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4U Home, Inc. DBA 4U Home Inspection

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

 

Property Inspection Report

Client(s):  Happy Home Owner
Property address:  251 Somewhere Rd
Anywhere, MD 00000
Inspection date:  Wednesday, December 21, 2016

This report published on Saturday, December 31, 2016 10:53:19 AM EST

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 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., 4U Home, Inc., 3545 Ellicott Mills Drive, 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 typeRecommended Safety UpdateDenotes condition where older safety standards have upgraded and it suggested that the structure be brought up to date to reflect those standards
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
Fireplaces, Stoves, Chimneys and Flues 2
Kitchen
Kitchen 2
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Report number: Whi1221161500rm
Time started: 15:00
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Inspector: Robert McColley
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cold
Ground condition: Damp
Recent weather: Dry (no rain)
Overnight temperature: Cold
Inspection fee: 654.00
Type of building: Single family
Buildings inspected: One house
Age of main building in Years: 16
Front of building faces: North
Main entrance faces: North

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.
Condition of retaining walls: Appeared serviceable
Retaining wall material: Wood, Rock
Site profile: Moderate slope
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete, Paving stones, Stones
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open

1)   A fountain and/or decorative water feature was located on property. Fountains and decorative water features and related equipment and supply hookups are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Regular maintenance is required, and safety issues may exist. Recommend that a qualified specialist evaluate and, if needed, maintain or repair.
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Photo 1-1
 

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: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood, Vinyl, Stone or faux stone veneer, Metal
Condition of foundation and footings: Appeared serviceable
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)

2) Some sections of siding were deteriorated, loose, split, warped, missing, damaged, substandard. Recommend that a qualified person repair, replace or install siding as necessary.
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Photo 2-1
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Photo 2-2

3) 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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Photo 3-1
 

4) Caulk was deteriorated in some areas. For example, around windows and/or around doors. 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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Photo 4-1
 

5) Appearance of algae and/or mildew is on siding and/or fences. This not a structural concern but client may want have cleaned for ascetic reasons. Environmental growth normally can be removed by chemical treatment or power washing. Client should keep in mind that power washing at higher than needed power rating deteriorates surface materials. It is recommended that a biodegradable cleaner such as Wet&Forget, www.wetandforget.com , be used.
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Photo 5-1
 

6) 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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Photo 6-1
 

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.
Age of roof surface(s) in Years: 16
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.
Source of Roof Age: Estimate based on Inspector's opinion, see above note
Roof inspection method: Viewed from ground
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full

7) Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
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Photo 7-1
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Photo 7-2

8) One or more gutters were very long and had too few downspouts. At least one downspout should be installed for every 30-40 feet of gutter. Too few downspouts may result in gutters being overwhelmed and then overflowing during heavy rain. Keep gutters clear of debris and monitor such gutters during periods of heavy rain. If they overflow, recommend that a qualified person install additional downspouts and extensions per standard building practices.

9) One or more downspouts terminated above a roof surface, and rainwater from the downspouts washes over the roof surface below. This is a common configuration, but in some cases large quantities of rainwater can damage shingles by removing granules and reduce the life of the roof surface. Consider installing extensions to route the rainwater directly to the closest gutter below to prevent such damage.
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Photo 9-1
 

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: Traversed
Location of attic access point #A: Master bedroom closet, second floor
Location of attic access point #B: Garage
Attic access points that were opened and viewed, traversed or partially traversed: A
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass loose fill
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: Ridge vent(s), Open soffit vents
Attic exhaust fan condition: Not determined (out of range for T-stat, inaccessible or obscured)

10) An attic exhaust fan was installed and controlled by a thermostat. However the inspector was unable to operate the fan or fully evaluate it because either the temperature was too cool to activate the thermstat or the thermostat wasn't readily accessible (e.g. no walkway, insulation would be damaged if attic traversed, limited height). It is excluded from this inspection.

