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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 Report

Client(s):  Clients
Property address:  Beautiful Home, MD
Inspection date:  Saturday, April 11, 2015

This report published on Monday, April 20, 2015 3:22:18 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 below. 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
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
ServiceableItem or component is in servicable condition
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: 2015041101
Time started: 9:20 AM
Time finished: 11:30 AM
Present during inspection: Property owner
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Cool, 58 F
Inspection fee: Free
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 1987
Source for main building age: Municipal records or property listing
Front of building faces: North
Main entrance faces: North
Occupied: Yes
1) Safety, Comment - Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC
2) 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 2-1
Attic above garage used for storage.
Photo
Photo 2-2
Photo
Photo 2-3
 

Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Moderate slope
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Asphalt, Poured in place concrete
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete, Paving stones
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
3) Safety, Repair/Replace - The attachment method of one or more decks, porches or balconies to the main structure was substandard. Lag screws had no solid backing. This may result in decks, porches or balconies separating from the building and is a potential safety hazard. Modern standards call for a ledger board to be installed with 1/2 inch lag screws or bolts into solid backing, and brackets such as Simpson Strong Tie DTT2 brackets and threaded rod, connecting interior and exterior joists. Recommend that a qualified contractor repair per standard building practices. For more information, visit:
http://www.reporthost.com/?LB
http://www.reporthost.com/?SD
Photo
Photo 3-1
Washers on bolts connecting ledger board to house rusted (deck).
 

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

5) Safety, Repair/Maintain - Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
Photo
Photo 5-1
Patio uneven.
 

6) Safety, Repair/Maintain - Guardrails at one or more locations with drop-offs higher than 30 inches were loose and/or wobbly, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.
Photo
Photo 6-1
Deck guard rail is loose and wobbly.
 

7) Safety, Repair/Maintain - Landscape timbers were protruding from deck framing causing a trip hazard. Recommend that a qualified contractor re install and properly secure.
Photo
Photo 7-1
Wood edging out of line with post causing a trip hazard.
 

8) Repair/Replace, Evaluate - Fungal rot was found in decking boards, support posts and/or joists at one or more decks or porches. Conducive conditions for this such as wood-soil contact should be corrected. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.
Photo
Photo 8-1
Under side of decking appeared wet with possible microbial growth.
Photo
Photo 8-2
Deck framing deteriorating in some areas.

9) 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.
10) 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 10-1
Nails popping up at deck.
 

11) 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 11-1
Grade sloping back to house and concrete porch slab.
 

12) Maintain - The asphalt driveway surface was worn and is prone to developing cracks from water penetration. Recommend that a qualified person reseal the driveway. For more information, visit:
http://www.reporthost.com/?RAD
Photo
Photo 12-1
Cracks in Asphalt Driveway.
Photo
Photo 12-2
Cracks in Asphalt Driveway.
Photo
Photo 12-3
Cracks in Asphalt Driveway.
 

13) Maintain - Wooden deck or porch surfaces 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
14) Comment - No caps on fence posts. Caps on fence posts can prolong the life of the posts by not allowing rain water to penetrate the top of the post. Recommend having a qualified individual install caps on the fence posts.
Photo
Photo 14-1
Recommend caps on fence posts to minimize weathering.
 

15) Comment - Some fence posts were deteriorated and will need replacement soon. Recommend budgeting for future replacement costs.
Photo
Photo 15-1
Deck posts on west side of back yard badly deteriorating.
Photo
Photo 15-2
Deck posts on west side of back yard badly deteriorating.

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: Required repairs, replacement and/or evaluation (see comments below)
Apparent foundation type: Finished basement
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
16) 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 16-1
Clearance to grade issues around house.
 

17) Repair/Maintain - One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
Photo
Photo 17-1
Foundation cracks on east side of home.
Photo
Photo 17-2
Settlement cracks in foundation.
Photo
Photo 17-3
Settlement cracks in foundation.
Photo
Photo 17-4
Settlement cracks in foundation.
Photo
Photo 17-5
Settlement cracks in foundation.
 

18) Repair/Maintain - Exterior penetrations are not properly sealed. This can cause vermin entry, moisture intrusion, and energy loss. Recommend having a qualified person properly seal all exterior penetrations.
Photo
Photo 18-1
Low voltage line unprofessionally sealed at back of house.
Photo
Photo 18-2
Penetration sealant is insufficient.

19) Repair/Maintain - Parging on foundation is flaking off. This can cause moisture intrusion into the foundation. Recommend a licensed contractor re parge flaking areas.
Photo
Photo 19-1
Parging on foundation wall at rear of garage is flaking off.
 

20) Maintain - Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
Photo
Photo 20-1
Clearance to vegetation on west side of house.
Photo
Photo 20-2
Clearance to vegetation on west side of house.

