This is a "full" inspection of a condominium. Not all areas of the condo are accessible and this is not a commercial inspection. As part of a full condo inspection I do try and walk the exterior and access the roof, or garage or other common areas as is feasible at the time of inspection. The purpose of this is to try and get a sense of the overall condition of the building.

I recommend checking with the HOA about a reserve study for the property as well as any documentation used to determine the monthly dues: a building cost analysis and/or a building envelope study can be useful documents to review if available.

Please note that observations in this report that are labeled with HOA are areas that should be further investigated with the home owner's association.

Info and LMT's. Vacant homes present unique inspection limitations because many systems have not been subjected to regular use prior to inspection. While systems may function during testing, future performance cannot be predicted. Hidden leaks, drainage issues, fixture failures, and other conditions may only become apparent after normal occupancy resumes.

Picture Showing Additional Gas Line Shutoffs Fireplace and Gas Supply Lines

Picture Showing Shutoff at Furnace

Per the Standards of Practice, the home inspector shall observe Exterior electrical receptacles and the presence of GFCI protection (GFCI protection was not required prior to 1975, but upgrading is recommended for safety). Decks, balconies, stoops, steps, areaways, porches, and applicable railings that are directly attached to the structure. Vegetation, grading, and drainage of grounds, driveways, patios, walkways, and retaining walls will be inspected with respect to their effect on the condition of the structure.

The home inspector is not required to observe: Fences and gates, Geological conditions, Soil conditions, Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities), Detached buildings or structures, or the Presence or condition of buried fuel or waste storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstruct access or visibility.

The photos provided here show representative images of grounds at the time of inspection.

All readily accessible driveways, walkways, and flatwork areas were visually inspected through a representative sample of accessible surfaces for cracking, drainage concerns, settlement, trip hazards, slope, deterioration, surface wear, and vegetation-related conditions. No significant deficiencies were noted unless otherwise described within this section.

All readily accessible grounds, trees, vegetation, and site areas were visually inspected through a representative sample of accessible surfaces and conditions for grading concerns, drainage patterns, vegetation contact, erosion, settlement, moisture-related conditions, and general site performance. No significant deficiencies were noted unless otherwise described within this section.

All readily accessible drainage and site conditions were visually inspected through a representative sample of accessible areas for grading, water management, drainage performance, erosion, settlement, runoff control, and moisture-related concerns. No significant deficiencies were noted unless otherwise described within this section.

The grounds in contact with the structure were inspected to determine that they were sloped to allow rainwater to drain away from the structure adequately. The soil is recommended to slope away from the foundation, with a 6-inch drop in elevation, in the first 10 feet away from the structure (5% grade). When the 5% grade cannot be achieved, swales or drains should be used as needed to properly divert and/or manage rainwater runoff. Any flat or low areas around the structure should be backfilled and sloped away from the foundation to prevent potential moisture infiltration into areas below grade (as applicable). No significant grading deficiencies were present at the time of inspection unless otherwise described within this section.

Info and LMT's. Info & LMT's – Site Grading, Drainage, and Underground Drainage Systems

Underground or concealed drainage components — subterranean pipes, footing drains, foundation drains, and other buried systems — could not be reviewed without excavation or specialized testing.

Grading and drainage performance was reviewed only from conditions visible at the time of inspection; heavy rainfall, frozen ground, or clogged gutters can affect performance differently at other times.

Review the Seller's Disclosure for any history of water intrusion or drainage work, and consult a drainage or waterproofing specialist if concerns exist.

Retaining walls were visually inspected through a representative sample of readily accessible areas with respect to their apparent impact on site conditions and nearby structural components of the home. Determining the structural integrity, engineering adequacy, or load-bearing capacity of retaining walls is beyond the scope of a standard home inspection. No reportable deficiencies were visibly present at the time of inspection unless otherwise noted within this report.

Per the Standards of Practice, the home inspector shall observe from ground level: - Wall cladding, flashings, and trim; entryway doors and a representative number of windows; eaves, soffits, and fascias. The home inspector shall: Describe wall cladding materials, Operate all entryway doors and a representative number of windows, and probe exterior wood components where deterioration or damage is suspected.

The home inspector is not required to observe: Storm windows, storm doors, screening/screens, shutters, awnings, and similar seasonal accessories; the Presence of safety glazing in doors and windows; Detached buildings or structures; or the Presence or condition of buried fuel storage tanks, water tanks, or septic tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstruct access or visibility.

