View as PDF

View summary

John Cornell Home and Property Inspection Service, LLC


431 E 1560 N 
Pleasant Grove UT 84062-3914
Inspector: John Cornell

Property Inspection Report

Client(s):  John Doe
Property address:  Sunny days, USA
Inspection date:  Friday, September 12, 2014

This report published on Wednesday, October 22, 2014 8:23:20 PM MDT

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information

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

Table of Contents
General Information
Grounds
Exterior and Foundation
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


General Information
Return to table of contents

Report number: 1
Time started: 9:00 am
Time finished: 12:30 pm
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: YesAlso Realtor
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Warm
Inspection fee: $235
Payment method: Cash
Type of building: Single family
Buildings inspected: One house
Age of main building: Built 2008
Source for main building age: Municipal records or property listing
Front of building faces: North
Main entrance faces: North
Occupied: Yes, Furniture or stored items were present
1) Some areas and items at this property were obscured by furniture, 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.

Many walls were covered by furniture, under sinks were full of items, and crawl space was full of stored items covering most of the floor making it difficult to see many areas.
Grounds
Return to table of contents

Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveway: Appeared serviceableCosmetic defects, concrete crumbling
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceableSome cracks due to settling of ground below
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Plastic fiber
2) Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.

Top step was 35" high, second step was 28" high.
Photo
Photo 2-1
Recommend handrail
Photo
Photo 2-2
Recommend handrail

3) Electrical wires hanging out of a conduit on south side of back yard, next to the shed. This is a safety hazard. Wires need to be secured in a suitable junction box.
Photo
Photo 3-1
Backyard landscaping with exposed wires
 

4) Sidewalk(s) and/or patios were undermined in one or more areas, where soil has eroded out from beneath. Recommend that a qualified person repair as necessary to prevent further erosion and undermining.
Photo
Photo 4-1
Crack
Photo
Photo 4-2
Crack in stucco, looks like from house settling

5) The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. It is a conducive condition for wood-destroying organisms. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
Photo
Photo 5-1
Downspout not connected
Photo
Photo 5-2
Negative slope
Photo
Photo 5-3
Negative Slope
 

6) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Photo
Photo 6-1
Honeycombing
 

7) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Photo
Photo 7-1
Crack
Photo
Photo 7-2
Crack in stucco, looks like from house settling
Photo
Photo 7-3
 

Exterior and Foundation
Return to table of contents

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 windows
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Stucco, Stone or faux stone veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space, Post and pier
Foundation/stem wall material: Poured in place concrete, Post and pier construction, no stem wall
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
8) Outlet is missing behind weather proof cover. Recommend a licensed electrician fix and install an outlet.
This is a safety issue because electrical components can be accessed through the hole.
Photo
Photo 8-1
Circle: Behind flip lid there is no device. Fingers could be poked in. Recommend having a licensed electrician install device in the opening.
Arrow: downspout is missing pieces and will drain water directly next to foundation. Recommend extending downspout and getting a water deflector to bring water from foundation.
 

9) Missing paint on door jam. If this get wet it can lead to damage and rot. Recommend painting.
Photo
Photo 9-1
Missing paint, could lead to moisture damage and rot
 

10) One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
Photo
Photo 10-1
Non sealed hole where line set penetrates home and evidence of water stains
Photo
Photo 10-2

11) Cracks, deterioration and/or damage were found in one or more areas of the exterior stucco finish. In damp climates, moisture can enter cracks or damaged areas and further deteriorate the stucco. Also the wall behind the stucco can become damaged from moisture. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair or replace stucco as necessary.
Photo
Photo 11-1
Stucco Damage
 

12) Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
Photo
Photo 12-1
Downspout not connected
 

13) One or more large trees were very close to the foundation. Tree roots can cause significant structural damage to foundations, or may have already caused damage (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to foundations.

This is a young tree, but roots near foundations can cause damage which can be a structural concern and a pathway for water into the house.
Photo
Photo 13-1
Downspout not connected
Photo
Photo 13-2
Negative slope

Crawl Space
Return to table of contents

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: Appeared serviceableCovered in insulation, only able to view part of floor
Pier or support post material: Wood, Concrete
Floor structure above: Engineered wood joists
Condition of insulation underneath floor above: Appeared serviceableSome pieces of insulation were hanging from the floor, but all appeared to be there.
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Required repairs, replacement and/or evaluation (see comments below)Vapor barrier was present on floor, but has been moved and pushed around making some of the gravel visible. Each piece should overlap leaving no gravel/dirt visible.
Vapor barrier present: YesSee #23 notes
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space, with vents
14) Ladder to access crawl space is not attached and is a safety concern.
15) One or more crawl space vents were blocked by insulation. This restricts ventilation in the crawl space and can result in increased levels of moisture inside. This is a conducive condition for wood-destroying organisms. Materials or items blocking vents should be removed as necessary.