21) Maintain - Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
Photo
Photo 21-1
Tree on east side of home needs to be trimmed back from siding.
 

22) Monitor - Previous repair found. Recommend monitoring for any future problems.
Photo
Photo 22-1
Former repair above basement window evident.
Photo
Photo 22-2
Former repair above basement window evident.

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: Sliding glass
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Concrete block
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
23) Safety, Repair/Maintain - One or more handrails had no "returns" installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.
Photo
Photo 23-1
Hand rails do not return to wall.
 

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: Traversed
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)
24) 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 24-1
Splash block installed backwards.
Photo
Photo 24-2
Gutter extension routed in improper area.
Photo
Photo 24-3
Splash block appears to be sloping back towards the house.
 

25) Serviceable - Roof appears to be performing as intended.
Photo
Photo 25-1
Photo
Photo 25-2
Roof appears to be performing as intended.
Photo
Photo 25-3
 

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.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass loose fill, 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: Required repair, replacement and/or evaluation (see comments below)
Roof ventilation type: Ridge vent(s), Gable end vents, Enclosed soffit vents, Mechanical vents with powered fan
26) 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 26-1
Blown in insulation in the attic has an R value of approximately R30.
 

27) Repair/Replace - The mechanical gable vent in the attic did not appear to be working. Recommend having a licensed contractor evaluate and repair vent.
Photo
Photo 27-1
 

28) 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 28-1
No weather stripping at attic access.
 

29) Repair/Maintain - The ceiling insulation in one or more areas of the attic was compacted or uneven. 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).
Photo
Photo 29-1
Blown in insulation is compacted in some areas.
Photo
Photo 29-2
Blown in insulation is compacted in some areas.

30) Repair/Maintain - The ridge vent is covered by felt paper. This does not allow the vent to perform as intended. Recommend contacting a licensed contractor to remedy this problem.
Photo
Photo 30-1
Ridge vent is covered with felt paper.
Photo
Photo 30-2
Ridge vent is covered with felt paper.
Photo
Photo 30-3
Ridge vent covered with felt paper.
 

31) Repair/Maintain - Attic insulation does not cover ceiling framing. This can cause thermal bridging between the conditioned and unconditioned space. Recommend adding insulation to cover ceiling framing to prevent energy loss.
Photo
Photo 31-1
Ceiling joists are not covered with insulation.
 

32) Maintain - One or more soffit vents were blocked by insulation. This can reduce air flow through the roof structure or attic and result in reduced service life for the roof surface materials because of high temperatures. Moisture from condensation is also likely to accumulate in the roof structure and/or attic and can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary so air flows freely through all vents. For example, by moving or removing insulation and installing cardboard baffles.
Photo
Photo 32-1
Daylight not seen through soffit vent indicating they are blocked by blown insulation.
 

33) Evaluate - An unidentified substance was found on a truss in the attic above the home. Recommend having a licensed contractor evaluate the substance for further information.
Photo
Photo 33-1
Unidentified substance on roof trusses.
 

34) Comment - Both fiberglass bat and blown insulation located in attic.
Photo
Photo 34-1
Combination of bat and blown in insulation above conditioned house space.
Photo
Photo 34-2
Combination of bat and blown in insulation above conditioned house space.

Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Required repair, replacement and/or evaluation (see comments below)
Type of door between garage and house: Metal
Condition of garage vehicle door(s): Required repair, replacement and/or evaluation (see comments below)
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Required repair or evaluation (see comments below)
Garage ventilation: None visible
35) Safety, Repair/Replace - One or more gaps and/or 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 35-1
Garage firewall unsealed.
Photo
Photo 35-2
Garage firewall unsealed.

36) Safety, Repair/Maintain - The door between the garage and the house had a door stop or unapproved hardware installed on it. This is a potential safety hazard. Such doors should provide limited fire resistance to prevent fire from spreading from the garage to the house. Modifications with unapproved hardware may compromise the door's ability to perform as intended. Recommend that a qualified person remove the doorstop or unapproved hardware.
Photo
Photo 36-1
Garage door does not close automatically.
 

37) Safety, Repair/Maintain - The attic access hatch cover in the attached garage ceiling was flammable. 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. This includes having an access hatch cover installed that is in good condition, with similar fire-resistance. Recommend that a qualified person replace or repair hatch cover(s) per standard building practices. For more information, visit:
http://www.reporthost.com/?AGFR
38) Repair/Replace - The garage track framing appeared to be rusted at the floor. Recommend a licensed contractor repair or replace this track.
Photo
Photo 38-1
Rust on bottom of garage door track.
 

