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

  • B-1 Bathroom:

    Toilet Basement --- --- ---

    The toilet was inspected and found inoperative when using the normal flush method. The toilet tank did not appear to have sufficient water inside the tank to flush the toilet. The water supply to the toilet may be restricted, off or other conditions may have existed. Properly put the toilet back in service correcting as needed for function and safety.

  • CHC-1 Central Heating/Cooling:

    Gravity condensate drain piping for cooling systems should have continuous fall to keep line clear. Installed condensate drain piping did not appear to have proper fall. Properly correct condensate drain piping as needed for function and to prevent unwanted water issues.

    • Condensate drain at garage floor did not have continuous fall
  • CHC-2 Central Heating/Cooling:

    Ductwork ──── ────

    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 damaged at garage
  • E4-1 Electrical:

    Electrical Panel Basement Garage

    Corrections were needed at electrical distribution panel. Make proper corrections as needed for safety and function now. Refer to the full report for additional information and photos regarding obvious corrections recommended for this electrical panel.

  • E4-2 Electrical:

    Electrical Panel LOCATION

    Corrections were needed at electrical distribution panel. Make proper corrections as needed for safety and function now. Refer to the full report for additional information and photos regarding obvious corrections recommended for this electrical panel.

  • E4-3 Electrical:

    Electrical Receptacle Outlet ---

    Electrical receptacle was found inoperative during inspection.

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

    • Receptacle at laundry area was inoperative when tested.
  • E4-4 Electrical:

    Some lighting was inoperative when inspected. Some light fixtures were improperly installed. Some light fixtures were damaged. Check all lighting/fans making functional and safe where 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. 

    • Moss observed at roofing
    • Counter flashing was omitted at chimney chase
    • Dead vegetation concealed portions of roof covering.
  • R-2 Roof:

    Gutters

    Covers at gutters interfered with incline of roof. Gutters appeared installed too high for use with installed gutter covers. Properly correct or replace gutters such that they do not interfere with roof incline.

  • 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.

Further Evaluations

  • SH-1 Space Heating:

    Wood burning stoves are outside the scope of this inspection and are not evaluated. Manufacturer's instructions must be closely adhered to and these instructions often vary by manufacturer. The inspector recommends further evaluation by a chimney specialist and a revue of installation and maintenance instructions before use.

    • Wood stove was observed but not evaluated.
    • Likely chimney for wood stove was irregular and damaged. Replace or repair as needed now for proper function and to prevent leaks.

General Comments

Building Characteristics, Conditions and Limitations

Type of Building : Single Family Home

Approximate Square Footage: 1950

Approximate Year of Original Construction: 1980

Weather during the inspection: Cloudy

Approximate temperature range during the inspection: 32-59[F]

Ground/Soil surface conditions: Damp

Interior

Access

Empty Furnishings

Note:

Home was empty of furnishings when inspected.

Walls

Wall Materials: Drywall

Minor cracking observed.

Serviceable, fulfilling its function.

Ceilings

Ceiling Materials: Drywall, Suspended Ceiling

Minor cracking observed.

Serviceable, fulfilling its function.

Flooring

Floor Covering Materials: Carpet, Engineered Flooring

Some wear noted. Recondition as desired.

Doors at Interior

Doors at Interior: Some door operation could be improved

Door to Unheated Area

Interior Door Living Space to Garage

Improve:

An interior type door was observed leading from a living space to a garage area. An interior type door typically should not be used as an entry door from a garage area. Evaluate your risk exposure and consider upgrading to an exterior type door with weather stripping to lower utility costs. 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

Doors to Exterior: Some door operation could be improved

Door Condition: Latching

Periodic Maintenance Needed:

Rear Door at kitchen

Door latching could be improved. Properly correct door operation to meet your needs.

Egress: Not Secure

Improve:

Rear Door at garage

Entry door did not appear durable and secure. Considering upgrading entry door to a solid core wood door, fiberglass insulated door or a steel insulated door with weather stripping to lower utility costs and improve security.

Check All

Periodic Maintenance Needed:

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

Glazing/Glass

Insulated glass was present.