General Elevations. The photos in this section provide representative views of the home’s exterior conditions as visible at the time of inspection.

Info and LMT's. This section provides representative views of the home’s exterior elevations as seen from the ground at the time of inspection. These photos are intended to document overall exterior conditions, including siding, trim, eaves, soffits, fascia, windows, doors, and visible exterior penetrations. Conditions not visible due to height, angle, finishes, weather, or obstructions may not be fully captured.

A home inspection entails a visual inspection of the accessible exterior components of the property that are readily accessible able and available. It does not encompass a thorough evaluation of concealed elements, nor does it consider weather-related influences, concealed damages, or inaccessible areas.

The wall cladding and trim were inspected in representative areas for significant damage, proper flashing details, and potential moisture intrusion points. No significant deficiencies were noted unless otherwise described within this section.

Manufacturers of fiber cement siding have done a poor job helping inspectors and consumers distinguish their products after installation; these products have few if any distinguishing characteristics. This report will site James Hardie manufacturers installation requirements for reference because they are the most common manufacturer of fiber cement siding and the various manufactures seem to share similar installation guidelines. Here is a link to the HZ-10 Best Practices Guide. However, reference of these guidelines in this report does not ensure that the fiber cement siding here is a James Hardie product.

Info and LMT's. All visible sections of the flashings were examined for any notable deficiencies, including Z-flashings, drip caps, etc., where relevant. Given that flashings are often concealed by wall claddings, their functionality is assessed by checking for signs of moisture intrusion or damage in areas where they are expected to be present.

The roof overhangs were inspected at representative visible portions for signs of water damage, deterioration, and other significant defects. No significant deficiencies were noted unless otherwise described within this section. Concealed damage may exist at structures where fascia and/or soffit coverings are clad with vinyl or aluminum materials, as these finishes can limit visibility of underlying components.

All exterior doors were inspected in representative visible areas for damage, operational deficiencies, flashing concerns, and other significant conditions. No significant deficiencies were noted unless otherwise described within this section.

Info and LMT's. Handlesets, including deadbolts and door handles, are not assessed for functionality with keys during the inspection. It is advisable to consider replacing or re-keying any deadbolts and handles due to uncertainty regarding who may have access to keys for the residence. Consequently, deadbolts and handles will be evaluated solely based on their alignment with the door, focusing on any issues preventing proper latching or locking.

The exterior components of the windows, including representative visible portions of trim, flashing, sealants, and related assemblies, were inspected for significant damage, improper flashing details, clearance concerns, and other visible deficiencies. No significant deficiencies were noted unless otherwise described within this section. Routine monitoring and maintenance of these areas is recommended to help reduce the likelihood of future moisture intrusion, deterioration, or pest-related concerns over time.

The exterior penetrations were visually inspected in representative accessible areas for proper sealing, flashing, clearances, and signs of damage or deterioration. No significant deficiencies were noted unless otherwise described within this section. Ongoing monitoring and routine maintenance of exterior penetrations is recommended to help reduce the likelihood of moisture intrusion, air leakage, or pest entry over time.

Info and LMT’s – Concealed Vent Terminations and Connections. Vent terminations and duct connections located within sealed walls, ceilings, or other concealed areas could not be confirmed. The inspection is limited to visible and readily accessible components, and the continuity, routing, and final termination points of concealed ductwork are not fully verifiable. As a result, conditions such as disconnected ducts, improper terminations, or concealed damage may exist but are not detectable within the scope of a visual inspection. Inquire with the seller regarding any known issues, prior modifications, or available documentation related to the installation and routing of ventilation systems.

The representative visible components of the exterior stair system were inspected by traversing the stairs, where possible, to evaluate their general condition, stability, handrails, guards (where applicable), and other readily visible deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

Per the Standards of Practice, the home inspector shall observe: The roof covering, roof drainage systems, visible flashings, skylights, chimneys, and roof penetrations and report signs of leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials and Report the method used to observe the roofing.

The home inspector is not required to: Walk on the roofing (although every safe attempt to do so will be taken), report on the age or remaining life of the roof covering, or move leaves, snow, or other items on the surface that may block visual accessibility, or observe attached accessories including but not limited to solar systems, antennae, satellite dishes, and lightning arrestors. No claims will be made as to the remaining roof material life expectancy, and no guarantee or warranty should be expected from comments or observations. The sellers or the occupants of a residence will generally have the most relevant knowledge of the roof and of its history. Therefore, I recommend that you consult with the sellers about the age of the roof covering and that you either include comprehensive roof coverage in your home insurance policy or obtain a roof certification from an established local roofing company.

