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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):  John Sample
Property address:  123 Street
Anywhere, USA
Inspection date:  Thursday, July 24, 2014

This report published on Sunday, April 26, 2015 2:11:41 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 unsatisfied 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
MonitorRecommend monitoring in the future
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
Roof
Grounds
Exterior and Foundation
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Gas Furnaces, and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Now That You've Had An Inspection
What Really Matters


General Information
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Report number: 031122
Time started: 9am
Time finished: 12pm
Present during inspection: Realtor
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm
Payment method: Invoice
Buildings inspected: House
Number of residential units inspected: 1
Age of main building: 2005
Source for main building age: Property listing
Front of building faces: North
Main entrance faces: North
Occupied: No
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, Viewed from eaves on ladder, Viewed from ground with binoculars
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Hipped
Condition of exposed flashings: Appeared serviceable. See note below.
1) Repair/Maintain, Comment - The roof appeared to be in good condition. Recommend regular maintenance and repair as needed.
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Photo 1-1
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Photo 1-2
Appeared to be mildew-like substance. Recommend qualified person wash with a mild bleach-water mixture.
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Photo 1-3
Minor deterioration. Recommend qualified person repair as needed.
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Photo 1-4
Minor cracks in roof shingle at ridge. Recommend qualified person seal with approved sealant or replace shingle.
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Photo 1-5
Minor debris. Recommend removing to allow unobstructed water flow.
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Photo 1-6
Roof shingles on back side of house were lifting due to debris/leaves underneath.

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: Appeared serviceable. See note below.
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck and porch covers: Appeared serviceable
Deck and porch cover type: Front and back porches covered by house roof. Back deck uncovered.
Condition of deck and porches: Appeared serviceable. See note below.
Deck and porch material: Wood, Concrete
Condition of guardrails: Appeared serviceable
2) Safety, Repair/Replace - The attachment method of deck to the main structure appeared to be substandard. Appeared that nails were used to fasten the ledger board and ledger board had no flashing. Missing flashing at this location can cause moisture to accumulate between the ledger boards and the building. Fungal rot may occur in this area and cause the ledger board fasteners to fail. This may result in deck 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
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Photo 2-1
Recommend lag screws and flashing.
 

3) Repair/Replace - Fence and gates were leaning and/or damaged. Recommend a qualified person repair as needed.
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Photo 3-1
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Photo 3-2

4) Repair/Maintain, Comment - Overall, deck appeared to be in good condition, having been either recently built or significantly repaired. Minor repairs were needed.
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Photo 4-1
One or more boards were slightly loose.
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Photo 4-2
Minor deck blemishes

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: Appeared serviceable. See note below.
Apparent wall structure: Wood frame
Wall covering: Wood, Brick veneer
Condition of foundation and footings: Appeared serviceable. See note below.
Apparent foundation type: Concrete slab on grade, Concrete garage slab
Foundation/stem wall material: Not determined (inaccessible or obscured)
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
5) Repair/Replace, Evaluate, Conducive conditions - Cracks and/or repairs were found in the masonry (brick) veneer in several places around house. This may indicate that settlement has occurred. Recommend consulting with a qualified engineer to determine if foundation repairs are needed, and/or if settlement is ongoing. Any such repairs should be made by a qualified contractor. Recommend a gutter system, also, to help keep water away from foundation.
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Photo 5-1
East side of house, outside Master Bathroom.
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Photo 5-2
No corresponding interior cracks were observed inside Master Bathroom and closet.
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Photo 5-3
Appeared to be mortar repair on back side of house.
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Photo 5-4
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Photo 5-5
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Photo 5-6

6) Repair/Replace - Some sections of siding and/or trim were deteriorated. Recommend that a qualified person repair siding or trim as necessary. Pictures are representative.
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Photo 6-1
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Photo 6-2
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Photo 6-3
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Photo 6-4

7) Repair/Maintain - Front porch steps needed sealing and cleaning.
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Photo 7-1
Recommend sealing mortar on either side of front steps.
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Photo 7-2
Recommend cleaning front steps for safety and cosmetic reasons. Also, current building standards require handrails at steps with four or more risers or 30 inches in height.

8) Maintain, Conducive conditions - 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 one-foot clearance is better. Also, soil too close to bricks can clog weep holes, not allowing water behind brick to drain. Can lead to rot and insects. Recommend soil be removed to 4 inches below bricks.
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Photo 8-1
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Photo 8-2

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: Traversed
Condition of roof structure: Appeared serviceable. See note below.
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass loose fill
Approximate attic insulation R value (may vary in areas): R-38
Vermiculite insulation present: None visible
Vapor retarder: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vents, soffit vents
9) Safety, Repair/Replace - One or more recessed "can" lights in the attic were not rated for contact with insulation, but were in contact with insulation. This is a potential fire hazard. Recommend that a qualified person make permanent repairs as necessary, for example by installing shields around lights or moving insulation.
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Photo 9-1
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Photo 9-2
Some can-light fixtures were slightly loose in ceiling.