Windows

Metal framed windows were present.

Screens

Note:

Window screens are not required on homes with central cooling system air conditioning. Install window screens where missing, if desired.

Original Windows, Older Windows

Improve:

The building appeared to have at least some of the original windows installed during construction. Windows are now available that are more efficient to reduce energy usage and improve comfort level inside home. Consider upgrading if desired.

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.

Handrail: Not Full Run

Safety Concerns:

Handrail was not present running the length of the stairs from the first step to the last step.

Railings: Return Not Present

Safety Concerns:

Handrail ends at steps should return to wall or similar area to prevent hooking coat sleeves or similar possibly causing falls. Evaluate your risk exposure properly correcting as needed for improved safety. 

  • For railing at stairs to basement

Landing: Undersized

Safety Concerns:

Installed landing at steps was less than 36" x 36". Consider for correction to improve safety. 

Stairs: Steep 7 3/4+", Irregular, Stairs Repair/Replace

Safety Concerns:

---

One or more steep steps were observed. For safety modern stair risers should have a maximum height of 7 3/4" in residential construction.

Safety Concerns:

The installed steps did not conform to modern standards for safe stairs. Use extreme caution when walking on these stairs now and consider upgrade to conforming stairs for safety.

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 Ceiling/Wall

Improve:

Ceiling framing and 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 OVERHEAD DOOR: Two Installed

Overhead Door Insulation: Not Insulated, Heated Area Over Garage

Improve:

Heated space was observed above garage area. Garage overhead door was not insulated. Garage overhead doors are typically the largest opening in a building. Installing insulated garage doors may lower utility costs as well help make the garage and the heated living space above the garage area less drafty. Consider this area for appropriate improvement or upgrade.

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.

Garage Overhead Door Operator Function: Operator Functional

Description:

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

Contact Reversal Means for overhead door operator tested functional.

Non Contact Reversal Means for overhead door operator tested functional.

Test overhead door operator reversal means as needed to maintain safe operation.

Electronic Eyes / Non Contact Reversal: Eyes Remote

Safety Concerns:

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

Electronic eyes for garage overhead door operator were mounted remote to garage overhead door. Refer to installation instructions for electronic eyes properly correcting as needed for safety and function.

Contact Reversal: Contact Failed

Safety Concerns:

Attached Garage Left 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

Inspector Informational Note:

Kitchen Inspection Process

Kitchen inspection was of the readily accessible and visible portions of the kitchen. The kitchen inspection includes the countertops and a representative number of cabinets. Kitchen faucets, when functional, are run for longer than one minute checking for observable leaks and hot/cold orientation.

The following builtin kitchen appliances, where installed, were inspected and on/off operated testing the main function of each appliance using the normal operating controls:

  • Cooktop / Oven / Range (cook surface with integral oven)
  • Microwave
  • Garbage Disposal
  • Trash Compactor

Installed dishwashers are run through a normal cycle. Obvious functional issues and leaks observed around the dishwasher are reported, if present.

Ventilation equipment, such as range hoods, are inspected, on/off operated and are reported as ductless, ducted or recirculating. It is beyond the scope of this inspection to determine the effectiveness of the kitchen exhaust fan, such as to verify air flow quantity or discharge location.

Appliance inspection does not cover clocks, timers, self cleaning function, calibration, automatic functions or optional equipment on appliances. Refrigerators are considered personal property and are not evaluated. Refrigerator presence or absence is noted.

Equipment that appears to be shut down, inoperable or intentionally taken out of service is noted but will not be operated by the inspector. Shut down equipment may be unplugged, breaker off, water off, gas off or otherwise taken out of service.

Installation conditions and functional issues for this area requiring correction should be performed by a competent qualified contractor.

Kitchen

Kitchen Area: Upstairs

Kitchen Description:

---


Countertop: Granite

Serviceable, fulfilling its function


Cabinets: Wood and wood composition 

Some wear noted, recondition as desired


Floor Covering: Tile 

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.

