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Website: http://www.BrandHomeInspections.com
Email: Guy@BrandHomeInspections.com
Inspector's email: Gbrand1950@verizon.net
Phone: (757) 486-8868 · (757) 328-9916
Inspector's phone: (757) 486-8868
FAX: (757) 486-8868
Inspector's FAX: (757) 486-8868
3869 Forest Glen Rd 
Virginia Beach VA 23452-2940
Inspector: Guy D. Brand, Sr.
Virginia State Certification #3380-000470 Expiration 03-31-2013
InterNACHI # NACHI10111905
ASHI # 251002
VA State Class A General Contractor License # 2701 029590A

 

PROPERTY INSPECTION REPORT FOR:
Client(s): Mr. & Mrs. Client
Property address: 111 Inspection Hill Rd.
Inspection, Va. 11111
Inspection date: 4/22/2011
This report published on Friday, February 10, 2012 9:28:18 AM EST

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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 risk of injury or death 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
CommentFor your information 

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) 

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
House in Perspective
Grounds
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Insulation/Ventilation
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Private Well
Wood Destroying Organism Findings
REFERRALS
 
 
General Information Return to table of contents
Report number: 05042211CH
Time started: 1 PM
Time finished: 3:30 PM
Inspector: Guy D. Brand, Sr.
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions: Partly cloudy, Rain
Temperature: Warm 60 Degrees F
Ground condition: Dry
Type of building: Single family
Square Footage: 2,900
Year Built: 2002
Buildings inspected: House
Number of residential units inspected: 1
Style of Building: Traditional1-1/2 Story single Family-Occupied
Age of building(s): 9
Source for building age: Realtor
Front of building faces: West
Main entrance faces: West
Occupied: Yes, Furniture or stored items were present
 
 
House in Perspective Return to table of contents
Well Built/Well Maintained: This is a well built home.
As with all homes, ongoing maintenace is required and improvements to the homes systems will be needed over tiem.
The improvements recommended in this report are not considered unusual for a home of this age.

Construction Good Quality: The construction of the home is good quality.
Materials & Workmanship Good: The materials and workmanship, where visible, are good.
No Major Defects: No major defects were observed in the accessible components of the house structure.
No Substantial Movement: The inspection did not discover evidence of substantial structural movement.
 
 
Grounds Return to table of contents
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
The following items are excluded from this inspection: Outbuildings, Fences and gates, Shed, Invisible fencing
Site profile: Minor 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
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Condition of guardrails: Appeared serviceable
Deck, porch and/or balcony material: Concrete, Masonry
Condition of exterior stairs: Appeared serviceable
Condition of handrails: Appeared serviceable
Exterior stair material: Wood, Masonry
 
 
Exterior / Foundation Return to table of contents
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Positive Attributes: Exterior wall construction is solid masonry.,
No major defects were observed in the accessible structural components of the house.,
The house has all brick exterior walls.,
The exterior siding that has been installed on the house is relatively low maintenance.,
Window frames are clad with low maintenance material.,
The lot drainage was good, conducting surface water away from the building.,
The driveways and walkways are in good condition.

Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl, Brick veneer
Condition of foundation and footings: Appeared serviceable
Foundation material: Concrete block, Brick
Footing material: Poured in place concrete
Condition of floor substructure: Appeared serviceable
Pier or support post material: Masonry
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of crawl space: Appeared serviceable
Crawl space inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt
Ventilation: Appears serviceable
Vapor barrier present: Yes
1) Repair/Replace, Evaluate, Monitor , Conducive conditions - Evidence of prior water intrusion was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood destroying organisms and should not be present in the crawl space. The client should review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:

  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

    Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.

    Photo 14  
     

    2) Repair/Replace, Evaluate , Damage - Rot or water damage was found at one or more sections of trim. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

    Photo 9  
     

    3) Repair/Replace, Evaluate , Conducive conditions - The vapor barrier in the crawl space was loose or askew, missing in some areas. This is a conducive condition for wood destroying organisms due to the likelihood of water evaporating into the structure from the soil. A qualified person should evaluate and replace or repair sections as necessary. Standard building practices require the following:

  • The soil below the vapor barrier should be smooth and free from sharp objects.
  • Seams should overlap a minimum of 12 inches.
  • The vapor barrier should lap up onto the foundation side walls.

    Better building practices require that:

  • Seams and protrusions should be sealed with a pressure sensitive tape.
  • The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.