The photos provided here show representative images of the Roof, Gutters and Chimney Pictures at the time of inspection.

Info and LMT's. The examination of the roof and its covering material is confined to the conditions observed on the day of inspection exclusively. The assessment includes inspecting the roof covering material, visible sections of the roof structure within the attic (if accessible), and interior ceilings to identify any signs of existing or previous leaks. It's important to note that leaks may become apparent in the future or during adverse weather conditions that were not evident during the inspection.

Any deficiencies documented in this report regarding the roof covering or signs of past or present leaks should be addressed promptly by a licensed roofing contractor. They should be evaluated and remedied as necessary to ensure the integrity of the roof and prevent potential damage.

A representative sample of visible components of the roofing system were inspected for significant defects related to roofing materials, roof structure, flashing details, gutters, downspouts, ventilation components, roof penetrations, and debris conditions. No significant deficiencies were noted unless otherwise described within this section.

Info and LMT's. This inspection of the roof covering is visual only, from the vantage points accessible at the time (ground, ladder, walked roof surface, or aerial imagery, as noted elsewhere in this section). Concealed components, areas hidden by weather conditions, and portions not visible from the inspection method used could not be evaluated. The inspection is intended to determine general condition only; it does not establish, and cannot guarantee, the roof's remaining service life.

Info and LMT's. Portions of the roof were evaluated using an aerial drone rather than by walking the surface or viewing from a ladder. For those specific portions, observations are limited to what is visible from the drone's aerial perspective, which provides a less thorough view than direct access would.

Info and LMT's. Shingles in this area were well-bonded and could not be lifted to inspect the fastening pattern underneath without a pry bar, which is not used as part of a standard visual inspection. Well-bonded shingles are themselves a good sign, since loose or unbonded shingles are more prone to wind damage and would be noted as a defect.

Info and LMT's. The roof age noted below is a rough estimate based on general observations and industry standards, not official records, and actual remaining lifespan will vary with maintenance history, climate, and material quality.

Representative visible roof flashing components were inspected for conditions commonly associated with proper water management at roof transitions, penetrations, terminations, and directional changes in the roofing system. Roof flashings are intended to help direct water away from vulnerable areas where roofing materials start, stop, intersect, or are penetrated. The inspection included reviewing flashing methods and conditions that are generally considered standard or commonly accepted for this region and type of construction. Damaged, incomplete, deteriorated, or non-standard flashing details may indicate an older or potentially less reliable roofing assembly and can increase the likelihood of moisture intrusion over time. Any reportable flashing deficiencies identified in the representative visible areas inspected are documented below where applicable.

 Representative visible portions of the roof flashings were inspected for significant deficiencies at applicable flashing locations, including drip edge, sidewall, headwall, counter flashing, step flashing, and similar components. Many flashing components are concealed beneath roofing materials and/or wall claddings and are not directly visible during a standard visual inspection; therefore, concealed portions are excluded from this inspection. Flashing performance is assessed primarily through visible conditions and by reviewing accessible interior ceilings, attic spaces, and roof decking for signs of moisture intrusion where flashing components are presumed to be present. No reportable deficiencies were visibly present at the representative visible portions inspected unless otherwise described within this section.

This roofing system has a woven valley detail. These can be more vulnerable to leeks over time than metal valleys. Most shingle manufacturers seem to allow this detail, especially with lighter weight shingles. It is usually not possible to identify the shingle manufacturer during a home inspection. Metal valley details are generally preferable, but woven valleys are typically only listed as a defect if signs of excessive ware or failure are noted during this visual inspection.

 Representative visible portions of the roof protrusions and penetrations were inspected for significant defects, including signs of deterioration, improper sealing, flashing concerns, and visible moisture intrusion conditions. Roof protrusions were also reviewed from accessible attic areas, where possible, for visible signs of leakage or moisture-related staining at associated roof penetrations. No significant deficiencies were noted unless otherwise described within this section.

Representative visible portions of the gutters and downspouts were inspected for significant deficiencies related to securement, debris accumulation, standing water, drainage performance, damage, and general condition. Active leakage conditions cannot always be confirmed unless rainfall is occurring at the time of inspection, and minor seepage at seams, joints, or end caps may develop over time due to seasonal movement, aging sealants, or debris buildup. If leakage becomes apparent after occupancy, maintenance, sealing, or localized repairs may be needed. No significant deficiencies were noted unless otherwise described within this section.