Insulation needs to be repositioned to allow airflow through vent.
There is also an active wasp nest at the vent behind the insulation.
Photo
Photo 15-1
Wasps and covered ventilation vent in crawl space
 

16) Where the lineset for the air conditioner penetrates the home there is an airgap. This needs to be sealed. There is also evidence of water on foundation wall. Recommend fixing hole by contractor and verifying the cause of the water.
Photo
Photo 16-1
Non sealed hole where line set penetrates home and evidence of water stains
 

17) Under-floor insulation was damaged or deteriorated in some areas, and may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary.
Photo
Photo 17-1
water damage crawl space
 

18) The vapor barrier in areas of the crawl space was loose or askew. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. 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 person replace or repair the vapor barrier where necessary and per standard building practices.

See note #23
19)   One or more indoor crawl space access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency and to prevent dust or odor-laden air from the crawl space entering living spaces.
Roof
Return to table of contents

Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: GableCross gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
20) Some composition shingles were damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.

One of these appeared to be a faulty shingle that came from the manufacturer this way. A few others had cracks in them.
Photo
Photo 20-1
Vent pipe fairly short
Photo
Photo 20-2
Photo
Photo 20-3
 

21) Extensions such as splash blocks or drain pipes for one or more downspouts were misaligned, clogged. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.

None of the drain pipes were attached to the downspouts.
22) The Flue penetrating roof has a not been fully sealed and has a gap which allows water to run down the flue and into the attic.
Photo
Photo 22-1
Gap needs to be sealed
Photo
Photo 22-2
Gap needs to be sealed
Photo
Photo 22-3
Gap needs to be sealed
Photo
Photo 22-4
evidence of moisture
Photo
Photo 22-5
Photo
Photo 22-6
Signs of insulation that has been wet

23) A gaps, open cracks or holes were found in the flat or low-slope roof surface at one or more seams. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary.

Northeast area if roof.
Photo
Photo 23-1
Gap where these edges intersect
Photo
Photo 23-2
Gap where these edges intersect

24) One or more downspouts were incomplete. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Photo
Photo 24-1
Debris in drain pipe
Photo
Photo 24-2
Debris in drain pipe
Photo
Photo 24-3
Circle: Behind flip lid there is no device. Fingers could be poked in. Recommend having a licensed electrician install device in the opening.
Arrow: downspout is missing pieces and will drain water directly next to foundation. Recommend extending downspout and getting a water deflector to bring water from foundation.
Photo
Photo 24-4
Downspout to short

25) Debris has accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
Photo
Photo 25-1
Debris in drain pipe
Photo
Photo 25-2
Downspout clogged

26) Nail heads were exposed at one or more shingles. More than just a few exposed nail heads may indicate a substandard roof installation. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.
Photo
Photo 26-1
Visible Nails in Shingle
Photo
Photo 26-2
Visible nails in shingles

Attic and Roof Structure
Return to table of contents

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: Partially traversedArea to get over the master bedroom was too small to safeky enter.
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
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): About 10-12 inches thick.
Vapor retarder: Not determined (inaccessible or obscured)
Condition of roof ventilation: Required repair, replacement and/or evaluation (see comments below)See #26
Roof ventilation type: Box vents (roof jacks), Gable end vents, Enclosed soffit vents
27) One or more sections of the roof structure appeared to have substandard ventilation, vents were undersized. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices.

Gable vents were hardly visible. They were cut out, but the hole was very small. Soffit vents were mostly covered by insulation. Baffles were installed, but did not leave a gap for airflow. Recommend adjusting baffles and insulation to allow airflow, and increasing size of gable vents.
Photo
Photo 27-1
Gable vent
Photo
Photo 27-2
Gable vent
Photo
Photo 27-3
Soffit vent covered
Photo
Photo 27-4
soffit vent
Photo
Photo 27-5
Photo
Photo 27-6
Gable vent

28) Moisture entering attic through flue Penetration to roof. Flue needs to be sealed to flashing with proper sealant.
29) One or more attic access hatches or doors were not insulated, or had substandard insulation. Recommend installing insulation as necessary and per current standards at hatches or doors for better energy efficiency. For more information, visit:
http://www.reporthost.com/?ATTACC

