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Charles W. Boyd Home Inspection Services

Website: http://www.reporthost.com/charlesboyd
Email: charles.boyd@sympatico.ca
Phone: (613) 926-0892
Charles W. Boyd  
Home Inspection Services 
8251 Klitbo Rd 
North Augusta 
On. Canada 
K0G 1R0
Inspector: Charles Boyd
NACHI # 07070704

 

HOME ANALYSIS REPORT
Client(s): Bernd and Manuela Jäkel
Property address: 43 Temperance Lake Rd
Athens
On
Inspection date: 4/5/2010
This report published on Thursday, April 15, 2010 12:27:43 PM EDT

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This report is the exclusive property of Charles W. Boyd Home Inspection Services 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 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
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
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Private Well
Structural Pest Findings
 
General Information Return to table of contents
Report number: 43temp
Time started: 8 am
Time finished: 1:30 pm
Inspector: Charles Boyd
Present during inspection: Client, Property owner
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Temperature: Cool
Ground condition: Dry
Inspection fee: $375
Payment method: Check
Type of building: Single family
Buildings inspected: Main house
Number of residential units inspected: 1
Age of building(s): 10 yrs aprox
Source for building age: Property owner
Front of building faces: North
Main entrance faces: North
Occupied: Yes
1) In random order, I present to you seven different ways in which a home inspection report can be used by parties to a real estate transaction for mutual advantage and benefit.

Buyers can consider the reported conditions of the home's systems to determine their ability to afford and maintain the property.

A home with a 12-year-old water heater, an 18-year-old furnace, and a 25-year-old composite-shingle roof is going to need some costly investments in the near future.


Buyers can sometimes use information regarding undisclosed defects to negotiate the seller's action to repair the defect(s) or adjust the asking price for the home.


Sellers can obtain a home inspection and use the report to disclose known defects to potential buyers.


Sellers can obtain a home inspection and use the report to identify and correct significant defects that could interfere with a buyer's desire to submit a contract to buy the property.


Buyers can use the inspection report as a punch list (or to-do list) for maintaining the property after purchase.


Buyers/Sellers can use the report to communicate to contractors the nature of the defect(s) to obtain estimates for repair or to arrange for repairs or replacements.


Buyers can sometimes use the inspection report as a means to withdraw from the contracted agreement to purchase the home when certain types of undisclosed defects are reported.