Representative visible portions of the chimney system were inspected for significant deficiencies related to structural integrity, accessible flue liner conditions, clearances, chimney cap installation, masonry and mortar condition, accessible damper operation, and visible creosote buildup. Portions of chimney systems, including concealed flue components and internal areas not readily accessible, are excluded from a standard visual inspection. No significant deficiencies were noted unless otherwise described within this section.

The photos provided here show representative images of this garage at the time of inspection.

The representative visible garage door system, including the door panels, rollers, tracks, brackets, and springs, was inspected for significant damage, loose components, and operational concerns. No significant deficiencies were identified unless otherwise noted within this section.

The representative visible garage door(s) were operated using the wall-mounted control and inspected for proper operation, significant damage, and installation-related deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

The representative visible gas distribution piping was inspected for significant damage, corrosion, inadequate support, improper materials, and evidence of gas leakage. No significant deficiencies were identified unless otherwise noted within this section.

Gas Connector Installation Instructions

Per the Standards of Practice, the home inspector shall observe Service entrance conductors; Service equipment, grounding equipment, the main overcurrent device, main and distribution panels; Amperage and voltage ratings of the service (if the conductors' sizing text is present/legible); Branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities and voltages. The home inspector shall describe Service amperage and voltage (if known), Service entry conductor materials, Service type as being overhead or underground, and the location of main and distribution panels. The home inspector shall report on: the presence of any observed aluminum branch circuit wiring.

The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over-current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Motion or Dusk to Dawn lighting, Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system.

Link to the NEC

Info and LMT's. Service amperage is determined by examining the size and rating of the service entrance conductors and the main service disconnect.

Standard residential service voltage (120/240VAC) is treated as the operating voltage for this type of installation unless something in the panel or service equipment indicates otherwise; a voltage meter reading is not part of this evaluation. Where the service entrance conductor sizing isn't legible or marked, the stated amperage is listed as an estimate based on the visible equipment rather than a confirmed value.

The representative visible components of the main electrical panel were inspected for significant defects related to wiring terminations, overcurrent protection devices, grounding and bonding, circuit identification, overcrowding, and other readily visible safety hazards. No significant deficiencies were identified unless otherwise noted within this section.

Info and LMT's. During a home or property inspection, every effort is made to inspect the visible components of the electrical system grounding. The grounding system is critical for safely discharging electrical surges, especially in the case of lightning strikes. There is no way in the context of a home inspection to verify the "effectiveness" of the grounding system as much of the system is not visible and there are not practical tests one can perform in the way we can test a furnace or a plumbing fixture. However, there are many things that can lead me to recommend further evaluation of the grounding system by a licensed electrical contractor and they will be documented in the observations below if discovered.

Info and LMT's. During the inspection, I attempt to visually document electrical system bonding. There is no way in the context of a home inspection to verify the "effectiveness" of system bonding. All metallic systems in the building are required to be "bonded" (connected) to the the building's electrical grounding system. Bonding creates a pathway to shunt static charges (that would otherwise build up on the system) to earth, and to provide a pathway to trip a breaker in the event that these bonded metallic components became energized. There are many things that can lead me to recommend further evaluation of this system by a licensed electrical contractor and they will be documented as repair items in the observations below if discovered.

Readily accessible receptacles were inspected by visual examination and tested with an appropriate receptacle tester, where applicable, to evaluate their general operation and wiring configuration. Receptacles that were obstructed, inaccessible, or otherwise not safely testable were excluded from inspection. No significant deficiencies were identified unless otherwise noted within this section.

Info and LMT's. Receptacles of 220V/240V and 20-amp dedicated circuits are not assessed for functionality or polarity during the inspection, as they cannot be tested using a standard receptacle polarity tester. Any visible deficiencies pertaining to these receptacles will be noted in the report.

 Info and LMT's. Fully confirming or locating GFCI protection in certain areas of the home may be challenging as the protection mechanisms are not always visible. When test and reset buttons are not present on each receptacle, tripping them with a polarity tester might inadvertently affect downstream receptacles that are obstructed by personal belongings or otherwise inaccessible. This could result in those receptacles losing power. I suggest verifying GFCI protection in all recommended areas after personal belongings have been removed or upon assuming ownership of the property. If you're unsure about this process, it's advisable to enlist the services of a licensed electrician for assistance.