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.
Type: Attached
Condition of garage: Appeared serviceable
Type of door between garage and house: Metal
Condition of exterior entry doors: No exit door to exterior
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
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
Garage ventilation: None visible

11) The auto-reverse mechanism on one or more automatic openers for garage vehicle doors was inoperable. This is a potential safety hazard. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/523.pdf
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Photo 11-1
 

12) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
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Photo 12-1
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Photo 12-2

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: Poured in place concrete
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: Engineered wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Insulation material underneath floor above: None visible

13) The basement stairwell drain appeared to be clogged. Water can accumulate in the basement as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person evaluate and clear drains as necessary. If below-grade drains are severely clogged, significant repairs may be needed to allow for drainage. For example, by replacing drain pipes or installing a sump pump.
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Photo 13-1
 

14) Carpet was installed in the basement. Carpet absorbs and retains moisture and odors in humid environments such as basements. Monitor carpeted areas for moisture and odors in the future. Carpeting may need removal and/or replacement with a moisture-resistant flooring material.

15) Many areas were not evaluated due to lack of access from stored items and/or wall insulation. These areas are excluded from the inspection.
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Photo 15-1
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Photo 15-2

16) Finished basement: due to wall and ceilings coverings, inspection of basement area is limited. Client should be aware that only the structural areas, plumbing and electrical components that are visible to inspector have been inspected. Inspector makes no claim as to the soundness of these areas and/or components in non visual areas.

17) Much of substructure of basement is covered with a "drop ceiling" system. This limits the inspectors ability to view the substructure and Inspector cannot remove tiles due to possible damage ceiling tiles. Only the visible area of the basement substructure has been inspected.

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.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 2
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): 200
System ground: Not determined, not readily apparent
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, Copper, Aluminum multi-strand
Solid strand aluminum branch circuit wiring present: None visible
Smoke alarms installed: Yes, audible sound only, no smoke
Smoke alarm power source(s): Hard wired

18) Extension cords were being used as permanent wiring at one or more locations. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring is a potential fire and shock hazard, and indicates that wiring is inadequate and needs updating. Extension cords may be undersized. Connections may not be secure resulting in power fluctuations, damage to equipment, overheating and sparks that could start a fire. Recommend that a qualified electrician repair per standard building practices and eliminate extension cords for permanently installed equipment.
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Photo 18-1
 

19) 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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Photo 19-1
 

20) 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.

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: Not determined (obscured, inaccessible or none found)
Location of main water shut-off: Basement
Water service: Public
Service pipe material: CPVC Plastic
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: PVC (Polyvinyl chloride)
Condition of waste lines: Appeared serviceable
Waste pipe material: PVC (Polyvinyl chloride)
Location(s) of plumbing clean-outs: Basement
Vent pipe condition: Appeared serviceable
Vent pipe material: PVC (Polyvinyl chloride)
Sump pump installed: Yes
Condition of sump pump: Appeared serviceable
Sewage ejector pump installed: No

21) The inspector was unable to fully evaluate the sump pump because it was inaccessible. Its condition was not determined. Recommend that conditions that prevented evaluation be corrected, and that a qualified person test the pump and make repairs if necessary.
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Photo 21-1
 

22) No battery backup system was found for the sump pump. If the power goes out during heavy rains, the sump pump won't be able to eliminate accumulated water. Consider installing a battery backup system for the sump pump.

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: Appeared serviceable
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Manufacturer: State
Estimated age: 5
Location of water heater: Basement
Temperature-pressure relief valve installed: Yes
Hot water temperature tested: No
Is Thermal Expansion Tank Installed: Yes
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable

Fuel Systems
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Condition of fuel system: Appeared serviceable
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meter, At building exterior

