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Website: http://devinehomeinspections.com
Email: devinehomeinspections@gmail.com
Phone: (601) 550-9842
Inspector: Bill Devine
MS License #0600
Expires 02-28-16

 

Property Inspection Report

Client(s):  Jane Sample
Property address:  456 Street
Any Town, USA
Inspection date:  Thursday, March 26, 2015

This report published on Sunday, April 26, 2015 2:21:08 AM CDT

Dear Client:

Thank you for choosing Devine Home Inspections, LLC to perform the following inspection. We've made every effort to provide you with a thorough, high-quality, professional inspection, and hope that the information in this report proves to be valuable in your consideration of this property. If for any reason you are dissatisfied with this report, or have questions after reviewing it, please don't hesitate to call us. If you are satisfied, please tell your friends about us. Your referrals are very much appreciated.

This report is the exclusive property of Devine Home Inspections, LLC and the individual(s) paying for the inspection and report. Information contained herein was prepared exclusively for the named client and his/her authorized representatives. Use of this report by any unauthorized persons is prohibited. This report is transferable only with the consent of the individual(s) paying the inspection fee. Such transfer does not imply any warranty or guarantee regarding the report by the inspection firm, and such transfer does not cover all potential areas of concern a third party may have.

This report represents our professional opinion of the condition of the inspected elements of the subject property AT THE TIME OF THE INSPECTION, determined during a limited-time inspection. This inspection was performed in a manner consistent with the requirements of the State of Mississippi, the standards of the home inspection industry (ASHI and InterNACHI), terms and conditions of the Inspection Agreement, and LIMITATIONS noted both in the Inspection Agreement and in the Standards of Practice. Client is encouraged to read the Standards of Practice of both ASHI and InterNACHI for important limitations and exclusions. Links are provided at the end of this report.

We have inspected the subject property and must report to you what we found. Home Inspection Reports by nature focus on defects and may seem negative in tone. Some features of this property may be in excellent condition and of high quality but have not been mentioned, or have been deemed "serviceable" in the report. This is not meant to downplay this property's assets, but to focus on alerting you to potentially expensive problems. Bear in mind that all homes, regardless of their ages, have some number of defects.

If you have any questions regarding this report, please FEEL FREE TO CALL US at 601.550.9842.

Thank you again for choosing Devine Home Inspections, LLC.
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
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
CommentFor your information
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior and Foundation
Crawl Space
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Now That You've Had An Inspection
What Really Matters
Conclusion


General Information
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Report number: 031580
Time started: 9am
Time finished: 1pm
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Cloudy
Temperature during inspection: Warm
Payment method: Invoiced
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 2007
Source for main building age: Municipal records or property listing
Front of building faces: South
Main entrance faces: South
Occupied: Yes, furniture or stored items were present
1) Comment - Many 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.
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Photo 1-1
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Photo 1-2

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: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Unpaved, dirt
Condition of porch covers: Appeared serviceable
Porch covers materials: Covered by roof
Condition of porches: Required repair. See note below.
Porches materials: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
2) 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. Also, handrails were missing at one or more exterior steps. Recommend that a qualified person install graspable handrails and/or modify existing handrails per standard building practices.
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Photo 2-1
Front porch steps
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Photo 2-2

3) Safety, Repair/Replace - Guardrails at one or more locations with drop-offs higher than 30 inches had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
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Photo 3-1
 

4) Repair/Replace - One or more pier blocks supporting the front porch appeared to be resting on soft soil, and one or more were slightly leaning. The deck may settle as a result. Concrete pier blocks should be installed on concrete footings. Recommend that a qualified person repair per standard building practices.
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Photo 4-1
 

5) Repair/Maintain, Conducive conditions - Soil was in contact with or close to wooden stairs at one or more locations. This is a conducive condition for wood-destroying organisms, even though wood may be treated. Soil should be graded and/or removed so no wood-soil contact is present, if possible. Otherwise, installing products such as borate-based Impel rods may help to prevent infestation and damage. For more information, visit: http://www.reporthost.com/?IMPEL
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Photo 5-1
 

6) Repair/Maintain - The dirt driveway was in need of repair by qualified person.
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Photo 6-1
 

7) Repair/Maintain - The wood boards of the platform at the back steps (stoop) were spongy. Recommend a qualified person repair as needed.
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Photo 7-1
 