Buyers and sellers should consider obtaining inspection reports only from professional, full-time home inspectors. Builders and contractors who generate inspection reports often use them as marketing tools and as a means to generate business for maintenance and repairs. Doing so is a conflict of interest, so their reports do not always represent the actual conditions of the property. Always use home inspectors who abide by a Code of Ethics and Standards of Practice, and who continually upgrade their knowledge and skills with regular Continuing Education courses.
2) Dear Client,
Thank you for choosing Charles Boyd Home Inspection Services to perform your home inspection. The goal of
this inspection and report is to put you in a better position to make an informed real estate decision. This
report is a general guide and provides you with some objective information to help you make your own
evaluation of the overall condition of the home and is not intended to reflect the value of the property, or
to make any representation as to the advisability of purchase. Not all improvements will be identified
during this inspection. Unexpected repairs should still be anticipated. This inspection is not a guarantee or
warranty of any kind.
When you contract me (Charles Boyd)to perform a general inspection in
accordance with the standards of practice established by the National Association of Certified Inspectors
(NACHI), a copy of which is either included with this report or can be downloaded from the Internet at http://www.nachi.org/sop.htm.
General inspections are visual, and distinct from those of specialists, as they do not always include the use of specialized instruments, the dismantling of equipment, or the sampling of air (unless contracted) Consequently, a general inspection and the subsequent report will not be as comprehensive, nor as technically exhaustive, as that generated by specialists, and it is not intended to be. The purpose of a general inspection is to identify significant defects or adverse conditions that would warrant a specialist evaluation. Therefore, you should be aware of the limitations of this type of inspection, which are clearly indicated in the sop (Standards of Practice). However, the inspection is not intended to document cosmetic deficiencies that would be apparent to the average person, and certainly not intended to identify insignificant deficiencies. Similarly, I can only inspect for evidence of vermin infestation, and advise the hiring of a licensed exterminator.
With regards to plumbing and electrical systems that is not visible due to being placed in interior walls, I cannot be responsible for any leaks that may occur before, during or after the course of the inspection.
As I am not destructive during my inspections we cannot and may not be able to give an accurate condition of the piping within the walls.
I highly encourage all clients to complete a FINAL walk through of the property prior to closing.
My inspection may occur many weeks before your closing date, sometimes 3 months or more. Please remember, the home will likely have been lived in during that time and consequently a “moving day” will have occurred. A “lived in” home gets wear and tear and it may not be in exactly the same condition as the day of the inspection. Remember that the seller may be experiencing some stress of selling, finding another home and then moving day. I take many, many pictures throughout the inspection for this reason. Some may not be included in the report but are on file with me if needed.
Please refer to the completed inspection report to ensure all defects noted within the report have been repaired if required.
Visit http://nachi.org/sop.htm to learn more about the scope of a home inspection.
3)   Charles W. Boyd
Home Inspection Services
8251 Klitbo Rd North Augusta On.
613-926-0892
Home Inspection Agreement
The address of the property is: ________________________________________________________________________.
Fee for the home inspection is $___________. Inspector acknowledges receiving a deposit of $________ from CLIENT.
THIS AGREEMENT made this _________ day of _________________, 200__, by and between Charles W. Boyd Inspection Services(Hereinafter called “”THE INSPECTOR”) and the undersigned (hereinafter called “THE CLIENT”), collectively referred to herein as “the parties”. The Parties Understand and
Voluntarily Agree as follows:
1. This agreement constitutes the entire contract and agreement between the parties and there are no verbal understandings or other agreements of any
nature with respect to the subject matter of this contract except as contained in writing herein. CLIENT understands and agrees that the written report
provided by INSPECTOR pursuant to this Contract constitutes the only representations made by the INSPECTOR with respect to the subject matter
of this contract.
2. INSPECTOR agrees to perform a visual inspection of the home/buildings and provide CLIENT with a written inspection report identifying the
defects that INSPECTOR both observed and deemed material. This is a generalist inspection completed in a limited amount of time. It is not a code compliance
inspection and does not include any research, such as the necessary to establish boundaries, easements, or the issuance of permits and
certificates of occupancy. The inspection report is not a substitute for the Transfer Disclosure Statement, which is required by civil code.
INSPECTOR may offer comments as a courtesy, but these comments will not comprise the bargained-for report.
3. Unless otherwise inconsistent with this Agreement or not possible, INSPECTOR agrees to perform the inspection in accordance to the current
Standards of Practice of the National Association of Certified Home Inspectors a copy of which is posted at http://www.nachi.org/sop.htm. CLIENT
understands that these standards contain certain limitations, exceptions and exclusions.
4. The inspection and report are performed and prepared for the use of CLIENT, who gives INSPECTOR permission to discuss observations with
real estate agents, owners, repairpersons and other interested parties. INSPECTOR accepts no responsibility for use or misinterpretation by third
parties. INSPECTOR'S inspection of the property and the accompanying report are in no way intended to be a guarantee or warranty, express or
implied, regarding the future use, operability, habitability or suitability of the home/building or its components. Any and all warranties, express or
implied, including warranties or merchantability and fitness for a particular purpose, are expressly excluded by this Agreement.
5. INSPECTOR does not perform engineering, architectural, plumbing, or any other job function requiring an occupational license in the jurisdiction
where the inspection is taking place, unless the inspector holds a valid occupational license, in which case he/she may inform the CLIENT that he/she
is so licensed, and is therefore qualified to go beyond this basic home inspection, and for additional fee, perform additional inspections beyond those
within the scope of the basic home inspection. Any agreement for such additional inspections shall be in a separate writing.
6. In the event of a claim against INSPECTOR, CLIENT agrees to: (1) undertake emergency measures only; (2) not alter, repair, replace, correct or
modify any disputed component or condition without first supplying INSPECTOR written notification of adverse conditions within 14 days of
discovery; (3) allow INSPECTOR, or their representative, access to the premises for re-inspection of the disputed item(s). Failure to comply with the
above conditions will release INSPECTOR and its agents from any and all obligations or liability of any kind.
7. The parties agree that any litigation arising out of this Agreement shall be filed only in the Court having jurisdiction in the County in which the
INSPECTOR has its principal place of business. In the event that CLIENT fails to prove any adverse claims against INSPECTOR in a court of law,
CLIENT agrees to pay all legal costs, expenses and fees of INSPECTOR in defending said claims.
8. If any court declares any provision of this Agreement invalid or unenforceable, the remaining provisions will remain in effect. This Agreement
represents the entire agreement between the parties. All prior communications are merged into this Agreement, and there are no terms or conditions
other than those set forth herein. No statement or promise of INSPECTOR or its agents shall be binding unless reduced to writing and signed by
INSPECTOR. No change or modification shall be enforceable against any party unless such change or modification is in writing and signed by the
parties. This Agreement shall be binding upon and enforceable by the parties and their heirs, executors, administrators, successors and assignees.
CLIENT shall have no cause of action against INSPECTOR after one (1) year from the date of the inspection. This time may be shorter than the law
otherwise provides.
9. Payment of the fee to INSPECTOR (less any deposit noted above) is due upon completion of the on-site inspection. The CLIENT agrees to pay
all legal and time expenses incurred in collecting due payments, including attorney's fees, if any. If CLIENT is a corporation, LLC, or similar entity,
the person signing this Agreement on behalf of such entity does personally guaranty payment of the fee by the entity.
Client/Agent
Initials
_______ 10. INSPECTOR assumes no liability for the cost of repair or replacement of unreported defects or
deficiencies either current or arising in the future. CLIENT acknowledges that the liability of INSPECTOR, its
agents, employees, for claims or damages, costs of defence or suit, attorneys fees and expenses and payments
arising out of or related to the INSPECTOR'S negligence or breach of any obligation under this Agreement,
including errors and omissions in the inspection or the report, shall be limited to liquidated damages in an
amount equal to the fee paid to the INSPECTOR, and this liability shall be exclusive. CLIENT waives any
claim for consequential, exemplary, special or incidental damages or the loss of the use of the home/building
even if the CLIENT has been advised of the possibility of such damages. The parties acknowledge that the
liquidated damages are not intended as a penalty but are intended (i) to reflect the fact that actual damages may
be difficult and impractical to ascertain; (ii) to allocate risk among the INSPECTOR and CLIENT; an (iii) to
enable the INSPECTOR to perform the inspection at the stated fee.
AUTHORIZATION
I, ____________________________,_____________________________, have carefully read and understood all the above terms and conditions.
terms, conditions and limitations of this contract and voluntarily agree to be bound thereby and agree to pay the fee listed above.
 