Representative readily accessible lighting fixtures were inspected by visual examination and operated using normal controls to evaluate their general functionality and identify readily visible safety concerns. No significant deficiencies were identified unless otherwise noted within this section.

Info and LMT's. Exterior dusk-to-dawn lights, motion lights, landscape lighting, or any lighting fixtures not affixed to the structure are not encompassed within a standard home inspection and were not evaluated for functionality. These elements are explicitly excluded from the inspection.

Smoke and carbon monoxide alarms are important life-safety devices. Accessible alarms may be tested using normal test controls; however, this does not verify sensor sensitivity, age, interconnection, complete coverage, or future reliability.

For improved safety, verify that properly located and functioning smoke and carbon monoxide alarms are installed in accordance with current manufacturer recommendations and modern safety practices. Replacement or upgrades should be considered when alarm age, condition, or reliability cannot be confirmed.

Info and LMT's. Representative, accessible smoke and carbon monoxide alarms were tested using their normal test controls. This confirms only that the unit powers on and sounds — it does not verify sensor sensitivity, exact age, interconnection, complete coverage, or future reliability. Replacement and installation of alarms should follow current manufacturer instructions and applicable safety recommendations.

Per the Standards of Practice, the home inspector shall observe the permanently installed heating and cooling systems, including Heating and cooling equipment central to the home; visible ducts and piping, air filters, registers, and the presence of an installed heating and cooling source in each room. The home inspector shall describe the energy source and heating equipment. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily accessible access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe Humidifiers, Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms. The efficiency of the units and load testing is not conducted. Air conditioning units cannot be tested when temperatures are lower than 60 degrees due to the possibility of damaging the compressor. Clients are advised to have an HVAC company perform maintenance on the system annually.

The representative visible components of the exterior cooling unit(s) were inspected for significant defects related to installation, physical condition, operation, refrigerant line connections, electrical components, and other readily visible deficiencies. The system was operated using normal controls to verify the production of conditioned air, weather permitting. No significant deficiencies were identified unless otherwise noted within this section.

The representative visible components of the interior unit(s) were inspected for significant defects related to installation, physical condition, operation, condensate management, electrical components, and other readily visible deficiencies. The system was operated using normal controls to verify the production of conditioned air. No significant deficiencies were identified unless otherwise noted within this section.

Info and LMT's. The HVAC system inspection is restricted to assessing the system's response to normal operating controls, including the thermostat, in both heating and cooling modes (subject to weather conditions). It also involves visually observing the exterior and interior equipment non-invasively and removing any access panels designed for easy removal by homeowners without the need for tools. For a more comprehensive inspection, it's advisable to consult an HVAC contractor.

The representative visible components of the combustion venting system were inspected for significant defects related to vent materials, clearances to combustibles, support, slope, connections, termination, and other readily visible deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

Thermal images show approximate temperatures at heating registers. I use these images just to show the system was generally functioning during inspection. These are representative photos.

Info and LMT's. An infrared camera was utilized to demonstrate that the system(s) responded to normal operating controls during the inspection. However, these images are not intended to depict the precise temperature differential, efficiency, or performance of the system, as these aspects fall outside the scope of a home inspection. For accurate readings, HVAC thermometers (wet bulb) are necessary, and an HVAC contractor would conduct measurements at different locations.

In cooling mode, typical temperature differentials between return and supply air can range from 12 to 20 degrees, while in heating mode, they can range from 15 to 25 degrees. Numerous factors, including indoor and exterior ambient air temperatures, humidity levels, and the condition of the air filter and evaporator, among others, can influence these values.

Bathroom Exhaust Ventilation

Where visible, bathroom exhaust fans appeared to terminate to the exterior of the home. Proper exterior termination helps remove moisture and humid air from the building rather than discharging into attic or other concealed spaces.

The representative visible components of the gas fireplace were inspected for significant defects related to installation, operation, venting (if applicable), burner performance, safety controls, clearances, and other readily visible deficiencies. The fireplace was operated using normal controls, where possible. No significant deficiencies were identified unless otherwise noted within this section.

Per the Standards of Practice, the home inspector shall observe at visible portions: Interior water supply and distribution system, including piping materials and supports; fixtures and faucets; functional flow; leaks; and cross-connections. Interior drain, waste, and vent system, including traps; drain and waste lines; leaks; and functional drainage. The home inspector shall describe Water supply and distribution piping materials; Drain, waste, and vent piping materials; and the Location of the main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance.

