View as PDF

View summary

Logo


Inspector's phone: (906) 396-6706
Inspector: Jim Keller

  

Property Inspection Report

Client(s):  John Doe 1
Property address:  111 Any Street
Anytown, MI
Inspection date:  Wednesday, March 08, 2017

This report published on Thursday, June 15, 2017 5:30:52 PM CDT

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.

Pictures used in this report are for clarification purposes and do not necessarily show all cases of the same defect. Arrows and circles used to highlight pictures are colored so as to make them visible in the picture. The colors used do not signify different levels of severity of a defect.
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 risk of injury or death
Concern typeMajor DefectCorrection likely involves a significant expense
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
Basement
Roof
Attic and Roof Structure
Attached Garage
Detached Garage
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
Shut-offs, Disconnects, and Useful Information

View summary


General Information
Return to table of contents

Report number: Sample1
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool, 42 degrees
Ground condition: Damp
Recent weather: Dry (no rain)
Overnight temperature: Cold
Type of building: Single family
Buildings inspected: One house, One detached garage
Age of main building: Built in 1930
Source for main building age: Municipal records or property listing
Occupied: No

1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC

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 serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
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: Metal

2) Pavement sloped down towards building perimeters in one or more areas. Based on observations made during the inspection, significant amounts of water appear to have accumulated around building foundations or under buildings as a result. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing old pavement and installing new.
Photo
Photo 2-1
 

3) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway and/or garage apron, but no trip hazards were found. Recommend sealing to prevent further deterioration.
Photo
Photo 3-1
Photo
Photo 3-2

4) Wooden support posts for the front porch were resting directly on concrete piers or footings below. Water may wick up into the support post ends and result in elevated levels of moisture in the wooden support post ends. This is a conducive condition for wood-destroying organisms. Support posts should rest in metal brackets above concrete piers or footings, or should be separated from the concrete below by impervious membranes such as composition shingle scraps. Even if posts are made of treated wood the cut ends may not have been field-treated, leaving little or no preservative at the post center. Recommend that a qualified contractor repair per standard building practices. For example, by installing composition shingle scraps between the posts and the concrete below.
Photo
Photo 4-1
Photo
Photo 4-2
Photo
Photo 4-3
 

5) The sidewalk had significant growth of moss or vegetation. Recommend cleaning or removing growth to prevent deterioration.
Photo
Photo 5-1
 

6) 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.

7) Most areas of the front porch substructure were inaccessible. These areas couldn't be fully evaluated and are excluded from the inspection.

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.
Apparent foundation type: Unfinished basement
Foundation/stem wall material: Stone
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Metal
Condition of foundation and footings: Appeared serviceable

8) A retaining wall had been built to stabilize the stairwell wall adjacent to the garage. The wall is leaning noticeably and evidence was seen that the wall has moved since its addition. This appears to be a structural concern. Recommend hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
  • Foundation repair contractors who may prescribe repairs, and will give cost estimates for such repairs
  • Geotechnical engineers who attempt to determine if settlement is ongoing, and the cause of the settlement
  • Structural engineers who determine if repairs are necessary, and prescribe those repairs
Repairs should be made by a qualified contractor.
Photo
Photo 8-1
Photo
Photo 8-2

9) Some sections of siding, trim, and/or fascia cover were loose, damaged or missing. Recommend that a qualified person repair, replace or install siding or trim as necessary.
Photo
Photo 9-1
Photo
Photo 9-2
Photo
Photo 9-3
Photo
Photo 9-4
Photo
Photo 9-5
 

10) One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
Photo
Photo 10-1
Photo
Photo 10-2
Photo
Photo 10-3
Photo
Photo 10-4

11) Caulk was deteriorated and/or substandard in some areas. For example, around windows. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK

12) The paint or stain finish at most windows and fascia areas that had not been wrapped with aluminum was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
Photo
Photo 12-1
Photo
Photo 12-2
Photo
Photo 12-3
Photo
Photo 12-4
Photo
Photo 12-5
Photo
Photo 12-6
Photo
Photo 12-7
Photo
Photo 12-8

Basement
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 also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of floor substructure above: Required repairs, replacement and/or evaluation (see comments below)
Pier or support post material: Wood, Steel
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below)

13) Handrailing for the basement stairs was 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.
Photo
Photo 13-1
 

