This report published on Tuesday, March 12, 2019 4:53:03 PM CDT
This report is the exclusive property of DLS HOME INSPECTIONS and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
Safety
Poses a risk of injury or death
Major Defect
Correction likely involves a significant expense
Repair/Replace
Recommend repairing or replacing
Evaluate
Recommend evaluation by a specialist
Serviceable
Item or component is in serviceable condition
Comment
For your information
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at https://www.reporthost.com/glossary.asp
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
The following items are excluded from this inspection: Shed
Condition of fences and gates: Appeared serviceable
Condition of retaining walls: Appeared serviceable
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Condition of sidewalks and/or patios: Appeared serviceable
Condition of deck, patio and/or porch covers: Appeared serviceable
1) Fences were damaged or deteriorated in some areas. A qualified person should repair or replace sections as necessary.
Photo 1-1 board missing on fence
2) Sidewalk(s) and/or patios were undermined in one or more areas, where soil has eroded out from beneath. Repairs should be made to prevent further erosion and undermining.
Photo 2-1 side walk to patio raised pavers possible tripping hzzard
3) general grounds pictures
Photo 3-1 yard Photo 3-2 yard
Photo 3-3 side
4) Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
Photo 4-1 side walk and paving stones Photo 4-2 minor cracks in driveway
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Condition of concrete slab floor(s): Appeared serviceable
5) Minor cracks or deterioration were found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.
Photo 5-1 hole needs sealing at gas meter Photo 5-2 minor cracks in mortar at exterior bricks
Photo 5-3 minor cracks in mortar at exterior bricks Photo 5-4 minor cracks in mortar at exterior bricks
6) General exterior pictures
Photo 6-1 side exterior Photo 6-2 back patio
Photo 6-3 entry Photo 6-4 side
Photo 6-5 addition Photo 6-6 side
Photo 6-7 some fascia boards need painting Photo 6-8 rain gutters holding water
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: A
Age of roof surface(s): 2yrs
Source for building age: Inspector's estimate
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of attic: Appeared serviceable
Attic inspection method: Viewed from hatch(es)
Ceiling insulation material: Mineral wool loose fill
7) general roof pictures There is one low spot noticeable from front of house
Photo 7-1 general roof condition Photo 7-2 general roof condition
Photo 7-3 general roof condition ridge cap ventilation Photo 7-4 general roof condition
Photo 7-5 general roof condition skylight Photo 7-6 skylights
Photo 7-7 general roof condition Photo 7-8 tree overhanging roof
Photo 7-9 general roof condition low spot at front of house
Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Service voltage (volts): 120
Service amperage (amps): 150
Service entrance conductor material: Not determined
Main disconnect rating (amps): 150
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Building exterior
Condition of smoke detectors: Appeared serviceable
Smoke detectors present: Yes
Smoke detector power source: Battery
10) This building had solid-strand branch circuit aluminum wiring. This type of aluminum wiring is a potential fire hazard. Problems due to expansion and contraction can cause overheating at connections between the wire and devices such as switches and receptacles, or at splices. The Consumer Products Safety Commission recommends either discontinuing use of circuits with aluminum wiring, or pigtailing copper wiring onto the ends of the aluminum wire. A qualified electrician should evaluate and repair or replace this wiring. For more information, visit: http://www.inspect-ny.com/aluminum.htm http://www.cpsc.gov/CPSCPUB/PREREL/prhtml74/74040.html
Photo 10-1 electrical breakers Photo 10-2 electric meter
Photo 10-3 GFCI outlet Photo 10-4 switch plate
Photo 10-5 switchplate cover missing
11)
Photo 11-1 smoke alarm Photo 11-2 smoke alarm
12) Some electric receptacles were not accessible because of furniture and were not fully evaluated.
There were numerous outlets and switchplate covers missing throughout the house
Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Not determined
Water service: Public
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic, Galvanized steel
Condition of waste lines: Not determined
Condition of fuel system: Appeared serviceable
Location of main fuel shut: at meter and at each appliance
13) there was a questionable weld on one of the copper pipes (sloppy weld)
Photo 13-1 plumbing under kitchen sink Photo 13-2 plumbing under bathroom sink
Photo 13-3 plumbing under bathroom sink Photo 13-4 plumbing under bathroom sink
Photo 13-5 plumbing under bathroom sink Photo 13-6 plumbing under sink
Photo 13-7 bad weld pumbing under sink Photo 13-8 plumbing under sink
Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Condition of venting system: Appeared serviceable
14) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Photo 14-1 hot water heater Photo 14-2 hot water heater
Photo 14-3 hot water heater blocked by stored items Photo 14-4 hot water heater
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Closet
Heating type: Forced air
Fuel type: Natural gas
Last service date: 12/2018
Source for last service date: Label on heater
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
Location of air filters: At base of air handler
15)
Photo 15-1 Gas furnace Photo 15-2 manifold in furnace
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Location: roof
Estimated age: new
Condition of distribution system: Appeared serviceable
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit.
Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Condition of refrigerator: Appeared serviceable
Condition of built: Appeared serviceable
18)
19) Some and/or kitchen cabinet surfaces, drawers and/or doors showed minor wear.
Photo 19-1 kitchen Photo 19-2 kitchen
Photo 19-3 microwave Photo 19-4 convection ovens
Photo 19-5 stove top Photo 19-6 dishwasher
Photo 19-7 refrigerator Photo 19-8 cabinet door in living room not closing
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes
20)
Photo 20-1 bathtub Photo 20-2 toilet
Photo 20-3 old water stains under bathroom sink from past leak Photo 20-4 bathroom
Photo 20-5 shower Photo 20-6 bathroom sink
Photo 20-7 bathroom sink Photo 20-8 toilet
Photo 20-9 laundry room Photo 20-10 plumbing under sink in laundry room
Photo 20-11 sink Photo 20-12 shutoffs and drain in laundry
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
Exterior door material: Wood
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Multi
Condition of windows: Appeared serviceable
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Laminate, Tile
Condition of flooring: Appeared serviceable
21) old repair behind front door needs painting the seal at exterior door to back yard needs replacing one bedroom door has bad paint job
You should not regard this inspection and report as a guarantee or warranty of the property and its components. It is not. It is simply a report on the general condition of the property at a given point in time. Furthermore, as a homeowner, you should expect problems to occur; roofs will leak, drain pipes will become blocked, and components and systems will fail without warning. For these reasons, you should take into consideration the age of the house and its components and keep a comprehensive insurance policy current. If you have been provided with a home protection policy, read it carefully. Such policies usually only cover insignificant costs, such as that of rooter service, and the representatives of some insurance companies are very likely to charge you for a service call and then deny coverage on the grounds that a given condition was preexisting or not covered because of an alleged code violation or a manufacturers defect. Therefore, you should read such policies very carefully, and depend upon our company for any assistance and consultation that you may need.
My Promise to You Choosing the right home inspector can be difficult. Unlike most professionals, you probably will not get to meet me until after you hire me. Furthermore, different inspectors have varying qualifications, equipment, experience, reporting methods, and yes, different pricing. One thing for sure is that a home inspection requires work, a lot of work. Ultimately a thorough inspection depends heavily on the individual inspectors own effort. If you honor me by permitting me to inspect your new home, I guarantee that I will give you my very best effort. This I promise you.