8) Comment - No outbuildings or detached structures (except carport) were evaluated. They are excluded from this inspection.
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, from a ladder
Condition of wall exterior covering: Required repair. See note below.
Apparent wall structure: Wood frame
Wall covering: Wood, Log veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space, Post and pier
Footing material: Concrete pads
9) Repair/Replace - Some sections of siding and/or trim were deteriorated or needed painting or cleaning. Recommend that a qualified person repair as needed.
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Photo 9-1
Beside chimney. (Pictures are representative and not exhaustive.)
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Photo 9-2
Front porch
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Photo 9-3
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Photo 9-4
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Photo 9-5
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Photo 9-6
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Photo 9-7
 

10) Repair/Maintain, Conducive conditions - Large gaps at siding and/or trim were filled with caulk. Caulk should only be used to seal gaps 1/4-inch wide or smaller. Caulk is likely to separate with wider gaps and can result in leaks and subsequent water damage or fungal rot. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair per standard building practices. For more information, visit:
http://www.reporthost.com/?CAULK
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Photo 10-1
Recommend monitoring chimney for future movement.
 

Crawl Space
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Condition of floor substructure above: Required evaluation and/or repair (see comments below)
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
Condition of vapor barrier: Not applicable, none installed
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Open sides
11) Repair/Replace, Evaluate - What appeared to be water stains were found at more than one location under the house. Most had no elevated levels of moisture, per moisture meter, however the locations at the front of house (under bathroom) and at the back of house (near A/C unit) did test for elevated levels of moisture. Recommend that a qualified contractor evaluate and repair as necessary.
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Photo 11-1
Front of house. (Pictures are representative and not exhaustive.)
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Photo 11-2
Back of house
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Photo 11-3
West side of house, near steps
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Photo 11-4
Southwest
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Photo 11-5
Southwest
 

12) Repair/Maintain, Conducive conditions - No vapor barrier was installed in the crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified contractor install a vapor barrier per standard building practices.
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Photo 12-1
 

13) Repair/Maintain - No insulation was installed under the floor above the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
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Photo 13-1
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Photo 13-2

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: Partially traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Metal panel
Roof type: Gable
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
14) Repair/Replace, Evaluate - Asphalt or tar sealant and silicone-like substance had been applied to metal roofing in one or more areas. Moisture can become trapped between the metal and the sealant and may cause corrosion. It's also an indication that this roof may have leaked in the past and was repaired by someone other than a qualified contractor. Recommend having a qualified contractor evaluate and make repairs if necessary and per standard building practices.
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Photo 14-1
It appeared that the orange/brown discoloration located on the sides of the chimney came from rainwater washing the tar-like sealant on top of the chimney.
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Photo 14-2
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Photo 14-3
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Photo 14-4

15) Comment - Both metal roofs appeared to be in good condition.
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Photo 15-1
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Photo 15-2
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Photo 15-3
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Photo 15-4
Carport

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: The limited attic space was not inspected because access was sealed.
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: Detached, Carport
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists
Condition of detached garage or carport structure: Appeared serviceable
Apparent wall structure: Wood frame
Condition of roof structure: Appeared serviceable
Roof inspection method: Traversed
Roof type: Gable
Roof surface material: Metal panel
16) Comment - The carport appeared to be in good condition.
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Photo 16-1
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Photo 16-2

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: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
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: Dining room
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: Non-metallic sheathed, Copper
Solid strand aluminum branch circuit wiring present: None visible
Ground Fault Circuit Interrupter (GFCI) protection present: No
Arc Fault Circuit Interrupter (AFCI) protection present: No
Smoke alarms installed: No, recommend install
Carbon monoxide alarms installed: No, recommend install
17) Safety, Repair/Replace, Evaluate - Substandard wiring was found at one or more interior rooms (i.e. dishwasher appeared to be plugged into kitchen receptacle; wire above the safe in Laundry Room was connected to light junction box; extension cord was plugged into outlet at light-base on front porch). These are safety hazards. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.
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Photo 17-1
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Photo 17-2
Laundry Room
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Photo 17-3
 

18) Safety, Repair/Replace - Bare wire ends, wires with a substandard termination, or junction boxes/receptacles without covers were found at one or more locations. These are potential shock or fire hazards. Covers are designed to prevent shock and contain arcing inside boxes. 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.
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Photo 18-1
Back porch. (Pictures are representative.)
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Photo 18-2
Back porch
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Photo 18-3
Laundry Room
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Photo 18-4
Living Room
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Photo 18-5
Behind upstairs bed
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Photo 18-6
Under house