23) Corrugated Stainless Steel Tubing used for distribution of natural gas and propane gas in residential and other structures. As the result of recent legal actions related to a potential for physical damage caused by lightning or other high voltage contact, manufacturers of corrugated stainless steel tubing (CSST) agreed to a settlement that, in part, places new requirements on the installation of their gas piping products. These products need to meet with these standards including proper grounding and bonding. The primary issue is safeguarding against an electric potential in metallic piping. In the case of proximity lightning, a high voltage can be induced in metallic piping that may cause arcing; and for CSST there is concern that arcing may cause perforation of the CSST wall and therefore cause gas leakage. The fuel gas code, electric code, plumbing code, product standards, and manufacturer installation instructions have different methods of providing dissipation of electrical energy through techniques called bonding and grounding. Since the codes, product standards, and installation requirements are not harmonized, builders and contractors may find differing and possibly conflicting requirements. Therefore the state of Maryland requires that when a Home Inspection is done and Corrugated Stainless is present that it be brought to your attention and that you are advised to seek the opinion of a MASTER Electrician as to whether your system is properly grounded and bonded. A Maryland licensed home inspector cannot provide this information. As part of Maryland law the following statement is required: “MANUFACTURERS BELIEVE THAT YELLOW CORRUGATED STAINLESS STEEL TUBING (CSST) IS SAFE IF PROPERLY BONDED AND GROUNDED AS REQUIRED BY THE MANUFACTURER’S INSTALLATION INSTRUCTIONS. PROPER BONDING AND GROUNDING OF CSST CAN BE DETERMINED ONLY BY A LICENSED MASTER ELECTRICIAN.”
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Photo 23-1
 

24)   Gas meter.
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Photo 24-1
 

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
Manufacturer: Nordyne
Estimated age: 8
Condition of forced air heating/(cooling) system: Appeared serviceable
Fuel Type of Forced Air Furnace: Natural Gas
Forced air heating system manufacturer: Rheem
Estimated age of forced air furnace: 1
Estimated age: 1
Manufacturer: Rheem
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Limitations: HVAC Distribution: By the Maryland SoPs (Standards of Practice) of home inspection, it is beyond the scope to determine the adequacy and/or condition of heating, venting and air conditioning components concealed within the building structure or in inaccessible areas. This includes the duct work or lack there of to accommodate heat and/or air conditioning in the home. The inspector based on conditions on the day of inspection may or may not be able to determine the proper conditioning of all rooms. Measurement of proper air flow and conditioning of rooms requires equipment and calculations that your inspector would not have nor address doing a home inspection. Recommend that any system beyond ten years old, a new system in a home recently remodeled and/or system that has been modified be evaluated by a licensed HAVC professional. Old homes with modified systems or replaced systems should be evaluated by specialist experienced in such.
Condition of forced air ducts and registers: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of controls: Appeared serviceable
24 hour automatic ventilation system present: None visible

25) The pad for the heat pump or air conditioning condensing unit was not level. This unit requires adequate support. The compressor may be damaged if this unit is tilted 10 degrees or more. Also, the pad should elevate the unit above the soil to prevent corrosion. Recommend that a qualified person repair as necessary.
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Photo 25-1
 

26) Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
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Photo 26-1
 

27) Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
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Photo 27-1
 

28) The estimated useful life for most heat pumps and air conditioning condensing units is 8-20 years. This unit appeared to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

29) The gas or oil-fired forced air furnace appeared to have been serviced within the last year based on information provided to the inspector or labeling on the equipment. If this is true, then routine servicing is not needed at this point. However a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary annually in the future. For more information visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
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Photo 29-1
 

30) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning condenser systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system. Recommend that a full evaluation be made by a qualified person when conditions are favorable and the system is operable.
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Photo 30-1
 

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
Manufacturer: Rheem
Estimated age: 1
Condition of forced air heating/(cooling) system: Appeared serviceable
Heat pump air heating system type: Heat Pump Electric
Forced air heating system manufacturer: Nordyne
Estimated age of forced air furnace: 8
Estimated age: 8
Manufacturer: Nordyne
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Limitations: HVAC Distribution: By the Maryland SoPs (Standards of Practice) of home inspection, it is beyond the scope to determine the adequacy and/or condition of heating, venting and air conditioning components concealed within the building structure or in inaccessible areas. This includes the duct work or lack there of to accommodate heat and/or air conditioning in the home. The inspector based on conditions on the day of inspection may or may not be able to determine the proper conditioning of all rooms. Measurement of proper air flow and conditioning of rooms requires equipment and calculations that your inspector would not have nor address doing a home inspection. Recommend that any system beyond ten years old, a new system in a home recently remodeled and/or system that has been modified be evaluated by a licensed HAVC professional. Old homes with modified systems or replaced systems should be evaluated by specialist experienced in such.
Condition of forced air ducts and registers: Appeared serviceable
Condition of controls: Appeared serviceable
24 hour automatic ventilation system present: None visible

31) The last service date of the forced air heating/cooling system appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.
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32) Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
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33) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning condenser systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system. Recommend that a full evaluation be made by a qualified person when conditions are favorable and the system is operable.
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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.
Condition of gas-fired fireplaces or stoves: Appeared serviceable
Gas fireplace or stove type: Metal pre-fab fireplace
Condition of chimneys and flues: Appeared serviceable
Gas-fired flue type: B-vent

34) Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances normally need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now.

