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4U Home, Inc. DBA 4U Home Inspection

Website: http://www.4uhome.com
Email: 4uhomeinspection@gmail.com
Phone: (443) 539-8710 · (443) 472-0434
Inspector: Alan Grubb
Maryland Inspector License # 30963

 

Home Inspection Report

Client(s):  Sample Report
Property address:  Some Where Way
Ellicott City MD 21042
Inspection date:  Saturday, January 01, 2000

This report published on Monday, October 03, 2016 12:57:58 PM EDT

This report is the exclusive property of 4U Home, Inc. and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

An inspection is intended to assist in the evaluation of the overall condition of a building. The inspection is based on observation of the visible and apparent condition of the building and its components on the date of the inspection. The results of this home inspection are not intended to make any representation regarding latent or concealed defects that may exist, and no warranty or guaranty is expressed or implied; your home inspector is not a licensed structural engineer or other professional whose license authorizes the rendering of an opinion as to structural integrity of a building or the condition of its components or systems, you may wish to seek the professional opinion of a licensed structural engineer or other professional regarding any possible defects or other observations set forth in this report.

Only home inspections performed by Maryland licensed home inspectors will be recognized as a valid home inspection under a real estate contract.


This report is prepared under the standards set forth in the "Maryland Standards of Practice", governing home inspections in the State of Maryland.

This reports may contain suggestions for repair, replacement, and/or further evaluation of areas and/or components of the inspected property. These items should be addressed (repaired, replaced,and/or evaluated) prior to the closing (transfer of ownership) of the home.

Photos in this report are representative of the type of concern listed in the description and are not intended to show all areas to which those concerns may apply.

Copyright 2015 4U Home, Inc.
All rights reserved. No part of this material may be reproduced or utilized in any form or by any means, electronic or mechanical, including photocopying, recording, or by an information storage and retrieval system without permission in writing from the owner of this copyright. Inquiries should be addressed to 4U Home, Inc., 3545 Ellicott Mills Drive, Suite 101, Ellicott City, MD 21043.

Not responsible for typographical errors
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafety ConcernDenotes a condition that is Unsafe and in need of Prompt Attention
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeBudget For ReplacementRepair likely within Five years and may involve a significant expense
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior and Foundation
Roof
Attic and Roof Structure
Garage or Carport
Basement and/or Structure
Electric
Plumbing System
Water Heater
Fuel Systems
Heating, Ventilation and Air Condition (HVAC)
Heating, Ventilation and Air Condition (HVAC) 2
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Crawl Space
Kitchenette


General Information
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Report number: Jor0926161500ag
Time started: 14:30
Time finished: 19:00
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Inspector: Alan Grubb
Weather conditions during inspection: Dry (no rain), Overcast
Temperature during inspection: Cool
Ground condition: Dry
Recent weather: Dry (no rain), Overcast No Rain
Overnight temperature: Cold
Inspection fee: 654.00
Payment method: Check
Buildings inspected: One house with attached garage
Age of main building in Years: 54/1962
Source for main building age: Municipal records or property listing
Front of building faces: North
Main entrance faces: North
Occupied: No, Furniture or stored items were present

1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov

2) Home appears to have DYI – Do It Yourself repairs done by home owner or other nonprofessional personnel. Often the lack of knowledge about current standards and access to professional equipment needed to do the repairs render these repairs temporary at the minimum and a possible safety issue in some cases. Client should be aware that these types of repairs have been conducted and have such repairs evaluated by licensed contractor for possible corrective action if needed.
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3) Home has underwent a major renovation recently, modifications to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a licensed contractor. Consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.

Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level, Minor slope
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Asphalt
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Paving stones
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)

4) Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
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5) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
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6) Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
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7) The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. It is a conducive condition for wood-destroying organisms. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
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8) Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.
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9) Sidewalks, steps and/or patios have significant cracks, separation and/or deterioration where they meet wall and /or riser in one or more areas. This allows water and deteriorating elements (salt, etc.) to enter and further deteriorate these areas. A licensed contractor should evaluate and repair by sealing with mortar or flexible sealant as necessary.
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10) Pavement sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. Monitor these areas in the future, especially during and after periods of rain. If significant amounts of water are found to accumulate, then recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing old pavement and installing new.
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Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Vinyl, Brick veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space, Unfinished basement
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)

11) The masonry (brick or stone) veneer was deteriorated or damaged (cracks, missing brick/stone, Mortar) in some areas. Where cracks or openings are exposed, water can enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.
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12) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
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13) Caulk was missing in some areas. For example, at wall penetrations. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf
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14) Door and/or Window trim is covered with aluminum and/or vinyl. This is commonly used to protect these areas and reduce maintenance such as painting. This is a proven method of protection however, It is beyond the scope of a visual home inspection to determine whether deterioration has occurred and/or been covered in these areas. Recommend asking the home owner about these areas and their repair and installation history.
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Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Limitations of age declaration:: The inspector cannot give an exact age of the roof surface by observation. It is recommend that the client seek a declaration by the seller and/or owner as to the correct age of the roof. This estimate of age is only a guideline for budgeting purposes and not a warranty of expectancy.
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Age of roof surface(s) in Years: 10/12
Source of Roof Age: Estimate based on Inspector's opinion, see above note
Roof inspection method: Viewed from ground with binoculars
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable, Multiple intersecting roof areas
Apparent number of layers of roof surface material: Multiple
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable

15) Flashings at the base of one or more chimneys were loose. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary.

16) One or more downspouts or elbows were loose or detached. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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17) Gutter system has an additional cover/screening system installed to keep leaves and debris out of system.

18) This asphalt or fiberglass composition roof surface appeared to have two or more layers of shingles. Additional layers of composition shingles typically last only 80% of their rated life, and the shingle manufacturer's warranty may be voided. The client should be aware that all layers of roofing will need to be removed when this roof surface needs replacing. This may increase the cost of replacement due to the extra removal time and disposal.
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19)   Downspout at garage were damaged. This may limit the flow of water through downspout and can clog. Recommend a professional to repair or replace as needed.
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Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Viewed from hatch(es), Traversed
Location of attic access point #A: Hallway, second floor
Location of attic access point #B: Bedroom closet, second floor
Location of attic access point #C: Master bedroom closet, second floor
Location of attic access point #D: Master bedroom closet, second floor
Attic access points that were opened and viewed, traversed or partially traversed: A, B, C, D
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): Not determined (inaccessible or obscured)
Vapor retarder: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Gable end vents, Open soffit vents, Mechanical vents with powered fan

20) One or more recessed "can" lights were installed in the attic and were in contact with insulation. The inspector was unable to find a label or markings that indicated that these lights are designed to be in contact with insulation. If lights are not "IC" rated then this is a fire hazard. Recommend further evaluation by a qualified contractor to determine if these lights are rated for contact with insulation. If they aren't, or if their rating can't be determined, then recommend that a qualified person make permanent repairs as necessary. For example, by installing shields around lights or moving insulation.

21) One or more rafters in the roof structure were damaged or split. This may weaken the roof structure. Recommend that a qualified contractor repair as necessary.

22) The ceiling insulation in one or more areas of the attic was compacted or uneven, missing and/or substandard. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).
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23) What appeared to be past water stains was visible on the roof structure at one or more locations in the attic. However, no elevated levels of moisture were found or stains were in area which could not be measured during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.

24) Attic access point(s) #B were inaccessible because ducts or pipes were blocking. These areas were not evaluated and are excluded from this inspection.
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Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Condition of garage vehicle door(s): Required repair, replacement and/or evaluation (see comments below)
Type: Semi Detached
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable

25) Garage vehicle door was deteriorated. Although this did not prevent door from performing its designed task, recommend that client budget for future repair or replace as necessary.
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Basement and/or Structure
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation and/or wall insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of foundation and footings: Appeared serviceable
Foundation/stem wall material: Concrete block
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of floor substructure above crawl space: Appeared serviceable
Pier or support post material: Steel
Beam material: Steel
Floor structure: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Insulation material underneath floor above: None visible