There is a piece of insulation in the attic, it just needs to be put over the access.
30) One or more soffit vents were blocked by insulation. This can reduce air flow through the roof structure or attic and result in reduced service life for the roof surface materials because of high temperatures. Moisture from condensation is also likely to accumulate in the roof structure and/or attic and can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary so air flows freely through all vents. For example, by moving or removing insulation and installing cardboard baffles.
Photo
Photo 30-1
Soffit vent covered
Photo
Photo 30-2
soffit vent
Photo
Photo 30-3
 

Garage or Carport
Return to table of contents

Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Required repair, replacement and/or evaluation (see comments below)Self closing hinges did not operate. This door needs to self close to maintain firewall rating.
Type of door between garage and house: Solid core
Condition of garage vehicle door(s): Required repair, replacement and/or evaluation (see comments below)Missing sensors on each side of door. These have been removed and placed on top of garage door motor.
Type of garage vehicle door: Sectional
Number of vehicle doors: 21 door, 2 car garage
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: None visible
31) No photoelectric sensors were installed for one or more garage vehicle doors' automatic opener. These have been required on all automatic door openers since 1993 and improve safety by triggering the door's auto-reverse feature without need for the door to come in contact with the object, person or animal that is preventing the door from closing. Recommend that a qualified contractor install photoelectric sensors where missing for improved safety. For more information on garage door safety issues, visit:
http://www.reporthost.com/?GDPES
32) Missing outlet cover on garage door opener outlet.
Photo
Photo 32-1
Missing outlet cover
 

33) The self closing hinges are not operating as intended, allowing the door to stay open on its own. Recommend getting hinges fixed to allow door to self close.
Electric
Return to table of contents

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: 125
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 125
System ground: Not determined, not readily apparentTwo ground wires ran out of the meter, but were not visible beyond that.
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Laundry room
Location of main disconnect: At main disconnect panel outside
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, Copper
Ground fault circuit interrupter (GFCI) protection present: YesThese are located in kitchen, garage, bathrooms, and exterior.
Arc fault circuit interrupter (AFCI) protection present: YesThese protect each bedroom.
Smoke alarms installed:
Carbon monoxide alarms installed: Missing on main floor. It was pulled down and sitting on the table.
34) One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit:
http://www.reporthost.com/?SMKALRM
Photo
Photo 34-1
Missing smoke detector
 

35) Smoke alarms were missing . Additional smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM

See #68
36) One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary. This is in the garage for the garage door opener.
Photo
Photo 36-1
Missing outlet cover
 

37) Doorbell does not work.
Plumbing / Fuel Systems
Return to table of contents

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
Location of main water shut-off: In utility roomIn closet on main floor by the water heater.
Condition of supply lines: Appeared serviceable
Supply pipe material: PEX plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe material: Plastic
Type of irrigation system supply source: Public
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meterNorth west side of house.
38) Insulation for one or more water supply pipes in the crawl space was . Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.
Photo
Photo 38-1
unsupported plumbing pipes
 

39) One or more plumbing vent pipes terminated less than 6 inches above the roof surface below. Debris and/or snow can block vent pipe openings with such short pipes. Blocked vent pipes can cause sewer gases to enter living spaces. Recommend that a qualified person repair per standard building practices. For example, by extending pipe(s) to terminate at least 6 inches above the roof surface.

This vent is close to the limits. See paragraph above.
Photo
Photo 39-1
Vent pipe fairly short
 

40) One or more plastic PEX water supply pipes had substandard support or were loose. Leaks can occur as a result. PEX supply pipes should have approved hangers every 32-36 inches when run horizontally. Special hangers that allow movement from expansion and that won't damage the soft plastic piping should be used. Recommend that a qualified person install hangers or secure pipes per standard building practices.
Photo
Photo 40-1
Photo
Photo 40-2
unsupported plumbing pipes

41) Under Kitchen sink an AAV vent valve was used instead of venting the sink up through the roof to the outside. These valves have a flapper in them to prevent sewer gases from seeping into the air in the home. These flappers are mechanical, and therefore can fail. This is an FYI, if you smell sewer gases in the house, this may need to be replaced.
42) Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) 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. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.
Water Heater
Return to table of contents

Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Estimated age: 6 years
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Utility roomCloset on main floor.
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 135 degrees, set to the hottest temp possible.
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
43) The drain line for the water heater's temperature-pressure relief valve was made from PVC plastic pipe. This material is not rated for high temperature and pressure, and poses a safety hazard. A qualified plumber should repair per standard building practices. For example, by replacing the PVC drain pipe with rigid copper or CPVC plastic pipe.
Photo
Photo 43-1
 

44) The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
http://www.reporthost.com/?SCALD

The thermostat at the bottom just needs to be adjusted.
45) I did not find a drain, just a hole in the floor to the crawl space. The drain may have been covered, but I did not locate one. Recommend a licensed plumber to investigate and fix if needed. If the water heater leaks, it need a floor drain for the water to drain through and not spread over the floor. A floor pan is there to catch water, but all that water will leak straight down into the crawl space, and very close to the furnace.
46) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

This water heater is 6 years old.
47)   Serial number for water heater is eh10907914
Heating, Ventilation and Air Condition (HVAC)
Return to table of contents

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
Last service date of primary heat source: undetermined
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 6 years old
Location of forced air furnace: Crawl space
Condition of furnace filters: Required repair and/or evaluation (see comments below)The filter was not installed properly. It was laying on its side, allowing unfiltered air into the furnace.
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Not determined (inaccessible, obscured, or gas or oil service off)
Type of combustion air supply: Vent(s) to exterior
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Location: West side of house
Type: Split system
Condition of controls: Appeared serviceable
48) On outside of evaporator coil was black charred marks indicating some past heat or burning. There is no burner in this area, so I am unable to determine where this came from.

Recommend an licensed HVAC professional service unit and look into this further.
Photo
Photo 48-1
Charred stains at furnace
 

49) Supply air from the air conditioning or heat pump cooling system was not cool enough. It should be 14-20 degrees Fahrenheit cooler than at the return duct(s) or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an over-sized fan, or a deficient return-air system. Recommend that a qualified HVAC contractor evaluate and repair as necessary.

Return air temp was 68 degrees, and discharge air temp was 56 degrees.

Recommend having furnace/ac unit serviced and looked at by a licensed HVAC professional.
50) 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.
51) Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
Photo
Photo 51-1
Air filter not positioned correctly
Photo
Photo 51-2

52) Air filters for the heating and/or cooling system were missing at one or more locations where they should have been installed. Indoor air quality will be reduced as a result. Recommend installing good quality filters at intended locations (e.g. in or at the air handler, behind return air grills). Filters should be sized correctly to minimize air gaps. Many types of filters are available. Recommend installing pleated filters or better rather than the cheapest disposable kind. For more information, visit:
http://www.reporthost.com/?FLTRTPS
Photo
Photo 52-1
Air filter not positioned correctly
Photo
Photo 52-2

Fireplaces, Stoves, Chimneys and Flues
Return to table of contents

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 chimneys and flues: Appeared serviceable
Kitchen
Return to table of contents

Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Not determined
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: Not determined
Condition of built-in microwave oven: Not determined
53) Grout in tile under cabinet toe kick missing. Could lead to water damage under tile if water enters.
Bathrooms, Laundry and Sinks
Return to table of contents

Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath, second floorMain bath, upstairs
Location #B: Full bath, second floorMaster Bath
Location #C: Half bath, first floorMain Floor Bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
Gas supply for laundry equipment present: Not determined
240 volt receptacle for laundry equipment present: Yes
54) Shower light in master bath is sagging out of ceiling. This can allow moisture into the attic and under trim of fixture allowing mold to grow.
Photo
Photo 54-1
Sagging light fixture
Photo
Photo 54-2

55) Water damage was found in shelving or cabinet components below one or more sinks at location(s) #. Recommend that a qualified contractor repair as necessary after any plumbing leaks have been repaired. If moisture is present then concealed areas should be dried thoroughly.

Main bathroom. On baseboard trim at base iof tub there is signs of past water damage. Area is currently dry.
Photo
Photo 55-1
Signs of moisture damage
Photo
Photo 55-2

56) Tile, stone and/or grout in the flooring at location(s) #B was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the sub-floor as a result. Recommend that a qualified contractor repair as necessary.

Master bath grout is missing under tow kick of cabinet. This could allow water to enter and cause damage to subfloor. Recommend grouting the area and sealing the grout.
Photo
Photo 56-1
Missing grout
Photo
Photo 56-2
Missing grout

57) The by the bathtub at location(s) #A was water-damaged. Recommend that a qualified person repair as necessary.