Signs of past leakage observed, maintain area to meet your needs


Disposal: Not Present


Dishwasher: Present and ran through a normal cycle without incident


Range: Range (Electric Top/Oven)

Present and On/Off Tested functional


Microwave: Present and On/Off Tested functional

 

Kitchen Exhaust: Ductless in microwave appeared functional


Refrigerator: Present but not evaluated


Trash Compactor: Not Present

 

Bathroom

Testing Plumbing at Bathroom Areas

Testing Limitations

Inspector Informational Note:

Bathroom Inspection Process

The following opinion was based on an inspection of the readily accessible and visible portions of bathroom areas.

Hand washing faucets, when functional, are run for longer than one minute checking for observable leaks at the faucet and beneath the sink as well as checking Hot/Cold orientation.

Bathing area faucets, when functional, are run for longer than five minutes checking for observable leaks and Hot/Cold orientation.

Toilets, when functional, are flushed no less than two times. Inspector checks for leaks around toilet, checks that toilet fills and shuts off, and checks to see if toilet appears securely mounted.

Effectiveness and discharge locations for mechanical bathroom exhaust vents are not confirmed during inspection.

Installation conditions and functional issues for this area requiring correction should be performed by a competent, qualified contractor.

Bathroom 1

Full Bathroom

Bathroom Description:

Upstairs Master --- ---


Bathing: 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 ---  

---  


Ventilation: Window present to ventilate bathroom 

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


Floor Covering: Tile

Some wear noted, recondition as desired.

--- 

 

Sink/Faucet: Waste Drain Sluggish

Periodic Maintenance Needed:

Sink --- Master --- ---

Waste drain was sluggish. This may indicate a blockage in the drainage system or other problem may exist. Properly correct as needed.

Toilet: Flush Valve Hung

Periodic Maintenance Needed:

Toilet Master --- --- ---

Toilet flush valve, sometimes called a flapper valve, hung when the toilet was flushed. This condition can waste water. Typically, the flush valve, or the flush lever that is connected to the flush valve, will need adjustment or replacement to correct this issue. Properly correct as needed for proper function.

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. 

Shower was run only briefly as no shower curtain/door was present.

---


Hand Washing: Vanity with basin ---

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

---

---


Toilet: Water tank type ---  

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


Ventilation: --- 

Window present to ventilate bathroom. 


Floor Covering: Tile

Some wear noted, recondition as desired.

--- 

 

Bathing Area: PERIODIC MAINTENANCE NEEDED (Mechanical Stopper)

Periodic Maintenance Needed:

Tub Upstairs at Hall --- ---

Mechanical stopper was in need of repair. Correct to meet your needs.

Bathroom 3

Full Bathroom

Bathroom Description:

Basement --- --- ---


Bathing: Shower 

---

---

---


Hand Washing: Vanity with basin ---

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

Signs of past leakage observed, maintain area to meet your needs.

---


Toilet: Water tank type ---  

---  


Ventilation: --- 

Window present to ventilate bathroom, make operable. 


Floor Covering: Tile

Some wear noted, recondition as desired.

--- 

 

Bathing Area: Leak at Shower Head

Periodic Maintenance Needed:

Shower Area Basement --- --- ---

Leak observed at shower head piping. Properly correct as needed.

(B-1) Key Concerns:

Toilet Basement --- --- ---

The toilet was inspected and found inoperative when using the normal flush method. The toilet tank did not appear to have sufficient water inside the tank to flush the toilet. The water supply to the toilet may be restricted, off or other conditions may have existed. Properly put the toilet back in service correcting as needed for function and safety.

Plumbing

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

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

Description:

Apparent Shut Off Valve

Water Heater

Water Heater

Description:

Water Heater


Size: 40 gallon / Location: Basement Garage ---


Year of Manufacture: 2019 / Fuel: Electric


Water Heater was observed functional during inspection


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

---

Supply Piping

Supply Piping: Copper, CPVC, PEX

Water Flow at Supply Piping: Adequate

Note:

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

(P2-1) Routine Correction Needed:

Posted Winterized But Water On    

Posted Notices were observed advising property was Winterized but water supply was found on during inspection. Verify property owner is aware of this condition to help prevent needless damage to the plumbing system. Have owner properly winterize property or remove misleading Posted Notices. 