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: Moderate slope
Condition of driveway: Appeared serviceable
Driveway material: Gravel
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete, Paving stones
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: Wood
Condition of exterior stairs: Required repairs, replacement and/or evaluation (see comments below)
Condition of handrails: Appeared serviceable
Exterior stair material: Wood
4) Deck does not appear to have been lag bolted to structure. Recommend lag bolts be installed according to local building codes or standards

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5) Ground level area of deck, currently used for wood storage has windows that are non-safety glass. his can be a hazard beside a walkway. Recommend railing orsome type of protection for people walking here

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6) Some deckboards have rotted near the ends, recommend replacement

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7) Exterior stairs are wobbly and not anchored properly, also stair stringers are in contact with the ground causing stringers to decay

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8)   Rear deck (lakeside) support posts have had bottoms cut to remove rotted material and replaced with metal leg. Metal laeg should be fastened to existing sono tube or concrete to prevent lateral .movement.

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Recommend after attaching leg to post and concrete installing a wooden cover in a baseboard style to help with an appearance of "strenght"
  
9)  
 
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.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood, Stone veneer
Condition of foundation and footings: Appeared serviceable
Foundation type: Finished basement
Foundation material: Poured in place concrete
Footing material: Not determined
Condition of floor substructure: Appeared serviceable
Pier or support post material: Not determined
Beam material: Not determined
Floor structure: Engineered wood joists
Condition of the basement: Appeared serviceable
10) Some foundation and/or footings sections were obscured by stored items, being below grade and couldn't be fully evaluated.
11)   In accordance with the InterNACHI Standards of Practice pertaining to Exteriors, this report describes the
exterior wall coverings and trim. Inspectors are required to inspect the exterior wall coverings, flashing,
trim, all exterior doors, the stoops, steps porches and their associated railings, any attached decks and
balconies and eaves, soffits and fascias accessible from ground level. Inspectors shall also inspect
adjacent or entryway walkways, patios, and driveways; vegetation, grading, surface drainage, and
retaining walls that are likely to adversely affect the building.
12)   In accordance with the InterNACHI Standards of Practice pertaining to Structural Components, this report
describes the foundation, floor, wall, ceiling and roof structures and the method used to inspect any
accessible under floor crawlspace areas. Inspectors are required to inspect and probe the structural
components of the home, including the foundation and framing, where deterioration is suspected or
where clear indications of possible deterioration exist. Probing is not done when doing so will damage
finished surfaces or when no deterioration is visible or presumed to exist. Inspectors are NOT required to
offer an opinion as to the structural adequacy of any structural systems or components or provide
architectural services or an engineering or structural analysis of any kind. Despite all efforts, it is
impossible for a home inspection to provide any guaranty that the foundation, and the overall structure
and structural elements of the building is sound. The inspector suggests that if the client is at all
uncomfortable with this condition or our assessment, a structural engineer be consulted to independently
evaluate any specific concern or condition, prior to making a final purchase decision.
13)  