26) Microbial growths were found at one or more locations in the basement. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:
http://www.cdc.gov/mold/
http://www.epa.gov/mold/

27) One or more windows that were designed to open and close were stuck shut. Recommend that a qualified person repair windows as necessary so they open and close easily.
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28) One or more minor cracks were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
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29) One or more joist in the floor structure were damaged by what appeared to be Wood Destroying Insects and Repairs have been made. Inspector does not Identify whether the the W.O.D. are still active. Recommend evaluation by Licensed pest Control operator.
For more about sistering www.google.com/webhp?source=search_app#hl=en&tbo=d&sclient=psy-ab&q=what+is+sistering+structure&oq=what+is+sistering+structure
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30) A water-proofing system was found in the basement (e.g. grooves in floors along walls). This may be an indication that water has accumulated in the basement in the past. Consult with the property owner and/or reviewing disclosure statements. Also monitor the basement for accumulated water in the future. The inspector did not determine if drainage issues have or haven't been resolved and does not guarantee or warrant that water will not accumulate in the basement in the future.
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31) One or more dehumidifiers were found in the basement. This indicates excessive dampness in the basement may be a concern even though excessive moisture was not present during inspection. Review any disclosure statements related to accumulated moisture in the basement and monitor the basement for excessive moisture conditions in the future. Note that the inspector does not guarantee or warrant that water will not accumulate in the basement in the future.
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Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide detectors is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide detectors should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested
Electric service condition: Appeared serviceable
Primary service type: Overhead
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 150
Condition of main service panel: Appeared serviceable
Condition of sub: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Garage
Location of sub-panel #C: Laundry room

32) One or more ground fault circuit interrupter (GFCI) circuit breakers wouldn't trip or wouldn't reset when tested. GFCI breakers reduce the chance of shock when using equipment in wet areas. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.
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33) Panel(s) #C were manufactured by the Zinsco company. These panels and their circuit breakers have a history of problems including bus bars made from aluminum that oxidize and corrode, breakers that don't trip under normal overload conditions, and breakers that appear to be tripped when they're not. This is a potential safety hazard for shock and/or fire. Recommend that a qualified electrician carefully evaluate all Zinsco brand panels and components and make repairs as necessary. Consider replacing Zinsco panels with modern panels that offer more flexibility for new, safer protective technologies like arc fault circuit interrupters (AFCls). For more information, visit:
http://www.inspect-ny.com/electric/Zinsco.htm
http://www.google.com/search?q=zinsco+safety
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34) Better building standards for Living Room require that a wall switch be placed beside the entry door of the room so that you can light the room before entering it. It can either control a ceiling light, a wall light, or an outlet connected to a lamp. The ceiling fixture must be controlled by a wall switch and not a pull chain type light. No switch was found for this room. Recommend evaluation by a licensed electrician for installation of switch.

35) One or more electric receptacles (outlets) and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
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36) One or more modern, 3-slot electric receptacles (outlets) were found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.
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37) One or more conduits or conduit fittings installed outside were not rated for exterior use. This is a potential shock and fire hazard. Recommend that a qualified electrician repair per standard building practices.
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38) No electric receptacle (outlet) was installed at the kitchen island. At least one GFCI-protected receptacle should be installed at islands with counter tops longer than 12 inches to prevent appliance cords from crossing paths where people walk. Recommend that a licensed electrician install receptacle(s) at the island per standard building practices.
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39) The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Recommend that a a carbon monoxide detector be installed near sleeping areas in homes with a fuel-burning appliance or attached garage.

40) One or more light fixtures were damaged and/or loose. Recommend that a qualified electrician repair or replace light fixtures as necessary.
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41) The electric service to this property appeared to be rated at substantially less than 200 amps and may be inadequate. Depending on the client's needs, recommend consulting with a qualified electrician about upgrading to a 200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.