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.

Exterior Hose Faucets

Performance: Winterized

Note:

Possible hose faucet appeared winterized and was therefore not confirmed or viewed in operation. 

(P2-2) Periodic Maintenance Needed:

Front hose had damaged vacuum breaker. Properly correct where 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: Unknown

Improve:

A plumbing system pressure reducer was not located. Verify location of installed pressure reducer or add as needed, if needed.

Plumbing Other

Abandoned Connected Plumbing Supply Piping

Safety Concerns:

Consider properly removing connected abandoned plumbing supply piping for health safety. Stagnant water remaining inside plumbing supply piping for an extended period of time can contaminate drinking water.

Central Heating/Cooling

Central Heating /Cooling

Split System - Heat Pump

Central Heating/Cooling Description:



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


Brand Furnace: Nortek formerly Nordyne / Location: Basement Garage / Fuel: Electric Heat Pump


Size: 2.5 ton / Year of Manufacture: 2010


Heat pumps typically have a service life of 12-18 years when properly maintained



Filter Type: Disposable / Thermostat Type: Digital


 

Cooling Brand: Nortek formerly Nordyne / Location: Exterior / Fuel: Electric


Year of Manufacture: 2010


Heat pumps typically have a service life of 12-18 years when properly maintained


Condensate disposal method: Gravity drain for condensate

 

 --- 

  

Heat Pump: Single Fuel Cool Day Heat Pump Functional

Central Heating/Cooling Description:

Electric Heat Pump System - Heating functional cool day

For heating function, the electric single fuel heat pump system was operated in the normal heating mode and in the back up heating mode.


In normal heating mode, system engaged and was found to be functional.  

Backup heating was briefly operated on heat pump. 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.

Cooling Issue: Insulate Refrigerant Lines

Periodic Maintenance Needed:

Cooling system refrigerant lines need insulation. Sections of the insulation on the compressor lines appeared to be missing. These lines should be suitably insulated to prevent sweating lines from dripping moisture to finished areas and to improve efficiency of the cooling system. 

Condensate: Gravity Drain Needs Fall

(CHC-1) Key Concerns:

Gravity condensate drain piping for cooling systems should have continuous fall to keep line clear. Installed condensate drain piping did not appear to have proper fall. Properly correct condensate drain piping as needed for function and to prevent unwanted water issues.

  • Condensate drain at garage floor did not have continuous fall

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 ──── ────

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 ──── ────

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 damaged at garage

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 inspect the fireplace before initial use and then as directed by the chimney specialist thereafter. Properly maintain any fireplace as needed for proper function and safety.

Location: Living Room

Type: Prefabricated or Manufactured Fireplace

Firebox: Cracked, Sooted

Periodic Maintenance Needed:

Fireplace Living Room

The firebox of the fireplace was observed cracked.

This area should be properly repaired correcting as needed for function and safety before use.  

Periodic Maintenance Needed:

Fireplace Living Room

Fireplace or chimney was observed sooted. Both fireplace and chimney should be professionally cleaned and further evaluated by chimney specialist prior to use.

Damper: Operated

Description:

The fireplace damper was opened and closed and functioned normally.

________________________________________________________________________________________________________________________________________________________________

Chimney Type: Metal Fabricated Type

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. 

Solid Fuel Burning Stoves

Wood Stove Observed but not evaluated

(SH-1) Further Evaluation:

Wood burning stoves are outside the scope of this inspection and are not evaluated. Manufacturer's instructions must be closely adhered to and these instructions often vary by manufacturer. The inspector recommends further evaluation by a chimney specialist and a revue of installation and maintenance instructions before use.

  • Wood stove was observed but not evaluated.
  • Likely chimney for wood stove was irregular and damaged. Replace or repair as needed now for proper function and to prevent leaks.

