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Congressional Home Inspections, LLC

Website: http://www.congressionalhomeinspections.com
Email: patrick@congressionalhomeinspections.com
Phone: (301) 355-0411
9930 Canvasback Way 
Damascus MD 20872
Inspector: Patrick DiBella

 

Sample #2

Client(s):  Clients
Property address:  Beautiful Home, MD
Inspection date:  Sunday, April 12, 2015

This report published on Monday, April 20, 2015 3:30:47 PM EDT

Thank you for allowing Congressional Home Inspections, LLC to perform your property inspection. Below you will find the report for the property listed above. Please feel free to contact me at (301)-355-0411, with any questions or concerns regarding the below report. A home inspection is a non invasive and non technically exhaustive inspection performed on the date listed above. The findings reflect only the condition of the property on the day of the inspection and is not indicative of future conditions. 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
MaintainRecommend ongoing maintenance
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
Exterior and Foundation
Basement
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Report number: 2015041201
Time started: 9:30
Time finished: 11:15
Present during inspection: Property owner
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool, 68 F
Inspection fee: Free
Type of building: Townhouse
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 2000
Source for main building age: Municipal records or property listing
Front of building faces: East
Main entrance faces: East
Occupied: Yes
1) Comment - Some areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
Photo
Photo 1-1
 

Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below), Near, at or beyond service life
Deck, porch and/or balcony material: Wood
2) Repair/Maintain - Soil was in contact with one or more wooden deck, porch or balcony support posts. This is a conducive condition for wood destroying organisms. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. Recommend grading soil or repairing as necessary to prevent wood-soil contact.
Photo
Photo 2-1
Deck post in contact with soil and are deteriorated.
Photo
Photo 2-2
Deck post in contact with soil and are deteriorated.
Photo
Photo 2-3
Deck post in contact with soil and are deteriorated.
 

3) Repair/Maintain - Some nails securing decking boards were loose and were not flush with the surfaces of boards. Boards are more likely to loosen and warp. This may pose a safety hazard to those with bare feet. Recommend that a qualified person repair as necessary. For example, by replacing nails or installing screws. Note that existing nails that are simply pounded back in will be likely to loosen again.
Photo
Photo 3-1
Deck nails protruding from decking.
 

4) Maintain - The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. It is a conducive condition for wood-destroying organisms. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
Photo
Photo 4-1
Ground uneven.
 

5) Maintain - Wooden deck or porch railings were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:
http://www.reporthost.com/?PENOIL
http://www.reporthost.com/?DKMAIN
Photo
Photo 5-1
Deck guard rails need maintenance.
Photo
Photo 5-2
Deck guard rails need maintenance.

Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
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: Concrete slab on grade, Concrete garage slab
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
6) Repair/Replace - sections of siding and/or trim were missing. Recommend that a qualified person repair, replace or install siding or trim as necessary.
7) Repair/Replace - Fungal rot was found at one or more window sills. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
Photo
Photo 7-1
Sever rot damage on window going to loft.
 

8) Repair/Replace - One or more exhaust duct end caps were loose. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and can pose a fire hazard. Recommend that a qualified person repair or replace caps as necessary.
Photo
Photo 8-1
Vent cover is not properly secured to house.
 

9) Repair/Maintain - Soil was in contact with or less than 6 inches from siding or trim. Regardless of what material is used for siding, it should not be in contact with the soil. If made of wood, siding or trim will eventually rot. For other materials, ground or surface water can infiltrate siding or trim and cause damage to the wall structure. Wood-destroying insects are likely to infest and damage the wall structure. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.
Photo
Photo 9-1
Clearance to grade.
 

10) Repair/Maintain - An exterior penetration is not properly sealed. This can cause vermin entry, moisture intrusion, and energy loss. Recommend a qualified person seal penetration properly.
Photo
Photo 10-1
Penetration not properly sealed.
 

11) Comment -
Photo
Photo 11-1
Vermin nest found on soffit vent.
 

Basement
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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 also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

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

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of floor substructure above: Appeared serviceable
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
12) Repair/Replace - Fungal rot was found at one or more exterior door jambs. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
Photo
Photo 12-1
Rot around front door.
Photo
Photo 12-2
Rot around front door.
Photo
Photo 12-3
Rot around front door.
Photo
Photo 12-4
Rot around front door.

