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New Southern Home Inspection

Website: http://www.newsouthernhomeinspection.com
Email: newsouthernhomeinspection@gmail.com
Phone: (615) 589-0142
5004 Millerwood Dr 
Nashville TN 37211-5337
Inspector: Christopher Dobbs
Tennessee State License # 1194

Property Inspection Report

Client(s):  Virginia and Phillip Soulia
Property address:  110 Johns St.
LaVergne, TN 37086
Inspection date:  Wednesday, April 15, 2015

This report published on Wednesday, April 15, 2015 9:12:01 PM CDT

[logo]
New Southern Home Inspection
Tennessee State License #1194
5004 Millerwood Drive, Nashville, TN 37211
615-589-0142
www.newsouthernhomeinspection.com
newsouthernhomeinspection@gmail.com
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern 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
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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

Table of Contents
General Information
Grounds
Exterior and Foundation
Basement
Roof
Attic and Roof Structure
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Report number: Soulia41515
Time started: 10:00 am
Time finished: 3:00 pm
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Rain
Temperature during inspection: Warm
Inspection fee: $365.00
Payment method: Credit card
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: Approximately 1970
Source for main building age: Realtor, Client
Occupied: No
1) Evidence of rodent infestation was found in the form of poison and/or dead rodents in the attic and/or basement. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP

Inspector noted a dead squirrel in the left side attic area.
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2) Microbial growths were found at one or more locations in the basement. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:
http://www.reporthost.com/?MOLDCDC
http://www.reporthost.com/?MOLDEPA

The inspector noted microbial growths along the HVAC vent ducts visible from the basement area.
3) Based on substandard construction observed along the rear foundation block wall, modifications to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. Consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.
Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Gravel
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Paving stones
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood
4) Cracks, settlement resulting in trip hazards were found in the sidewalks along the front and rear of the home. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
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5) Significant amounts of standing water or evidence of past accumulated water were found along the rear yard areas, and no drain was visible. If evidence of past water was found, monitor these areas in the future during periods of heavy rain. If standing water exists, recommend that a qualified person, specializing in water drainage issues, repair as necessary. For example, installing one or more drains, or grading soil.
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6) Wooden deck or porch surfaces were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:
http://www.reporthost.com/?PENOIL
http://www.reporthost.com/?DKMAIN