39) Minor Defect, Maintain, Comment - The finish on the garage floor was worn. This is a cosmetic issue and is not essential to the functionality of the garage.
Photo
Photo 39-1
Garage floor paint is deteriorating.
 

40) Monitor - The drywall in the garage appears to have been wet at one point, monitor for future problems.
Photo
Photo 40-1
Evidence of past water damage on garage firewall.
 

41) -
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: Cold water supply pipes
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Mechanical room, Laundry room
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install
42) Safety, Repair/Replace, Evaluate - One or more electric receptacles (outlets) at the utility sink had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:For more information, visit:
http://www.reporthost.com/?GFCI
Photo
Photo 42-1
Non GFCI receptacle above sink and clothes washer.
 

43) Safety, Repair/Replace - Non-metallic sheathed wiring in the attic was routed on surfaces within 6 feet of one or more access hatches or doors, and was subject to damage. Wiring can be damaged when hatches are lifted and set aside, when stored items are moved into or out of the attic, etc. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair per standard building practices.
Photo
Photo 43-1
Loose wiring in attic.
 

44) Safety, Repair/Replace - Non-metallic sheathed wiring was loose, unsupported, or inadequately supported at one or more locations. Such wiring should be trimmed to length if necessary and attached to runners or to solid backing with fasteners at intervals of 4 1/2 feet or less. Fasteners should be installed within 12 inches of all enclosures. Recommend that a qualified electrician repair per standard building practices.
Photo
Photo 44-1
Photo
Photo 44-2
Wires not properly secured in mechanical room.
Photo
Photo 44-3
Wires not properly secured in mechanical room.
 

45) Safety, Repair/Replace - Bare wire ends, or wires with a substandard termination, were found at one or more locations. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.
Photo
Photo 45-1
Loose wire in garage.
 

46) 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
47) 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
48) 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
49) Safety, Evaluate - Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.
50) 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
51) Repair/Replace, Evaluate - One or more electric receptacles (outlets) appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
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Photo 51-1
Light switch not working in garage.
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Photo 51-2
Switch in house attic did not appear to operate anything.

52) -
Photo
Photo 52-1
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Photo 52-2
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Photo 52-3
Service panel located in laundry/mechanical room.
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Photo 52-4
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Photo 52-5
Service panel appears to be properly wired, grounded, and bonded.
 

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): 45
Location of main water shut-off: Basement, Laundry room, In utility 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
Condition of sump pump: Not determined (inaccessible or obscured)
Sewage ejector pump installed: None visible
53) Safety, Comment - Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which is a known health hazard especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include:For more information visit:
http://www.reporthost.com/?LEADDW
http://www.reporthost.com/?LEAD
54) Repair/Replace, Evaluate, Comment - The bar sink in the basement is not connected to a proper waste water pipe.
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Photo 54-1
Bar sink not connected to permanent waste pipes.
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Photo 54-2
Bucket under bar sink serves as wast water collection.

55) Repair/Replace, Evaluate - One or more hose bibs (outside faucets) appeared to be inoperable. No water flowed from the bib(s) when turned on. This may be due to a shut-off valve being turned off. Note that the inspector does not operate shut-off valves. Recommend consulting with the property owner about inoperable hose bibs, and if necessary have a qualified plumber make repairs.
56) Repair/Replace - Polybutylene pipe was found installed in the house. This type of piping is no longer produced due to studies finding possible deterioration of piping due to interaction with chemicals in public water. Recommend having a licensed contractor replace with the appropriate pipe.
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Photo 56-1
Polybutlyne pipe found in laundry/mechanical room.
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Photo 56-2
Repairs with duct tape of polybutlyne pipe.
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Photo 56-3
Polybutlyne pipe found in basement bathroom toilet supply line.
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Photo 56-4
Polybutlyne pipe located at bar sink supply lines.

57) Repair/Maintain - One or more electric bonding or grounding clamps were installed on copper water supply pipes and the clamps were made with a metal other than copper (e.g. steel, brass). Contact between such dissimilar metals causes corrosion and can damage the water supply pipes. Recommend that a qualified person replace such clamps with clamps approved for use with copper pipes.
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Photo 57-1
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Photo 57-2

58) Repair/Maintain - One or more hose bibs (outside faucets) leaked when tested. When hose bibs leak while turned off, it's often caused by a worn valve seat or a loose bonnet. When hose bibs leak while turned on, it may be due to worn "packing" around the stem or a defective backflow prevention device. Recommend that a qualified plumber repair as necessary.
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Photo 58-1
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Photo 58-2

59) Evaluate - The basement bar sink did not appear to have the water turned on.
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Photo 59-1
Water would not turn on at bar sink.
 