The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

The representative visible components of the water supply piping system were inspected for significant defects related to leaks, physical damage, improper installation, support, corrosion, and other readily visible deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

Info and LMT's. Sections of the plumbing system that are concealed by finishes, storage areas, walls, floors, ceilings, below the structure, or beneath the ground surface were not inspected. Supply piping and other concealed plumbing cannot be fully evaluated, and its condition, installation quality, or potential for leaks cannot be verified. Overflow backup was not tested to avoid the risk of water damage, as aged gaskets may fail. Continued monitoring for signs of leakage or damage is recommended, and evaluation by a licensed plumber may be warranted if concerns arise

The representative visible components of the drain, waste, and vent (DWV) piping system were inspected for significant defects related to leaks, physical damage, improper installation, support, proper drainage, and other readily visible deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

Info and LMT's. Only visible portions of the plumbing waste and drain systems could be inspected. Concealed piping and underground drains were not accessible, and full verification of flow or blockages is beyond the scope of this inspection.

Per the Standards of Practice, the inspector will examine and report the condition: of the water heater enclosure, plumbing supply, energy source, venting, and TPR valve, if applicable. The inspector is not required to: activate the system if it is powered down or the pilot flame is not lit, Inspect the system for proper sizing, design, or use of proper materials.

This shows the data plate for the water heater.

The representative visible components of the hose bib were inspected and operated, where possible, to evaluate proper operation, attachment, leakage, freeze protection (where applicable), physical condition, and other readily visible deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

Per the Standards of Practice, the home inspector shall observe walls, ceilings, and floors; steps, stairways, balconies, and railings; counters and a representative number of installed cabinets; and a representative number of doors and windows; fireplaces by examining the firebox, operating the damper, and reporting on the presence of a gas shut off valve. The home inspector shall: Operate a representative number of receptacles, switches, windows, and interior doors; and report on signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.

The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting, tile; or Draperies, blinds, or other window treatments. Gas fireplaces are not tested for functionality, and the pilot light will not be lit if it's off at the time of inspection. An evaluation by a gas company is recommended before using any gas appliances in the home.

The photos provided here show representative images of the living areas at the time of inspection.

Info and LMT's. Assessing the quality and condition of interior finishes involves a significant degree of subjectivity. Factors such as cleanliness, cosmetic imperfections, material quality, architectural aesthetics, and color fall outside the purview of this inspection. Comments provided will be general in nature, unless specific functional concerns are identified. It's important to note that furniture, area rugs, storage items, appliances, and wall hangings are not relocated during the inspection, which may obscure potential defects.

Items such as carpeting, window treatments, central vacuum systems, household appliances, screens, recreational amenities, paint, wallpaper, and other finish treatments are not inspected unless explicitly mentioned in the report. It is recommended to conduct a thorough review of interior areas during the final walk-through inspection before closing. Please note that only areas that were readily visible and accessible were inspected on the day of assessment.

A representative sample of the visible interior wall, ceiling, and trim finishes was inspected to evaluate their general condition and identify any readily visible signs of damage, deterioration, installation concerns, or other deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

A representative sample of the visible and accessible floor system components was inspected to evaluate the overall condition and identify any readily visible signs of damage, excessive deflection, or other structural deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

Info and LMT's. At the time of inspection, no visible signs of floor settlement, sloping, or structural movement were observed. Floors appeared level and consistent throughout accessible areas, and no related wall or ceiling cracking was noted. These observations are based on visual inspection only and are limited to the conditions present at the time of inspection. Future settlement or movement cannot be predicted.

A representative number of readily accessible interior doors were inspected by operating them, where possible, to evaluate their general condition, operation, latching, alignment, and identify any readily visible deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

A representative number of readily accessible windows were inspected by operating them, where possible, to evaluate proper operation, latching, weather-tight closure, and other readily visible deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

The representative visible components of the exterior stair system were inspected by traversing the stairs, where possible, to evaluate their general condition, stability, handrails, guards (where applicable), and other readily visible deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

The following link can provide you with additional information regarding indoor air quality.

https://www.epa.gov/indoor-air-quality-iaq

Per the Standards of Practice, the inspector will examine and report on the condition and operation of the dishwasher by initiating a cycle, the range by testing the heating elements and the oven, the mounted microwave by starting a warm-up cycle, test the hot/cold water supply at the fixture, look for leaks in the plumbing and fixtures/faucet, examine counters, walls, ceilings, floors, a representative number of cabinets, windows, doors, and the presence of GFCI receptacles and their operation, if applicable. Homes built prior to 1987 were not required to have GFCI receptacles in the kitchen, but upgrading is recommended for safety.