35) The gas fireplace or stove was not fully evaluated because the pilot light was off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.

Fireplaces, Stoves, Chimneys and Flues 2
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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.
Condition of gas-fired fireplaces or stoves: Appeared serviceable
Gas fireplace or stove type: Metal pre-fab fireplace
Fan or blower installed in gas-fired fireplace or stove: Not determined (inaccessible or obscured)
Condition of chimneys and flues: Appeared serviceable
Gas-fired flue type: Direct vent

36) Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances normally need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now.

37) The inspector was unable to determine if the gas fireplace or stove was operable or serviceable, or perform a full evaluation. Normal controls such as an on/off switch, thermostat or remote control were not found, or operating such controls that were found had no effect on the stove or fireplace. Consult with the property owner and reviewing all available documentation for such appliances.
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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: Oven, Cooktop
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop: Required repair, replacement and/or evaluation (see comments below)
Range, cooktop type: Natural gas
Condition of refrigerator: Required repair, replacement and/or evaluation (see comments below)
Condition of built in Microwave Oven: Appeared serviceable
Condition of hot water dispenser: N/A (none installed)

38) 3 cooktop burner(s) were inoperable. Recommend that a qualified person repair as necessary.
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39) The refrigerator's ice dispenser was malfunctioning. Recommend that a qualified person repair as necessary.
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40) The dishwasher wasn't securely attached to the counter or cabinets. Fasteners were missing. Recommend that a qualified person install fasteners per standard building practices.
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Kitchen 2
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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: Refrigerator, 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: N/A (none installed)
Condition of dishwasher: N/A (none installed)
Condition of range, cooktop: N/A (none installed)
Condition of refrigerator: Appeared serviceable
Condition of built in Microwave Oven: Appeared serviceable
Condition of hot water dispenser: N/A (none installed)

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 #A: 3/4 bath, basement
Location #B: Half bath, Powder room, first floor
Location #C: Full bath, second floor
Location #D: Full bath, second floor
Location #E: Full 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: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom ventilation type: Spot fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

41) The bathroom with a shower or bathtub at location(s) #C didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.

42) The hot and cold water supplies appeared to be reversed at the sink at location(s) #D. Normally, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is supplied with the handle to the right and hot when when the handle is to the left, or as indicated by the faucet's markings. At a minimum this is an inconvenience, but it can also result in accidental scalding. Recommend that a qualified plumber repair as necessary.
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43) The sink at location(s) #E drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
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44) The sink drain stopper mechanism at location(s) #E was inoperable. Recommend that a qualified person repair or replace as necessary.
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45) The areas below sink(s) at location(s) #E were obscured by stored items and couldn't be fully evaluated.
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46) The shower pan at location(s) #A was tested by inspector by a weight bearing test and by applying water to the shower pan. No issues were noted at time of inspection, However, due to the inability of the inspector to conduct both tests simultaneously, The inspector cannot predict with any certainty that pan will not leak when weight is applied (human body) during showering.
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47) Note washer and dryer are operated to evaluate proper installation and for leaks in supply and drain (washer) and power supply and air exhaust (dryer) only. No evaluation is made on the systems ability to perform its duty, mechanical function or on the age of either system.

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: Metal, Glass panel
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Multi-pane, Double-hung, Fixed
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Wood or wood products, Tile, Concrete
Condition of stairs, handrails and guardrails: Appeared serviceable

48) Handrails at one or more flights of stairs were loose. This is a safety hazard. Recommend that a qualified person repair as necessary.
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49) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
http://www.google.com/search?q=elastic+crack+cover
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50) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
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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 in-accessible areas, repairs made, and/or request of client is at the discretion of the Inspector and will be charge 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., 4U Home, Inc., 3545 Ellicott Mills Drive, Ellicott City, MD 21043.

Not responsible for typographical errors