Previously mentioned
58) There is no separator between master bath tile and master bed carpet. Recommend one is installed.
Photo
Photo 58-1
master bed to bath transition
 

Interior, Doors and Windows
Return to table of contents

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
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Single-hung, Fixed
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall, Paneling
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Laminate, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable
59) There was a crack in the ceiling upstairs by the loft which had been previously patched. Recommend monitoring this to see if it gets worse or stays the same. I found no signs of water damage in the attic or on the sheetrock. This could be caused by settling of the house, which is normal. Recommend patching correctly for cosmetic value, and asking sellers for any disclosure about this.
Photo
Photo 59-1
Photo
Photo 59-2
upstairs loft crack
Photo
Photo 59-3
 

60) Tile, stone and/or grout in the flooring in one or more areas was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. If in a wet area, water can damage the sub-floor. Recommend that a qualified contractor repair as necessary.

See bathroom section
61) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
http://www.reporthost.com/?ECC
Photo
Photo 61-1
upstairs loft crack
Photo
Photo 61-2
Nail pops
Photo
Photo 61-3
Nail Pops
 


Photo
Photo X-1
Photo
Photo X-2
Photo
Photo X-3
Water stain from roof, leaking around gutter
Photo
Photo X-4
Not sealed very well
Photo
Photo X-5
Photo
Photo X-6
Photo
Photo X-7
Photo
Photo X-8
Stucco Damage
Photo
Photo X-9
Photo
Photo X-10
Photo
Photo X-11
Photo
Photo X-12
Photo
Photo X-13
View of drip edge
Photo
Photo X-14
Photo
Photo X-15
Photo
Photo X-16
Single layer of shingles
Photo
Photo X-17
Single layer of shingles
Photo
Photo X-18
Photo
Photo X-19
Scraping on garage door
Photo
Photo X-20
Photo
Photo X-21
Photo
Photo X-22
Stuff in the way
Photo
Photo X-23
Photo
Photo X-24
Photo
Photo X-25
Photo
Photo X-26
lots of stuff
Photo
Photo X-27
lots of stuff
Photo
Photo X-28
Photo
Photo X-29
Photo
Photo X-30
Photo
Photo X-31
Photo
Photo X-32
Photo
Photo X-33
Photo
Photo X-34
Photo
Photo X-35
Photo
Photo X-36
Photo
Photo X-37
Photo
Photo X-38
Missing grout throughout tile
Photo
Photo X-39
Photo
Photo X-40
Photo
Photo X-41
Photo
Photo X-42
Photo
Photo X-43
Photo
Photo X-44
Photo
Photo X-45
Photo
Photo X-46
Photo
Photo X-47
Photo
Photo X-48
Photo
Photo X-49
Photo
Photo X-50
Photo
Photo X-51
Photo
Photo X-52
Photo
Photo X-53
Photo
Photo X-54
Photo
Photo X-55
Photo
Photo X-56
Photo
Photo X-57
Photo
Photo X-58
Photo
Photo X-59
Photo
Photo X-60
Photo
Photo X-61
Photo
Photo X-62
Photo
Photo X-63
Photo
Photo X-64
Photo
Photo X-65
Photo
Photo X-66
Photo
Photo X-67
Photo
Photo X-68
AAV vent at kitchen sink
Photo
Photo X-69
Photo
Photo X-70
Missing grout kitchen cabinets
Photo
Photo X-71
Photo
Photo X-72
Photo
Photo X-73
Photo
Photo X-74
Photo
Photo X-75
Photo
Photo X-76
Photo
Photo X-77
Photo
Photo X-78
Electrical wires not supported
Photo
Photo X-79
Photo
Photo X-80
Photo
Photo X-81
Photo
Photo X-82
water damage crawl space
Photo
Photo X-83
Photo
Photo X-84
Photo
Photo X-85
Photo
Photo X-86
Photo
Photo X-87
Main water shutoff
Photo
Photo X-88
Photo
Photo X-89
Photo
Photo X-90
Photo
Photo X-91
Photo
Photo X-92
Photo
Photo X-93
Electrical wires not supported
Photo
Photo X-94
Lots of stuff
Photo
Photo X-95
Line from furnace condensate pump believed to be cause of moisture
Photo
Photo X-96
Photo
Photo X-97
Photo
Photo X-98
Photo
Photo X-99
self closing hinge
Photo
Photo X-100
Photo
Photo X-101
Photo
Photo X-102
Photo
Photo X-103
Photo
Photo X-104
Photo
Photo X-105
Scrapes on garage
Photo
Photo X-106
Photo
Photo X-107