The home inspector is not required to report on: Clocks, timers, self-cleaning oven functions, thermostats for calibration or automatic operation; Non-built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

The representative visible supply and drain piping serving the fixture were inspected for significant defects related to leaks, improper installation, physical damage, and other readily visible deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

Note:

• Thermal images taken during the inspection did not reveal any signs of active leaks at the time of inspection.

The representative visible cabinetry and countertops were inspected for significant defects related to physical damage, installation, and other readily visible deficiencies. Representative cabinet doors and drawers were operated, where possible, to evaluate proper operation, alignment, and other readily visible deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

The representative visible components of the oven and cooktop were inspected and operated, where possible, using normal controls to evaluate their basic operation and identify any readily visible deficiencies. Ovens were tested in the bake mode only. Household appliances are inspected for basic operation as a courtesy and are not evaluated for performance, calibration, or long-term reliability. No significant deficiencies were identified unless otherwise noted within this section.

Note:

• Thermal images taken during the inspection confirm that the ovens were heating properly and did not show any signs of abnormal heat patterns or active issues at the time of inspection.

The representative visible components of the refrigerator were inspected and operated, where possible, using normal operating controls to evaluate their basic function and identify any readily visible deficiencies. Household appliances are inspected for basic operation as a courtesy and are not evaluated for performance, calibration, or long-term reliability. Inspection photographs are provided to document the general condition and apparent operation of the appliance at the time of the inspection. No significant deficiencies were identified unless otherwise noted within this section.

Info and LMT's. Refrigerators are examined as a courtesy during a Home Inspection, as they are regarded as transient or "unattached" items. However, they are not relocated to inspect the condition of the flooring beneath them or the surrounding cabinetry. Consequently, the visibility of their water line and power receptacle is limited and excluded from this inspection. If any concerns arise regarding the refrigerator, it is advisable to arrange for an evaluation by an appliance repair company or another qualified professional before proceeding with the closing.

The kitchen exhaust fan was inspected by operating normal controls to evaluate its basic function and identify any readily visible deficiencies. The apparent venting method (recirculating or exterior) was also documented. No significant deficiencies were identified unless otherwise noted within this section.

Info and LMT's. Appliances are checked for general functionality by turning them on for a short period of time using basic operating modes. Thermostats, timers, clocks, self-cleaning features and other specialized functions are not tested during this inspection. Appliances are not inspected for cosmetic flaws, performance or the ability/accuracy of heating, cooling, etc. They are not inspected to ascertain whether the proper racks and/or accessories are present or in working order. Laundry appliances (and other portable appliances) are not moved and are outside the scope of this inspection; any comments are included for information purposes only. Water supply valves are not operated for liability reasons. It is further recommended that appliances be operated once again during the final walk through inspection prior to closing. Finally, product recalls and consumer product safety alerts occur almost daily. To best address your specific concerns, visit www.cpsc.gov or www.recalls.gov. Items, brand names, and model numbers will be required for proper identification.You may also find some general information or listed recalls on appliances by visiting the following link: https://www.building-center.org/

Info and LMT's. Except for the microwave, kitchen appliances were tested during inspection today. The typical design life of appliances can range from 4-20 years. Some appliances such as an older electric range are simple and tend to last longer than more complex appliances such as dishwashers and refrigerators or modern appliances with circuit boards. It is impossible to predict the useful remaining life of an appliance. I ran appliances during inspection. Any defects noted will be listed in this report.

Per the Standards of Practice, the inspector will examine and report on the condition of the exposed plumbing, the presence of a 240-volt receptacle, GFCI receptacles, dryer vent condition, and termination, as well as the walls, floors, ceilings, doors, cabinets, counters, and windows, if applicable.

The inspector is not required to: Inspect or move washers and dryers, operate water valves where the flow end of the faucet is connected to an appliance, or Inspect the plumbing for proper sizing, design, or use of proper materials.

