View as PDF

View summary

Logo

Montgomery Inspection LLC

Website: http://www.montgomeryinspection.com
Email: paul@montgomeryinspection.com
Inspector's email: paul@montgomeryinspection.com
Phone: (334) 531-9664
7218 Timbermill Dr 
Montgomery AL 36117-5190
Inspector: Paul Probst

    

Property Inspection Report

Client(s):  Mr and Mrs Smith
Property address:  100 Main Street
Montgomery AL
Inspection date:  Thursday, May 11, 2017

This report published on Monday, May 29, 2017 6:01:20 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.

This home inspection is intended to assist in the evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and it's components on the date of inspection. The results of this home inspection are not intended to make any representation regarding the presence or absence of latent or concealed defects that are not reasonably ascertainable in a competently performed home inspection. No warranty or guaranty is expressed or implied. The inspector conducting your home inspection makes no opinion as to the structural integrity of a building or it's component parts. If you have any question or concerns about structural integrity, etc.,
you should seek a professional opinion.

Evaluate, repair, replace, and maintain recommendations should be performed by a qualified licensed technician, and that not only the visual concern be addressed, but that you have the technician investigate and resolve any underlining causes of that concern.

Any and all claims for workmanship, negligence, or any other perceived deficiency of this inspection must be made with-in one (1) year of the date of the inspection.
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 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 typeServiceableItem or component is in servicable condition
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
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Water Heater 2 upper attic
Heating, and Air Condition (HVAC) DOWNSTAIRS
Heating, and Air Condition (HVAC) UPSTAIRS
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Wood Destroying Organism Findings

View summary


General Information
Return to table of contents

Report number: Sample 1234
Time started: 3:00 pm
Time finished: 7:00pm
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Sunny
Payment method: Check
Buildings inspected: One house
Age of main building: 1993
Source for main building age: Realtor
Front of building faces: South
Main entrance faces: South
Occupied: No

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, Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of Sidewalks / Front Patio / Front Stoop: 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)

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.

The Montgomery area has soils in some areas that are expansive, commonly called "Prairie Mud". These soils react with significant expansion and contractions based on their moisture (water) content. Homes built on piers (crawl space) and concrete slabs on these soils can exhibit large movements, resulting in tilting walls and chimneys, cracks in walls and other issues. Concerns with these issues are Safety First (walls that could fall over) to functional issues (sticking doors) to cosmetic issues (sloping floors) etc. The inspector comments are visual and represent his best estimate of conditions of the foundation system as it exists on the day of the inspection.
Wall inspection method: Viewed from ground, from a ladder
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Condition of foundation and footings: Appeared serviceable
Foundation Type: Concrete Slab on Grade

1) Cracks in brick wall at both ends of garage door. Inspector's opinion is this is due to the deflection in the lintel over the garage door. Condition should be monitored.
Photo
Photo 1-1
Photo
Photo 1-2

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) 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, Drone
Condition of roof surface material: Appeared serviceable (shingles look newer then age of home)
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

2) Roof Views
Photo
Photo 2-1
Photo
Photo 2-2
Photo
Photo 2-3
Photo
Photo 2-4
Photo
Photo 2-5
Photo
Photo 2-6

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 traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Approximate attic insulation R value (may vary in areas): R-30, / installers data tag
Roof ventilation type: Enclosed soffit vents, Mechanical vents with powered fan

3) Attic Views
Photo
Photo 3-1
Photo
Photo 3-2

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: Appeared serviceable, Door failed Jam detection test, needs to be corrected by an appropriate door Overhead Door technician
Type of door between garage and house: Metal
Condition of garage vehicle door(s): Appeared serviceable, Overhead Door failed Jam detection test needs to be corrected by an appropriate technician
Condition of automatic opener(s): Required repair, replacement and/or evaluation (see comments below), Door failed excess closing force test -- door closer needs to be reviewed by a qualified technician
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): No
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable

4) Auto Door closer, on single garage door) needs to be reviewed by a qualified Technician. Unit failed excess closing force test.

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: Overhead
Service voltage (volts): 120-240
Estimated service amperage: 200, Two 200 amp services
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main disconnect: Breaker at top of main service panel
Location of main service panel #A: Building exterior
Location of main service panel #B: Building exterior, Pool equipment
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: non-metallic sheathed, copper
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install, Inspector not able to verify

5) Pool sub panel appears to be in good condition. Unit at one time had other heavy gauge wires going to it, purpose unknown.
Sub panel appears to be missing a neutral wire for one of the two circuits -- panel should be reviewed by a licensed electrician.
Photo
Photo 5-1
 

6) Repair or replace
Photo
Photo 6-1
Broken Light fixtures
 

7) 200 amp main service panel
Photo
Photo 7-1
Photo
Photo 7-2
Photo
Photo 7-3
 

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
Condition of supply lines: Appeared serviceable
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic

8) The inspector could not determine the location of the owner's main water shut-off valve. Recommend consulting with the property owner to determine its location.
Note: In the Montgomery area, this is a VERY common concern and is usually covered by landscaping..

