predictable expected opportunities to better the property condition or installation deficiencies that may or may not affect equipment function. Some observations listed under other labels that also may be considered improvements will appear under the other label only. When used, this observation will appear only in the report.
  • New Construction Builder Punch List Item:
    Builder punch list items are routine and incomplete items and areas observed at a new construction property that likely would not be listed in the summary of the report if it were not a new construction property. Builder punch list items appear in the summary of the report to help the client remind the builder of an incomplete or routine item or area that should be properly addressed.
  • Note:
    Notes are general remarks or comments elaborating on descriptions of systems, limitations, restrictions, or other similar conditions present during the inspection. Notes do not appear in the summary.
  • Inspector Informational Note:
    Inspector informational note regarding inspection process.
  • Description:
    Descriptive information for various aspects of the property, equipment, items, or areas noted during the inspection. Descriptions do not appear in the summary.
  • Deck Description:
    Description of observed deck conditions and issues.
  • Bathroom Description:
    Description of Bathroom features. When used, this observation will appear only in the report.
  • Central Heating/Cooling Description:
    Description of Central Heating/Cooling. When used, this observation will appear only in the report.
  • Kitchen Description:
    Description of Kitchen features. When used, this observation will appear only in the report.

Summary Page

For convenience, the report contains a summary. Be advised, the summary contains only the observations listed as Key Concerns, Further Evaluation Needed, and Hazardous. The summary alone is available at our "Summary Page”. Please understand that you have a duty and obligation to read the full report which contains all of the information and is available at Report. The full report includes full descriptions, digital photographs, captions, and when applicable, diagrams, videos and hot links to additional information.

This report can also be printed on paper or to a PDF document.

Summary

Key Concerns

  • K-1 Kitchen:

    Ducted Exhaust ---

    Kitchen exhaust fan did not appear to properly exhaust to the exterior. For safety, the installed type unit should properly exhaust directly to an exterior area. Refer to the installation instructions. Properly correct as needed for function and safety. Correct any affected areas if needed.

  • K-2 Kitchen:

    Sink Main Level --- --- ---

    Waste drain beneath sink was irregular. Proper correction of irregular waste drain is recommended.

  • P2-1 Plumbing:

    Water Heater --- ---

    Water heater relief valve should have discharge extension pipe that is installed so that valve and discharge piping drain completely. Installed discharge pipe did not appear to be self draining. Properly correct water heater relief valve discharge pipe as needed for function and safety.

  • P2-2 Plumbing:

    Water Heater --- ---

    It is recommended that water heaters installed at or adjacent to interior type areas have contingency measures installed to mitigate expected leakage or rupture of water heater. Such measures would collect and drain unwanted water to exterior to avoid damaging interior finishes. Consider upgrading water heater installation to help reduce unnecessary damage when the water heater fails. 

  • P2-3 Plumbing:

    Water Heater --- ---

    Water heater did not appear to meet manufacturer installation standards for proper installation when inspected. Refer to installation instructions and have a competent contractor correct as needed for function and safety. 

  • P2-4 Plumbing:

    Water Heater --- ---

    Water was observed near water heater. Determine source of unwanted water, take corrective measures to prevent recurrence and properly repair any affected areas as needed. 

    • Slight Drip Leak Observed at Water Heater Boiler Drain
  • P2-5 Plumbing:

    Plastic clothes dryer exhaust was observed.

    This type of exhaust is combustible and poses a risk of fire when used with a clothes dryer. Properly install sheet metal exhaust system for clothes dryer that exhausts directly to an exterior area for safety and that is compatible with your clothes dryer.

  • P2-6 Plumbing:

    Sink Upstairs --- --- ---

    Laundry sink was loose. Properly secure sink as needed to help prevent leaks

  • P2-7 Plumbing:

    Rear exterior hose faucet was observed inoperative when inspected. Properly correct or replace as needed. 

  • CHC-1 Central Heating/Cooling:

    Cooling system evaporator coils installed at, adjacent to, or above a finished living space should have a properly installed condensate overflow leak pan to help minimize damage to finished areas when the system malfunctions. A properly installed float switch should be present at the overflow pan to switch off the condensing unit when the condensate drain becomes clogged or a separate drain should be present for the overflow pan that drains directly to an exterior area. Consider having a qualified competent heat/cool contractor properly correct area to control unnecessary preventable damage. 

  • CHC-2 Central Heating/Cooling:

    Ductwork System served main level ---

    Ductwork insulation observed in need of correction for some areas. Have a competent heating contractor check all ductwork properly correcting where needed.

    • Ductwork insulation observed missing and damaged
  • E4-1 Electrical:

    GFCI receptacle at rear exterior failed to properly trip when tested using the push button on the receptacle. Properly repair or replace GFCI receptacle as needed for safety.

  • E4-2 Electrical:

    Electrical Receptacle Outlet ---

    Electrical receptacle was found inoperative during inspection.

    Check all areas. Properly correct as needed for function and safety.

    • Electrical receptacle at rear exterior eave was inoperative when tested and lacked a weather-tight cover
  • E4-3 Electrical:

    Multiple lighting was inoperative or not fully functional when inspected. Make all lighting/fans functional and safe as needed. 

  • AL-1 Attic Ladder:

    Attic ladder was observed ready for corrections now and before use to improve the function and safety aspects of the attic ladder. Refer to the full report for additional information and photos regarding obvious corrections recommended now for the attic ladder area. A competent qualified contractor capable of reading and following the manufacturer installation instructions should check all attic ladder areas. Make attic ladder functional, safe and structurally sound where needed.

  • R-1 Roof:

    Roofing was ready for corrections now. A competent roofing contractor should check entire roof system and associated flashings. Repair or replace roof covering system as needed. 

    • Roofing Age Varied
    • Many Shingles Observed Worn
    • Some Shingles Observed Damaged
    • Temporary Patched Areas Observed
    • Flashing at Roofing to Siding Intersection was Ready for Upgrade
    • Roof Slope at Swimming Pool Equipment Shed Did Not Have Sufficient Slope for Installed Shingles
  • R-2 Roof:

    Consider replacement of older roofing.

    Weigh your options for repairing roofing now knowing that you should replace it in the near future with the option of proper complete replacement now. Considering that a properly replaced roofing system may last up to three decades it may make better sense to replace the roofing correctly now rather than to repair an older roof system that will have to be replaced soon anyway.

  • DAWP-1 Deck Areas / Wooden Porches:

    Deck areas were observed ready for corrections now and before use to improve the structure of the deck and to improve the safety aspects for the fall prevention measures installed at deck areas. Refer to the full report for additional information and photos regarding obvious corrections recommended now for any deck areas. A competent deck contractor should check all deck areas. Make deck areas functional, safe and structurally sound where needed.

General Comments

Building Characteristics, Conditions and Limitations

Approximate Square Footage: 5500

Approximate Year of Original Construction: 1982

Interior

Access

Empty Furnishings

Note:

Home was empty of furnishings when inspected.

Walls

Wall Materials: Drywall, Paneling

Some settlement type cracking observed.

Wallpaper Painted

Note:

Wallpaper appeared painted. Painting over wallpaper is a cosmetic choice. If the wallpaper looses adhesion it may be necessary to remove the wallpaper when repainting.

Recondition Your Standard

Periodic Maintenance Needed:

Properly recondition area to your standard.

Ceilings

Ceiling Materials: Drywall

Some settlement type cracking observed.

Recondition Your Standard

Periodic Maintenance Needed:

Properly recondition area to your standard.

Flooring

Floor Covering Materials: Wood, Carpet, Sheet Vinyl, Tile

Wear noted. Properly recondition to meet your needs., Not Level

Improve:

Flooring --- --- --- ---

Flooring appeared out of level. Consider for proper correction to meet your standards. 