19) Safety, Repair/Replace - One or more modern, 3-slot electric receptacles (outlets) were found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.
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Photo 19-1
Both receptacles in upstairs bathroom
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Photo 19-2
Upstairs bedroom, front (south) wall

20) Safety, Repair/Replace - One or more electric receptacles (outlets) at the kitchen, bathrooms, and exterior 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
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Photo 20-1
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Photo 20-2
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Photo 20-3
 

21) Safety, Repair/Maintain, Evaluate - The legend for circuit breakers in panel A was missing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
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Photo 21-1
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Photo 21-2
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Photo 21-3
Main Disconnect switch
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Photo 21-4

22) Safety, Repair/Maintain - One or more wires inside panel A were loose and were not terminated. This is a potential safety hazard. Recommend that a qualified electrician remove any abandoned wiring or repair as necessary, for example by trimming wires to length and installing wire nuts.
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Photo 22-1
Dining Room electrical panel
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Photo 22-2
Dining Room electrical panel

23) Safety, Repair/Maintain - No electric receptacles (outlets) were found at the exterior. This is an inconvenience and a potential safety hazard since extension cords may be used. Recommend that a qualified electrician install Ground Fault Circuit Interrupter (GFCI)-protected receptacles as necessary and per standard building practice.
24) Safety, Repair/Maintain - The light fixture at one or more sets of stairs with living spaces at both ends was controlled by a single switch at the light in the middle of stairs. This is a safety hazard due to inadequate lighting. The light should be controlled by 3-way switches at the top and bottom of the stairs so it can be easily operated on both floors. Recommend that a qualified electrician repair per standard building practices.
25) Safety, Repair/Maintain - No smoke alarms were visible. This is a potential safety hazard. A qualified electrician should install smoke alarms per standard building practices (e.g. in hallways leading to bedrooms, in each bedroom, on each floor and in attached garages). For more information, visit: http://www.reporthost.com/?SMKALRM
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) 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 27-1
East and west sides of kitchen/dining room area.
 

28) Repair/Maintain - One or more globes or covers for light fixtures were missing or damaged. Recommend replacing as necessary to avoid exposed bulbs. With closet lighting or where flammable stored objects are near light fixtures, missing or broken covers can be a fire hazard.
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Photo 28-1
 

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: Private well
Water pressure (psi): 50
Location of main water shut-off: Building exterior, Pump house
Service pipe material: Plastic
Condition of supply lines: Appeared serviceable
Supply pipe material: PVC plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic, Galvanized steel
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Crawl space
Vent pipe condition: None observed
Vent pipe material: None observed
Sewage ejector pump installed: None visible
29) Repair/Replace, Evaluate - One or more leaks were found in waste pipes or fittings under the house. A qualified plumber should evaluate and repair as necessary.
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Photo 29-1
Under bathroom at front of house, near front steps
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Photo 29-2
Slight water puddling under leak under house.

30) Repair/Replace, Evaluate - No plumbing vent pipes were readily observable. Drain pipes required adequate ventilation in order for water and waste to flow properly. Recommend a qualified plumber evaluate and repair as needed.
31) Repair/Maintain - Some PVC water pipes under house were not insulated against freezing. Recommend covering pipes with foam strips.
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Photo 31-1
 

32) Maintain, Evaluate - Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) system. 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. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:For more information, visit:
http://www.reporthost.com/?SEPTIC
33) Evaluate - Based on visible equipment or information provided to the inspector, the water supply to this property appeared to be from a private well. Private well water supplies 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. The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible and accessible components are evaluated. Recommend the following:For more information, visit:
http://www.reporthost.com/?WELL
34) Comment - The water pressure was 50 psi. The recommended range is 40-80 psi.
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Photo 34-1
 

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: 2005
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 120.5
35) Safety, Repair/Replace - No drain line was installed for the Temperature/Pressure Relief (TPR) 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.
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Photo 35-1
After proper drain-line is installed, recommend client periodically test the TPR valve by lifting lever, in order to ensure that this important safety device is functioning properly.
 