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.
Manufacture: Rheem
Model#: 41 v50
Serial#: RHMG 07028 10490
AGE:: 2002
Condition of water heater: Appeared serviceable, Near, at or beyond service life
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Location of water heater: Attic
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 123 set F

9) Unit starting to show signs of significant corrosion
Photo
Photo 9-1
 

10) Water heater in attic
Photo
Photo 10-1
 

Water Heater 2 upper attic
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.
Manufacture: Rheem
Model#: 2140 - 38
Serial#: RHMG 07020 8850
AGE:: 2002
Condition of water heater: Appeared serviceable, Near, at or beyond service life
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Location of water heater: Attic
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 120F

11) Water heater in Upper attic
Photo
Photo 11-1
 

Heating, and Air Condition (HVAC) DOWNSTAIRS
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): Furnace, Air Conditioning
General heating distribution type(s): Ducts and registers
Manufacture: Goodman
Model#: SSX 14060 1 AF
Serial#: 120-957-2315
Age: 2012
FLA: Full Load Amp Draw (FLA) 27.9
Forced air system AC capacity in BTUs: 5 ton

12) Open joints in air return ducting
Photo
Photo 12-1
 

13) There is no evidence of any formal maintenance by a qualified technician (current standards of practice recommends at least every two years). Unit tested and appears to be in working condition, but buyer may wish to have unit reviewed by a HVAC technician for additional assurance that unit will continue to perform.
Both heating and cooling temperature differentials (return and discharged air) were within current accepted norms.

14) Condensate safety drip pan should be monitored for future water accumulation.
Issue may be from previous unit.
Photo
Photo 14-1
 

15) Downstairs HVAC air handling unit and furnace in lower attic
Photo
Photo 15-1
 

16) Down Stairs HVAC Compressor Unit (Left Unit)
Photo
Photo 16-1
 

Heating, and Air Condition (HVAC) UPSTAIRS
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, Air Conditioning
Manufacture: Janitrol
Model#: CLK 30 -1E
Serial#: 02084 64743
Age: 2008
FLA: 15.4
Forced air system AC capacity in BTUs 2.5 ton:
Condition of forced air ducts and registers: Appeared serviceable

17) HVAC unit does not meet the minimum standards of performance and an evaluation by a qualified technician is STRONGLY recommended

18) Furnace does not turn on. Unit needs to be evaluated by qualified technician.

19) Upstairs unit does not appear to be running to full capacity --Unit should be reviewed by a qualified technician
Photo
Photo 19-1
 

20) Upstairs furnace and air handling in Upper attic
Photo
Photo 20-1
 

21) Up Stairs Unit ( Right Unit)
Photo
Photo 21-1
 

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

Limitations: The following items are not included in this inspection: wood burning fireplaces, Gas fireplaces, coal stoves, gas logs, chimney flues. 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 courtesy examination. 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.

Note: Photos, if provided, are so the client has a basic understanding of what the inspector saw and no conclusion(s) should be drawn as to safe and proper operation of the Fireplace.

22) Vent free gas fireplace should be inspected by a qualified technician before first use
Photo
Photo 22-1
 

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, Near, at or beyond service life
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable -all devices turned on -timers / thermostats etc not tested, See notes on Range
Range, cooktop or oven type: Natural gas, Electric
Type of ventilation: Down draft exhaust
Condition of refrigerator: N/A (none installed)
Condition of built-in microwave oven: N/A (none installed)

23) Cabinet bottom under sink shows signs of past water leakage and damage. No leakage observed during test.
Photo
Photo 23-1
 

24) Cabinet above oven will not stay closed
Photo
Photo 24-1
 

25) Right front burner does not produce a steady Flame, range needs to be evaluated and corrected
Photo
Photo 25-1
 

26) Lower oven seems to run at higher than set temperature
Photo
Photo 26-1
Photo
Photo 26-2

27) Garbage disposal shows first signs of leakage - unit may be near end of useful life
Photo
Photo 27-1
 