Doors at Interior

Doors at Interior: Some door operation could be improved, Correct interior doors to your standard

Door to Unheated Area

Interior Door Unheated Area, Garage Hinged Door Raised Panel < 1 3/8"

Improve:

Interior type door was observed leading to unheated area. An interior door should not be used as an entry door from an unheated or non cooled area. Consider upgrading to an exterior rated door with weather stripping to lower utility costs and improve safety.

Improve:

Raised Panel Door < 1 3/8" observed at Garage Hinged Door Leading to a Living Space

An interior type door with recessed panels was observed leading from a living space to a garage area. Due to the recesses in the panels, the installed door was less than 1 3/8" thick where recessed. Such an interior type door typically should not be used as an entry door from a garage area. Evaluate your risk exposure upgrading to an appropriate type door if needed. This door, when replaced, may also need to meet certain separation requirements to separate a garage area from a living space for safety.

Doors to Exterior

Egress: Locked Key Unavailable

Note:

Locked doors where key was not immediately available to inspector were not operated. Verify function. Correct if needed.  

Check All, Replace, Repair, Check All

Periodic Maintenance Needed:

Check all doors to exterior properly making doors functional, secure and weather tight to meet your needs.

  • One sliding patio door at rear did not lock
  • One sliding patio door at rear did not unlock properly and was not operated.
Periodic Maintenance Needed:

Replace, repair or upgrade doors to meet your needs. Properly correct any affected adjacent areas if present. Check all doors to exterior properly making doors functional, secure and weather tight to meet your needs.

Glazing/Glass

Insulated glass was present.

Visibility Obscured, Not Identified Tempered

Periodic Maintenance Needed:

Obscured visibility was observed at insulated glass at some windows. Obscured visibility at insulated glass can be caused by failure of the seal between the layers of glass, failure of the UV protective film or other cause. Replacement of the glass is typically the best method to cure this problem. Check all areas. Properly replace or repair all obscured or damaged glass as needed.

Safety Concerns:

Exterior glass at tub in master bathroom observed subject to fall impact. The window glass did not appear to be tempered glass for safety and should be considered for upgrade. Tempered safety glazing is to minimize possible injury to persons that may fall into glass. Evaluate your risk exposure properly correcting as needed.

Windows

Older wood framed windows were present

Note:

Installed Windows Appeared Older.

Wooden framed windows require more periodic maintenance than modern vinyl or metal windows. Properly maintain wooden framed windows to meet your needs. Consider upgrade to a more durable material, if less frequent maintenance is desired. 

Older Windows

Periodic Maintenance Needed:

Older windows often have been neglected and may not operate as intended. Check all windows properly correcting where needed.

Stairs and Railings at Interior

Diagrams: Correction Needed Railing & Stair Diagrams

Safety Concerns:

Railings and/or Stairs were ready for modernization for improved safety.

Guardrail: ≥4", Low

Safety Concerns:

One or more openings at railings, such as at balusters, did not reject a 4" sphere at guardrails. Evaluate your risk exposure properly correcting as needed for improved safety and function.

Safety Concerns:

Guardrail observed less than 36" tall was ready for proper correction.

Handrail: Wrong Height, Wobbled No Mid Post

Safety Concerns:

Modern handrails at steps should be 34" to 38" above toe of stair tread for safety. Installed handrails were at a different height and proper correction is recommended.

Improve:

Handrail at stairs wobbled. Consider adding newel post at mid point of stairs to stiffen railing. Evaluate your risk exposure properly correcting as needed for improved safety and function.

  • For handrail at stairs to second floor

Stairs: Tread <10", Uneven, Stairs Repair/Replace

Safety Concerns:

Stair treads were observed shorter than 10", tread nose to tread nose, where tread nose was 1" or greater. Use caution when walking on steps. Consider correcting stair treads for improved safety.

Safety Concerns:

---

Uneven steps were observed. Differing riser heights are a common cause of falls. For safety, the height between the tallest and the shortest riser on a set of stairs should be no more than 3/8". Proper correction is recommended.

Safety Concerns:

---

Evaluate your risk exposure. Consider proper repair or replacement of steps where needed now for safety and function.

Garage

Garage Area

GARAGE TYPE: Attached

Garage Floor Location: Below Ground

Inspector Informational Note:

A space below ground level is referred to as a basement type area. Garage floor was partly or entirely below exterior soil level and is therefore a basement type garage. Maintain this area as you would any other basement area.

Garage Separation from Living Space: Drywall Missing Wall

Improve:

Wall framing separating the garage area from the living space was exposed or not completely covered with drywall.


Should a fire occur at an attached garage area, properly installed drywall on framing, where needed, can offer some assistance to slow the spread of fire and smoke from the garage area to living areas. Consider this area for an appropriate improvement or upgrade.

Garage Floor: Floor Cracked

Monitor:

Garage concrete floor observed cracked. This is not unusual. Maintain area to your standard.

________________________________________________________________________________________________________________________________________________________________

GARAGE OVERHEAD DOOR: Two Installed

Overhead Door Material: Metal

Overhead Door Insulation: Insulated

Overhead Door Operation: Tested Using Operator

________________________________________________________________________________________________________________________________________________________________

GARAGE OVERHEAD DOOR OPERATOR: Testing Garage Overhead Door Operators

Inspector Informational Note:

Testing Garage Overhead Door Operators


Garage overhead door operators require periodic maintenance to maintain safe operation. Electric overhead operators are checked for function and safety during the inspection. Modern garage overhead door operators have two safety reversal means, Contact Reversal and Non Contact Reversal. Contact Reversal is when the garage overhead door hits an obstruction and the operator should reverse for safety. Non Contact Reversal is when the electronic eye detects an obstruction without the garage overhead door hitting an object and the operator should reverse for safety.


The Contact Reversal of the garage door operator is tested using a 1.5 inch obstruction on the floor at the center point of the door. If the Contact Reversal requires correction this is typically accomplished by a simple adjustment on the operator but other corrections could also be necessary. See operator owners manual for additional details.


The Non Contact Reversal is tested by obstructing the electronic eyes, if installed properly, while the electric operator is closing the garage overhead door. The installed height of the electronic eyes varies slightly by manufacture but most typically advise installing the electronic eyes no more than six inches above the floor. If the electronic eyes require adjustment this is typically accomplished by remounting or correcting the aim of the eyes but other corrections could also be necessary. See overhead door operator owners manual for additional details. If the electronic eyes are out of alignment the operator will not close the garage overhead door without pushing and holding the wired push button until the garage overhead door is fully closed.

Electronic Eyes / Non Contact Reversal: Eyes Installed High

Safety Concerns:

Attached Garage Both Overhead Door Operators

Overhead door operator electronic eyes appeared mounted too high above floor. Refer to installation instructions properly correcting as needed for improved safety.

Contact Reversal: Contact Functional, Contact Failed

Description:

Attached Garage Left Overhead Door Operator as facing from interior of garage

Overhead door operator contact reversal means tested functional. This function should be rechecked periodically for safety. Correct when needed.

Safety Concerns:

Attached Garage Right Overhead Door Operator as facing from interior of garage

Overhead door operator contact reversal means failed pinning an obstruction. It is not uncommon for the garage overhead door operators to require minor adjustment periodically. See overhead door operator owners manual for how to adjust the operator force for correct function. Correct as needed now for improved safety.

Kitchen

Kitchen Inspection Process

Kitchen Inspection Process

Kitchen

Kitchen Area: Main Level

Kitchen Description:

---


Countertop: Granite

Serviceable, fulfilling its function


Cabinets: Wood 

Some wear noted, recondition as desired


Floor Covering: Wood 

Wear and damage observed, budget reconditioning

Flooring was not level. Consider for correction.


Sink: Double Bowl Stainless Steel

No leaks were viewed at faucet or visible supply lines or waste drain just beneath the sink.