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As discussed, removing siding in this area and checking behind tyvek for water damge may be prudent. A sloped flashing is recommended to shed water
 
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.
Condition of roof structure: Appeared serviceable
Roof type: Gable
Age of roof surface(s): 10 yrs
Source for building age: Property owner
Roof inspection method: Viewed from eaves on ladder
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
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: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Ceiling insulation material: Fiberglass roll or batt
Vapor retarder: Installed
Roof ventilation: Appears serviceable
14) Extensions such as splash blocks or drain pipes for some downspouts were poorly sloped. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair, replace or install as necessary Suggest re-routing downspout extensions at driveway to underground drainage pipe as it is now some water is running back toward foundation

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15) Debris had accumulated in most 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.
16)   In accordance with the InterNACHI Standards of Practice pertaining to Roofing, this report describes the
roof coverings and the method used to inspect the roof. Inspectors are required to inspect the roof
covering, roof drainage systems, flashings, skylights, chimneys and roof penetrations. The following web
sites are an excellent resource of information on roofs:
http://www.home-roofs.com and http://www.roofhelper.com
17)   Attic and insulation are in good condition, recommend another 12-18 inches of insulation be blown in
 
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.
Type: Attached
Condition of detached garage or carport structure: Appeared serviceable
Condition of garage: Appeared serviceable
Type of garage: Solid core
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Sectional
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Adequate
18) 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.

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19) The garage-dwelling door posed a fire risk because a pet door was installed in it, eliminating its fire rating. 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 contractor should replace this door with a fire-rated door.
20)   It is not uncommon for moisture to penetrate garages, because their slabs are on-grade. Evidence of this
is typically apparent in the form of efflorescence, or salt crystal formations, that result when moisture
penetrates the concrete slab or sidewalls. This is a common with garages that are below grade, and some
sidewalls are even cored to relieve the pressure that can build up behind them, and which actually
promotes drainage through the garage. Also, if there is living space above the garage, that space will be
seismically vulnerable. Ideally, the columns and beams around the garage door will be made of structural
steel, but in many residences these components are made of wood but could include some structural
accessories, such as post-straps and hold-downs, and plywood shear paneling. However, we are not an
authority in such matters, and you may wish to discuss this further with a structural engineer. In
addition, and inasmuch as garage door openings are not standard, you may wish to measure the opening
to ensure that there is sufficient clearance to accommodate your vehicles.
 
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.
Electric service condition: Appeared serviceable
Service voltage (volts): 120
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
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: Basement
Branch circuit wiring type: Non-metallic sheathed
Condition of branch circuit wiring: Serviceable
Condition of smoke detectors: Appeared serviceable
Smoke detectors present: Yes
Carbon monoxide detectors present: Yes
Smoke detector power source: Battery
21) One or more electric receptacles at the kitchen 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
22) This property has a fuel burning appliance, and older carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
23)   In accordance with the InterNACHI Standards of Practice pertaining to Electrical Systems, this report
describes the amperage and voltage rating of the service, the location of the main disconnect and any
sub panel(s), the presence of solid conductor aluminum branch circuit wiring, the presence or absence of
smoke detectors and wiring methods. Inspectors are required to inspect the viewable portions of the
service drop from the utility to the house, the service entrance conductors, cables and raceways, the
service equipment and main disconnects, the service grounding, the interior components of the service
panels and sub panels, the conductors, the over-current protection devices (fuses or breakers), ground
fault circuit interrupters and a representative number of installed lighting fixtures, switches and
receptacles. All issues or concerns listed in this Electrical section should be construed as current and a
potential personal safety or fire hazard. Repairs should be a priority, and should be made by a
qualified, licensed electrician.
 
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.
Condition of service and main line: Appeared serviceable
Water service: Private
Service pipe material: Plastic
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Propane tanks outside
24)   In accordance with the InterNACHI Standards of Practice pertaining to Plumbing systems, this report
describes the water supply, drain, waste and vent piping materials and the water heating equipment,
energy source and location of the main water and main fuel shut-off valves, when readily viewable or
known. Inspectors are required to inspect the interior water supply and distribution systems, all fixtures
and faucets, the drain waste and vent systems (including all fixtures for conveying waste), the water
heating equipment (vent systems, flues and chimneys of water heaters or boiler equipment), fuel storage
and distributions systems for water heaters and/or boiler equipment and drainage sumps, sump pumps
and associated piping. Some simple plumbing repairs, such as a typical trap replacement, can be
performed by a competent handyman. However, any more complex issues such as incorrect venting or
improperly sloped drains should be repaired by a licensed plumber. All gas related issues should only
be repaired by a licensed contractor —since personal safety is involved.
25)   No concerns with plumbing
 
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: Propane
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
26) No drain line was installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.