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 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: Required repair, replacement and/or evaluation (see comments below)
13) Repair/Replace - Extensions such as splash blocks or drain pipes for one or more downspouts were poorly sloped and/or misaligned. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
Photo
Photo 13-1
Distance from splash block to gutter could cause water to splash back against house.
 

Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Viewed from hatch(es)
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Not determined (inaccessible or obscured)
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-30
Vermiculite insulation present: None visible
Vapor retarder: Not determined (inaccessible or obscured)
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Enclosed soffit vents
14) Safety, Repair/Replace - One or more indoor attic access hatch covers or doors were missing, damaged and/or substandard. When located indoors, conditioned air can enter the attic. Energy efficiency can be reduced, moisture can form in the attic, attic air laden with insulation fibers can enter living spaces, and/or pets can enter the attic . This is also a fire hazard as attic access hatch covers and doors are meant to stop or slow the spread of fire into the attic. A qualified person should replace, install or repair hatches or doors as necessary and per standard building practices. Each access point should be insulated and sealed with weatherstripping. For more information, visit:
http://www.reporthost.com/?ATTACC
Photo
Photo 14-1
Access hatch trim is not properly secure.
Photo
Photo 14-2
Access hatch trim is not properly secure or is missing.

15) Repair/Replace - The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.
Photo
Photo 15-1
R Value of attic insulation R 28.8
 

16) Repair/Maintain - One or more attic access hatches or doors had no weatherstripping, or the weatherstripping was substandard. Weatherstripping should be installed around hatches or doors as necessary to prevent heated interior air from entering the attic. For more information, visit:
http://www.reporthost.com/?ATTACC
Photo
Photo 16-1
No weatherstripping on access hatch trim.
Photo
Photo 16-2
No weatherstripping on access hatch trim.

17) Repair/Maintain - The ceiling insulation in one or more areas of the attic was substandard. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).
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: Appeared serviceable
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: Required repair, replacement and/or evaluation (see comments below)
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists
Condition of garage interior: Required repair or evaluation (see comments below)
18) Safety, Repair/Replace - No disconnect pull located on automatic garage door opener. This makes it difficult to unhook the automatic door opener in the event of a power outage. Recommend a qualified person install the appropriate hardware.
Photo
Photo 18-1
Garage door missing manual disconnect from automatic garage door opener.
 

19) Safety, Repair/Replace - One or more holes were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, by patching openings or holes, firestopping holes or gaps with fire-resistant caulking, and/or installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit:
http://www.reporthost.com/?AGFR
Photo
Photo 19-1
A hole was found in the garage.
 

20) Comment - Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
Photo
Photo 20-1
Concrete garage slab cracking.
 

21) Comment - The garage is painted but appears to only have a tape coat on the walls. Although this is only a cosmetic issue, the proper way to finish drywall is a tape coat, block coat, skim coat, sand, and paint.
Photo
Photo 21-1
Garage drywall taped and painted over. Not properly finished.
 

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. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 2
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: 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 bottom 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: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install
22) Safety, Repair/Replace - One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit:
http://www.reporthost.com/?SMKALRM
Photo
Photo 22-1
Missing smoke detector at 2nd level.
 

23) Safety, Repair/Replace - Smoke alarms were missing from one or more bedrooms and/or in the attached garage. Additional smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
24) Safety, Repair/Replace - One or more wall switches were worn. The light or receptacle (outlet) controlled by the switch was powered intermittently and/or if the switch was wiggled. These switches can overheat or arc and spark due to loose connections. This is a potential fire hazard. Recommend that a qualified electrician replace worn switches as necessary.
25) Safety, Repair/Maintain - Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
http://www.reporthost.com/?SMKALRMLS
Photo
Photo 25-1
Photo
Photo 25-2

26) Safety, Repair/Maintain - No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.reporthost.com/?COALRM
27) Safety, Comment - The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
http://www.reporthost.com/?COALRM
28) Repair/Replace - One or more receptacles (outlets) have been painted, and slots were clogged with paint. Recommend that a qualified electrician replace such receptacles as necessary.
Photo
Photo 28-1
Outlet painted over at garage ceiling.
 

29) Repair/Replace - One or more wall switches were broken or damaged. Recommend that a qualified electrician replace wall switches as necessary.
Photo
Photo 29-1
Screw on light switch in basement is loose and not the right size.
 