Electrical

System Amps / Volts

System Amperage: 200 Amps

Electrical Service

Electrical Service Type: Overhead

No Adverse Conditions Were Observed

Aerial: Aerial Wiring Vegetation

Periodic Maintenance Needed:

Electrical Service

Properly remove vegetation touching overhead utility aerial wiring to building. Have utility company inspect their wiring for damage when readily accessible.

Main Electrical Distribution Panel

Service Entrance Conductors: Aluminum, Stranded

Electrical Panel Type: Breaker Panel

Corrections Needed

Index: Index

Improve:

Electrical Panel Basement Garage

Properly index or label each electrical panel circuit as needed for clarity and safety.

Enclosure: Plug/Plate Cover, Screws

Improve:

Properly plug or plate openings at panel cover that allow access to energized parts without removing cover.

Improve:

Correct electrical panel screws as needed for safety.

Wiring: Neutral Multiple Lugged, Remark White 240V Breaker

Improve:

Multiple neutral wiring was observed under a single lug inside panel. Separate each neutral wire to individual lugs where needed.

Improve:

White wires observed attached to 240V breakers. Remark or correct improperly colored wiring inside panel where needed for service personnel safety.

(E4-1) Key Concerns:

Electrical Panel Basement Garage

Corrections were needed at electrical distribution panel. Make proper corrections as needed for safety and function now. Refer to the full report for additional information and photos regarding obvious corrections recommended for this electrical panel.

Sub Electrical Distribution Panel

Corrections Needed

Access: Working Access

Improve:

Electrical Panel ---

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.

Fuse: Over Fusing

Improve:

Some fuses appeared mismatched to wire size, correct where needed.

  • Cooling unit was rated Max overcurrent device 30 Amps and 40 Amp Fuses were installed.
(E4-2) Key Concerns:

Electrical Panel LOCATION

Corrections were needed at electrical distribution panel. Make proper corrections as needed for safety and function now. Refer to the full report for additional information and photos regarding obvious corrections recommended for this electrical panel.

Branch Wiring

Material: Copper

Wiring Method: Non Metallic Sheathed Cable

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 None

Improve:

No GFCI protection was observed at inspected property. Consider modernizing electrical installation adding this shock protection for all electrical areas where GFCI protection is known to improve safety.

Electrical Receptacle Outlets

Cover Plates: Missing

Routine Correction Needed:

Electrical Receptacle Outlet ---

Install receptacle cover plates 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

(E4-3) Key Concerns:

Electrical Receptacle Outlet ---

Electrical receptacle was found inoperative during inspection.

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

  • Receptacle at laundry area was inoperative when tested.

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

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

Inoperative/Improper/Damaged

(E4-4) Key Concerns:

Some lighting was inoperative when inspected. Some light fixtures were improperly installed. Some light fixtures were damaged. Check all lighting/fans making functional and safe where 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.

Smoke Alarms

Modernize, Test After Installation

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.

Failed to Respond

Periodic Maintenance Needed:

Smoke alarm at hall failed to respond when the test button was pressed. Properly service smoke alarm system correcting as needed for function and safety.

Attic Ladder

Attic Ladder Installation / Condition

Location of Attic Ladder: Upper Floor, Hall

Overall Condition: Attic Ladder Correct Before Use

Box Frame Connection To Structure: Nails Missing All Brackets, Nails Not At All Sides, Small Screws Observed

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.

Improve:

Pull down attic ladder stairway did not appear to be properly nailed in place on all four sides with 16d nails. The attic ladder should be properly nailed in place to help prevent collapse of stairway.

Improve:

Small screws were observed at attic ladder. Small screws should not be used to attach pull down attic ladder stairway to structural framing. Typical instructions require 16d nails or 1/4" diameter, three inch long lag screws. Properly correct where needed 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 Area

(S-1) Safety Concerns:

Remove loose plywood stored at attic to reduce the risk of injury to persons mistaking loose plywood as secured in place flooring.

(S-2) Periodic Maintenance Needed:

Obtain evaluation by a wildlife specialist. Nesting materials observed at attic area. Gable end screen appeared torn.