    Photo 12  

    Photo 13  

    Photo 15  
     

    4) Minor Defect - Cellulose material such as scrap wood was found in the crawl space. All cellulose-based debris or stored items should be removed to avoid attracting wood destroying insects.

    Photo 16  
     
     
     
    Roof / Attic Return to table of contents
    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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
    Positive Attributes: Shingles of this type have a life expectancy of 20-30 years.,
    The roof coverings are newer and appear to be in generally good condition.,
    The installation of the roofing materials has been performed in a professional manner. the quality of the installation is above average.,
    Better than average quality materials have been employed as roof coverings.,
    The steep pitch of the roof should result in a longer than normal life expectancy for roof coverings.,
    Roof flashing details appear to be in good order.,
    The chimmneys do not show signs of significant deterioration.

    Condition of roof structure: Appeared serviceable
    Roof type: Gable
    Age of roof surface(s): 9 Years
    Source for building age: Realtor, Zillow.com
    Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars
    Condition of shingle and/or shake roof surface materials: Appeared serviceable
    Roof surface material: Asphalt
    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
    Condition of attic: Appeared serviceable
    Attic inspection method: Partially traversed
    Roof structure type: Rafters
    Ceiling structure: Joists
    Ceiling insulation material: Fiberglass loose fill
    Ceiling insulation depth: 12-15"
    Ceiling insulation rating: R-30
    Vapor retarder: None visible
    Roof ventilation: Appears serviceable
    5) Repair/Replace - Extensions such as splash blocks or drain pipes for one or more downspouts were misaligned. Water may accumulate around the building foundation as a result. A qualified person should repair, replace or install as necessary

    Photo 4  

    Photo 5  

    Photo 6  
     

    6) Maintain , Conducive conditions - Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

    Photo 2  

    Photo 3  

    7) Comment - Some attic and roof structure sections were not evaluated due to lack of access from the following conditions: hatch inaccessible, stored items.

    Photo 20  
     
     
     
    Garage / Carport Return to table of contents
    Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
    Positive Attributes: The auto reverse mechanism on the overhead garage door(s) responded properly to testing. This safety feature should be tested regularly., The garage is completely finished.
    Type: Attached
    Condition of detached garage or carport structure: Appeared serviceable
    Condition of garage: Appeared serviceable
    Type of garage: Solid core, Wood
    Condition of garage vehicle door(s): Appeared serviceable
    Garage vehicle door type: Sectional
    Number of vehicle doors: 2
    Condition of automatic opener(s): Appeared serviceable
    Condition of garage floor: Appeared serviceable
    Condition of garage interior: Appeared serviceable
    Garage ventilation: None visible
    Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
    8) Safety, Repair/Replace, Evaluate - The self-closing device on the garage-dwelling door is missing. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified person should evaluate and make repairs as necessary.
     
     
    Electric Return to table of contents
    Limitations: The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
    Positive Attributes: The size of the electrical service is sufficient for a typical single family needs,
    Generally speaking, the eelectrical system is in good order.,
    All outlets and light fixtures that were tested operated satisfactory.,
    The distribution of electrical within the home is good.,
    All 3-prong outlets that were tested were appropriately grounded.

    Electric service condition: Appeared serviceable
    Primary service type: Underground
    Number of service conductors: 3
    Service voltage (volts): 120/240
    Service amperage (amps): 200
    Primary service overload protection type: Circuit breakers
    Service entrance conductor material: Aluminum
    Main disconnect rating (amps): 200
    System ground: Copper
    Condition of main service panel: Appeared serviceable
    Location of main service panel #A: Garage
    Location of main disconnect: Breaker at bottom of main service panel
    Circuit breakers that were in the "off" position: 0
    Branch circuit wiring type: Non-metallic sheathed, Copper, Aluminum multi-strand
    Condition of branch circuit wiring: Serviceable
    Condition of smoke detectors: Not determined
    Smoke detectors present: Yes
    Smoke detector power source: Hard wired
    9) Safety, Repair/Replace, Evaluate - One or more electric receptacles at the kitchen, laundry room had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
    http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf Not all kitchen counter receptalces are GFCI protected.
    Laundry washing machine outlet not GFCI protected.

    10) Safety, Repair/Replace, Evaluate - Substandard wiring was found in the crawl space. For example, extension or lamp cord used as permanent wiring to the irrigation pump in the crawl space. This is a safety hazard. A qualified electrician should evaluate and repair as necessary and as per standard building practices.