---


Disposal: Present and appeared functional


Dishwasher: Present and ran through a normal cycle without incident


Range: Cooktop Gas and Separate Electric Double Oven

Present and On/Off Tested functional


Microwave: Present and On/Off Tested functional

 

Kitchen Exhaust: Questionable installation observed, see Summary of report


Refrigerator: Present but not evaluated


Trash Compactor: Not Present

 

(K-1) Key Concerns:

Ducted Exhaust ---

Kitchen exhaust fan did not appear to properly exhaust to the exterior. For safety, the installed type unit should properly exhaust directly to an exterior area. Refer to the installation instructions. Properly correct as needed for function and safety. Correct any affected areas if needed.

(K-2) Key Concerns:

Sink Main Level --- --- ---

Waste drain beneath sink was irregular. Proper correction of irregular waste drain is recommended.

Bathroom

Testing Plumbing at Bathroom Areas

Testing Limitations

Bathroom 1

Full Bathroom

Bathroom Description:

Upstairs Master --- ---


Bathing: Hydro massage tub and separate shower 

Properly maintain tile work to meet your needs.

Hydro massage tub was filled and operated appearing functional.

---


Hand Washing: Two basins in vanity ---

No leaks were observed around faucet, visible supply lines or waste drain just beneath the sink. 

---

---


Toilet: Water tank type ---  

No Leaks were observed around toilet and it appeared secured in place.  


Ventilation: Window present to ventilate bathroom 

Multiple fans were present and appeared operative. 

Exhaust fans to exterior if needed


Floor Covering: Tile

Serviceable, fulfilling its function

--- 

 

Bathing Area: Improve (Hydro Massage Tub Motor Improve Access)

Improve:

Hydro Massage Tub Master --- --- --- 

Hydro massage tub motor access needed correction or improvement. Hydro massage tub motor areas should be readily, tool free accessible for servicing. Access requirements vary by tub manufacturer. Refer to installation instructions and consider an access upgrade for periodic servicing of area.

  • No access was observed for hydro massage tub motor

Bathroom 2

Full Bathroom

Bathroom Description:

Upstairs at Hall --- ---


Bathing: Combination tub and shower 

No leaks were observed around faucet and the water containment area appeared serviceable. 

Properly maintain tile work to meet your needs.

---


Hand Washing: Two basins in vanity ---

No leaks were observed around faucet, visible supply lines or waste drain just beneath the sink. 

---

---


Toilet: Water tank type ---  

No Leaks were observed around toilet and it appeared secured in place.  


Ventilation: Window present to ventilate bathroom 

Fan on/off tested operative - Consider exhausting to exterior if needed.  


Floor Covering: Tile

Serviceable, fulfilling its function

--- 

 

Bathroom 3

Full Bathroom

Bathroom Description:

Main Level at Hall --- ---


Bathing: Combination tub and shower 

No leaks were observed around faucet and the water containment area appeared serviceable. 

Properly maintain tile work to meet your needs.

---


Hand Washing: Vanity with basin ---

No leaks were observed around faucet, visible supply lines or waste drain just beneath the sink. 

---

---


Toilet: Water tank type ---  

No Leaks were observed around toilet and it appeared secured in place.  


Ventilation: Window present to ventilate bathroom 

Fan on/off tested operative - Consider exhausting to exterior if needed.  


Floor Covering: Tile

Serviceable, fulfilling its function

--- 

 

Bathroom 4

Full Bathroom

Bathroom Description:

Basement --- --- ---


Bathing: Combination tub and shower 

No leaks were observed around faucet and the water containment area appeared serviceable. 

---

---


Hand Washing: Vanity with basin ---

No leaks were observed around faucet, visible supply lines or waste drain just beneath the sink. 

---

---


Toilet: Water tank type ---  

No Leaks were observed around toilet and it appeared secured in place.  


Ventilation: --- 

Fan on/off tested operative - Consider exhausting to exterior if needed.  


Floor Covering: Carpet

Carpet not recommended in bathroom, consider upgrade

--- 

 

Plumbing

Plumbing Supply Piping - Main Water Shut Off Valve - Apparent Location - Note Such Valves are Not Operated

Water Utility Owned - Plumbing Supply Piping - Shut Off Valve Location: At Meter

Property Owner - Plumbing Supply Piping - Shut Off Valve Location: Unfinished Basement

Description:

Apparent Shut Off Valve

Water Heater

Water Heater

Description:

Water Heater


Size: 50 gallon / Location: Unfinished Basement ---


Year of Manufacture: 2003 / Fuel: Gas


Water Heater was observed functional during inspection


Typical service life of a water heater is 8-12 years.

Older water heater observed, budget replacement when needed.

Discharge Piping: Should Self Drain

Leak Mitigation: Installed at Interior

Installation Issue: Questionable Installation

Performance Issue: Water Near Water Heater

(P2-1) Key Concerns:

Water Heater --- ---

Water heater relief valve should have discharge extension pipe that is installed so that valve and discharge piping drain completely. Installed discharge pipe did not appear to be self draining. Properly correct water heater relief valve discharge pipe as needed for function and safety.

(P2-2) Key Concerns:

Water Heater --- ---

It is recommended that water heaters installed at or adjacent to interior type areas have contingency measures installed to mitigate expected leakage or rupture of water heater. Such measures would collect and drain unwanted water to exterior to avoid damaging interior finishes. Consider upgrading water heater installation to help reduce unnecessary damage when the water heater fails. 

(P2-3) Key Concerns:

Water Heater --- ---

Water heater did not appear to meet manufacturer installation standards for proper installation when inspected. Refer to installation instructions and have a competent contractor correct as needed for function and safety. 

(P2-4) Key Concerns:

Water Heater --- ---

Water was observed near water heater. Determine source of unwanted water, take corrective measures to prevent recurrence and properly repair any affected areas as needed. 

  • Slight Drip Leak Observed at Water Heater Boiler Drain

Supply Piping

Supply Piping: Copper, PVC at water main from meter, PVC viewed at foundation likely from water meter

Water Flow at Supply Piping: Adequate

Note:

Adequate functional supply water flow was observed during inspection for water outlets operated. 

Waste Piping

Waste Piping: Plastic

Functional waste water flow observed during inspection for water outlets operated.

Apparent Plumbing Vent Piping

Plastic - No Adverse

Description:

Material: Plastic

No adverse conditions were observed, maintain to meet your needs.

Laundry Connections

Laundry: Connections Available

Note:

Clothes washer and dryer connections were available. Laundry appliances were not present during inspection. Laundry faucets are not operated when the basin beneath the faucets is inadequate to contain the faucet flow without a hose being connected to the faucets. Verify your clothes dryer exhaust is functional, safe and properly installed to meet the requirements of clothes dryer manufacturer when installed.

Clothes Dryer: Plastic Exhaust

(P2-5) Key Concerns:

Plastic clothes dryer exhaust was observed.

This type of exhaust is combustible and poses a risk of fire when used with a clothes dryer. Properly install sheet metal exhaust system for clothes dryer that exhausts directly to an exterior area for safety and that is compatible with your clothes dryer.

Laundry Sink

(P2-6) Key Concerns:

Sink Upstairs --- --- ---

Laundry sink was loose. Properly secure sink as needed to help prevent leaks

Other Sink Area

No Leaks

Description:

Bar Sink Main Level --- --- ---

No leaks were observed. The inspected faucet was run for longer than one minute. No leaks were viewed at the visible supply lines, faucet or the visible waste drain lines just beneath the sink.

Exterior Hose Faucets

Performance: Inoperative

(P2-7) Key Concerns:

Rear exterior hose faucet was observed inoperative when inspected. Properly correct or replace as needed. 

Plumbing Equipment Observed Present But Not Tested or Evaluated

Thermal Expansion: About Thermal Expansion, Tank Present

Inspector Informational Note:

Regarding Plumbing System Thermal Expansion: 

Thermal expansion occurs when a tanked water heater operates without any plumbing valves open for a period of time. If the property water meter has a check or backflow preventer valve installed it will prevent the expanding contained water from flowing backwards through the water meter. This expansion causes the water heater pressure relief valve to open briefly releasing a small amount of water if an expansion control device is not present or not working properly. If the pressure relief valve on the water heater opens and does not seal closed properly then active leaks and subsequent damage may occur.