60) Monitor, Comment - A radon mitigation system appears to be installed and the sump is sealed shut. Recommend a qualified individual evaluate the radon mitigation system further.
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Photo 60-1
Radon mitigation system present.
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Photo 60-2
Radon mitigation system present, sump sealed and unable to test sump pump.

61) Comment -
Photo
Photo 61-1
Main water shut off located in laundry/mechanical room.
 

62) -
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: Electricity
Estimated age: 2 months old
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Location of water heater: Mechanical room, Laundry room, Basement
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 118 F
63) 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.
Photo
Photo 63-1
 

64) Comment -
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Photo 64-1
Water heater tag.
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Photo 64-2
Water supply shut off to water heater.

65) Comment -
Photo
Photo 65-1
Hot water temperature measured at 118 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
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Electric
Estimated age of forced air furnace: May 2004
Location of forced air furnace: Utility room, Laundry room, Basement
Forced air system capacity in BTUs or kilowatts: 30,000 BTUs
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location: Back of house behind garage
Type: Split system
Condition of controls: Appeared serviceable
66) 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.
67) Repair/Maintain - HVAC ducts did not appear to be properly connected. Recommend a licensed contractor connect ducts properly
Photo
Photo 67-1
Vents or HVAC ducts wrapped in duct tape.
 

68) Maintain - Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
Photo
Photo 68-1
HVAC filter appeared clean. Recommend checking monthly.
 

69) Comment - The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
70) Comment - Dampers were located on the ducts of the HVAC system
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Photo 70-1
Dampers located on HVAC ducts.
 

71) -
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Photo 71-1
Return air 71 F.
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Photo 71-2
Vent air 90 F.

72) -
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Photo 72-1
Thermostat located in hallway leading to bedrooms on main level.
 

73) -
Photo
Photo 73-1
Heat pump located at rear of house behind the garage.
 

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: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
74) -
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Photo 74-1
Oven appeared to be in working order.
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Photo 74-2
Safety light on stove working.
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Photo 74-3
Oven appeared to be in working order.
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Photo 74-4
Oven appeared to be in working order.

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: Full bath, first floor
Location #B: Master bath
Location #C: Full bath, basement
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
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
240 volt receptacle for laundry equipment present: Yes
75) 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 75-1
Laundry vent extends to far to proper connection.
 

76) Repair/Replace - The hot and cold water supplies appeared to be reversed at the bathtub at location(s) #. Normally, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is supplied with the handle to the right and hot when the handle is to the left, or as indicated by the faucet's markings. At a minimum this is an inconvenience, but it can also result in accidental scalding. Recommend that a qualified plumber repair as necessary.
Photo
Photo 76-1
Hot and cold service opposite at basement tub.
 

77) Repair/Maintain - One or more sink drains were leaking at location(s) #B. A qualified person should repair as necessary.
Photo
Photo 77-1
Leak under sink at master bath.
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Photo 77-2
Leak under sink at master bath.

78) Repair/Maintain - The bathtub drain stopper mechanism basement tub was inoperable. Recommend that a qualified person repair or replace as necessary.
Photo
Photo 78-1
Basement bathtub drain would not close.
 

79) Repair/Maintain - The dryer vent is not properly supported and is connected to the pipe venting outside unprofessionally. Recommend that a licensed contractor connect the proper supporting straps and connect the pipes correctly.
Photo
Photo 79-1
Dryer vent is improperly secured to framing and appears to be connected with duct tape.
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Photo 79-2
Laundry vent secured with twine.

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, Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood, Sliding glass
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Wood, Sliding, Single-hung, Double-hung
Condition of walls and ceilings: Appeared serviceable, 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, Wood or wood products, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable
80) 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 80-1
Rot at deck exterior door.
 

81) Repair/Replace - One or more windows that were designed to open and close were stuck shut. Recommend that a qualified person repair windows as necessary so they open and close easily.
Photo
Photo 81-1
Basement bedroom window would not open.
 

82) Repair/Maintain - Caulking at some windows was cracked. Recommend a qualified person re caulk the windows that are cracking to prevent energy loss.
Photo
Photo 82-1
Cracked caulking around windows.
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Photo 82-2
Cracked caulking around windows.
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Photo 82-3
Caulking cracking at basement windows.
 

83) 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 83-1
Settlement cracking in kitchen.
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Photo 83-2
Settlement cracking in kitchen.
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Photo 83-3
Settlement cracks in drywall at dining room/living room.
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Photo 83-4
Settlement cracks in drywall at dining room/living room.

84) Monitor - Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
Photo
Photo 84-1
Water damage found at rear west side of house.
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Photo 84-2
Water damage found at rear west side of house.
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Photo 84-3
Water damage found at rear west side of house.
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Photo 84-4
Possible water damage found near bathroom fan in hall bath.

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.