    Photo 19  
     

    11) Safety, Repair/Replace, Evaluate - One junction boxe at the irrigation pump in the crawl space was missing clamps. This is a potential safety hazard for shock or fire. A qualified person should evaluate and repair as necessary.

    Photo 18  
     

    12) Comment - All smoke detectors were not tested due to the following conditions: may be integrated with a security system.
     
     
    Plumbing / Fuel Systems Return to table of contents
    Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.
    Positive Attributes: The plumbing system is in good condition.,
    The piping system within the home, for both supply and waste, is a good quality system.,
    The water pressure to the fixtures is above average.
    Only a slight drop in flow was observed when two fixtures were operated simultaneously.,
    The plumbing fixtures appear to have been well maintained.

    Condition of service and main line: Appeared serviceable
    Location of main water meter: Street Curb
    Location of main water shut: At Meter
    Water service: Public
    Service pipe material: Copper
    Condition of supply lines: Appeared serviceable
    Supply pipe material: Copper
    Waste Service: Public
    Condition of drain pipes: Appeared serviceable
    Drain pipe material: Plastic-PVC
    Condition of waste lines: Appeared serviceable
    Waste pipe material: Plastic-PVC
    Vent pipe condition: Appeared serviceable
    Vent pipe material: Plastic-PVC
    Condition of fuel system: Appeared serviceable
    Location of main fuel shut: South Exterior
    Water pressure (psi): 57 PSI
    13) Repair/Replace, Evaluate - The front outside faucet appeared to be inoperable. No water flowed from the faucet(s) when turned on. This may be due to a (winterizing) shut-off valve being turned off. As per the NACHI and ASHI Standards of Practice, the inspector did not attempt to turn on or off any water supply shut-off valves. Recommend that the client ask the property owner about inoperable faucets, and/or have a qualified plumber evaluate and repair faucet(s) as necessary.
     
     
    Water Heater Return to table of contents
    Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
    Condition of water heater: Appeared serviceable
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 40
    Manufacturer: American
    Model: #G61-40T40-3NV Serial # 0150103064 Mfg. Date 50th Week, 2001
    Location of water heater: Garage
    Water temperature (degrees Fahrenheit): 131 Degrees F +/-
    Condition of burners: Appeared serviceable
    Condition of venting system: Appeared serviceable
    Condition of combustion air supply: Appeared serviceable
    General Comments: The water heater temperature should be set such that accidental scalding is minimized. Families with small children should be especially aware of this. Water temperature was measured at 131 Degrees F +/-.
    14) Safety, Minor Defect - 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. For more information on scalding dangers, visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5098.pdf

    15) Repair/Replace, Evaluate - One or more areas of rust were found at the burner chamber. A qualified contractor should evaluate and repair as necessary.

    Photo 10  

    Photo 11  

    16) Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement.
     
     
    Heating Return to table of contents
    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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
    Positive Attributes: Adequate heating capacity is provided by the system.,
    Heat distribution within the home is adequate.

    General Comments: The heating system shows no evidence of major defects.
    Condition of heating system: Appeared serviceable
    Location of heating system: Attic
    Heating type: Forced air
    Fuel type: Natural gas
    Manufacturer: Carrier
    Last service date: Not Known
    Model: #58ARV115-20 Serial # 2999A17694 Mfg. Date 29th Week, 1999
    Condition of burners: Appeared serviceable
    Condition of venting system: Appeared serviceable
    Condition of combustion air supply: Appeared serviceable
    Condition of distribution system: Appeared serviceable
    Distribution system: Ducts and registers
    Condition of controls: Appeared serviceable
    Condition of air filters: Appeared serviceable
    Location of air filters: Behind return air grill
    Condition of air filters: Appeared serviceable
    17) Repair/Replace, Evaluate - One or more air supply ducts were crushed. Increased moisture levels in unconditioned spaces and higher energy costs may result. See ducting at the evaporator coil housing in the attic. A qualified contractor should evaluate and make permanent repairs as necessary.

    Photo 24  
     

    18) Repair/Maintain, Evaluate - The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should 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 one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
    19) - Signs of rust were observed on the combustion air blower housing/duct. Have evaluated by qualified mechanical contractor and repair as required.

    Photo 21  
     

    20) - The safety shutoff panel cover swtich failed to shut furnace off when operated. Have repaired by a qualified mechanical contractor.