Note:

A plumbing thermal expansion tank was observed near the water heater. Maintain this area as you would any other portion of the plumbing system correcting when needed.

Pressure Reducer: About Pressure Reducing Valves

Inspector Informational Note:

Regarding Plumbing System Pressure Reducing Valves:  

The pressure reducer or pressure regulator in a plumbing system is designed to reduce the water pressure to a reasonable level in an effort to help prevent damage to the plumbing system. For most areas if the utility water pressure is greater than 80 PSI (pounds per square inch) a pressure reducer is needed. For some areas with extremely high utility pressure multiple pressure reducers may be needed installed in series. Pressure reducers are typically factory set for 50 PSI and property water pressure is expected to be between 30 PSI and 80 PSI. Inspector notes presence of pressure reducer when observed. Pressure readings for plumbing system are not part of the inspection performed. 

 

Pressure Reducer Location: Unfinished Basement

Other Equipment Observed but Not Tested or Evaluated: Irrigation Sprinkler System

Note:

Irrigation sprinkler system inspection for an additional fee was not requested. Properly maintain system for safe function and to protect building components. Properly remove irrigation sprinkler system if not desired. 

(P2-8) Improve:

Consider installing a sediment filter or filtration system if needed to improve water quality.

Plumbing Other

(P2-9) Improve:

Abandoned piping observed at laundry area that likely served clothes washer leak pan. Properly correct to meet your needs.

Central Heating/Cooling

Central Heating /Cooling

Split System

Central Heating/Cooling Description:



Split System served: System served upstairs area ---


Brand Furnace: Carrier / Location: Attic / Fuel: Gas


Size: 66,000 BTU /  Year of Manufacture: 2007


Gas furnaces typically have a service life of 16-22 years when properly maintained



Filter Type: Disposable filter at furnace / Thermostat Type: Digital


 

Cooling Brand: Carrier / Location: Exterior / Fuel: Electric


Size: 3 ton / Year of Manufacture: 2007


Central cooling units typically have a service life of 12-18 years when properly maintained


Condensate disposal method: Gravity drain piping - service annually

 

 --- 

  

Heating Function: Functional

Central Heating/Cooling Description:

Heating System Functional

Inspector adjusted thermostat. Heating system engaged and was found to be functional.

Cooling Function: Below 60 Degrees

Note:

Cooling System Not Operated Cool Day

Outdoor temperature was below 60 degrees f. The central cooling system was not operated in cooling mode due to low exterior ambient temperatures. To test the cooling unit without causing possible damage to the compressor the ambient outdoor temperature should be above 60 degrees.

Central Heating /Cooling cont

Split System

Central Heating/Cooling Description:



Split System served: System served main level and basement area ---


Brand Furnace: Carrier / Location: Basement / Fuel: Gas


Size: 88,000 BTU /  Year of Manufacture: 2007


Gas furnaces typically have a service life of 16-22 years when properly maintained



Filter Type: Disposable filter at furnace / Thermostat Type: Digital


 

Cooling Brand: Carrier / Location: Exterior / Fuel: Electric


Size: 4 ton / Year of Manufacture: 2007


Central cooling units typically have a service life of 12-18 years when properly maintained


Condensate disposal method: Condensate pump was present

 

 --- 

  

Heating Function: Functional

Central Heating/Cooling Description:

Heating System Functional

Inspector adjusted thermostat. Heating system engaged and was found to be functional.

Cooling Function: Below 60 Degrees

Note:

Cooling System Not Operated Cool Day

Outdoor temperature was below 60 degrees f. The central cooling system was not operated in cooling mode due to low exterior ambient temperatures. To test the cooling unit without causing possible damage to the compressor the ambient outdoor temperature should be above 60 degrees.

Condensate: Leak Pan Not Present

(CHC-1) Key Concerns:

Cooling system evaporator coils installed at, adjacent to, or above a finished living space should have a properly installed condensate overflow leak pan to help minimize damage to finished areas when the system malfunctions. A properly installed float switch should be present at the overflow pan to switch off the condensing unit when the condensate drain becomes clogged or a separate drain should be present for the overflow pan that drains directly to an exterior area. Consider having a qualified competent heat/cool contractor properly correct area to control unnecessary preventable damage. 

Distribution Ductwork

Ductwork Information: About your ductwork

Inspector Informational Note:

Regarding calculating the load of a central system:

Several factors are considered when performing a load evaluation for central heating and cooling systems to determine the appropriate size system for the area served. Factors such as installed ductwork, insulation, ceiling height, basement area served, if present, shade, climate zone along with size, number and placement of windows have to be taken into account before sizing a system. The inspector does not calculate the load of a central heating and cooling system during the performed inspection. The inspector also does not confirm that the installed ductwork is appropriately sized to serve the the installed central heating and cooling equipment. Properly maintain the ductwork system to meet your comfort needs and to allow system to operate properly. 

Ductwork: Single Unit Serving Multiple Floors

Monitor:

Ductwork System served main level and basement area ---

A single central heat/cool system was installed serving multiple floor levels. When one central system serves multiple floor levels expect some temperature disparity between floor levels. Seasonal adjustment of vent diffusers may help. A heating contractor may also be hired to modify the system. Monitor your comfort level and correct as desired to meet your needs. 

(CHC-2) Key Concerns:

Ductwork System served main level ---

Ductwork insulation observed in need of correction for some areas. Have a competent heating contractor check all ductwork properly correcting where needed.

  • Ductwork insulation observed missing and damaged

Gas Appliance Flue

Flue

Furnace

Description:

Furnace System served upstairs area ---

Flue Type: Metal Flue, exhaust discharged through roof 

Flue appeared serviceable for visible areas.

Shared

Description:

Shared Flue System served main level and basement area ---

Flue Type: Metal Flue, shared by water heater and furnace 

Flue appeared serviceable for visible areas.

Gas

Gas Fuel Piping

Natural gas piping observed at inspected property.

Some of the installed gas piping appeared buried at the inspected property.

Properly maintain gas piping as needed for function and safety.

Space Heating

Vented Fireplace or Fireplace with a Flue Present

What is a Vented Fireplace or a Fireplace with a Flue?

Inspector Informational Note:

Regarding Vented Fireplaces or Fireplaces with a Flue

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

Location: Den, Photo

Description:

Fireplace Photo

Type: Prefabricated or Manufactured Fireplace

Damper: Operated

Description:

The fireplace damper was opened and closed and functioned normally.

________________________________________________________________________________________________________________________________________________________________

Chimney Type: Metal Fabricated Type

Access: Chimney Top Not Accessed

Note:

Top of chimney was not accessed by inspector.

Chimney Condition: Metal Chimney Maintain Older

Monitor:

Metal Chimney Maintain: ---

Properly maintain older metal fabricated chimney to meet your needs for fire safety. Properly maintain chimney chase to prevent nuisance storm water leaks. 

________________________________________________________________________________________________________________________________________________________________

Vented Fireplace or Fireplace with a Flue Present

Location: Keeping Room

Type: Prefabricated or Manufactured Fireplace

Gas Log Set Heater: Present

Gas Log Set Heater Condition: Faux Logs Out of Position, Faux Logs Sooted, No Pilot Light Assembly

Periodic Maintenance Needed:

Gas Log Set Heater Keeping Room

Faux logs appeared out of position.

Refer to installation instructions properly correcting before use.

Periodic Maintenance Needed:

Gas Log Set Heater Keeping Room

Faux logs observed sooted.

Often this is due to the faux logs being out of position but this can also be related to other gas log issues. Properly service gas log heater before use correcting as needed for function and safety.