14) Standing water was found in several sections of the basement. Accumulated water can be a conducive condition for wood-destroying organisms and should not be present in the basement. Review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. Recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:
  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.
Photo
Photo 14-1
Photo
Photo 14-2
Photo
Photo 14-3
Photo
Photo 14-4
Photo
Photo 14-5
 

15) Glass in the two windows was broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
Photo
Photo 15-1
Photo
Photo 15-2

16) A beam was spliced, and support posts were installed further than 16" from the spliced area. Splices in beams should be reinforced with a single support post directly below the splice or with posts on either side but within 16" of the splice. Recommend that a qualified contractor repair per standard building practices.
Photo
Photo 16-1
 

17) No insulation was installed in the rim joist area of the basement. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is unfaced R-19 rated fiberglass batt insulation.
Photo
Photo 17-1
 

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. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). 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 perform adequately or are leak-free.
Roof inspection method: Viewed from eaves on ladder, Viewed from ground
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Gutter and downspout material: Not applicable, none installed
Gutter and downspout installation: None

18) Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to roof configuration (steep or very high), the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface. Note that the upper flat area of the roof was not inspected however, based on leaks seen in the attic, it appears that the roofing in this area will need to be repaired or replaced.

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: Traversed
Location of attic access point #A: second floor, Bathroom
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-11
Vermiculite insulation present: None visible
Condition of roof ventilation: Required repair, replacement and/or evaluation (see comments below)

19) 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.

20) The roof structure in the attic was wet, and/or dripping water was found at the chimney area. There appeared to be one or more active leaks in the roof. Recommend that a qualified contractor evaluate and repair as necessary.
Photo
Photo 20-1
Photo
Photo 20-2

21) The ceiling insulation installed in the attic was substandard and had an R rating that's significantly less than current standards (R-50). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.

22) The attic access hatch was not insulated and weatherstripping was also missing. Recommend installing weatherstripping and insulation per current standards at hatch for better energy efficiency. For more information, visit:
http://www.reporthost.com/?ATTACC

Attached Garage
Return to table of contents

Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Condition of detached garage or carport structure: Required repair, replacement and/or evaluation (see comments below)
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof inspection method: Viewed from ground
Roof type: Gable
Roof surface material: Asphalt or fiberglass composition shingles
Type: Attached, Garage
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Metal
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
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
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Required repair, replacement and/or evaluation (see comments below)
Condition of garage interior: Required repair or evaluation (see comments below)
Garage ventilation: Exists

23) Due to the glass insert, the door between the garage and the house was not fire resistant. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices. For more information, visit:
http://www.reporthost.com/?AGFR
Photo
Photo 23-1
 

24) No photoelectric sensors were installed for the garage vehicle door's 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

25) Graspable handrailing for the garage stairs was 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.
Photo
Photo 25-1
 

26) The auto-reverse mechanism on the automatic opener for the garage vehicle door required excessive force. The auto-reverse mechanism is a safety device that is independent of the door sensors and is designed to reverse the door if it comes in contact with an object. This is a potential safety hazard. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.reporthost.com/?NRGD

27) The extension springs supporting the garage vehicle door had no safety containment cables installed. These cables prevent injury to people located nearby when springs eventually break. Also, one of the springs was stretched (an indication that the spring has been weakened) and the support for the spring and door rail was not securely mounted. These are potential safety hazards. Recommend that a qualified contractor repair per standard building practices. For more information, visit:
http://www.reporthost.com/?GDSC
Photo
Photo 27-1
Photo
Photo 27-2

28) The roof surface of the attached garage was significantly deteriorated and was beyond its service life. It needs replacing now. This is a conducive condition for wood-destroying organisms. Consult with a qualified contractor to determine replacement options. Note that some structural repairs are often needed after old roof surfaces are removed and the structure becomes fully visible. Related roofing components such as flashings and vents should be replaced or installed as needed and per standard building practices.
Photo
Photo 28-1
Photo
Photo 28-2
Photo
Photo 28-3
Active roof leaks
Photo
Photo 28-4
Active roof leaks
Photo
Photo 28-5
Active roof leaks
Photo
Photo 28-6
Active roof leaks