30) Evaluate - Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
Photo
Photo 30-1
Light fixtures either not working or burned out bulbs at 2nd floor hall bath.
Photo
Photo 30-2
Light fixtures either not working or burned out bulbs at master bath.

31) Evaluate - One or more switches were taped so that they're inoperable. Consult with the property owner regarding this. If necessary, recommend that a qualified electrician repair.
Photo
Photo 31-1
Taped light switch
 

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
Water pressure (psi): 75 PSI
Location of main water shut-off: Basement, Laundry room, In mechanical room
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
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
Sump pump installed: None visible
Sewage ejector pump installed: None visible
Condition of fuel system: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
Location of main fuel shut-off valve: By furnace
32) Safety, Repair/Replace, Evaluate - Based on gas odors, gas appeared to be leaking at one or more local shut-off valves, supply piping, one or more flexible connectors and/or one or more regulator valves. This is an explosion and fire hazard. A qualified contractor and/or the gas utility company should evaluate and repair immediately.
33) Repair/Replace - The sump pump discharge pipe was routed so that it drained close to the foundation. Prolonged, high levels of moisture in soil can cause foundation settlement and failure. If drainage is near a crawl space or basement, water can accumulate in these spaces. Recommend that a qualified contractor repair as necessary so the discharge pipe terminates well away from the foundation and to soil that is sloping down and away from the foundation.
Photo
Photo 33-1
 

34) Repair/Maintain - Steel piping for the gas service located outside was significantly corroded. Gas leaks can result. Recommend evaluation by a qualified contractor to determine if piping needs replacing. If not, then a qualified person should prep and paint lines as necessary with a rust-preventative paint. Very corroded pipes should be replaced by a qualified contractor.
Photo
Photo 34-1
Gas service lines rusting.
 

35) Evaluate - A fire suppression system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. These systems normally require periodic inspection by a specialist to ensure correct operation. For example, checking for possible backflow contamination of the potable water system, or correct operation of valves and gauges. Recommend that a qualified specialist inspect this system in accordance with National Fire Prevention Association (NFPA) 25 standards.
Photo
Photo 35-1
Sprinkler system throughout house.
 

Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Estimated age: December 1999
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Mechanical room, Laundry room, Basement
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 121F
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
36) Safety, Repair/Replace - 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. Recommend that a qualified plumber install a drain line per standard building practices.
Photo
Photo 36-1
Pressure relief valve piping is broken.
 

37) Repair/Replace - No drain line was installed for the temperature-pressure relief valve. Drain lines are normally installed to prevent water from accumulating if/when the valve eventually leaks, and to prevent scalding if someone is standing next to the water heater when the valve opens. Recommend that a qualified plumber install a drain line so it drains outside and per standard building practices.
38) Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
39) Comment -
Photo
Photo 39-1
Water heater tag
 

40) Comment -
Photo
Photo 40-1
Hot water temperature 120 F
 

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, Heat pump
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: 5/1/03
Source for last service date of primary heat source: Label
Condition of forced air heating/(cooling) system: Near, at or beyond service life
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 1999
Location of forced air furnace: Mechanical room, Laundry room, Basement
Forced air system capacity in BTUs or kilowatts: 50,000 BTUs
Condition of furnace filters: Required replacement
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Not determined (inaccessible, obscured, or gas or oil service off)
Type of combustion air supply: Vent(s) to exterior
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Near, at or beyond service life
Cooling system and/or heat pump fuel type: Electric
Location: Back of house in front of garage
Type: Split system
Condition of controls: Appeared serviceable
41) Safety, Evaluate - Because of the age and/or condition of the forced air furnace, recommend that a qualified HVAC contractor inspect the heat exchanger and perform a carbon monoxide test when it's serviced. Note that these tests are beyond the scope of a standard home inspection.
42) Major Defect, Comment - The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be at 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.
43) Repair/Replace, Evaluate - Supply air from the air conditioning or heat pump cooling system was not cool enough. It should be 14-20 degrees Fahrenheit cooler than at the return duct(s) or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an over-sized fan, or a deficient return-air system. Recommend that a qualified HVAC contractor evaluate and repair as necessary.
Photo
Photo 43-1
Return temperature (AC).
Photo
Photo 43-2
Vent temperature (AC)

44) Repair/Maintain, Evaluate - The last service date of the forced air electric furnace appeared to be more than 2 years ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 2 years ago, a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.
Photo
Photo 44-1
Furnace not serviced recently.
 