10) Repair/Replace, Monitor - Evidence of possible rodent activity was found in the form of traps and poison in the attic. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP
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Photo 10-1
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Photo 10-2

11) Repair/Maintain, Comment - Attic appeared to be in good condition. Minor repairs were needed. No evidence of past or present rainwater leaks were observed in attic.
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Photo 11-1
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Photo 11-2
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Photo 11-3
One support post in attic had pulled loose. Recommend reattachment by qualified person.
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Photo 11-4
Exposed nails in attic are a safety hazard. Recommend repairing.

12) Comment - Attic insulation appeared to average approximately 11 inches in depth (varies across attic). R-valve is approximately 38; this is the recommended R-value.
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Photo 12-1
 

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, Garage
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Metal, Panel
Condition of garage vehicle door(s): Appeared serviceable.
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable. See note below.
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: None visible
13) Comment - Garage door safety features (photo sensor and resistance) functioned at time of inspection.
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Photo 13-1
 

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: 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): No single Main Disconnect
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Building exterior. East side of house
Location of main service panel #B: Garage utility room
Location of main disconnect: No Main Disconnect
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, Copper
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes. One GFCI breaker for jetted tub in Main Panel B in garage utility room. Tested GFCI. Functioned at time of inspection.
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested. See note below.
Carbon monoxide alarms installed: No, recommend install
14) Safety, Repair/Replace, Evaluate - One or more electric receptacles (outlets) at the garage 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 14-1
Garage should have GFCI receptacles.
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Photo 14-2
Exterior should have GFCI receptacles. This receptacle cover was loose.

15) Safety, Repair/Replace - Kitchen GFCI receptacle (outlet) to the left of sink worked intermittently. Re-set button was broken. This is a safety hazard. Recommend that a qualified electrician replace such receptacles as necessary.
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Photo 15-1
Button was broken.
 

16) Safety, Repair/Replace - One modern, 3-slot electric receptacle (outlet) in back bedroom on the west side of house was 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 16-1
 

17) 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
18) Repair/Maintain, Evaluate - One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary. Also, recommend protective light cover for exposed bulb in attic.
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Photo 18-1
Front porch light
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Photo 18-2
Recommend light globe

19) Monitor, Comment - Smoke detectors were installed. Recommend client test smoke detectors upon moving in and periodically thereafter by using a smoke test rather than by just pushing the button on the front of the detector. Button only checks the alarm and not the detector's ability to detect smoke.
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Photo 19-1
 

20) Comment - Electrical panels appeared to be in good condition.
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Photo 20-1
Exterior Main Panel A
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Photo 20-2
Six movements of the hand (six breakers) are permitted in lieu of a single Main Disconnect.
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Photo 20-3
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Photo 20-4
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Photo 20-5
Interior Main Panel B
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Photo 20-6
Recommend confirming legend.
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Photo 20-7
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Photo 20-8
Jetted tub GFCI breaker functioned at time of inspection. Recommend client test all GFCI receptacles and breaker at move-in and periodically thereafter.

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): 77 psi
Location of main water shut-off: Building exterior, near street
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, PVC plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Not determined (inaccessible or obscured)
Vent pipe condition: Required repair, replacement and/or evaluation (see comments below).
Vent pipe material: Plastic
Sump pump installed: None visible
Sewage ejector pump installed: None visible
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
21) Repair/Replace - Vent pipes on east and west sides of roof were damaged. Recommend a qualified person repair as needed.
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Photo 21-1
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Photo 21-2

22) Maintain, Evaluate - Based on visible components or information provided to the inspector, this property appeared to have a semi-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
23) Comment - Water pressure was 77 psi at time of inspection. Recommended range is 40-80 psi.
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Photo 23-1
 

24) Comment - Water shut-off valve was located beside water meter in front yard near street.
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Photo 24-1
 

25) Comment - Main gas shut-off valve was located at gas meter on east side of house.
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Photo 25-1
 

26) Comment - Front porch gas lights functioned at time of inspection.
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Photo 26-1
 

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
Capacity (in gallons): 50
Temperature/Pressure Relief (TPR) valve installed: Yes
Location of water heater: Garage utility room
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 115.3 F
27) Maintain, Monitor, Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be near this age and/or its useful life-span. Recommend budgeting for a replacement.
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Photo 27-1
Water heater was manufactured in 2004 and had a fifty-gallon capacity.
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Photo 27-2
Attic water heater. Recommend qualified person periodically flush (by lifting lever) this TPR (Temperature/Pressure Relief) valve to ensure that this important safety feature is working properly.