Roof Framing

Framing: Rafters

Sheathing: Plywood

Roof Framing: Older Typical

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. 

Ceiling Framing

Condition: No Adverse

Description:

No adverse conditions were observed for this area. Maintain this area to meet your needs.

Framing Access: Finished Restricted

Note:

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

Wall Framing

Basement: Furring Strips Monitor Older

Monitor:

As expected for age of home, older basement wooden wall framing, where non bearing, was observed with lumber smaller than 2"x 4 " wall studs used to attach finished walls. Using traditional wall studs allows use of modern electrical wiring methods and wall insulation. Monitor this area upgrading when necessary or desired.

Underfloor Access

Basement: Semifinished

Note:

Basement Semifinished

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

Underfloor Description

Attributes: Basement

Description:

Underfloor Area

Access: 

Basement walked  

──── 


Construction Type: 

Basement - Semi Finished      ────  

──── 


Foundation: 

Concrete Block      ──── 

──── 


Columns or Piers:

Metal Pole      ──── 


Floor Structure: 

Floor Joists - Solid Wood      ────  

Beam - Built Up Wood      ────  

Subfloor - Wood      ────  

──── 

 

Floor System

Floor Framing: Load Path Settlement, Older

Monitor:

Some settlement was observed that may or may not be related to the structural load path of the building. It is beyond the scope of this inspection to determine the structural load path or calculate structural integrity. Monitor framing budgeting corrective measures if condition worsens. 

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.

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: None expected at basement walls

Underfloor Insulation

Vapor Retarder: Reversed

Improve:

Vapor Retarder was observed reversed at roll or batt insulation installed at underfloor area. Insulation vapor retarder should be installed toward and against the living space to help control moisture. Consider this area for proper correction. Monitor area if not correcting now. 

  • Vapor retarder was reversed at basement garage ceiling

Ventilation

Attic Ventilation

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

Attic Ventilation Intake Vents: Soffit Vents Where Installed

Moisture

Moisture Indications at Basement

Basement: Basement Dry But Older

Monitor:

Basement appeared dry when inspected but structure was older. Monitor area and properly maintain basement to meet your needs.

Roof

Roof Covering

Method of Roof Inspection: Walked on roof

Roof Style: Gable

Approximate Age of Roof: Unknown

Roofing Material: Composition Dimensional Shingle

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. 

  • Moss observed at roofing
  • Counter flashing was omitted at chimney chase
  • Dead vegetation concealed portions of roof covering.

Gutters and Downspouts

Gutter and Downspout Materials: Metal

Downspout: Under

Note:

One or more gutter downspouts were discharging into a below grade drainage system. The drainage system was subterranean and inaccessible and was therefore not inspected.

(R-2) Key Concerns:

Gutters

Covers at gutters interfered with incline of roof. Gutters appeared installed too high for use with installed gutter covers. Properly correct or replace gutters such that they do not interfere with roof incline.

Exterior Surfaces

Exterior Elevations

Photos: Exterior Photos

Exterior Photos

Siding

Siding: Composition Siding

Eaves: Painted Wood

Trim: Wood

Siding: Deferred Maintenance, Paint Failing, Paint Failing Extra Info, Physical Damage, Rot, Seams Not Staggered, Temporary Repairs, Refurbish, Replace/Repair

Periodic Maintenance Needed:

Siding/Trim - Composition Siding

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

Periodic Maintenance Needed:

Siding - Composition 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 - Composition 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 - Composition Siding

Physical damage was noted and should be properly repaired. 

Periodic Maintenance Needed:

Siding/Trim - Composition 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:

Wall siding should have staggered butt seams rather than having butt seams that line up near or just above the lower siding run butt seam as this may allow unwanted water penetration. The improper installation practice of having one siding run butt seam being just above a lower run butt seam is called zippering of the butt seams. Monitor siding installation correcting at next scheduled painting or if condition worsens before that time.

Periodic Maintenance Needed:

Siding/Trim - ────

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

Periodic Maintenance Needed:

Siding - Composition 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 - Composition Siding

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

Siding - Stucco

Stucco Over Concrete Block

Siding: Requires Maintenance, Upgrade or Maintain

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. 