    Photo 22  
     
     
     
    Cooling / Heat Pump Return to table of contents
    Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
    Positive Attributes: The capacity of the system should be sufficient for the home.,
    Upon testing in the air conditioning mode, a normal temperature drop across the evaporator coil was observed. This suggests that the system is operating properly., The system responded properly tooperating controls. Temperature Drop 70-50.

    General Comments: The system shows no visible evidence of major defects., The evaportive cooler is old and will require repair or replacement soon., A/C condenser life expectancy is 10-15 years.
    Condition of cooling system and/or heat pump: Appeared serviceable
    Location: North Exterior
    Type: Split system
    Estimated age: 9 Years
    Approximate tonnage: 4
    Manufacturer: Carrier Model # 38CKC048360 Serial # 0502E06134 Mfg. Date 5th Week, 2002
    Condition of distribution system: Appeared serviceable
    Condition of controls: Appeared serviceable
    Condition of air filters: Appeared serviceable
    Location of air filters: Behind return air grill
    21) Repair/Replace, Evaluate - The following potential conditions were found at the evaporator: rusty/corroded. A qualified contractor should evaluate and repair as necessary.

    Photo 23  
     

    22) Repair/Maintain, Evaluate - The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should 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 one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
    23) Evaluate, Comment - The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears to be 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.
     
     
    Insulation/Ventilation Return to table of contents
    Positive Attributes: This is a well insulated home.,
    Insulation levels are typical for a home of this age and construction.

    General Comments: Caulking and weather stripping around doors, windows and other extrior wall openings will help to maintain weather tightness and reduce energy costs.
     
     
    Fireplaces / Stoves / Chimneys Return to table of contents
    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, nor 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.
    Positive Attributes: On the whole, the fireplace and its components are in above average condition.
    Condition of fireplaces, stoves: Appeared serviceable
    Location #A: Family Room
    Fireplace type: Prefabricated
    Fuel type: Natural gas
    Condition of chimneys: Appeared serviceable
    Chimney type: Metal
     
     
    Kitchen Return to table of contents
    Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
    Positive Attributes: The kitchen cabinets are good quality cabinets.
    Drawers and doors are in satisfactory condition.

    General Comments: The kitchen counter tops are n staifactory condition.
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of garbage disposal: Appeared serviceable
    Condition of dishwasher: Appeared serviceable Maytag Model # MDB6650AWQ Serial # 27897761ZU
    Condition of range, cooktop: Appeared serviceable Maytag Model # MER5730BAQ Serial # 127802892Y
    Condition of refrigerator: Appeared serviceable Maytag Model # MZD2766GEQ Serial # 114725092Y
     
     
    Bathrooms / Laundry / Sinks Return to table of contents
    Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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.
    Positive Attributes: The vanity counter tops are good quality.
    Location #A: Master Bathroom
    Condition of counters: Appeared serviceable
    Condition of cabinets: 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
    Condition of laundry facilities: Appeared serviceable
    Gas supply for laundry equipment present: No
    240 volt receptacle for laundry equipment present: Yes
    24) Repair/Replace - No exhaust fan was installed in the laundry area. Exhaust fans in wet areas prevent moisture from accumulating, and causing mold growth and/or damage to building components. They are especially important in the relatively airtight houses that have been built recently. This would be an upgrade to current conditions.
    25) Monitor, Comment - Cabinet surfaces, drawers and/or doors showed minor water stain at location #A. Sign of previous water leak inside of vanity cabinet.

    Photo 25  
     
     
     
    Interior Rooms / Areas Return to table of contents
    Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies 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 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 of odors is not within the scope of this inspection.
    Positive Attributes: On the whole, the interior finishes of the home are in above average condition.
    Typical minor flaws were observed in some areas.,
    The windows are good quality.

    General Comments: The doors are average quality.
    Exterior door material: Metal
    Condition of exterior entry doors: Appeared serviceable
    Condition of interior doors: Appeared serviceable
    Type of windows: Vinyl
    Condition of windows: Appeared serviceable
    Wall type or covering: Drywall or plaster
    Condition of walls: Appeared serviceable
    Ceiling type or covering: Drywall or plaster
    Condition of ceilings: Appeared serviceable
    Flooring type or covering: Carpet, Linoleum, Tile
    Condition of flooring: Appeared serviceable
    Exterior door material: Fiberglass or vinyl
    26) Repair/Replace - One or more exterior doors had minor deterioration. A qualified person should repair or replace as necessary. Rear entrance door has started rusting. Recommend to prep, prime, and paint by a qualified person.