29) Significant cracks, heaving and/or settlement were found in one or more sections of concrete slab floors. Uneven surfaces can pose a trip hazard. Recommend that a qualified contractor repair or replace concrete slab floors where necessary.
Photo
Photo 29-1
Photo
Photo 29-2
Photo
Photo 29-3
Photo
Photo 29-4

30) Some sections of siding and/or trim were damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.
Photo
Photo 30-1
 

31) Fungal rot was found at one or more sections of interior walls. Conducive conditions for rot should be corrected. Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.
Photo
Photo 31-1
Photo
Photo 31-2

32) Glass in one window(s) was cracked. Recommend that a qualified contractor replace glass where necessary.
Photo
Photo 32-1
Photo
Photo 32-2

33) Significant gaps were found below the garage vehicle door and the service door. Vermin and insects can enter the garage as a result. Recommend that a qualified person repair as necessary to eliminate or minimize gaps.
Photo
Photo 33-1
Photo
Photo 33-2

34) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

Detached Garage
Return to table of contents


35) The detached garage roof structure has collapsed and is beyond repair. Rot was found in some areas of the wall structure (bottom plate and studs), the hardware for the overhead door was damaged or missing and the service door needed replacement. Recommend obtaining repair estimates from qualified contractors to determine if repair is a viable solution over replacement of the garage.
Photo
Photo 35-1
Photo
Photo 35-2
Photo
Photo 35-3
Photo
Photo 35-4

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.
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 100
System ground: Not determined, not readily apparent
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Condition of sub-panel(s): Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Basement
Location of sub-panel #C: Basement
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: Non-metallic sheathed, Knob and tube
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: No, recommend install
Carbon monoxide alarms installed: No, recommend install

36) The bottom of panel #A was severely corroded. This is a potential shock and fire hazard. Recommend that a qualified electrician replace the panel.
Photo
Photo 36-1
Photo
Photo 36-2

37) "Knob and tube" wiring was found in the basement and attic. This type of wiring was commonly installed prior to 1950. It is ungrounded and considered unsafe by today's standards. Over time, the wire's insulation can become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it. While some of the wiring found had been abandoned, some was still energized.

It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob-and-tube type, or to determine what percentage of the knob and tube wiring is energized versus abandoned. Recommend that a qualified electrician evaluate this wiring and make repairs or replace wiring as necessary.

Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Consult with your insurance carrier regarding this. For more information, visit:
http://www.reporthost.com/?KNOBTUBE
Photo
Photo 37-1
Photo
Photo 37-2

38) None of the electric receptacles at the kitchen, bathroom, garage or exterior had ground fault circuit interrupter (GFCI) protection. 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:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI

39) Neutral and equipment ground wires were bonded (connected) at sub-panel(s) # B. This should only occur in the main service panel, not sub-panels, and is a shock hazard. Neutral wires should be attached to a "floating" neutral bar not bonded to the panel, and grounding wires should be attached to a separate grounding bar bonded to the sub-panel. Recommend that a qualified electrician repair per standard building practices. For more information, visit:
http://www.reporthost.com/?SUBGRND
Photo
Photo 39-1
 

40) One or more modern, 3-slot electric receptacles were found with an open ground. Three-slot receptacles should have a hot, a neutral and a ground wire connected. Homeowners often install new 3-slot receptacles on older, 2-wire circuits that only have hot and neutral wires. 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. Where the electric system was installed prior to when grounded circuits were required (1960s), it is permissible to replace 3-slot receptacles with 2-slot receptacles to prevent appliances that require a ground from being plugged in to an ungrounded circuit. However, the client should be aware of this limitation when planning use for various rooms, such as an office. For newer electric systems, circuits should be repaired so grounded, 3-wire cables provide power to 3-slot receptacles. Recommend that a qualified electrician repair per standard building practices.
Photo
Photo 40-1
Photo
Photo 40-2
Photo
Photo 40-3
Photo
Photo 40-4
Garage

41) One bedroom wall switch was worn. The light controlled by the switch was powered intermittently and/or if the switch was wiggled. These switches can overheat or arc and spark due to loose connections. This is a potential fire hazard. Recommend that a qualified electrician replace worn switches as necessary.
Photo
Photo 41-1
Photo
Photo 41-2

42) One or more cover plates for switches, receptacles or junction boxes were missing. 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.
Photo
Photo 42-1
Photo
Photo 42-2