Improve:

Gas Log Set Heater Keeping Room

Pilot light assembly not observed.

Installation of a pilot light assembly is recommended at gas log set heater for improved safety. Gas log set heater was not operated.

________________________________________________________________________________________________________________________________________________________________

Damper: Should be Blocked Open

Safety Concerns:

Fireplace Keeping Room

Installed gas logs appear to be vented type. Vented gas logs require the damper to be permanently blocked open. Refer to installation instructions and operation manual correcting as needed for function and safety. 

________________________________________________________________________________________________________________________________________________________________

Chimney Type: Metal Fabricated Type

Access: Chimney Tops Not Accessed, Chimney Top Not Accessed

Note:

Tops of chimneys were not accessed by inspector.

Note:

Top of chimney was not accessed by inspector.

Chimney Condition: Metal Chimney Maintain Older

Monitor:

Metal Chimney Maintain: ---

Properly maintain older metal fabricated chimney to meet your needs for fire safety. Properly maintain chimney chase to prevent nuisance storm water leaks. 

________________________________________________________________________________________________________________________________________________________________

Space Heater

(SH-1) Note:

NOT a fireplace

Electrical

Electrical System Inspection

Electrical System Inspection

Inspector Informational Note:

What is an electrical system?

The electrical system consists of an electrical service, distribution equipment and branch wiring. The electric metering equipment is usually at the electrical service. Distribution equipment is most often one or more installed breaker panels and the branch wiring runs to all equipment, receptacles, lighting outlets and devices such as the light switches. The inspection report focuses on wiring operating between 100-250 Volts. Most low voltage wiring is excluded from the performed inspection. Low voltage items such as a heating and cooling thermostat are operated in order to determine the function of such equipment.


There are now a wide variety of lighting bulbs or lamps that will fit into lighting fixtures. Some choices may not be appropriate for some lighting fixtures. It is beyond the scope of this inspection to verify each lamp or bulb is appropriate for the installed lighting fixture. The inspector recommends that you review the bulb or lamp installations for each fixture correcting as needed for safety and function. Common errors include 100 watt bulbs installed in fixtures rated for 60 watt max bulbs and interior rated bulbs installed at exterior or damp locations. Other types of errors also exist.


The following opinion was based on an inspection of the readily accessible and visible portions of the electrical system. The Inspector is responsible for checking a representative number of installed lighting fixtures, switches, and receptacles. Electrical installation conditions and functional issues requiring correction should be performed by a competent licensed electrical contractor. Most, if not all, electrical corrections should be considered a safety concern.

System Amps / Volts

System Amperage: 200 Amps

System Voltage: 120/240 Volts

Electrical Service

Electrical Service Type: Underground

Access: Electrical Service Remove Vegetation

Periodic Maintenance Needed:

Electrical Service

Remove vegetation blocking safe access to the electrical service.

Main Electrical Distribution Panel

Service Entrance Conductors: Aluminum, Stranded

Electrical Panel Type: Breaker Panel

Routine Correction Needed

Routine Correction Needed:

Electrical Panel LOCATION

Routine corrections were needed at electrical distribution panel. These corrections should be performed now or may be scheduled with other electrical work if having that work done in the near future.

  • Neutrals observed double lugged for some neutral wiring
  • Install proper screws at electrical panel cover where missing.

Location Issue: Main Disconnect Not Near Service

Improve:

Electrical Panel ---

The main electrical disconnect was not located near the electrical service. This modern requirement is to assist firefighters and other personnel to more quickly disconnect the electrical power to the building when needed. Evaluate your risk exposure considering an upgrade for this issue.

Sub Electrical Distribution Panel

Access: Working Access

Improve:

Electrical Panel Exterior near Cooling unit

Observed electrical equipment panel should have unobstructed dedicated safe service access area of no less than 30" in width and 36" depth as measured out from the inspected electrical panel. This clear area is needed for safe access to this type of equipment. Consider relocating equipment or obstruction as needed to provide minimum safe working access to the electrical panel.

  • Upgrade recommended for both electrical panels at right exterior near cooling units.

Branch Wiring

Material: Copper

Wiring Issues: Wiring Corrections Routine

Routine Correction Needed:

Branch Wiring

Routine corrections were needed to improve the safety of the electrical branch wiring. These corrections are usually non-recurring once properly completed. A competent electrical contractor should check all areas. Where applicable, terminate all exposed wire ends, enclose all open wire splices, secure loose wiring as needed and remove visible abandoned wiring and/or otherwise make wiring safe as needed.

AFCI - Arc Fault Circuit Interrupter

AFCI Residential

Inspector Informational Note:

What is Arc Fault Circuit Interrupter (AFCI) Protection?

AFCI protection is designed to help reduce the chance of fire when a specific type of malfunction occurs at installed electrical outlets. This protection detects unintended electrical arcs and disconnects the power before the arc starts a fire.


Most, but not all, homes will have a need for additional AFCI protection based on varied municipal enforcement and the numerous changes for which areas require AFCI protection. Evaluate your risk exposure. Consider adding AFCI protection where needed for improved safety, particularly where construction was completed 2002 or later.


Modern Locations Where AFCI Protection is Known to Improve Safety for 15 and 20 Amp Electrical Circuits:

For all 15 and 20 ampere single phase residential electrical circuits serving outlets and devices in Kitchens, Family Rooms, Dining Rooms, Living Rooms, Parlors, Libraries, Dens, Bedrooms, Sunrooms, Recreation Rooms, Closets, Hallways, Laundry Areas, or similar rooms or areas.

Testing AFCI Function

The inspector uses push button at AFCI breakers, where installed, to confirm AFCI protection trips. Once tripped, the inspector checks indexed electrical circuits to determine where AFCI protection is present or missing.


Obvious locations lacking AFCI protection are listed in the body of the report.


Obvious broken, non working and improperly wired AFCI receptacles or breakers are listed in the summary of the report. Evaluate your risk exposure.

No AFCI Built Before 2002

Description:

Areas That Did Not Appear AFCI Protected

No AFCI protection was observed at inspected property. AFCI protection is not expected for homes built before 2002. If installation of AFCI protection is desired, consult a competent electrical contractor.

GFCI - Ground Fault Circuit Interrupter

GFCI Residential

Inspector Informational Note:

What is Ground Fault Circuit Interrupter (GFCI) Protection?


GFCI protection is designed to help reduce the risk of being shocked when using electricity in certain areas.

Most, but not all, buildings will have a need for additional GFCI protection based on varied municipal enforcement and the numerous changes for which areas require this type of protection. Evaluate your risk exposure. Consider adding GFCI protection for 15 and 20 ampere electrical circuits where needed for improved safety.

Modern Locations Where GFCI Protection is Known to Improve Safety for 15 and 20 Amp Electrical Circuits:

  • all electrical receptacles at Bathrooms, Crawl Spaces, Exterior Areas, Garages, Unfinished Basements
  • all electrical receptacles serving Kitchen Counter Surfaces
  • all electrical circuits for Dishwashers
  • all electrical circuits for Hydro Massage Tubs
  • all 120 V electrical receptacles at Laundry Areas
  • all electrical receptacles near Showers or plumbing Sinks (within 6 feet/arms reach)
  • all 3 wire electrical receptacles installed on 2 wire circuits (such as at older homes)
  • all electrical receptacles at accessory buildings (OUTBUILDINGS) that have a floor located at or below grade level not intended as habitable rooms

Testing GFCI Function

The inspector uses an electrical tester at receptacles that simulates a remote ground fault current to confirm which areas lack proper GFCI protection at electrical receptacles.


Obvious locations lacking GFCI protection are listed in the body of the report.


Obvious broken, non working and improperly wired GFCI receptacles or breakers are listed in the summary of the report.

GFCI Some

Improve:

Some GFCI protection was present. Multiple areas would benefit from adding further GFCI protection. Consider modernizing electrical installation adding this shock protection, where missing, for all electrical areas where GFCI protection is known to improve safety.

