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All Property Evaluations

Website: http://www.APEhomeInspection.com
Email: mark@apehomeinspection.com
Phone: (757) 258-2737
Williamsburg VA 23185-5526
Inspector: Mark Masengale

 

Property Inspection Report

Client(s):  Brian & Iuliia Joseph
Property address:  815 Tahoe Trail
Williamsburg, Virginia 23188
Inspection date:  Thursday, December 18, 2014

This report published on Thursday, December 18, 2014 2:59:50 PM EST

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
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:
SafetyPoses a safety hazard
Major DefectCorrection likely involves a significant expense
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
Minor DefectCorrection likely involves only a minor expense
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
CommentFor 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
Roof
Exterior and Foundation
Crawl Space
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Attachments
apeagreementcopy.pdf


General Information
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Report number: 121814-1
Time started: 10:00AM
Time finished: 12:00AM
Property Address: 815 Tahoe Trail, Williamsburg VA
Zip Code: 23188
Inspection Agreement Signed: Yes
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Client's realtor: Sofia Savaryn
Realtor Company: William E. Wood RE
Client requests report copy to their Realtor (or other party): Yes
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Cold
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 2000
Source for main building age: Realtor
Front of building faces (for the purpose of this report): West
Occupied: No
1) Comment - Note: The term "Representative photo" indicates that the photo shown depicts an example of multiple instances of the same problem/failure/condition.

2) - Please note: A Standard Inspection Agreement was signed and agreed upon between the Inspector (All Property Evaluations) and the Client and/or Client's authorized third-party representative. The Agreement was presented, reviewed and signed at time of inspection. For confidentiality between the parties, this agreement is not included in the body of this inspection report. The signed copy is maintained on file with Inspector. A copy of the presented document for your purposes (less signatures, pricing information) is attached to the email where Client received this report and/or attached (as separate) attachment to this report. If this Agreement is not attached, available, visible, or legible - please contact All Property Evaluations promptly.
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: Moderate slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Front:: Porch
Porch/Deck/Balcony: Covered
Deck, porch and/or balcony material: Wood
Condition of decks, porches and/or balconies: Appeared serviceable
Rear: Porch, Deck, Elevated 29+" ground
Condition of stairs, handrails and guardrails: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
3) Safety, Repair/Replace - A door swung outward over one or more sets of stairs, and either no landing was installed, or the landing didn't extend at least 20 inches beyond the outermost swing area of the door.
Recommend that a qualified contractor repair per standard building practices.

Suggest: Reset/reconfigure door/hinges for door to swing inward and away from stairs.
Photo
Photo 3-1
 

4) Safety, Repair/Replace - Handrails at one or more flights of stairs were not graspable and posed a fall hazard. Handrails should be 1 1/4 - 2 inches in diameter if round, or 2 5/8 inches or less in width if flat. Recommend that a qualified person install graspable handrails or modify existing handrails per standard building practices.
Photo
Photo 4-1
 

5) Repair/Maintain, Minor Defect - Various areas of wood-rot/damage at front porch stair-railings and posts.
Recommend: Proper professional repair of affected areas.
Photo
Photo 5-1
Representative photo - wood-rot and/or damage at front porch stair-railings/posts.
Photo
Photo 5-2
Representative photo - wood-rot and/or damage at front porch stair-railings/posts.

6) Repair/Maintain, Comment - Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found.
Recommend: Proper patch/seal of all cracked areas to prevent further deterioration.
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.
Roof inspection method: Viewed from ground, Viewed from ground with binoculars, Viewed from windows
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, * Gutters/downspouts present at rear porch/deck only.
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/ sight scope 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.
Wall inspection method: Viewed from ground, with binoculars/sight scope
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Poured in place concrete
7) Repair/Maintain - Various areas of deterioration of and/or missing exterior sealant (concrete or stucco finish) at exterior of foundation block wall.
This applied finish is intended to protect against water/moisture intrusion.
No related failures or cracking present at interior foundation wall at time of inspection.

Recommend: Proper professional repair/correction of affected areas.
Photo
Photo 7-1
Representative photo - deteriorated/missing exterior finish at foundation block wall.
Photo
Photo 7-2
Representative photo - deteriorated/missing exterior finish at foundation block wall.

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: Traversed
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Concrete block
Beam material: Laminated wood
Floor structure above: Wood trusses
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Appeared serviceable
Vapor barrier present: Yes
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space, with vents
8) Monitor, Comment - FYI:
As shown in photo#1 - One or more piers have settled or were improperly aligned at time of construction. Support beam appears to be slightly offset on pier. As visible - 2/3 (4" of 6") of beam in this area are secure. Configuration is acceptable. No support failure detected at time of inspection.

As shown in photo#2 - One pier supports beam with minimal shim only. Typically, beam should be supported with proper distributed steel or lumber plate.
This likely the original construction configuration. No support failure or beam deflection detected at time of inspection.