45) Monitor, Comment - The heat pump/AC unit was rusted. This is currently not effecting the performance of the system but it is indicative of the limited lifespan of the unit. Recommend budgeting for future replacement costs.
Photo
Photo 45-1
Heat pump rusting.
 

46) Comment - The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be at 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.
Photo
Photo 46-1
 

47) Comment -
Photo
Photo 47-1
Two heat pumps/AC units.
 

48) Comment - Filter size installed in the furnace. This is size installed currently, however this does not guarantee this is the correct size. Refer to furnace manual for appropriate size.
Photo
Photo 48-1
Furnace filter size 16x25x1
 

49) Comment - Heat appears to be working as intended.
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Photo 49-1
Return air.
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Photo 49-2
Vent air for heat.

50) Comment -
Photo
Photo 50-1
Thermostat located in dining room.
Photo
Photo 50-2
Second thermostat located in hallway on second level.

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: Appeared serviceable
Condition of under-sink food disposal: Required repair, replacement and/or evaluation (see comments below)
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
51) Safety, Repair/Replace - Electrical wiring for the under-sink food disposal was substandard. Non-metallic sheathed wiring was exposed and subject to damage. The wiring can be damaged by repeated bending or contact with sharp objects. BX-armored conduit should be installed to protect wiring, or a flexible appliance cable should be installed. This is a potential shock hazard. Recommend that a qualified contractor repair per standard building practices.
Photo
Photo 51-1
Non metallic wires powering under sink disposal.
 

52) Repair/Replace, Evaluate - An exhaust hood was installed over the cook top or range, but the fan recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles at the front of the hood not being installed, or a problem with the duct. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.
53) Comment -
Photo
Photo 53-1
Oven appears to be working correctly.
 

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, basement
Location #B: Full bath, second floor
Location #C: 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
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
54) Safety, Repair/Replace - The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. For more information, visit:
http://www.reporthost.com/?DRYER
Photo
Photo 54-1
Loose dryer vent connection coiled on floor and is flexible exhaust duct.
 

55) Safety, Repair/Maintain - The clothes dryer exhaust duct was kinked, crushed or damaged. Air flow will be restricted as a result and the clothes dryer may overheat. This is a safety hazard due to the risk of fire. Recommend that a qualified person replace or repair the duct as necessary. For more information, visit:
http://www.reporthost.com/?DRYER
Photo
Photo 55-1
Loose dryer vent connection coiled on floor and is flexible exhaust duct.
 

56) Repair/Maintain - The bathtub drain stopper mechanism at location(s) # was inoperable. Recommend that a qualified person repair or replace as necessary.
Photo
Photo 56-1
Tub drain stop would not work at hall bath.
Photo
Photo 56-2
Tub drain stop would not work at master bath.

Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Double-hung, Fixed
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum
Condition of stairs, handrails and guardrails: Appeared serviceable
57) Repair/Replace, Evaluate - Window in loft is taped shut. Possibly damaged or leaking. Consult a licensed contractor for further assessment and repair
Photo
Photo 57-1
Window in loft is taped shut.
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Photo 57-2
Window in loft is taped shut.

58) Repair/Replace - One or more windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
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Photo 58-1
Multiple windows would not open with normal force.
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Photo 58-2
Multiple windows would not open with normal force.
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Photo 58-3
Multiple windows would not open with normal force.
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Photo 58-4
Multiple windows would not open with normal force.

59) Repair/Replace - Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
Photo
Photo 59-1
Broken glass at window going up to the loft.
 

60) Repair/Replace - One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.
Photo
Photo 60-1
Window screens at deck damaged.
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Photo 60-2
Window screens at deck damaged.

61) Repair/Replace - The tilt in tab on some windows were missing or broken. This makes it more difficult to tilt the widow in for cleaning or service. Recommend that a qualified contractor repair to allow proper access to the window.
Photo
Photo 61-1
Window tilt switch broken off.
 

62) 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, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
http://www.reporthost.com/?ECC
Photo
Photo 62-1
Settlement damage in dining room.
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Photo 62-2
Settlement damage in dining room.

63) Comment - Screens were missing from some windows. These windows may not provide ventilation during months when insects are active.
Photo
Photo 63-1
Window screen at deck missing.
 

Thank you for allowing Congressional Home Inspections to perform the above inspection. Please feel free to call with any questions regarding the above report (301)-355-0411. Good luck with your real estate purchase.