43) 2-slot receptacles rather than 3-slot, grounded receptacles were installed in some areas. These do not have an equipment ground. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Where appliances with 3-prong cords will be used, upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). In some instances, installation of GFCI receptacles may be a viable solution (and less expensive than installing new wiring). If client's needs dictate, recommend consulting with a qualified electrician about the available options.
Photo
Photo 43-1
Photo
Photo 43-2
Photo
Photo 43-3
Photo
Photo 43-4
Photo
Photo 43-5
 

44) The legend for circuit breakers in panel(s) #A and B was missing or incomplete. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
Photo
Photo 44-1
Photo
Photo 44-2

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 meter: Basement
Location of main water shut-off: Basement
Service pipe material: Copper
Condition of supply lines: Not determined (water service off)
Supply pipe material: Copper, Galvanized steel
Condition of drain pipes: Not determined (inaccessible, obscured, or water service off)
Drain pipe material: Plastic, Galvanized steel
Condition of waste lines: Not determined (inaccessible, obscured, or water service off)
Waste pipe material: Cast iron
Location(s) of plumbing clean-outs: Basement
Vent pipe material: Cast iron
Sump pump installed: No
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: oil tank, in basement, Abandoned
Location of main fuel shut-off valve: At gas meter

45) Stains were found in one or more sections of drain and waste lines, but whether there were active leaks could not be determined due to the water being shut off. Recommend further evaluation and repair as necessary when the water is on.
Photo
Photo 45-1
Photo
Photo 45-2

46) Most of the water supply pipes were made of galvanized steel. Based on the age of this structure and the 40-60 year useful life of this piping, it will likely need replacing in the future. Leaks can develop, flooding and/or water damage may occur, flow can be restricted due to scale accumulating inside the piping, and water may be rusty. Note that it is beyond the scope of this inspection to determine what percentage of the piping is older, galvanized steel, as much of it is concealed in wall, floor and/or ceiling cavities. Recommend the following:
  • That a qualified plumber evaluate to better understand or estimate the remaining life
  • Consulting with a qualified plumber about replacement options and costs
  • Budget for replacement in the future
  • Monitor these pipes for leaks and decreased flow in the future
  • Consider replacing old, galvanized steel piping proactively
For more information, visit:
http://www.reporthost.com/?GALVPIPE

47) Water supply to the home was turned off at the curb. This significantly limits the ability of the inspector to evaluate various systems and components such as plumbing fixtures, supply/drain/waste/vent lines and the water heater. They are excluded from this inspection. Recommend, when the water is turned on, that a qualified person fully evaluate them.

48) An abandoned oil tank was located in the basement.
Photo
Photo 48-1
 

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: Not determined (inaccessible, obscured, or water, power or gas service off)
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: Reliance
Model number: 640YORS
Serial number: F05A135071
Date of manufacture: 06/2005
Location of water heater: Basement
Hot water temperature tested: No
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable

49) The water heater's local gas shut-off was off and the water supply was off. The water heater and hot water supply system (e.g. faucets, controls) were not fully evaluated because of this. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the water heater is operable. Note that per the standards of practice for various professional home inspection organizations, the inspector does not operate shut-off valves, pilot lights or over-current protection devices, or any controls other than "normal controls."

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
Condition of forced air heating/(cooling) system: Required repair, replacement and/or evaluation (see comments below)
Forced air heating system fuel type: Natural gas
Forced air heating system manufacturer: Luxaire
Forced air furnace model #: SSL137ME
Forced air furnace serial number: 11760002 2099
Date of manufacture: 11/1979
Location of forced air furnace: Basement
Forced air system capacity in BTUs or kilowatts: 137,500 btu
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Required repair, replacement and/or evaluation (see comments below)
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Type of combustion air supply: No dedicated source visible, uses room air
Condition of cooling system: Not determined
Cooling system fuel type: Electric
Type: Split system
Manufacturer of cooling system: Comfortmaker
Heat pump or air conditioner model number: ACS024A2C1
Heat pump or air conditioner serial number: L993015743
Date of manufacture: 08/1999

50) Because of the age and/or condition of the forced air furnace, recommend that a qualified HVAC contractor inspect the heat exchanger and perform a carbon monoxide test when it's serviced. Note that these tests are beyond the scope of a standard home inspection.
Photo
Photo 50-1
 

51) While some furnaces can last much longer, the estimated useful life for most forced air furnaces is 15-20 years. This furnace is well beyond this age (38 years old) and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