Info and LMT's. Washer and Dryer (Limited Scope)

Washers and dryers are not tested as part of this inspection and fall outside the scope of a standard home inspection. Their performance depends on internal components, proper installation, and utility connections that are not fully assessed. In addition, the washer’s supply and drain connections are not tested, and the functionality of the drain is excluded from this inspection. Verification of operation and plumbing performance should be confirmed with the seller or through a separate appliance or plumbing review, if desired.

Info and LMT's. Dryer Exhaust Vent (Limited Visibility)

Portions of the dryer exhaust vent are concealed within wall and/or ceiling cavities and were not fully visible. As a result, the routing, support, connections, termination, and materials used in concealed sections could not be confirmed. If improper or non-recommended materials are present in these concealed areas—such as foil or Mylar flex duct, plastic ducting, thin vinyl ducting, or similar non-metal materials—they should be removed and replaced with smooth-wall or listed corrugated metal ducting in line with modern safety and manufacturer standards.

Concealed dryer vent conditions are a common source of airflow restriction and lint accumulation, which can increase fire risk. Verification and correction, if needed, should be performed by a qualified contractor familiar with proper dryer venting practices.

Per the Standards of Practice, the inspector will examine and report the condition of the: sinks, showers, tubs, enclosures, toilets, exposed plumbing, and the presence of leaks from plumbing, fixtures, and/or faucets. As well as the walls, floors, ceilings, a representative number of windows and doors, heating/cooling source, ventilation, and presence of GFCI protection, if applicable. GFCI protection in bathrooms was not required in homes built prior to 1975, but upgrading is recommended for safety.

The home inspector is not required to: Operate any valve except water closet flush valves, fixture faucets, and hose faucets; or Inspect the system for proper sizing, design, or use of proper materials.

General Bathroom Pictures

The representative visible sink components were inspected by operating the faucets, shutoff valves, and other accessible controls, where possible, to evaluate their basic function and identify any readily visible deficiencies. Water was run through the drain system to evaluate functional drainage and check for visible leakage at the fixture, supply connections, drain assembly, and accessible areas below. No significant deficiencies were identified unless otherwise noted within this section.

The visible sink plumbing was inspected by running water through the drain system for over one minute to evaluate drainage and check for readily visible leakage at the drain assembly, supply connections, and accessible areas below the fixture. The visible plumbing was also evaluated for other readily apparent deficiencies. No significant deficiencies were identified unless otherwise noted within this section.

Note:

• Thermal images taken during the inspection did not reveal any signs of active leaks at the time of inspection.

The representative visible toilets were inspected by flushing them to evaluate their basic function and identify any readily visible deficiencies. The fixtures were also checked for visible leakage at the tank, supply connections, and base. No significant deficiencies were identified unless otherwise noted within this section.

Info and LMT's. Toilets are not forcefully manipulated or tested for attachment to the closet flange. Obvious movement observed during normal operation or light incidental contact may be reported.

The representative visible shower and tub components were inspected by operating the fixtures, where possible, to evaluate their basic function, water flow, drainage, and identify any readily visible deficiencies. Water was run through the fixtures for several minutes while accessible areas, including the enclosure, walls, door, drain assembly, and areas below (where accessible), were checked for visible leakage or conditions that could permit water intrusion. Occupant use and long-term water exposure cannot be fully replicated during a visual home inspection. No significant deficiencies were identified unless otherwise noted within this section.

Info and LMT's. Water was allowed to flow through the drains of tubs and showers for an extended duration, followed by an inspection of the areas beneath these drains (if applicable) using thermal imaging to detect any signs of leaks. No leaks were detected during the inspection unless specifically mentioned in this report.

It's important to note that the effects of weight applied to these drains cannot be replicated during the inspection. When individuals shower or bathe, the weight can exert pressure on gaskets or joints in the drain pipes, potentially leading to leaks. This risk may be heightened in homes that have been unoccupied for an extended period. Therefore, any leaks occurring from these areas after the inspection are not covered.

Info and LMT's. Tub and sink overflows are not assessed for functionality during testing, as there is a high probability that the gaskets may leak. Therefore, it is advisable to be cautious when filling tubs to prevent water from entering the overflow. While these overflows typically help drain away excess water, some degree of leakage should be expected. To address this issue, it is recommended to have a licensed plumber inspect the gaskets and perform any necessary repairs. It should be assumed that these overflows may not be completely watertight.

The representative visible bathroom exhaust fan(s) were inspected by operating normal controls to evaluate their basic function and identify any readily visible deficiencies. The apparent discharge method, where visible, was also considered. No significant deficiencies were identified unless otherwise noted within this section.