Improve:

Stucco

Upgrade or maintain stucco 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: Rear

Deck Stairs: Stairs Were Present

Deck or Wooden Porch Structure

Flashing: Not Visible

Deck Description:

Flashing was not visible. 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.

Footings: Deck Block Attached Deck

Deck Description:

Deck blocks are for unattached decks only. Deck blocks are not for use at decks that are attached to a structure. Install proper permanent footings and columns where needed to eliminate any deck blocks at attached deck.

Girder or Beam: Undersized

Deck Description:

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

Joist Hangers: Missing

Deck Description:

One or more floor joist hangers were missing at deck. Properly add joists hangers where missing for improved structural integrity.

Performance: Deferred Maintenance, Framing Separating, Paint Failing, Rot

Deck Description:

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

Deck Description:

Separation observed at structural framing. Check all connections correcting as needed for safety and for structural integrity.

Deck Description:

Deck Area

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. 

Deck Description:

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

Deck or Wooden Porch Railings and Stairs

Diagrams: Correction Needed Railing & Stair Diagrams

Safety Concerns:

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

Railings: Risers ≥4"

Safety Concerns:

Openings at stair steps such as at risers did not reject a 4" sphere for all openings. Evaluate your risk exposure properly correcting as needed for improved safety and function.

Stairs: Stringer Spaced Far, Uneven, Stairs Repair/Replace

Safety Concerns:

Stair stringers observed spaced farther apart than expected. Properly correct stairs as needed for function and 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.

Lots and Grounds

Porch

Concrete

Roof Structure: Present

Description:

Area had a roof structure.

Porch: Serviceable

Description:

Porch was serviceable, fulfilling its function.

Landing

Rear

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: Negative Drainage Basement

Periodic Maintenance Needed:

Drainage was negative and storm water will flow toward the structure. It may be necessary to alter the grade to divert water away from the building a minimum of ten feet. Be careful not to raise grade at the structure above foundation water proofing for basement areas. Other corrections may also be needed. Check all exterior areas. Monitor storm water run off during and after rains. Make appropriate corrections to meet your needs. 

Driveway

Concrete

Driveway: Monitor Cracked

Monitor:

Multiple cracked areas were observed when inspected. Monitor area budgeting repairs as needed.

Walkway

Concrete

Walkway: Recondition

Periodic Maintenance Needed:

Walkway was ready for reconditioning. Cracks and settlement was observed. Properly replace or repair area to meet your needs.

  • Sidewalk was not level.
  • Multiple Cracks observed
  • Sidewalk was heaved
  • Walkway was incomplete

Stairs and Railings at Exterior

Stairs at Front, Stairs at Rear

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: Missing, Wrong Height

Safety Concerns:

One or more handrails were missing and should be properly installed for safety.

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.

Stairs: Uneven, Steep 7 3/4+", 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:

---

One or more steep steps were observed. For safety modern stair risers should have a maximum height of 7 3/4" in residential construction.

Safety Concerns:

---

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

Retaining Wall

Wood

Correct

Periodic Maintenance Needed:

Retaining walls appeared ready for correction. Properly replace or repair retaining walls as needed.

  • Landscape timbers are not rated for use as a retaining wall.
  • Retaining walls observed damaged. Properly replace where needed.

Out Structures

Poor Condition

Periodic Maintenance Needed:

Outbuilding observed in poor condition. Properly recondition outbuilding or remove outbuilding now for safety.

Vegetation

(LG-1) Periodic Maintenance Needed:

Properly maintain vegetation to meet your needs.

  • Dead limbs were observed and should be properly removed.
  • Limbs observed overhanging roof covering should be properly removed.

Receipt -- Residential Inspection

Report # 210214A
Inspection Date: 2021-04-01

Property inspected for:
Built in 1980
8080 Loving the Eighties Chattanooga, TN 37424

Home Inspection Fee$390.00
Discount Scheduling$-20.00
$370.00
PAID

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

Signed Contracts