Plumbing System
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; all parts of fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: Front yard
Location of main water shut-off: Basement
Water service: Public
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Copper
Condition of waste lines: Appeared serviceable
Waste pipe material: Cast iron, Copper
Location(s) of plumbing clean-outs: Basement
Vent pipe condition: Appeared serviceable
Vent pipe material: Copper
Sump pump installed: Yes
Condition of sump pump: Appeared serviceable
Sewage ejector pump installed: No

42) The copper water service pipe was embedded in concrete or masonry where it was routed through the foundation, and no protection from damage due to thermal expansion was visible. While common in older homes, copper pipes embedded in concrete or masonry should be wrapped with an approved tape or installed through a sleeve for abrasion protection. No apparent damage was visible at time of inspection but recommend monitoring in future for possible deterioration.
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Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Required repair, replacement and/or evaluation (see comments below)
Type: Tank
Energy source: Natural gas
Manufacturer: State
Estimated age: 10/2006
Serial number: E06A058767
Location of water heater: Basement
Temperature-pressure relief valve installed: Yes
Hot water temperature tested: No
Is Thermal Expansion Tank Installed: No
Condition of burners: Appeared serviceable
Condition of venting system: Required repair, replacement and/or evaluation (see comments below)
Condition of combustion air supply: Appeared serviceable

43) The temperature-pressure relief valve drain line was too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. Recommend that a qualified plumber repair per standard building practices. For example, by extending the drain line to within 6 inches of the floor, or routing it to drain outside. For more information, visit:
http://www.reporthost.com/_docs/TPvalve.pdf
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44) One portion of the draft hood wwas corroded and/or damaged. This is a potential safety hazard due to the risk of exhaust gases entering living spaces. A licensed contractor should repair per standard building practices.
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45) Significant corrosion or rust was found at the shut-off valve. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and replace components or make repairs as necessary.
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46) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
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47) Significant corrosion or rust was found on the water heater tank casing. This is an indication that the water heater is near or at the end of its service life. At a minimum, monitor this water heater and budget for a replacement in the near future. Consider replacing the water heater now before any leaks occur. Significant flooding can occur if the water heater does fail.
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Fuel Systems
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Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter

Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy; reversing valve on heat pumps and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Location of forced air furnace: Basement
Condition of cooling system and/or heat pump Condenser: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Heat pump
Manufacturer: Goodman
Estimated age: <1/2016
Heat pump or A/C condenser serial number: 1604169711
Condition of forced air heating/(cooling) system: Appeared serviceable
Fuel Type of Forced Air Furnace: Natural Gas
Forced air heating system manufacturer: Goodman
Estimated age of forced air furnace: <1/2016
Forced air furnace serial #: 1604427377
Heat pump or A/C condenser serial number: 1603272994
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of controls: Appeared serviceable

48) The furnace did not respond to normal controls (thermostat). It appeared to be inoperable. The inspector was only able to perform a limited evaluation. If possible, consult with the property owner and/or review documentation on this system. Recommend that a qualified HVAC contractor evaluate and repair as necessary.
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49) The furnace heating system was not fully evaluated because the electricity supply was off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that the inspector does not operate shut-off valves, pilot lights or circuit breakers, or any controls other than normal controls (thermostat).

50) Front of air handler could not be removed due to configuration of venting and discharge pipes. Air handler was not fully evaluated. Recommend evaluation by licensed HAVC professional.
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Heating, Ventilation and Air Condition (HVAC) 2
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy; reversing valve on heat pumps and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Heat pump
General heating distribution type(s): Ducts and registers
Location of forced air furnace: Attic
Condition of cooling system and/or heat pump Condenser: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Split system
Manufacturer: Goodman
Estimated age: 1/2015
Heat pump or A/C condenser serial number: 1511111995
Condition of forced air heating/(cooling) system: Appeared serviceable
Heat pump air heating system type: Heat Pump Electric
Forced air heating system manufacturer: Goodman
Estimated age of forced air furnace: <1/2016
Estimated age: <1/2016
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): Behind air return grill(s)
Condition of controls: Appeared serviceable
24 hour automatic ventilation system present: No

Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.

