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Website: http://www.selectinspection.biz
Email: selectinspection@outlook.com
Phone: (417) 567-0860
18866 S 1491 Rd 
Nevada, MO 64772
Inspector: Ryan Seaver

 

Confidential Inspection Report

Client(s):  Bridget Mann
Property address:  23850 S 850 Road
Moundville, MO 64771
Inspection date:  Tuesday, June 06, 2017

This report published on Thursday, June 08, 2017 10:50:11 AM CDT

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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:
SafetyPoses a safety hazard
Major DefectCorrection likely involves a significant expense
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
Minor DefectCorrection likely involves only a minor expense
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
CommentFor your information
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
Conducive 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
Crawl Space
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Wood Destroying Organism Findings

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General Information
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Report number: 060617RS1
Time started: 4:00
Present during inspection: Client, Property owner
Inspector: Ryan Seaver
Date of Manufacture: 5-4-02
HUD Label No. (s): 1203020-1203021
Manufacturer's Serial Number/Model Unit Designation: PIN 03097 A/B AL 80x32 3522
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Hot
Ground condition: Dry
Recent weather: Dry (no rain)
Overnight temperature: Cool
Type of building: Single family, Manufactured home
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 16
Source for main building age: Client, Municipal records or property listing
Front of building faces: East
Main entrance faces: East
Occupied: Yes, Furniture or stored items were present

1) Comment - Many areas and items at this property were obscured by furniture and stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, and under/behind furniture. The inspector in general does not move personal belongings, furnishings, or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

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2) - Manufacturers Label
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Located inside kitchen sink lower cabinet
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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; 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.
Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below)
Fence and gate material: Chain link, Wire
Site profile: Moderate slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete, Gravel
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: Wood

3) Safety, Comment - Guardrails were not present on the deck walkway. Though required with drop-offs higher than 30 inches, the walkway was 25 inches. This poses a fall hazard. At a minimum the client should be aware of this hazard. Consider having a qualified contractor install guardrails.
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4) Repair/Maintain, Conducive conditions - Soil was in contact with more than one wooden deck support posts. This is a conducive condition for wood destroying organisms. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. I recommend grading soil or repairing as necessary to prevent wood-soil contact.
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5) Repair/Maintain, Conducive conditions - Soil was in contact with wooden stairs at both ends of the deck. This is a conducive condition for wood-destroying organisms. Soil should be graded and/or removed so no wood-soil contact is present, if possible. Otherwise, installing products such as borate-based Impel rods may help to prevent infestation and damage. For more information, visit:
http://www.reporthost.com/?IMPEL
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6) Repair/Maintain - Some decking boards were loose and cracked. In some cases this may pose a trip hazard. I recommend that a qualified person repair as necessary.
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7) Maintain - Wooden deck surfaces and railings were overdue for normal maintenance. A qualified person should clean and preserve as necessary. Where transparent stain or penetrating oil has been applied in the past, I recommend that a penetrating oil be used. For more information, visit:
http://www.reporthost.com/?PENOIL
http://www.reporthost.com/?DKMAIN
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8) Monitor - The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. At a minimum, monitor these areas, and areas under the structure in the future for accumulated water. If water does accumulate, I recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.

9) Comment - No outbuildings or detached structures were evaluated. They are excluded from this inspection.
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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: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Poured in place concrete
Anchor bolts or hold downs for seismic reinforcement: Installed
Tie downs for seismic reinforcement installed: Yes (but not evaluated, the inspector is not a licensed engineer)

10) Repair/Maintain - More than one hole was found in siding. Insects or water may enter the structure. I recommend that a qualified person repair as necessary.
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11) Repair/Maintain - More than one hole/gap was found in the foundation. Vermin may enter the building substructure as a result. I recommend that a qualified person repair as necessary.
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12) Maintain, Conducive conditions - Vegetation such shrubs were in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. I recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
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13) Maintain, Conducive conditions - A tree was in contact with the building. Damage to the building may occur, especially during high winds, or may have already occurred (see other comments in this report). I recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
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14) Maintain, Conducive conditions - Caulk was deteriorated on trim above entry. I recommend that a qualified person renew or 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
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15) Comment - Some exterior wall sections were obscured by vegetation and couldn't be fully evaluated. They are excluded from this inspection.

16) Comment - Some above-grade foundation walls were obscured by vegetation. I was unable to evaluate these areas. They are excluded from this inspection.