    Photo 8  
     

    27) Repair/Maintain, Evaluate , Conducive conditions - The caulk at some windows was deteriorated. A qualified person should evaluate and repair as necessary. For more information, visit:
    http://www.google.com/search?q=replacing+glazing+putty

    Photo 7  
     
     
     
    Private Well Return to table of contents
    Limitations: The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible components are evaluated. The client should have qualified lab test the well water for bacterial contaminants. A qualified well specialist should evaluate the well and perform a yield test.
    Condition of private water supply: Appeared serviceable
    Type of well: Drilled
    Casing visible in well pit: No
    Condition of pump: Required repair, replacement and/or evaluation (see comments below)
    Type of pump: One inline
    Condition of well equipment: Appeared serviceable
    Location of well equipment: Crawl Space Near West Access
    Location of tank shut off valve: At Pump in Crawl Space
    Condition of pressure tank: Appeared serviceable
    28) Repair/Replace, Evaluate - The irrigation well pump was corroded, leaking. A qualified contractor should evaluate and repair as necessary.

    Photo 17  
     

    29) Comment - The well was not observed or evaluated during the inspection.
     
     
    Wood Destroying Organism Findings Return to table of contents
    Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than five feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, reinfest or become active at anytime. No warranty is provided as part of this inspection.
    Visible evidence of active wood destroying insects: No
    Visible evidence of active wood decay fungi: No
    Visible evidence of past wood destroying insects: No
    Visible evidence of past wood decay fungi: No
    Visible evidence of damage by wood destroying insects: No
    Visible evidence of damage by wood decay fungi: No
    Visible evidence of conditions conducive to wood destroying organisms: Yes
    Location #A: Crawl Space-See celluose material comment in section Exterior/Foundation.
     
     
    REFERRALS Return to table of contents
    Norfolk Air Heating Cooling Plumbing:
    Jamie Bangs
    C: 757-576-6985 P: 757-963-8365 F: 757-227-3921
    Jamie@NorfolkAir-HVAC.com

    E. L. Spires General Contractor:
    Skip Spires
    C: 757-971-0395
    F: 757-673-5656
    SkipSpires@cox.net

    Rose & Womble Realty Company:
    Mary Flynn
    Direct: 757-685-4111
    O: 757-523-4900
    Efax: 757-390-3702
    twpflynns4u@cox.net

    Craver Green & Co, P.C. - Accountants:
    Linda Hoyle
    C: 757-508-1003
    O: 757-622-7004
    F: 757-626-0616
    hoyel@CraverGreen.com

    Monarch Mortgage:
    Avery Tuell
    O: 757-390-2215
    C: 757-714-1413
    F: 757-390-2315
    ATuell@MonarchMtg.com

    Priority Title & Escrow:
    John Dannemann
    O: 757-431-1001
    C: 757-431-0515
    F: 757-749-3232

    PostNet - Copy & Printing:
    Jason Curry
    T: 757-549-9000
    F: 757-549-9090
    va124@postnet.com

    Bunn Insurance Agency:
    Tara Clark
    P: 757-426-2664
    F: 757-426-9171
    clark15@nationwide.com

    All Seasons Grounds Management:
    Elizabeth P. Brown
    P: 757-461-4737
    F: 757-461-3011
    betsy@allseasonsgm.net

    Insight Marketing Solutions:
    Stefan S. Rosenberg
    P/F: 757-228-1665
    C: 757-615-8844
    stefan@insightmarketingsolutions.net

    Waddell & Reed Financial Advisors:
    Dan Neice
    C: 757-636-2581
    O: 757-431-2929 x 121
    F: 757-4318446
    dneice@wradvisors.com

    KennReid, Inc.:
    Johnny Vinson
    O: 757-460-3711
    F: 757-460-4690
    kenreid@kenreid.hrcoxmail.com
    Copiers
    Facismile
    Dictation Systems
    Shredders
    Office Supplies

    Taylor Photography:
    Chris Taylor
    757-560-4654
    757-962-0983
    taylorphoto.net
    taylorphoto@cox.net

    Fish Window Cleaning:
    Kim Waller
    O: 757-499-7505
    F: 757-499-7545
    kwaller@fishwindowcleaning.com
     

     
    Inspected Once! Inspected Right!