The inspector noted the rear deck joists require proper hangers to prevent sagging or loosening at connections. Contact a qualified professional for repairs.
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Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood, Brick veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Unfinished basement, Finished basement
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
7) Conducive conditions The masonry brick veneer mortar was missing in some areas. Where cracks or openings are exposed, water can enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.
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8) One or more exhaust duct end caps were missing. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and can pose a fire hazard. Recommend that a qualified person repair or replace caps as necessary.
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9) Moderate cracks (1/8 inch - 3/4 inch) and/or leaning were found in the foundation in various locations with evidence of previous repairs along the rear. This may be a structural concern or an indication that settlement is ongoing. The client should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
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10) One or more holes or gaps were found in the brick veneer, foundation block walls and wood siding/soffit or trim in various locations. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
11) Conducive conditions The paint over much of the entire wood sided structure 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 repair the entire exterior wood sided material per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
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12) Conducive conditions Caulk was missing and/or deteriorated in some areas. For example, around windows, around doors, at siding butt joints, at siding-trim junctions and/or at wall penetrations. 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
Basement
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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 exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Condition of floor substructure above: Appeared serviceable, Not determined (inaccessible or obscured), Rolled insulation was installed between most of the floor joists.
Pier or support post material: 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)
Insulation material underneath floor above: Fiberglass roll or batt
13) Handrails at the basement stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
14) Conducive conditions Standing water was found on the slab under the front porch area of the basement. The inspector noted a current leak around the front porch slab. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include: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.
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15) One adjustable steel column was found. Some adjustable steel columns are rated for permanent use, but some are not. Based on the inspector's observations, columns in this building visible from the basement area may not be rated for permanent use and may pose a safety risk for collapse. Recommend that a qualified contractor familiar with regulations surrounding use of such columns evaluate and repair if necessary, and per standard building practices.
16) One or more exterior doors were difficult to open or close, wouldn't latch, were difficult to latch and/or were sticking. Recommend that a qualified person repair as necessary.
17) One or more floor joists had holes cut in them in such a way as to significantly weaken the joist(s). General guidelines for modifying joists made of dimensional lumber include these restrictions:Recommend that a qualified contractor evaluate and repair as necessary, and per standard building practices.
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18) Weatherstripping around one or more exterior doors was damaged. Water may enter the building, or energy efficiency may be reduced. Recommend that a qualified person repair or replace weatherstripping as necessary.
19) Sealant or water-proofing coating was found on basement walls. This may indicate that water has infiltrated or accumulated in the basement previously. Monitor the basement for excessive moisture conditions in the future, and review any disclosure statements related to accumulated moisture in the basement. Note that the inspector does not guarantee or warrant that water will not accumulate in the basement in the future.
20)   The inspector noted some of the rolled batts were not attached or secured to floor joists in various locations, visible from the basement area. Contact a qualified professional for repairs.
Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
21) Conducive conditions Some composition shingles were loose or curling at the edges. The inspector noted damage and delamination to various roof plywood sheathings, visible from the attic area. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
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22) Extensions such as splash blocks or drain pipes for one or more downspouts were missing, poorly sloped and/or misaligned. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
23) Conducive conditions One or more rubber or neoprene pipe flashings were loose or lifting. Leaks can result from windblown rain. This is a conducive condition for wood-destroying organisms. Recommend that a qualified, licensed roofer repair as necessary to prevent leaks. For example, by nailing flashings down and sealing as necessary.
24) Conducive conditions The rear gutters were loose and the fascia boards were damaged and pulling away from structure. Rainwater can come in contact with the building exterior, enter the building structure or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified, professional person repair as necessary.
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Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed
Condition of roof structure: 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.): Appeared serviceable
Ceiling insulation material: Fiberglass loose fill, Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-30
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Box vents (roof jacks), Gable end vents, Enclosed soffit vents
25) The indoor attic access stairs were damaged and/or substandard. When located indoors, conditioned air can enter the attic. Energy efficiency can be reduced, moisture can form in the attic, attic air laden with insulation fibers can enter living spaces. This is also a fire hazard as attic access stairs are meant to stop or slow the spread of fire into the attic. A qualified person should replace, install or repair the stairs as necessary and per standard building practices. Each access point should be insulated and sealed with weatherstripping. For more information, visit:
http://www.reporthost.com/?ATTACC
26) Conducive conditions Fiberglass batt insulation with a vapor retarder was installed over existing insulation in one or more attic sections.The vapor retarder (typically a paper facing) should be installed to be directly in contact with the heated space below (paper side down). When installed over existing insulation, the vapor retarder can trap moisture from condensation in the cavity between the vapor retarder and the interior spaces. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary and per standard building practices. For example, by removing the insulation with the vapor retarder or replacing it with insulation with no vapor retarder.

Note that the inspector was unable to evaluate areas obscured by insulation to determine if any damage (rot, insect infestation) has already occurred due to moisture accumulation. When repairs are made, recommend that the exposed structure be evaluated for damage by wood-destroying organisms, and repairs made if necessary.
27) The roof decking was spongy, soft or springy in various locations when the inspector walked on those areas. This may be caused by deteriorated sheathing or overspanned rafters. Recommend that a qualified contractor evaluate and repair as necessary.
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28) Roof sheathing (plywood) was sagging in some areas and no panel edge clips ("H clips") were installed or damaged in some areas visible from the attic area. These should be installed when truss or rafter spacing is 24 inches o.c. or more and with 3/8-inch sheathing. These clips help support the edges of the sheathing, and sagging can result if they're not installed. This may also void the warranty on some brands of shingles. Recommend that a qualified contractor evaluate and repair per standard building practices.
29) One or more attic or roof vent screens were missing, deteriorated or substandard. Recommend that a qualified person replace or repair screens as necessary to prevent birds or vermin from entering the attic.
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Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 2
Service voltage (volts): 120-240
Estimated service amperage: 200
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, Cold water supply pipes
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Smoke alarms installed: No, recommend install
30) Wire splices were exposed and were not contained in a covered junction box in various locations visible from the basement area. There are junction boxes located in the basement area that do not have cover plates installed. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
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31) No smoke alarms were visible. This is a potential safety hazard. A qualified electrician should install smoke alarms per standard building practices (e.g. in hallways leading to bedrooms, in each bedroom, on each floor and in attached garages). For more information, visit:
http://www.reporthost.com/?SMKALRM
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32) One or more cover plates for receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. The inspector noted open grounds at receptacles in the dining room, kitchen closet, front bedroom and the hall bath GFCI. There are receptacles loose in the wall, scorched and or broken in the basement, right front bedroom and kitchen closet areas. The radiant heat ceiling fixture in the 1/2 bath and the receptacle in the left front bedroom (possibly used for a window AC unit) do not function. Recommend that a licensed electrician repair or replace where necessary.
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33) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.reporthost.com/?COALRM
Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Water service: Public
Water pressure (psi): 60 psi
Location of main water shut-off: Basement, Building exterior
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Required repair. See comments above.
Vent pipe material: Plastic
34) Stains were found in one or more sections of drain and/or waste lines, but no active leaks were found near the stains. This may indicate that past leaks have occurred. Consult with the property owner about this, and either monitor these areas in the future for leaks or have a qualified plumber evaluate and repair as necessary.