Crawl Space
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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 excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Location of crawl space access point #A: Building exterior
Crawl space access points that were opened and viewed, traversed or partially traversed: A
Condition of floor substructure above: Required repairs, replacement and/or evaluation (see comments below)
Pier or support post material: Concrete block
Beam material: Steel
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Appeared serviceable
Vapor barrier present: Full
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space

17) Repair/Replace, Evaluate, Monitor, Conducive conditions - Evidence of prior water intrusion or accumulation was found in more than one sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and efflorescence on the foundation. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the crawl space. I recommend that the client review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then I recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces 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 crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.
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18) Repair/Maintain - Under-floor insulation/belly wrap was falling down and damaged in some areas. This may result in reduced energy efficiency. I recommend that a qualified person repair or replace insulation as necessary.
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19) Repair/Maintain - The plastic vapor barrier over the soil is clear plastic rather than black. A vapor barrier is normally installed to prevent water from evaporating from the soil below up into the structure. An opaque, black plastic should be used rather than clear to prevent mushroom growth and to prevent vegetation growth near sources of light such as vents. I recommend that a qualified person replace the clear plastic vapor barrier with an opaque, black one, and per standard building practices (e.g. seams overlapped to 24 inches, not in contact with any wood structural components, held in place with bricks or stones).
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20) Minor Defect, Conducive conditions - Scrap wood was found in the crawl space. This is a conducive condition for wood-destroying organisms. I recommend removing all cellulose-based debris or stored items.
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21) Monitor, Conducive conditions - Minor amounts of standing water were found at more than one location in the crawl space. Some minor seasonal water accumulation can be normal. However significant amounts of Water may evaporate and enter the structure above causing high levels of moisture in the structure. This can be a conducive condition for wood-destroying organisms. Rain runoff is the most common cause of wet crawl spaces but water can come from other sources such as groundwater or underground springs. I recommend monitoring the crawl space in the future, especially after heavy and/or prolonged periods of rain. Correct any issues related to outside perimeter grading and/or roof drainage (see any other comments about this in this report). Also, review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space.

If standing water persists or increases in amount, I recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typically such repairs include:
  • Repairing, installing or improving underground footing and/or curtain drains
  • Applying waterproof coatings to foundation walls
  • Digging trenches in the crawl space to collect or divert water
  • Installing sump pumps
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22) Comment - The steel tongue, axle and/or wheels used to tow this manufactured home to this site have been removed from the steel under-carriage, but were left in place in the crawl space below the house. They block access to some areas and limit the inspector's ability to evaluate the crawl space. Note that Housing and Urban Development (HUD) standards require these be removed when a manufactured home is installed. For more information visit:
http://www.reporthost.com/?MFGTNG
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Located in the Northeast Corner
 

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. 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.
Age of roof surface(s): 4
Roof inspection method: Traversed
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
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full

23) Repair/Replace, Evaluate - Both skylights have been installed with what appeared to be substandard construction methods. i recommend that a qualified contractor evaluate and repair as necessary, and per standard building practices.
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24) Repair/Replace, Evaluate - Ridge cap seemed flat in spots. This can lead to water penetrating under shingles and damaging roof structure. I recommend a qualified contractor evaluate and repair as necessary.
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25) Repair/Replace - Extensions such as splash blocks and drain pipes for all downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. I recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
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26) Repair/Maintain, Conducive conditions - One downspout and elbow were loose and detached. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. This is a conducive condition for wood-destroying organisms. I recommend that a qualified person repair as necessary.
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27) Maintain, Conducive conditions - A tree overhung the roof surface and in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. I recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.
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28) Maintain - Nail heads were exposed on a few shingles. More than just a few exposed nail heads may indicate a substandard roof installation. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.
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Already sealed. Reseal 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: Not inspected because no access was found

Garage or Carport
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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
Type of door between garage and house: Hollow core
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): Required repair, replacement and/or evaluation (see comments below)
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: None visible