Photo
Photo 8-1
Photo #1
Photo
Photo 8-2
Photo #2

9) Monitor, Comment - Signs of previous subfloor repairs present and located below main floor powder room. Subfloor support has been installed.
Although repairs appear nonprofessional (lack proper hardware - such as thru-bolts or lag screws), this repair appears to be performing properly at time of inspection.
No failures (floor sag or deflection) detected in this area.

Suggest: If/any future failure in this area - previously repaired support components should be corrected with proper fastening hardware.
Photo
Photo 9-1
Previous subfloor repair located at crawlspace and below main floor powder room.
Photo
Photo 9-2

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
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
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s)
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 door between garage and house: Required repair, replacement and/or evaluation (see comments below)
Type of door between garage and house: Metal
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
Garage ventilation: None visible
10) Safety, Repair/Replace - The door between the garage and the house has been modified with a pet door, and is no longer fire-resistant. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices. For more information, visit:
http://www.reporthost.com/?AGFR
Photo
Photo 10-1
 

11) Minor Defect, Comment - Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
Recommend: Patch/seal with proper materials to prevent further deterioration.
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 alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years or as otherwise suggested by device manufacturer. 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 qualified electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
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: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Garage
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install
12) Safety, Repair/Replace, Evaluate - One or more electric receptacles (outlets) at the kitchen had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:For more information, visit:
http://www.reporthost.com/?GFCI
13) Safety, Repair/Maintain - Carbon monoxide alarms were missing from one or more sleeping areas and/or on one or more levels. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed in the vicinity of each sleeping area, on each level and in accordance with the manufacturer's recommendations. Recommend installing additional carbon monoxide alarms per these standards. For more information, visit:
http://www.reporthost.com/?COALRM
14) Monitor, Comment - Recommend: Test all smoke/heat/CO detectors prior to occupancy.
15) Comment - NOTE: FYI:
The resettable GFCI outlet located at garage wall resets the Bathroom(s) GFCI outlets and Exterior GFCI outlets.
Plumbing / Fuel Systems
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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; 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
Water service: Public
Location of main water shut-off: In hall closet
Condition of supply lines: Appeared serviceable
Supply pipe material: PEX plastic, CPVC plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
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: Electricity
Estimated age: 1999
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Location of water heater: Garage
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 131
16) Safety - The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
http://www.reporthost.com/?SCALD
17) Major Defect, Repair/Replace, Monitor - 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 major leaks occur. Significant flooding can occur if the water heater does fail.

NOTE: Signs of leakage at inner and exterior casing. This equipment appears to be at-or-near expiration.

Recommend: Evaluation by qualified plumbing contractor and proper repair/replacement as necessary.
Due to age and condition - need for replacement is likely.
Photo
Photo 17-1
Photo
Photo 17-2
Photo
Photo 17-3
 

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 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
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 1999
Location of forced air furnace: Attic
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Type of combustion air supply: Vent(s) to exterior
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
Cooling system and/or heat pump fuel type: Electric
Est. Age:: 2000
Location: Exterior rear of building.
Type: Split system
Condition of controls: Appeared serviceable
18) Repair/Replace, Evaluate - The exterior unit (cooling system) appears at-or-near expiration.
Unit has rusted/deteriorated inner-parts. Hard rubbing/friction noise emitting from fan motor area.
Recommend: Full evaluation by qualified HVAC professional and proper repair/replacement as necessary.

NOTE: Due to age and condition of equipment - need for immediate or near future replacement is likely.
Photo
Photo 18-1
Representative photo - rusted/deteriorated inner-parts at HVAC exterior unit.
Photo
Photo 18-2
Representative photo - rusted/deteriorated inner-parts at HVAC exterior unit.
Photo
Photo 18-3
 

19) Repair/Maintain, Evaluate - The inspector was unable to determine the last service date of the HVAC system.
Suggest: 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 2 years ago, a qualified HVAC contractor should inspect, clean, and service this system as necessary. This servicing should be performed regularly in the future OR as recommended by the equipment manufacturer.

20) Comment - The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning 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.
Momentary operation performed only.
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
Gas-fired flue type: Direct vent
Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, 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 appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
21) Repair/Maintain - Water was leaking at the sink faucet base or handles. Recommend that a qualified plumber repair as necessary.
Photo
Photo 21-1
 

22) Comment - Note: FYI: An exhaust hood was installed over the cook top or range, but the fan recirculated the exhaust air back into the kitchen. This system does not exhaust to exterior of building. This may be due to lack of installed ductwork, improper installation of equipment, or intentional installation of recirculating hood.

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: Half bath, first floor
Location #B: Full bath, second floor
Location #C: Full bath, Master bath
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, Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
23) Repair/Maintain, Evaluate - The toilet at location(s) #A was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces.
Recommend: Toilet should be reset (replacement of wax seal suggested) and anchored properly to floor. Professional service recommended.
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: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Multi-pane, Single-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable
24) Minor Defect - 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.
Recommend: Proper professional patch/repair as necessary.

Photo
Photo 24-1
Representative photo - Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas.
Photo
Photo 24-2
Representative photo - Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas.

Thank You for your business. Any questions - please contact All Property Evaluations LLC.