GFCI - Ground Fault Circuit Interrupter, continued

GFCI REDUNDANT, GFCI Failed Button

Note:

GFCI electrical receptacle at master bathroom was redundant to GFCI electrical breaker at unfinished basement. Redundant GFCI protection was observed during inspection. While this is not a defect in itself, the occupant should know that redundant protection is present and where redundant devices are to avoid extended loss of use of electrical receptacle or needless electrical service calls.

(E4-1) Key Concerns:

GFCI receptacle at rear exterior failed to properly trip when tested using the push button on the receptacle. Properly repair or replace GFCI receptacle as needed for safety.

Electrical Receptacle Outlets

Receptacle Appeared Missing: Cooling Unit

Improve:

Electrical Receptacle Outlet ---

An electrical receptacle was not observed near the cooling condensing unit at exterior. Equipment requiring periodic servicing should have a permanent electrical receptacle installed close by. Consider properly adding an electrical receptacle at exterior ground level within 25 feet of cooling condensing unit to service this equipment.

Cover Plates: Exterior

Routine Correction Needed:

Electrical Receptacle Outlet ---

Install proper exterior receptacle covers where needed for safety.

Receptacle Loose

Routine Correction Needed:

Electrical Receptacle Outlets ---

One or more electrical receptacles were observed loose. Properly secure any loose electrical receptacle where needed for safety.

One Not Working

(E4-2) Key Concerns:

Electrical Receptacle Outlet ---

Electrical receptacle was found inoperative during inspection.

Check all areas. Properly correct as needed for function and safety.

  • Electrical receptacle at rear exterior eave was inoperative when tested and lacked a weather-tight cover

Three Wire 240Volt Electrical Receptacle Outlets Commonly Found in Older Buildings

Three wire electrical circuit was observed for clothes dryer.

Three Wire 240V Receptacles Observed

Improve:

Some older 240V 3 wire electrical receptacle circuits were observed. Typically, these circuits would serve electric clothes dryers or electric kitchen ranges but may also serve other areas. Evaluate your risk exposure and consider upgrade replacement of any 240V 3 wire receptacle circuits where present with a modern 240V 4 wire receptacle circuits for improved safety. Properly maintain older 240V 3 wire receptacle circuits to meet your needs and for safety, if not upgrading older circuits now. 

Electrical Lighting Outlets and Ceiling Fans

Photo Cell

Note:

Photo cell was installed at some exterior light fixtures. Fixtures with photo cells are designed to operate after dark. Verify such lighting fixtures operate properly or correct as needed for function and safety.

Multiple Not Working Properly

(E4-3) Key Concerns:

Multiple lighting was inoperative or not fully functional when inspected. Make all lighting/fans functional and safe as needed. 

Switches

Switch Location Informational Note

Inspector Informational Note:

Regarding Lighting Switch Locations:

While exact placement of lighting switches is considered a design issue, installing lighting switches at appropriate locations is useful to improve safety. Generally, a light switch would be located within arms length of the entry point of a room so that the lighting for the room you are entering may be switched on from an area near the doorway. Installing a switch at an inconvenient location, such as on the hinge side of a door, would not be desirable. Where the stairway between floor levels has six risers or more, a wall switch would be located at each floor level and at each landing level that includes an entryway to control the lighting for the stairway. Evaluate your need in regard to lighting switch locations. Consider updating switch locations for improved safety if desired.

Switch Missing Multiple Doorways, No Switch Entry

Note:

Some rooms with multiple doorways did not have lighting switches at each doorway.

Note:

At front entrance from exterior there was not a light switch near doorway to turn on interior lighting.

Switches Erroneous

Note:

Inspector was unable to determine function of all switches present. Switches may operate flood lights, receptacles or other item. They may also be an unused extra switch.

Dimmer on Fan Motor

Routine Correction Needed:

A lighting dimmer wall switch appeared used with a ceiling fan motor. Ceiling fan motor hummed when dimmer was operated. When a wall switch is installed for a ceiling fan to control the fan speed, it should be a motor control speed switch, not a lighting dimmer. Verify switch type for ceiling fan properly correcting if needed for safety and function. 

  • Main level right room. Fan motor appeared controlled by lighting dimmer.

Cover Plates: Missing

Routine Correction Needed:

Properly install switch cover plates where missing or damaged for safety.

Smoke Alarms

Modernize, Test After Installation, Tested Function

Improve:

Consider Upgrade Modernizing Smoke Alarm Installation:

Consider modernizing smoke alarm installation to improve safety as changes have occurred as to where smoke alarms should be installed. Modern smoke alarm systems typically are hardwired to the electrical system and will have battery backup so that they will function when the power is off to the building. Modern smoke alarm systems typically have all smoke alarms interconnected so that when one alarm sounds then all smoke alarms will sound simultaneously. This is useful for heavy sleepers and in larger homes.


Modern smoke alarm systems typically have smoke alarms installed at the following locations:

  • Outside sleeping areas
  • Inside sleeping areas
  • At least one per floor level including basements
  • Near stairs
  • In garages
  • In unfinished basements
  • (some installations will require additional smoke alarms)

It is important to note that a single smoke alarm can satisfy multiple areas if carefully placed.

It is common to have a single smoke alarm near the top of the stairs and just outside multiple sleeping areas.


Evaluate your risk exposure. Upgrade smoke alarms to meet your needs.

Read and follow the smoke alarm manufacturer installation and operating instructions.

Contact your local Fire Marshal if need be.

Inspector Informational Note:

Regarding Testing Smoke Alarms:

After installing smoke alarms, test weekly and replace batteries when needed. Properly replace smoke alarms when not functioning correctly and at least every ten years. Smoke alarms should be at least the photoelectric type and dual sensor photoelectric and ionization smoke alarms are available, and preferred. Refer to installation and care instructions for proper locations and periodic maintenance.

Description:

Smoke alarm at hall was tested using the test button on the smoke alarm. Smoke alarm horn sounded when the test button was pressed.

Attic Ladder

Attic Ladder Installation / Condition

Location of Attic Ladder: Upper Floor

Overall Condition: Attic Ladder Correct Before Use, Consider Upgrade

Improve:

If pull down attic ladder stairway is used frequently you may consider upgrading to one with locking aluminum adjustable steps for safety. Werner brand makes this type of pull down attic ladder stairway and these are sold at big box stores and available online. Pull down attic ladder stairway should be properly installed for safety.

Box Frame Connection To Structure: Nails Missing All Brackets

Improve:

Pull down attic ladder stairway was missing required 16d nails at metal brackets. Check both the spring arm pivot plates and corner brackets near the piano hinge. These should be properly nailed in place to help prevent collapse of stairway.

(AL-1) Key Concerns:

Attic ladder was observed ready for corrections now and before use to improve the function and safety aspects of the attic ladder. Refer to the full report for additional information and photos regarding obvious corrections recommended now for the attic ladder area. A competent qualified contractor capable of reading and following the manufacturer installation instructions should check all attic ladder areas. Make attic ladder functional, safe and structurally sound where needed.

Structure

Attic Access

Attic Access: Pull down attic ladder stairway, properly maintain unit as needed for safety, Door to Side attic area

Attic Access: Floored

Note:

Attic area viewed from areas where secured, floored, continuous, walkway was present. Some areas of attic may not have been viewed.

Roof Framing

Framing: Rafters

Sheathing: Plywood

Roof Framing: Older Typical, Roof Decking Check When Replacing Roof Covering

Monitor:

Framing, where visible, was observed typical for age of structure and may not meet current building standards. Monitor area periodically and make corrections if condition changes. 

Monitor:

Check roof decking when replacing roof covering as some decking may require replacement. Properly replace any damaged decking at that time. Monitor area budgeting corrections if condition changes before that time.

Ceiling Framing

Framing Access: Finished Restricted, Insulated

Note:

Finished areas restricted view of structural components. Some areas were not observed by inspector.