36) Comment - A water heater was installed in a finished living space or in an area where leaking can cause damage, and no catch pan or drain was installed. Catch pans and drains prevent water damage to finished interior spaces below if or when the water heater leaks or is drained. If concerned, consult with a qualified contractor about installing these.
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Photo 36-1
 

37) Comment - The hot water temperature was 120.5 degrees Fahrenheit. The recommended safety range is up to 120 F.
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Photo 37-1
 

38) Comment - The water heater was manufactured in 2005 and had a forty-gallon capacity. The estimated useful life is 8-12 years.
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Photo 38-1
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Photo 38-2

39) - Stored items, furnishings and/or debris blocked access to the water heater. The inspector was unable to fully evaluate the water heater.
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Photo 39-1
 

Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating system: Appeared serviceable
Forced air heating system fuel type: Electric
Estimated age of forced air furnace: Undetermined, inaccessible
Location of forced air furnace: Attic
Condition of furnace filters: Required replacement
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Not determined, inaccessible
Condition of cooling system: Appeared serviceable
Cooling system fuel type: Electric
Type: Split system
Estimated age: 2004
Condition of controls: Appeared serviceable
40) Repair/Maintain, Evaluate - The last service date of the forced air heating/cooling system appeared to be more than 1 year 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 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.
41) Repair/Maintain - Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
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Photo 41-1
Under house
 

42) Maintain - Recommend replacing HVAC filters upon taking occupancy, checking filters monthly, and replacing them as necessary. How frequently they need replacing 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).
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Photo 42-1
 

43) Evaluate, Comment - The access to the limited attic space and heating unit was sealed. Inspector was unable to examine the condition or age of the unit, however the output temperature appeared to be good. Recommend a qualified heating and A/C technician evaluate once access has been established.
44) Comment - The A/C and heat output temperatures appeared to be in good condition.
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Photo 44-1
A/C output temperature at the supply register (vent).
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Photo 44-2
A/C temperature at the return. A 12-20 degree difference between the supply register and the return is recommended.
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Photo 44-3
The heat output temperature at the supply register.
 

45) Comment - The exterior A/C condensing unit was manufactured in 2004. The estimated useful life is 10-15 years.
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Photo 45-1
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Photo 45-2

Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplace: Appeared serviceable
Wood-burning fireplace type: Masonry, Metal Insert
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Masonry
46) Safety, Repair/Maintain, Evaluate - One or more wood-burning fireplaces were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at: http://www.reporthost.com/?CSIA
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Photo 46-1
Looking inside flue from roof.
 

47) Repair/Replace - The masonry chimney crowns/cap was worn and appeared to have been sealed. Crowns are meant to keep water off of the chimney structure and prevent damage from freeze-thaw cycles. Chimney crowns are commonly constructed by mounding concrete or mortar on the top chimney surface, however this is substandard. A properly constructed chimney crown should:Recommend that a qualified contractor repair or replace crowns as necessary, and per standard building practices.
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Photo 47-1
 

48) Comment - The blower for the fireplace was not tested. Also, stored items were inside fireplace.
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Photo 48-1
 

49) Comment - Fireplace damper appeared to function.
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Photo 49-1
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Photo 49-2

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: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop or oven: Required repair, replacement and/or evaluation (see comments below)
Range, cooktop or oven type: Electric
Type of ventilation: None visible
Condition of refrigerator: Appeared serviceable
50) Safety, Repair/Replace - The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit: http://www.reporthost.com/?ATB
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Photo 50-1
 

51) Repair/Replace - The kitchen and bathroom counter-tops were not attached to the cabinets or walls. Recommend a qualified person attach per manufacturers' recommendations.
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Photo 51-1
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Photo 51-2

52) Repair/Replace - The kitchen sink sprayer was inoperable and the faucet aerator was missing. Recommend that a qualified person repair or replace as necessary.
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Photo 52-1
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Photo 52-2

53) Repair/Replace - The kick-plate at the base of the dishwasher was missing. Recommend that a qualified person repair or replace as necessary. Also, what appeared to be water was observed under dishwasher, although no active water leak was noted. May be spilled liquid.
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Photo 53-1
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Photo 53-2

54) Repair/Replace - No exhaust hood was installed over the cook top or range, and no wall-mounted exhaust fan was found nearby. This can be a nuisance for odor and grease accumulation. Lighting may also be inadequate. Recommend that a qualified contractor install a vented and lighted range hood.
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Photo 54-1
 

55) Comment - The counter-tops and/or areas below the kitchen and bathroom sinks were obscured by stored items and couldn't be fully evaluated.
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Photo 55-1
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Photo 55-2

56) Comment - The kitchen appeared to be in good condition. All appliances functioned at time of inspection.
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Photo 56-1
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Photo 56-2
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Photo 56-3
Sinks appeared to be in good condition.
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Photo 56-4
Checking for leaks.
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Photo 56-5
Checking for dishwasher leaks.
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Photo 56-6
Receptacle was blocked.