The inspector noted the 2" plumbing vent pipe over the 1/2 bath, visible from the left side attic area is not attached.
35) The water supply pressure was below 40 pounds per square inch (PSI) in the bathrooms and kitchen areas and the flow appeared to be inadequate. 40-80 PSI is considered the normal range for water pressure in a home. The inspector performed a "functional flow test" during the inspection, where multiple fixtures are run simultaneously, and found there to be low flow. For example, the shower flow decreased significantly when the toilet was flushed. Recommend that a qualified plumber evaluate and repair or make modifications as necessary. Installing a pressure-boosting system is one possible solution. For information on these systems, visit:
http://www.reporthost.com/?LPRESSURE
36) Insulation for one or more water supply pipes in the basement was substandard. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.
37) One or more hose bibs (outside faucets) leaked when tested. When hose bibs leak while turned off, it's often caused by a worn valve seat or a loose bonnet. When hose bibs leak while turned on, it may be due to worn "packing" around the stem or a defective backflow prevention device. Recommend that a qualified plumber repair as necessary.
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Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Type: Tank
Energy source: Electricity
Estimated age: Approximately 5 years
Capacity (in gallons): 40
Location of water heater: Basement
38) No temperature-pressure relief valve was installed on the water heater tank. This is a potential safety hazard due to the risk of explosion. A qualified plumber should install a temperature-pressure relief valve and drain line per standard building practices.
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39) The water heater was installed in an unheated space on a concrete floor and was not resting on an insulated pad. The bottom of the casing is likely to rust, and energy efficiency may be reduced. Recommend installing an insulated pad under the water heater.
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Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Furnace, Radiant, Gas fireplace or stove
General heating distribution type(s): Ducts and registers, Elements in floor or ceiling
Last service date of primary heat source: None visible
Electric heater type (not forced air): In-ceiling, radiant, Ventless gas fireplace in basement
Condition of forced air heating/(cooling) system: Required repair, replacement and/or evaluation (see comments below)
Forced air heating system fuel type: Natural gas
Location of forced air furnace: Basement
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Appeared serviceable
Condition of cooling system and/or heat pump: Near, at or beyond service life
Cooling system and/or heat pump fuel type: Electric
Location: Rear exterior
Type: Split system
Condition of controls: Appeared serviceable
40) No guard was present at the whole house fan to prevent injury by coming in contact with the fan's blades and/or located in the attic area. This is a potential safety hazard. Recommend that a qualified person install a guard as necessary to prevent injury.
41) 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.
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42) Supply air from the air conditioning cooling system was not cool enough. It should be 14-20 degrees Fahrenheit cooler than at the return duct(s) or current room temperature. This may be caused by refrigerant loss, dirty or damaged coils, a failing compressor, an over-sized fan, or a deficient return-air system. The inspector noted damaged coils around the air conditioning cooling unit located along the rear exterior. Recommend that a qualified HVAC contractor evaluate and repair or replace as necessary.
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43) Insulation on the air conditioning condensing unit's refrigerant lines was deteriorated or missing along the exterior. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
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44) A whole house fan was installed. These fans provide cooling for interior spaces by blowing hot interior air up into the attic and out through attic vents, and by drawing cooler air in from the outside through open windows. They are intented to operate only when the outside temperature is cooler than inside. Multiple windows should be opened to equal or exceed 3 times the area of the fan opening. If air conditioning is installed it should not be operated while the whole house fan is operated. These fans do not dehumidify. They may be noisy during operation.