Note:

Visibility was limited due to installed insulation in this area. 

Wall Framing

Framing Access: Finished Restricted

Note:

Finished areas restricted view of structural components. Some areas were not observed by inspector.

Foundation Access

Basement: Semifinished

Note:

Basement Semifinished

Some areas were finished. The components behind the finished areas were not observed. 

Crawl Space: Ductwork, Insulation, Limited Access

Note:

Visibility or access limited at crawl space due to installed ductwork.

Note:

Visibility was limited due to installed insulation in this area.

Note:

The inspector enters readily accessible crawl space areas where the overall height is at least 24" and there is an unobstructed crawl path height of at least 16". The inspected property did not meet these criteria. Areas of crawl space with limited access were not accessed by inspector.

Foundation Description

(S-1) Description:

Access: 

Basement walked  

Crawl space entered through hinged door  


Construction Type: 

Basement - Semi Finished       

Crawl Space 


Foundation: 

Poured in Place Concrete       

Concrete Block  


Columns or Piers:

Concrete Block      Load Bearing Wall 


Floor Structure: 

Floor Joists - Solid Wood       

Beam - Built Up Wood       

Subfloor - Wood       

  

 Representative floor framing Photos provided below

Floor System

Floor Framing: Older

Monitor:

Floor framing was older.

Framing observed was typical for age of structure and may not meet current building standards. Monitor area periodically and make corrections if condition changes.

Other Concerns

(S-2) Note:

Suspect termite shelter tubes observed at crawl space beneath kitchen. Consult your exterminator to determine if treatment is recommended.

Insulation

Above Ceiling Insulation

Recommended Insulation

Inspector Informational Note:

Recommended attic insulation depth above living spaces for this area of the country is R-38 to R-60 to help lower utility costs. This recommendation comes from the US Department of Energy. Evaluate your comfort level and utility costs correcting insulation depth if needed. 

Insulation Type: Blown In

Observed Insulation Approximate Depth: R - 30, R - 19

Wall Insulation

Insulation: Missing Basement Common Wall, Missing Attic Common Wall

Improve:

Wall insulation was observed missing at some common walls between finished and unfinished basement. Proper correction is recommended.

Improve:

Wall insulation was observed missing at some common walls between finished area and attic. Proper correction is recommended.

Underfloor Insulation

Insulation: Missing

Improve:

Insulation was missing at some areas. Inspector recommends insulation be properly installed where missing to lower utility costs.

  • Underfloor insulation was missing at unfinished basement ceiling
  • Underfloor insulation was missing at most crawl space areas

Ventilation

Attic Ventilation

Attic Ventilation Exhaust Vents: Ridge Roof Vent, Gable End Vent

Attic Ventilation Exhaust Vents: Attic Fan, Attic Fan Present with ridge roof vent

Monitor:

Attic fan is typically no longer needed where a ridge roof vent is installed nearby. Monitor area properly removing attic fan if no longer needed.

Attic Ventilation Intake Vents: Soffit Vents Where Installed

Foundation Ventilation at Underfloor Crawl Space

Info Crawl Space Ventilation

Inspector Informational Note:

Inspector informational note regarding crawl space ventilation. 

Crawl spaces either should be properly ventilated or properly encapsulated. Encapsulated crawl spaces must have a conditioned air space. When ventilating a crawlspace it is important to have proper intake and exhaust venting to provide adequate cross ventilation. Monitor crawl space air for excess moisture and condensation properly correcting if necessary to meet your needs.

Foundation Vents Should Be Open

Inspector Informational Note:

Regarding foundation vents. 

Foundation vents at ventilated crawl spaces should be open when the outdoor temperature is above freezing. If you feel you must close the foundation vents, they should only be closed for very low temperatures and then promptly reopened when the outdoor temperature rises above freezing. Our moderate climate for this area is known for outdoor temperatures typically being in the 40s to 60s f during the day in the winter. Leaving the foundation vents closed for weeks or months, in some instances, may damage the floor framing due to excess humidity and fungal growth. 

Foundation Vents Closed Outdoor Temperature Above Freezing

Improve:

One or more foundation vents were observed closed when inspected. Outdoor temperature was above 32 degrees f and foundation vents were expected to be open.

Moisture

Moisture Indications at Basement

Basement: Dehumidifier Present

Monitor:

A dehumidifier was noted. Be sure to keep a dehumidifier, if needed, to help remove moisture from the air. Dehumidifiers are used to reduce excess moisture and/or condensation problems. Monitor area correcting as necessary to meet your needs and to protect building components.

Dewatering

Dewatering System: Appeared Present

Monitor:

An installed collection and drainage system was noted. Such systems are installed to help control undesirable moisture issues. Obtain installation details and warranty information prior to settlement, if available. Monitor system servicing as needed. 

Sump Pump: Not Accessible

Monitor:

Sump pump was present but not tested as the pump was not readily accessible. You may wish to verify unit is functional prior to settlement. Monitor system servicing as needed.

Vapor Retarder at Underfloor Crawl Space

Vapor Retarder: Maintain

Description:

Plastic sheeting, vapor retarder was present covering soil areas inside the underfloor crawl space. A vapor retarder is an important measure to reduce moisture inside underfloor crawl spaces. Properly maintain vapor retarder at crawl space area to help control moisture.

Roof

Roof Covering

Method of Roof Inspection: Viewed from ladder at eave, Viewed from window

Roof Style: Multi Plane

Approximate Age of Roof: Roofing Age Varied

Roofing Material: Composition Shingle, Composition Three Tab Shingle, Metal

Observation: Roofing Corrections Needed

(R-1) Key Concerns:

Roofing was ready for corrections now. A competent roofing contractor should check entire roof system and associated flashings. Repair or replace roof covering system as needed. 

  • Roofing Age Varied
  • Many Shingles Observed Worn
  • Some Shingles Observed Damaged
  • Temporary Patched Areas Observed
  • Flashing at Roofing to Siding Intersection was Ready for Upgrade
  • Roof Slope at Swimming Pool Equipment Shed Did Not Have Sufficient Slope for Installed Shingles
(R-2) Key Concerns:

Consider replacement of older roofing.

Weigh your options for repairing roofing now knowing that you should replace it in the near future with the option of proper complete replacement now. Considering that a properly replaced roofing system may last up to three decades it may make better sense to replace the roofing correctly now rather than to repair an older roof system that will have to be replaced soon anyway.

Gutters and Downspouts

Gutter and Downspout Materials: Metal

Downspout: Perforated

Improve:

One or more gutter drain tiles appeared to be perforated piping.

Gutter drain tiles should be solid piping to carry storm water away from building. Verify piping and properly correct as needed.

Skylights

Multiple Skylights Observed

Maintain Instructions not reviewed, Older

Monitor:

Skylight appeared older. Monitor budgeting replacement or repairs as necessary. 

Monitor:

Properly maintain skylight installation to meet your needs and prevent unwanted water entry. Review of skylight installation instructions is not part of this inspection. 

Exterior Surfaces

Siding

Siding: Wood

Eaves: Painted Wood

Trim: Wood

Siding: Deferred Maintenance, Paint Failing, Paint Failing Extra Info, Physical Damage, Rot, Temporary Repairs, Refurbish, Replace/Repair

Periodic Maintenance Needed:

Siding - ---

The inspected item suffered from deferred maintenance and was ready for reconditioning.

Periodic Maintenance Needed:

Siding - ---

One or more layers of paint did not appear to be properly bonded to painted surface. This can be caused by age, poor preparation, excessive thickness or moisture. Properly correct as needed before repainting. 

Periodic Maintenance Needed:

Siding - ---

For areas where paint was failing proper correction should include removal of failing paint to virgin material, cleaning surface, properly priming then painting area. For some areas of failing paint it may be more cost effective to replace material rather than performing exhaustive reconditioning. 