52) The burner chamber had significant rust. Recommend that a qualified heating contractor evaluate further. Repairs or replacement may be necessary.
Photo
Photo 52-1
 

53) Insulation on the air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
Photo
Photo 53-1
 

54) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

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.
Wood-burning fireplace type: Masonry with metal liner
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Masonry

55) A significant amount of creosote or burning by-products (ash, soot, etc.) was visible in the chimney. This is a potential fire hazard and a sign that chimney system maintenance has been deferred. The client should be aware that the type and quality of wood burned, and the moisture content of the wood, will affect the rate at which burning by-products accumulate in the chimney. When wood-burning devices are used regularly, they should be cleaned annually at a minimum. A qualified contractor should evaluate, clean, and repair if necessary.
Photo
Photo 55-1
 

56) No spark screen or rain cap was installed at the chimney flue terminations (one for the fireplace and one for the furnace and water heater). Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.

57) The fireplace damper would not fully close close. Recommend that a qualified contractor repair or replace dampers as necessary.
Photo
Photo 57-1
Dead starling found in bathroom. It probably entered due to no spark screen and open damper at fireplace chimney.
 

58) The top of the brick chimney was severely deteriorated and no crown was installed. Recommend that a qualified contractor repair as necessary.
Photo
Photo 58-1
Photo
Photo 58-2
Photo
Photo 58-3
 

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.
Permanently installed kitchen appliances present during inspection: Range, Dishwasher, Refrigerator, Under-sink food disposal
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Not determined (water supply off, obscured by stored items, etc.)
Condition of under-sink food disposal: Not determined
Manufacturer: Hotpoint
Model #: HMA450--01
Serial #: VT137320Y
Date of manufacture: 11/1986
Condition of dishwasher: Not determined
Model #: HDA400X-66BA
Serial #: GM766049Y
Date of manufacture: 04/1995
Condition of range, cooktop or oven: Appeared serviceable
Manufacturer: GE
Range, cooktop or oven type: Electric
Model #: JBP30GY1WH
Serial #: HS231069G
Date of manufacture: 05/1997
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Model #: CSX20EASA WH
Serial #: FH214063
Date of manufacture: 03/1995

59) No anti-tip bracket was installed on the range. 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

60) The exhaust fan over the range recirculated the exhaust air back into the kitchen. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.
Photo
Photo 60-1
 

61) The light in the exhaust hood was inoperable. Recommend replacing light bulb(s) or that repairs be made by a qualified person if necessary.

62) The estimated useful life for most kitchen appliances is 10-15 years. One or more appliances (dishwasher, refrigerator, range and/or under-sink food disposal) appeared to be near, at or beyond their service life. Even if operable, recommend budgeting for replacements in the near future.

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: Half bath, first floor
Location #B: Full bath, second floor
Location #C: Laundry room/area, basement
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Not determined (water supply off, obscured by stored items, etc.)
Condition of toilets: Not determined (water supply off, obscured by stored items, etc.)
Condition of bathtubs and related plumbing: Not determined (water supply off, obscured by stored items, etc.)
Condition of shower(s) and related plumbing: Not determined (water supply off, obscured by stored items, etc.)
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom ventilation type: Windows
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: No
Condition of Washer: Appeared serviceable
Manufacturer: GE
Model #: WBXR2060V1WW
Serial #: VV168424G
Date of manufacture: 11/2011
Condition of Dryer: Appeared serviceable
Manufacturer: Hotpoint
Model #: DLL2450RALWH
Serial #: TG314807H
Date of manufacture: 10/1994

63) The toilet at location(s) #A was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

64) The bathroom with a shower or bathtub at location(s) #B didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.