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, Upstairs
Location #B: Full bath, Hall
Location #C: Master Bath
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of vanities: Required repair, replacement and/or evaluation (see comments below)
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: None visible
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
57) Repair/Replace, Evaluate - The hot water supply flow for the sink at location C (Master Bathroom) and the hot and cold water supply flows for the bathtub/shower at location B (hall) were inoperable. Recommend that a qualified plumber evaluate and repair as necessary.
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Photo 57-1
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Photo 57-2

58) Repair/Replace, Conducive conditions - The toilet at location B (hall) was loose where it attached to the floor (seat was also loose). Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor tighten/repair as needed.
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Photo 58-1
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Photo 58-2

59) Repair/Replace, Conducive conditions - The bathrooms with a shower or bathtub at locations B and C (Hall and Master Bathrooms) didn't have exhaust fans installed. Moisture can accumulate and result in mildew growth and/or paint deterioration. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed. Recommend that a qualified contractor install exhaust fans per standard building practices.
60) Repair/Replace - The bathroom vanity at location A (upstairs) was not securely fastened to the wall. Also, the sink-countertops at each bathroom were not attached to vanities or walls. An adequate number of appropriate fasteners should be used. Recommend that a qualified person repair as necessary.
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Photo 60-1
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Photo 60-2

61) Repair/Maintain, Comment - The bathrooms appeared to be in good condition. Minor repairs were needed.
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Photo 61-1
Checking sinks' water-flows.
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Photo 61-2
Checking sinks' drain-stops.
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Photo 61-3
Undersides of sinks appeared to be in good condition.
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Photo 61-4
Checking for leaks.
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Photo 61-5
Checking each toilet's stability.
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Photo 61-6
Checking each toilet's flush.
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Photo 61-7
Checking for leaks.
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Photo 61-8
Toilet paper holder was missing in Master Bathroom.
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Photo 61-9
Some attachments were loose.
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Photo 61-10
At each bathroom, only a slight shower water-flow-drop was observed when all faucets were turned on and toilet was flushed simultaneously.

62) Repair/Maintain, Conducive conditions - Vinyl flooring in the bathroom at location B was curling. Water can damage the sub-floor as a result. Recommend that a qualified person repair flooring as needed.
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Photo 62-1
 

63) Repair/Maintain, Conducive conditions - The clothes dryer exhaust duct appeared to terminate in the crawl space. Clothes dryers produce large amounts of moisture and lint. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person install, repair or replace the duct as necessary so it terminates outdoors, and per standard building practices. For more information, visit: http://www.reporthost.com/?DRYER
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Photo 63-1
 

64) Repair/Maintain - The toilet handle at location A (upstairs) had to be held down in order for toilet to flush. Recommend that a qualified person repair as needed.
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Photo 64-1
 

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, Glass panel
Condition of interior doors: Required repair. See note below.
Condition of windows: Appeared serviceable
Type(s) of windows: Metal, Multi-pane, Single-hung
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall, Paneling, Wood
Ceiling type or covering: Drywall
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Wood or wood products, Tile
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
65) Safety, Repair/Replace - Guardrails at one or more locations with drop-offs higher than 30 inches had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
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Photo 65-1
 

66) Repair/Replace, Evaluate - Floors in one or more areas were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams. Recommend that a qualified contractor and/or engineer evaluate and repair further.
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Photo 66-1
Kitchen
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Photo 66-2
Back bedrooms

67) Repair/Replace - Various areas of the trim, walls, flooring, doors, carpet, etc. were damaged, loose, or missing paint, baseboards, etc. Recommend that a qualified person repair as necessary.
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Photo 67-1
Living Room ceiling
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Photo 67-2
Living Room wall-ceiling gap
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Photo 67-3
Upstairs
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Photo 67-4
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Photo 67-5
Upstairs
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Photo 67-6
Hall closet
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Photo 67-7
Loose carpet
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Photo 67-8
Upstairs bathroom missing baseboards
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Photo 67-9
Laundry Room
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Photo 67-10
Laundry Room
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Photo 67-11
Closet doors did not latch.
 