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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.
Condition of heating system: Appeared serviceable
Location of heating system: Basement
Heating type: Forced air, Radiant
Fuel type: Propane gas
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: At base of air handler
27)   In accordance with the InterNACHI Standards of Practice pertaining to Heating and Air Conditioning
(HVAC) systems, this report describes the energy source and the distinguishing characteristics of the
heating and cooling system(s). Inspectors are required to open readily openable access panels and
visually inspect the installed heating equipment and associated vent systems, flues and chimneys; and
central air conditioning equipment and distribution systems. The HVAC system inspection is general and
not technically exhaustive. The inspector will test the heating and air conditioner using the thermostat
and/or other normal controls. The inspector highly recommends that a standard, seasonal or
yearly, Service and Maintenance Contract with an HVAC contractor be obtained. This provides a
more thorough investigation of the entire home's heating, air conditioning and filtering system as well as
maintaining it at peak efficiency —thereby increasing service life.
28)   I have spoken to 2 inspectors and a licensed heating contractor about hrv connection to return air plenum. All have confirmed that it is ok as is. Could be connected as well . It was done like this in the years around the time this house was built to relieve some pressure on hrv unit as there is a signifigant difference in air volume between hrv and furnace

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29)   Only recommendations for heating is duct work could be taped at the joints where accessable to save heating $$
Both systems work as expected from normal controls
Woodstove not evaluated, WETT certified sweep recommended

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Radiant floor heating

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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.
30) Unable to test air coditioning as ambient temperature was below 65 degrees f Runnig below this temperature can damage unit.
 
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.
 
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.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
31)   Inspector observed and operated the basic functions of the following appliances: Permanently installed
dishwasher(s), through its normal cycle; Range, cook top, and permanently installed oven; Trash
compactor; Garbage disposal; Ventilation equipment or range hood; Permanently installed microwave
oven; and Conveying laundry appliances. Interior refrigerator/freezer temperatures are not tested.
Inspection of stand-alone freezers and secondary refrigerators are outside the scope of this inspection. No
opinion is offered as to the adequacy of dishwasher operation. Oven self or continuous cleaning
operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested
during this inspection. Appliances are not moved and the condition of any walls or flooring hidden by
them cannot be judged.
32)   No concerns in kitchen
Note: fan not vented to outdoors

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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.
Location #A:
Location #B:
Location #C:
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 laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
33) The bathroom with a shower at location #B, C didn't have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
 
Interior Rooms / Areas Return to table of contents
Master Bedroom:
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.
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
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Tile
Condition of flooring: Appeared serviceable
34) Handrails at one or more flights of stairs were loose. This is a safety hazard. A qualified person should repair or replace as necessary and as per standard building practices.

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35)   In accordance with the InterNACHI Standards of Practice pertaining to Interiors, inspectors are required
to inspect walls, ceilings and floors, steps, stairways and railings, installed countertops and a
representative number of installed cabinets, and representative number of doors and windows. Garage
door(s) and automatic garage door operators are inspected for proper function and the operation of
installed safety features. If the home is occupied, the possessions of the owner necessarily conceal some
areas/items. These are exempt from inspection. All reasonable attempt is made to more closely inspect
behind the owner's possessions if any hint of a problem is found or suspected.
 
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
Condition of pump: Appeared serviceable
Type of pump: One
Condition of well equipment: Appeared serviceable
Location of well equipment:
Location of tank shut off valve:
Condition of pressure tank: Appeared serviceable
Pressure test results: 50 lbs approx
Flow test results: Good
High: Good
 
Structural Pest 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: No
 

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Roof covering is in good condition, just beginning to show age. Should last for 6 to 10 years depending on harshness of winter etc.
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Drainage pipe slopes up, water returns to garage wall in heavy rain

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Shingles and valley in good condition
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Post and striner in contact with soil

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GFCI recommended for all exterior recepticles

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Heating ducts very clean, no concerns here
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Just a note, panel is considered "full" If a hot tub or such were to be installed a sub panel would need to be installed

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Cooktop burners

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"Anyone else is just looking around"