65) The sink drain pipe at location(s) #A used an S-trap rather than a P-trap, or no P-trap was visible. Siphons and sudden flows of water in S-Traps can drain all the water out of the trap, leaving it dry. Sewer gases can then enter living areas. Recommend that a qualified plumber repair per standard building practices. Note that siphoning of water typically occurs after draining a sink full of water and, by running the faucet for several seconds after the water has drained, the trap will refill and function as intended.
Photo
Photo 65-1
Photo
Photo 65-2

66) Trim for the bathtub surround at location(s) #B was deteriorated, damaged or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor replace or repair the surround as necessary.
Photo
Photo 66-1
 

67) The sink drain stopper mechanism at location(s) #A was inoperable. Recommend that a qualified person repair or replace as necessary.
Photo
Photo 67-1
Photo
Photo 67-2

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
Exterior door material: Wood
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Wood, Sliding, Casement, Fixed
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Plaster, Paneling, Wallpaper
Ceiling type or covering: Plaster, Tiles
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum
Condition of stairs, handrails and guardrails: Appeared serviceable

68) Handrails at interior stairs had no returns installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.
Photo
Photo 68-1
Photo
Photo 68-2
Photo
Photo 68-3
Example of a proper hand rail return
 

69) The screen/storm door at the 2nd floor bedroom was deteriorated. Recommend that a qualified person evaluate and repair or replace as necessary.
Photo
Photo 69-1
Photo
Photo 69-2

70) Condensation or staining was visible between multi-pane glass in many windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.
Photo
Photo 70-1
Photo
Photo 70-2
Photo
Photo 70-3
 

71) Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the sub-floor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering and the access to the underside of the sub-floor. Recommend that a qualified contractor evaluate and repair as necessary. For more information, visit:
http://www.reporthost.com/?SQUEAK

72) Glass in two windows was cracked. Recommend that a qualified contractor replace glass where necessary.
Photo
Photo 72-1
Photo
Photo 72-2
Photo
Photo 72-3
Photo
Photo 72-4

73) Carpeting in one or more areas was loose. Recommend that a qualified contractor repair as necessary. For example, by stretching or replacing carpeting.

74) Significant rot was found at the threshold of one exterior door. Recommend repair by a qualified contractor.
Photo
Photo 74-1
 

75) One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by adjusting doors or door jambs.

76) 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 76-1
Photo
Photo 76-2
Photo
Photo 76-3
 

77) Carpeting in one or more areas was significantly stained or soiled. Recommend having carpeting professionally cleaned as necessary.

78) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof leaks. Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
Photo
Photo 78-1
Photo
Photo 78-2

79) The exterior door in the 2nd floor bedroom had minor damage and/or deterioration. Although serviceable, the client may wish to repair or replace such doors for appearances' sake.
Photo
Photo 79-1
 

Shut-offs, Disconnects, and Useful Information
Return to table of contents


80)  
Photo
Photo 80-1
Main gas shut-off
Photo
Photo 80-2
Main electric disconnect
Photo
Photo 80-3
Main water shut-off
Photo
Photo 80-4
Gas shut-off for water heater
Photo
Photo 80-5
Gas shut-off for furnace
Photo
Photo 80-6
Service switch (electric disconnect) for furnace
Photo
Photo 80-7
Furnace filter located behind panel
 

Thank you for choosing Keller Home Inspection, Inc. I’ve made every effort to provide you with a thorough, high quality 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 any questions after reviewing it, please don’t hesitate to contact me. If you are satisfied, please tell your friends about me.

Please understand that all homes, regardless of their age, have some number of defects or issues to address or monitor. Home inspection reports by nature focus on defects and thus may seem negative in tone. Many or even most features of this property may be in excellent condition and of high quality and may have been deemed "adequate or acceptable" for purposes of this report. Therefore, many of the 545 plus items from the inspectors field notes list that were inspected/viewed or considered and were deemed adequate or acceptable, may not be specifically commented on in the written report. This is not meant to downplay this property's assets, but rather to focus attention on alerting you to the potentially important issues. These are those specific areas that need attention, evaluation, maintenance, or those items which may create safety concerns or possible major or costly repair and replacement expense.

This report will also contain items to alert or advise you of common things which a homeowner may want or need to know. These may include information on specific location of meters, shut-off switches, turn-off valves and other data which will help the owner better understand the items, systems or mechanics of the home.

This inspection complies with the National Association of Certified Home Inspectors' (NACHI) "Standards of Practice" and "Codes of Ethics" and in most cases meets or exceeds most other American and National standards of practice. This report is intended to identify major defects within a structure that significantly affect its habitability or that cost in excess of $500.00 to repair, although some minor defects are also noted in the report. Cosmetic items such as molding, trim, doors, cabinets, interior paint or carpet are generally excluded from this report.

This report contains valuable information that is for your analysis now, as well as, specific maintenance details and reference information that will prove important to you for years to come.