In some cases, additional attic venting is required for whole house fans to allow blown air to exit the attic. Attic vents should be kept clear at all times. Inadequate attic venting may result in attic air blowing through ceiling penetrations such as lights, or down through wall framing. It's beyond the scope of a home inspection to determine if attic venting is adequate. If concernced, review the fan's documentation and/or consult with a qualified contractor.

Be aware of safety issues related to whole house fans. Injury can occur if people come in contact with fan blades or belts. Louvers should always be open and the area above the fan should be unobstructed during operation, otherwise the fan may overheat and pose a fire hazard. Items should never be stored on top of the fan. Negative interior air pressure can cause gas-fired appliances such as water heaters and clothes dryers to backdraft, or cause flame rollout or pilot lights to blow out. Carbon monoxide and/or fire hazards may result. Children should never be allowed to operate whole house fans.

Whole house fans should be shut down during cooler months when not needed. This includes installing an insulated cover over the fan and turning power off to the the fan.

The client should be aware that some routine maintenance is required for whole house fans such as lubrication, and tightening or replacing belts cleaning. Consult with a heating and cooling specialist on this. Note also that motors and other components have a limited lifespan.

For more information visit:
http://www.reporthost.com/?WHFAN
Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of gas-fired fireplaces or stoves: Not determined (didn't respond to normal controls, gas off, etc.), The inspector did not test the gas fired fireplace due to the shut off valve was in the closed position.
Gas fireplace or stove type: Metal pre-fab fireplace
Gas-fired flue type: Vent-free
45) The gas fireplace or stove was not fully evaluated because the pilot light was off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Natural gas
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: N/A (none installed)
Condition of built-in microwave oven: Appeared serviceable
46) One or more cabinet drawers were loose. Recommend that a qualified person repair as necessary.
Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath
Location #B: Half bath
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows, Spot exhaust fans, None visible in 1/2 bath.
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Not determined
47) Conducive conditions The toilet at location(s) #A and B 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.
48) Countertops and/or backsplashes at location(s) #B were damaged or deteriorated. Recommend repairing or replacing as necessary.

The inspector noted the 1/2 bath sink bowl is loose to the wall and cabinet and the sink stopper does not operate properly. Contact a qualified professional for repairs.
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Photo 48-1
 

49) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes and/or around the sink at location(s) #A and B. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.
50) Caulk around the base of the toilet at location(s) #A and B was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Wood
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products, Laminate
51) Vinyl, linoleum or marmoleum flooring in one or more areas was deteriorated, loose, curling and/or in the basement area which is a trip hazard. If in a wet area, water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.
52) Conducive conditions Stains and elevated levels of moisture were found in the left rear ceiling area due to a detached 2'plumbing vent pipe, located in the attic area. The stains appear to be due to an active plumbing leak. Recommend that a qualified contractor evaluate and repair as necessary.

Refer to previous comments.
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53) One or more sections of ceilings were sagging. This can be caused by different things (e.g. loose drywall or plaster, floor or ceiling joists sagging, floor or ceiling joists installed with the crown down). Recommend that a qualified contractor evaluate and repair as necessary.
54) Floors in one or more areas were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams. Significant repairs may be needed to make floors level. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.
55) 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
56) One or more exterior doors were difficult to open or close, wouldn't latch, were difficult to latch and/or were sticking. Recommend that a qualified person repair as necessary.
57) Some exterior door hardware, including latches and jambs were damaged, loose and/or missing. Recommend that a qualified person repair or replace as necessary.
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Photo 57-1
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Photo 57-2

58) Some interior door hardware (locksets and/or hinges) were inoperable, loose and/or missing. Recommend that a qualified person repair or replace as necessary.
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Photo 58-1
 

59) One or more windows that were designed to open and close were stuck shut or stuck open. Recommend that a qualified person repair windows as necessary so they open and close easily.
60) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
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Photo 60-2

61) One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.
62) One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
63) 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 trimming doors.
64) Lock mechanisms on one or more windows were loose, missing, damaged, inoperable and/or difficult to operate. This can pose a security risk. Recommend that a qualified person repair as necessary.
65) 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

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