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: Master bath, first floor
Location #B: Half bath, first floor
Location #C: Full bath, second floor, west
Location #D: Full bath, second floor, east, Jack and Jill 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, See note
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable, Note ductwork for vent in second floor east bathroom disconnected in attic needs to be reconnected
Bathroom and laundry ventilation type: Spot exhaust fans
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes

28) Toilet in west 2nd floor bathroom loose. Toilet needs to be reinstalled by licensed plumber.
Photo
Photo 28-1
 

29) Threshold at second floor west bathroom loose
Photo
Photo 29-1
 

30) Bathroom vent duct disconnected in lower attic. Needs to be reattached and secured

31) Whirlpool tub in master bath
Photo
Photo 31-1
 

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.
Cracks and discoloration of window panes may not be visible due to temperature and lighting conditions at time of inspection .
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood, Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable, See notes on broken latches
Type(s) of windows: Vinyl
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Wood or wood products, Tile

32) One or more exterior doors had double-cylinder deadbolts installed, where a key is required to open them from both sides. This can be a safety hazard in the event of an emergency because egress can be obstructed or delayed. Recommend replacing double-cylinder deadbolts with single-cylinder deadbolts where a handle is installed on the interior side.
Photo
Photo 32-1
 

33) Door on Jack and Jill bathroom (second floor) missing.
Door may be in lower attic
Photo
Photo 33-1
 

34) Wooden front door needs to be refinished
Photo
Photo 34-1
 

35) Inspector unable to turn fan in front study on
Photo
Photo 35-1
 

36) Multiple windows have window locks that are broken
Photo
Photo 36-1
 

Wood Destroying Organism Findings
Return to table of contents

Limitations: The inspection does not cover Wood Destroying Organisms (Termites, mold, fungi, etc) but does provide finds that were observed during the inspection. Buyers in this area are strongly encouraged to have a proactive treatment / monitoring systems in place. Buyer should contact seller to see what measures have been taken to address this important issue. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.
Visible evidence of active wood-destroying insects: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood-destroying insects: No
Visible evidence of past wood decay fungi: No

Indoor Air Quality

General Background. According to the U.S. Environmental Protection Agency (EPA) and the U.S. Consumer Product Safety Commission (CPSC), a growing body of scientific evidence has indicated that the air within homes can be more seriously polluted than the outdoor air in even the largest and most industrialized cities. Other research indicates that people spend approximately 90 percent of their time indoors. Thus, for many people, the risks to health may be greater due to exposure to air pollution indoors than outdoors.

While pollutant levels from individual sources may not pose a significant health risk by themselves, most homes have more than one source that contributes to indoor air pollution. There can be a serious risk from the cumulative effects of these sources. The EPA and CPSC advise that it is prudent to try to improve indoor air quality in the home, and outline steps that most people can take both to reduce the risk from existing sources and to prevent new problems from occurring.

The EPA and the CPSC produce a comprehensive publication on the subject of Indoor Air Quality entitled The Inside Story: A Guide to Indoor Air Quality. It describes sources of air pollution in the home, corrective strategies, and specific measures for reducing pollutant levels. The guide covers major sources of pollution such as biological contaminants (including molds, mildew, fungi, bacteria, viruses, animal dander and cat saliva, house dust mites, cockroaches, and pollen), combustion sources (such as oil, gas, and coal), radon, household chemicals, carbon monoxide, formaldehyde, pesticides, asbestos, and lead.

The Inspector urges Clients to research Indoor Air Quality issues through resources available at the federal, state and/or local government levels. The EPA website at www.epa.gov is a good starting point for information on Indoor Air Quality. Biological contaminants such as molds, mildew, fungi and bacteria are often found in areas of a home that are often times subject to high humidity levels, such as bathrooms, kitchens, laundry rooms, basements or attics. Biological contaminants like mold will grow and reproduce in indoor environments where organic materials such as wood and drywall are present, and where sufficient moisture is available. It is not unusual for biological contaminants like mold to be present underneath or behind walls, floors, ceilings and other areas of a home where visible access is typically limited or impractical without the use of invasive and exhaustive inspection techniques. Therefore, we advise clients to have mold screening services conducted prior to closing for the purpose of evaluating Indoor Air Quality and to assess potential health effects from the possible presence of biological contaminants.

No services to determine Indoor Air Quality levels in the Home or to assess potential health effects from the possible presence of indoor air pollutants were performed as part of this Inspection.

If the client has concerns or is sensitive to air quality a Indoor Air Quality testing and investigative services should be conducted prior to closing in order to fully and properly evaluate Indoor Air Quality levels and remediation options that may be advisable.