51) One or more wood-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Based on Realtor comments, the chimneys have been professionally evaluated. Please refer to this report for services needed if any.
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Kitchen
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Limitations: Testing of kitchen appliances includes basic function but does not include determining if the appliance is adequately performing its intended functions and it does not include determining if sensors, thermostats and other devices are accurately calibrated. The following items are not included in this inspection: hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if all appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Permanently installed kitchen appliances present during inspection: Range, Dishwasher, Refrigerator, Under-sink food disposal, Microwave oven
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Natural gas
Condition of refrigerator: Appeared serviceable
Condition of built in Microwave Oven: Appeared serviceable

52) Cabinet doors were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary.
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Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #C: Full bath, second floor
Location #D: 3/4 bath, Master bath, second floor
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
Bathroom ventilation type: Central exhaust fan
Location #A: Full bath, Master bath, first floor
Location #B: Powder room, first floor

53) The shower head at location(s) #C was leaking. Recommend that a qualified person repair as necessary.
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54) Tile, stone and/or grout in the flooring/walls at one or more locations was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the the subfloor as a result. Recommend that a qualified contractor repair as necessary.
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55) Tile, in the flooring/walls at one or more locations was deteriorated or substandard, tile repaired with grout. Although these are cosmetic, may want to replace for aesthetic reasons.
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56) The bathtub at location(s) #C was worn, blemished or deteriorated.
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Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Wood, Single-pane, Single-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall, Tiles
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Wood or wood products, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable
Type(s) of windows: Wood, Single-pane

57) One or more windows that were designed to open and close were stuck shut. Recommend that a qualified person repair windows as necessary so they open and close easily.
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58) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
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59) One or more windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.

60) One or more bifold doors were off their track(s) or difficult to operate. Recommend that a qualified person repair as necessary.
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61) Lock mechanisms on one or more windows were inoperable. This can pose a security risk. Recommend that a qualified person repair as necessary.
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62) The sash-side spring mechanisms in one or more windows were broken, loose or disconnected. The window(s) were difficult to operate as a result, and not square in their frames or tracks. Recommend that a qualified contractor or service technician repair as necessary so windows open and close easily, and stay open without support.

Crawl Space
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Partially traversed
Location of crawl space access point #A: Basement
Condition of foundation and footings: Appeared serviceable
Foundation/stem wall material: Concrete block
Floor structure: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Condition of vapor barrier: Appeared serviceable
Vapor barrier present: Yes
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space

63) The plastic vapor barrier over the soil is clear plastic rather than black. A vapor barrier is normally installed to prevent water from evaporating from the soil below up into the structure. An opaque, black plastic should be used rather than clear to prevent mushroom growth and to prevent vegetation growth near sources of light such as vents. Recommend that a qualified person replace the clear plastic vapor barrier with an opaque, black one, and per standard building practices (e.g. seams overlapped to 24 inches, not in contact with any wood structural components, held in place with bricks or stones).
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Kitchenette
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Limitations: Testing of kitchen appliances includes basic function but does not include determining if the appliance is adequately performing its intended functions and it does not include determining if sensors, thermostats and other devices are accurately calibrated. The following items are not included in this inspection: hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if all appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Permanently installed kitchen appliances present during inspection: Range, Refrigerator
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: N/A (none installed)
Condition of range, cooktop: Required repair, replacement and/or evaluation (see comments below)
Range, cooktop type: Natural gas
Condition of refrigerator: Appeared serviceable
Condition of built in Microwave Oven: N/A (none installed)

64) All functions of range appeared to be inoperable. No electrical current in lights or ignitor. Consult with the property owner. If necessary, a qualified person should repair.


This report is prepared under the standards set forth in the "Maryland Standards of Practice", governing home inspections in the State of Maryland.

Re-Inspection: Any return to property for follow up and/or completion due to inaccessible areas, repairs made, and/or request of client is at the discretion of the Inspector and will be charged a re-inspection fee at the prevailing rates in effect at that time.

Copyright 2016 4U Home, Inc.
All rights reserved. No part of this material may be reproduced or utilized in any form or by any means, electronic or mechanical, including photocopying, recording, or by an information storage and retrieval system without permission in writing from the owner of this copyright. Inquiries should be addressed to 4U Home, Inc., 3545 Ellicott Mills Drive, Suite 101, Ellicott City, MD 21043.

Not responsible for typographical errors