28) Comment - Water temperature was 115.3 F at time of inspection. Recommended temperature is up to 120 F, in order to prevent scalding.
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Photo 28-1
 

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, 2 furnaces
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Serviceable on the west side of house (main unit). Required evaluation on the east side (upstairs unit). See note below.
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnaces: 2004
Location of forced air furnaces: Attic
Condition of furnace filters: Appeared serviceable. See note below.
Location for forced air filter(s): Behind return air grills; hall ceiling and upstairs room wall
Condition of forced air ducts and registers: Appeared serviceable
Condition of venting system: Required repair, replacement and/or evaluation (see comments under Flue Section below).
Condition of cooling system: Required evaluation or repair (see comments below)
Cooling system and/or heat pump fuel type: Electric
Type: Split system
Condition of controls: Appeared serviceable
29) Safety, Repair/Maintain, Evaluate - The last service date of the gas or oil-fired forced air furnace 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 inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
http://www.reporthost.com/?ANFURINSP
30) Repair/Replace, Evaluate - The upstairs' furnace heating system was not fully evaluated because the thermostat was inoperable (temperature in upstairs' room was too high (due to A/C unit not working) for thermostat to function (only registers to 90 degrees. Room was 91-93 degrees). Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable.
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Photo 30-1
 

31) Repair/Replace, Monitor - The upstairs A/C exterior condensing unit did not function at time of inspection. Recommend a qualified Heat and Air technician evaluate and repair as needed. The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. These units appeared to be near this age and/or their useful lifespan. Recommend budgeting for a replacement in the near future.
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Photo 31-1
East side of house; services upstairs. Did not function at time of inspection.
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Photo 31-2
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Photo 31-3
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Photo 31-4
West side of house. This unit functioned at time of inspection.
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Photo 31-5
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Photo 31-6

32) Repair/Replace - Insulation on the upstairs air conditioning condensing unit's refrigerant lines (on east side of house) 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 32-1
 

33) Maintain - Recommend changing air filters upon moving into house and periodically thereafter.
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Photo 33-1
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Photo 33-2

34) Comment - Heat and A/C temperatures appeared to be in good condition.
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Photo 34-1
Heat output temperature at the supply register (vent).
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Photo 34-2
Heat temperature at return.
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Photo 34-3
A/C temperature at supply register (vent).
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Photo 34-4
A/C temperature at return. A 12-20 degree difference between the vent and the return is recommended.

35) Comment - Burners at main furnace in attic appeared to be functioning properly.
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Photo 35-1
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Photo 35-2
Main gas heat furnace, located in west side of attic.
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Photo 35-3
Gas shut-off valve for main heat furnace.
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Photo 35-4
Upstairs gas heat furnace, located in east side of attic. Unable to evaluate.
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Photo 35-5
Gas shut-off valve for upstairs heat furnace.
 

Fireplaces, Gas Furnaces, 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 gas-fired fireplace: Appeared serviceable
Gas fireplace: Metal pre-fab fireplace.
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Gas-fired flue type: B-vent, Vent-free
36) Safety, Repair/Replace - Both sections of gas furnaces' metal flue pipes appeared to be too close to combustible materials and pipe insulation. Appeared to be B-type vent pipes. This type of vent requires a minimum of one-inch clearance to such materials. This is a fire hazard. Recommend that a qualified person repair as necessary. For example, by moving insulation, moving the flue pipe, installing a shield or making modifications to surrounding structures.
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Photo 36-1
West side of attic. Gas furnace's vent pipe appeared too close to wood roof decking.
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Photo 36-2
East side of attic. Gas furnace's vent pipe appeared too close to pipe insulation.
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Photo 36-3
East side of attic. Appeared too close to wood roof decking.
 