68) Comment - Checking window egress around house, for safety.
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Photo 68-1
 

Now That You've Had An Inspection
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69) - Now that you've had a home inspection, below are some useful links for Prospective Buyer(s):
10 EASY WAYS TO SAVE ENERGY IN YOUR HOME: http://www.nachi.org/increasing-home-energy-efficiency-client.htm
15 TOOLS EVERY HOMEOWNER SHOULD OWN: http://www.nachi.org/15-tools.htm
HOME MAINTENANCE CHECKLIST/REPAIR:
http://frugalliving.about.com/od/homemaintenancerepair/a/Home-Maintenance-Checklist.htm
http://frugalliving.about.com/od/homemaintenancerepair/Home_MaintenanceRepair.htm
What Really Matters
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70) - by Nick Gromicko (Founder of InterNACHI)

Buying a home? The process can be stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short amount of time. This often includes a detailed written report, numerous photographs, and what the inspector himself says during the inspection. All of this, combined with the seller's disclosure and what you notice yourself, makes the experience even more overwhelming. What should you do?

Relax. Most of your inspection will be maintenance recommendations, life expectancies for various systems and components, and minor imperfections. These are useful to know, however the issues that really matter will fall into four categories:

1. Major Defects. An example of this would be a structural failure;
2. Things that lead to major defects, such as a small roof-flashing leak, for example;
3. Things that may hinder your ability to finance, legally occupy, or insure the home; and
4. Safety Hazards, such as an exposed, live buss bar at the electrical panel.

Anything in these categories should be addressed. Often, a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4).

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report. No home is perfect. Keep things in perspective. Do not kill your deal over things that do not matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure, or nit-picky items.
Conclusion
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71) - A Home Inspection is a non-invasive, visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home (excluding LIMITATIONS), as identified and agreed to by the Client and Inspector in the Devine Home Inspections, LLC Residential Inspection Agreement (including referenced Standards of Practice and their limitations and exclusions) prior to the inspection process.

A Home Inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the VISIBLE and APPARENT condition of the structure and its components on the DATE OF THE INSPECTION, and NOT the prediction of future conditions.

A Home Inspection will NOT REVEAL EVERY CONCERN that exists or ever could exist, but only those material defects observed on the day of the inspection. A Material Defect is a condition of a residential real property, or any portion of it, that would have a significant, adverse impact on the value of the real property, or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is NOT by itself a material defect.

An Inspection Report shall describe and identify, in written format, the inspected systems, structures, and components of the dwelling, and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring, or further evaluation by professionals, but this is not required.

NO WARRANTY, GUARANTEE, OR INSURANCE by Devine Home Inspections, LLC is expressed or implied. While due-care was exercised in the performance of this inspection, the company makes no representations or guarantees with respect to latent deficiencies or future conditions as part of the inspection or this report. This report, including any attachments, should be reviewed in its entirety. Any questions about the inspection or report should be resolved prior to title transfer.

This report does not include inspection for wood-destroying insects, mold, lead or asbestos. A representative sampling of the building components is viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of components is performed. NOT ALL DEFECTS WILL BE IDENTIFIED during this inspection. Unexpected repairs should be anticipated. The person conducting your inspection is not a licensed structural engineer or other professional whose license authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts. This house was inspected as existing property and not as new construction.

You are advised to seek two professional opinions and acquire estimates of repair as to any defects, comments, improvements, or recommendations mentioned in this report. We recommend that the qualified professional making any repairs inspect the property further in order to discover and repair related problems that were not identified in the report. We recommend that all repairs, corrections, and cost estimates be completed and documented prior to closing or purchasing the property. FEEL FREE TO HIRE OTHER PROFESSIONALS to inspect the property prior to closing, including HVAC professionals, electricians, plumbers, engineers, or roofers.

This inspection was performed in accordance with the current requirements of the State of Mississippi (ASHI Standards) and the Standards of Practice and Code of Ethics of the International Association of Certified Home Inspectors (InterNACHI). The Standards contain certain and VERY IMPORTANT LIMITATIONS, EXCEPTIONS, and EXCLUSIONS to the inspection. You are encouraged to view complete copies of the Standards of Practice we adhere to at the following links: http://www.mrec.state.ms.us/docs/mhib_License_Law_Standards_of_Practice_and_code_of_ethics_2006.pdf
http://www.nachi.org/sop.htm