Periodic Maintenance Needed:

Siding - ---

Physical damage was noted and should be properly repaired. 

Periodic Maintenance Needed:

Siding - ---

Rotting and damage was observed. Check all exterior areas subject to decay properly correcting damage and affected adjacent areas as needed.  

Periodic Maintenance Needed:

Siding - ---

Temporary repairs, where present, should be considered for permanent corrections to reduce periodic maintenance.

Periodic Maintenance Needed:

Siding - ---

Refurbish area before painting. A quality paint or stain job will include washing/cleaning all areas to be painted, repair/replacement of damaged siding and trim, seal all gaps, prime all unpainted areas and sufficient paint coverage to achieve desired color without bleed through. 

Periodic Maintenance Needed:

Siding - ---

Properly replace or repair exterior siding and trim as needed. Properly correct any adjacent affected areas damaged by deferred maintenance.   

(ES-1) Periodic Maintenance Needed:

Representative Photos

Brick

Brickwork: Requires Maintenance

Periodic Maintenance Needed:

Brickwork

Brickwork requires periodic maintenance and appeared ready for corrections when inspected. Check all areas properly reconditioning siding to meet your needs. 

Siding - Stucco

Stucco Where Installed

Siding: Upgrade or Maintain, Requires Maintenance

Improve:

Stucco

Upgrade or maintain stucco to meet your needs. 

Periodic Maintenance Needed:

Stucco

Stucco requires periodic maintenance and appeared ready for corrections when inspected. Check all areas properly reconditioning siding to meet your needs. 

Deck Areas / Wooden Porches

Deck or Wooden Porch Areas Overall Condition Statement

Correct Deck and Fall Areas Before Use

(DAWP-1) Key Concerns:

Deck areas were observed ready for corrections now and before use to improve the structure of the deck and to improve the safety aspects for the fall prevention measures installed at deck areas. Refer to the full report for additional information and photos regarding obvious corrections recommended now for any deck areas. A competent deck contractor should check all deck areas. Make deck areas functional, safe and structurally sound where needed.

Inspecting Decks or Wooden Porches

Inspecting Decks and Wooden Porches

Inspector Informational Note:

Inspecting decks which are also known as wooden porches.


Decks and their attached steps are inspected for structural integrity, fall prevention and possible entrapment openings. Concealed areas such as deck footers are not included in the inspection. Most inspected decks will be ready for some correction or upgrade due to age, wear or improper construction. For any areas ready for upgrade, you should evaluate your risk exposure properly correcting as needed for improved structural integrity and improved safety.

Any deck needing correction should be further reviewed and corrections performed by a Competent Qualified Deck Contractor as the deck inspection performed in this report is not meant to discover every possible correction that a deck might need.

Each deck should be properly stained to prolong deck life. A solid deck stain is preferred as it will also protect the deck from sun light damage.


Two useful sources for deck information may be found at the following websites:

https://knoxcounty.org/codes/pdfs/construction_info/DeckInformation.pdf

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

Deck or Wooden Porch Location, Attributes and Restrictions

Deck Location: Multiple Present

Deck Stairs: Stairs Were Present

Restrictions: Lattice, Grade

Note:

Lattice areas restricted view of structural components.

Note:

Portions of deck were at or close to exterior grade or ground level restricting visual access to some components.

(DAWP-2) Deck Description:

Representative Photos

Deck or Wooden Porch Structure

Flashing: Undetermined

Deck Description:

Flashing was not undetermined. Proper flashing installation after construction completion cannot be fully confirmed as most areas will be concealed. Flashing separating the deck from the building helps prevent water penetrations, rot and wood boring insects from entering the building. Monitor area correcting if needed as adding flashing after construction completion may not be cost effective.

Girder or Beam: Undersized, Not Properly Supported

Deck Description:

Observed girder or beam appeared undersized for the span between columns. Properly correct girder or beam as needed for structural integrity.

Deck Description:

Girder or beam was not properly supported. Properly support girders or beams where needed.

Joist Hangers: Not Installed Correctly

Deck Description:

One or more joist hangers were not installed properly. Refer to installation instructions for joist hangers properly correcting where needed.

Performance: Rot, Deferred Maintenance

Deck Description:

Rotting and damage was observed. Check all exterior areas subject to decay properly correcting damage and affected adjacent areas as needed.

Deck Description:

The deck area suffered from deferred maintenance and was ready for reconditioning.

Deck or Wooden Porch Railings and Stairs

Diagrams: Correction Needed Railing & Stair Diagrams

Safety Concerns:

Railings and/or Stairs were ready for modernization for improved safety.

Guardrail: ≥4", Low

Safety Concerns:

One or more openings at railings, such as at balusters, did not reject a 4" sphere at guardrails. Evaluate your risk exposure properly correcting as needed for improved safety and function.

Safety Concerns:

Guardrail observed less than 36" tall was ready for proper correction.

Stairs: Uneven, Staggered, Stairs Repair/Replace

Safety Concerns:

---

Uneven steps were observed. Differing riser heights are a common cause of falls. For safety, the height between the tallest and the shortest riser on a set of stairs should be no more than 3/8". Proper correction is recommended.

Safety Concerns:

Some steps were observed staggered apart rather than being clustered together. These steps do not conform to modern standards for safe stairs. Use extreme caution when walking on these stairs now and consider upgrade to conforming stairs for safety and to reduce liability exposure.

Safety Concerns:

---

Evaluate your risk exposure. Consider proper repair or replacement of steps where needed now for safety and function.

Lots and Grounds

Porch

Brick

Roof Structure: Present

Description:

Area had a roof structure.

Porch: Recondition

Periodic Maintenance Needed:

Porch was ready for reconditioning. Deferred maintenance was observed. Properly correct or upgrade area to meet your needs.

Landing

Right Side

Proper Landing Was Missing

Safety Concerns:

Entry doors should have 36" minimum depth landing for safe entry into the property. Consider adding proper landing where missing for safety and to help prevent falls.

Site

Site: Adjust Grade Basement

Improve:

Some exterior grade work may improve storm water runoff away from basement type foundation. Slope grade minimum ten feet away from and around the structure so that water does not collect at foundation. Be careful not to raise grade at the structure above the foundation water proofing.

Driveway

Concrete

Driveway: Serviceable Cracked

Description:

Driveway was cracked but serviceable, fulfilling its function.

Walkway

Brick, Stone

Walkway: Serviceable

Inspector Informational Note:

Walkway was serviceable, fulfilling its function.

Stairs and Railings at Exterior

Brick

Diagrams: Correction Needed Railing & Stair Diagrams

Safety Concerns:

Railings and/or Stairs were ready for modernization for improved safety.

Stairs: Staggered, Stairs Repair/Replace

Safety Concerns:

Some steps were observed staggered apart rather than being clustered together. These steps do not conform to modern standards for safe stairs. Use extreme caution when walking on these stairs now and consider upgrade to conforming stairs for safety and to reduce liability exposure.

Safety Concerns:

---

Evaluate your risk exposure. Consider proper repair or replacement of steps where needed now for safety and function.

Retaining Wall

Brick, Wood

Retaining Wall

Description:

Multiple retaining walls were present.


Retaining walls did not appear to protect foundation.


---


Properly maintain any retaining wall as maintenance is typically less expensive than replacement.

Monitor

Monitor:

Monitor retaining walls budgeting corrections if condition worsens. Properly correct or upgrade retaining walls as needed, when needed.

Receipt -- Residential Inspection

Report # 210213A
Inspection Date: 2021-04-01

Property inspected for:
Older Luxury Home Sample Report
315 Living The Good Life Ringgold, GA 37424

Home Inspection Fee$480.00
Swimming Pool Inspection Fee$125.00
$605.00
PAID

HomePro Inspection Inc
C/O Roger Williamson
2409 Haven Crest Drive
Chattanooga, TN 37421
423-301-1000

Signed Contracts