37) Evaluate, Comment - Gas fireplace functioned at time of inspection. Shut-off valve is behind bottom door. Firebox is an enclosed unit, with no damper. Only vent-free gas logs or electric logs would be safe to use. Recommend verifying that logs are vent-free.
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Photo 37-1
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Photo 37-2

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: Appeared serviceable. Minor paint blemishes near kitchen sink.
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: N/A (none installed)
Condition of built-in microwave oven: Appeared serviceable
38) 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 38-1
 

39) Repair/Maintain, Comment - The kitchen appeared in good condition. Minor repairs needed. All appliances functioned at time of inspection.
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Photo 39-1
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Photo 39-2
Checking for leaks at dishwasher.
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Photo 39-3
Checking sprayer.
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Photo 39-4
Checking for leaks.
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Photo 39-5
Minor paint blemishes above dishwasher.
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Photo 39-6
Minor blemishes in kitchen

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: Master Bath, east
Location #B: Full bath, second floor
Location #C: Full bath, west
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Required evaluation or repair (see comments below)
Condition of toilets: Appeared serviceable. See note below.
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable. See note below.
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
40) Safety, Repair/Maintain - The hot and cold water supplies were reversed at the shower at location A (Master Bathroom). 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.
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Photo 40-1
 

41) Repair/Replace, Conducive conditions - The shower enclosure at location A (Master Bathroom) was missing the rubber door sweep on bottom of shower door. Water can leak onto floor. Recommend that a qualified contractor repair as needed.
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Photo 41-1
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Photo 41-2

42) Repair/Replace - Left-side bathroom sink drain at location C (hall bathroom) was leaking at drain-stop assembly. A qualified person should repair as necessary.
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Photo 42-1
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Photo 42-2

43) Repair/Replace - The toilet at location #C (hall bathroom) had a weak flush and refilling of tank was slow. Also, had mildew-like substance on toilet seat and lid. Recommend that a qualified plumber repair as needed.
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Photo 43-1
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Photo 43-2

44) Repair/Maintain, Comment - Master Bathroom appeared to be in good condition. Minor repairs were needed.
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Photo 44-1
Master Bathroom door did not latch properly.
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Photo 44-2
Jetted tub functioned at time of inspection. Tub is GFCI-protected at breaker panel. Inspector tested GFCI breaker and it functioned properly. Recommend client check all GFCI receptacles and breakers at move-in and periodically thereafter, for important safety reasons.
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Photo 44-3
Minor tub blemish
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Photo 44-4
Checking shower water-flow. No significant water-flow-drop was observed when all bathroom faucets were turned on and toilet was flushed simultaneously.
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Photo 44-5
Master Bathroom toilet seat was loose.
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Photo 44-6
Checking for leaks at toilet base.

45) Repair/Maintain, Comment - Hall bathroom appeared to be in good condition. Minor repairs were needed.
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Photo 45-1
Checking hall bathroom shower water-flow. No significant water-flow-drop was observed when all bathroom faucets were turned on and toilet was flushed simultaneously.
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Photo 45-2
Checking bathtub drain-stopper.
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Photo 45-3
Hall bathroom toilet flushed and refilled slowly and had mildew-like substance on seat and lid.
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Photo 45-4
Checking for leaks.
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Photo 45-5
Checking sink drain-stop.
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Photo 45-6
Checking for leaks.

46) Comment - Upstairs Bathroom appeared to be in good condition.
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Photo 46-1
Checking bathtub drain-stopper.
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Photo 46-2
Checking upstairs bathroom shower water-flow. No significant water-flow-drop was observed when all bathroom faucets were turned on and toilet was flushed simultaneously.
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Photo 46-3
Toilet appeared to flush adequately.
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Photo 46-4
Checking for leaks.

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: Wood, Metal, Glass panel
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Metal, Multi-pane, Single-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable. See note below.
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Wood or wood products, Masonry
Condition of stairs and handrails: Appeared serviceable
47) Repair/Replace, Evaluate, Monitor - Kitchen floor had crack near hall doorway. Recommend further evaluation and/or repair by qualified contractor and monitoring.
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Photo 47-1
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Photo 47-2

48) Repair/Replace - One or more interior doors wouldn't latch, and one tended to close. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
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Photo 48-1
Upstairs door wouldn't latch.
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Photo 48-2
Master Bathroom door did not latch properly.

49) Repair/Maintain, Evaluate, Monitor - Stains were found at garage utility room ceiling area. Appeared dry at time of inspection. The stains may be due to plumbing leaks. Consult with the property owner and monitor the stained area(s) in the future. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
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Photo 49-1
Garage Utility Room
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Photo 49-2

50) Repair/Maintain - Front and back exterior doors had minor damage and/or deterioration. Recommend a qualified person repair as needed.
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Photo 50-1
Front door
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Photo 50-2
Back door

51) Comment - Checking windows for function and egress.
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Photo 51-1
 

Now That You've Had An Inspection
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52) - 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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53) - 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.
1.1. 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.

I. 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.

II. 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.

1.2. 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.

1.3. 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.

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