29) Safety, Repair/Replace - Substandard surface materials were found in the attached garage wall. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. I recommend that a qualified person repair per standard building practices. For example, by installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit:
http://www.reporthost.com/?AGFR
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30) Safety, Repair/Maintain - The photoelectric sensors that trigger the auto-reverse feature on one or more garage vehicle doors' automatic openers were located higher than 4-6 inches from the floor. This is a potential safety hazard. A qualified person should relocate sensors so they are 4-6 inches from the floor per standard building practices. For more information on garage door safety issues, visit:
http://www.reporthost.com/?GDPES
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31) Safety, Repair/Maintain - The wall-mounted control for both automatic garage vehicle door openers was less than 5 feet off the floor, or within reach of children. This is a safety hazard. Children should not be able to operate automatic garage vehicle door openers. A qualified person should relocate controls for door openers so they are at least 5 feet above floors and/or out of reach of children. For more information on garage door safety issues, visit:
http://www.reporthost.com/?NRGD
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32) Repair/Replace, Evaluate - At least one automatic vehicle door opener was malfunctioning. Closing and then auto reversing. I recommend that a qualified contractor evaluate and repair or replace opener(s) as necessary.

33) Comment - South garage vehicle door was obscured by stored items. I was unable to operate or fully evaluate the door as a result.
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34) Comment - Many floor areas were obscured by stored items and couldn't be fully evaluated.
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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: Underground
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: Copper
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Hallway
Location of sub-panel #C: Well pump enclosure
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
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: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install
Smoke alarm power source(s): Battery

35) Safety, Repair/Replace, Evaluate - Grounding at sub-panel for well pump appeared to be missing. This is a potential hazard for shock. I recommend that a qualified electrician evaluate and repair if necessary. For more information, visit:
http://www.reporthost.com/?SUBGRND

36) Safety, Repair/Replace - Neutral and equipment ground wires were bonded (connected) at sub-panel for well pump. 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. I recommend that a qualified electrician repair per standard building practices. For more information, visit:
http://www.reporthost.com/?SUBGRND
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37) Safety, Repair/Replace - Some wall switches were worn. The light or receptacle 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. I recommend that a qualified electrician replace worn switches as necessary.
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38) Safety, Repair/Replace - Smoke alarms were missing from all bedrooms and in the attached garage. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
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39) Safety, Repair/Replace - Bare wire ends were found on the east side of the property. This is a potential shock hazard. i recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.
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40) Safety, Repair/Replace - A receptacle box was loose on the service pole. This is a potential safety hazard for shock or fire. I recommend that a qualified electrician repair as necessary.
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41) Safety, Repair/Maintain - Panel cover was missing on the sub panel for well pump. Energized equipment was exposed and is a shock hazard. I recommend that a qualified person install closure covers.
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42) Safety, Repair/Maintain - No permanently installed carbon monoxide alarms were found. 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. I 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

43) Repair/Maintain, Minor Defect - Switch at receptacle was recessed behind cover. This can make it difficult to operate. I recommend that a qualified person install cover plates where necessary.
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44) Minor Defect - One energized conductors in panel for well pump had white insulation. Insulation on energized conductors should be black or red in color to identify them as energized wires. I recommend that a qualified electrician re-identify wires per standard building practices. For example, by wrapping in black vinyl tape or marking with a black permanent marker.
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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.
Condition of service and main line: Appeared serviceable
Water service: Private well
Location of main water meter: Not applicable (private or shared well)
Location of main water shut-off: Crawl space
Service pipe material: Plastic
Condition of supply lines: Appeared serviceable
Supply pipe material: PEX plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Crawl space
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: None visible
Sewage ejector pump installed: No
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground, propane tank
Location of main fuel shut-off valve: At propane tank

45) Repair/Replace, Evaluate - Water pressure was below 40 pounds per square inch (PSI), but the flow appeared to be adequate. 40-80 PSI is considered the normal range for water pressure in a home. I performed a "functional flow test" during the inspection, where multiple fixtures were run simultaneously and checked for significantly decreased flow. For example, the shower flow did not decrease significantly when the toilet was flushed. However, this is not a guarantee that you will find the pressure and flow to be adequate. If you do find the flow to be inadequate, you should have a qualified plumber evaluate and repair as necessary. Installing a pressure-boosting system is one possible solution. For information on these systems, visit:
http://www.reporthost.com/?LPRESSURE
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46) Repair/Replace, Evaluate - Water supply pipes were located in an unheated space and were subject to freezing. I recommend asking the property owner about any indoor shut-off valves that may exist for these supply pipes . If unable to determine or if none do, then I recommend that a qualified plumber evaluate and repair as necessary. For example, by installing indoor shut-off valves or rerouting supply pipes indoors.
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47) Repair/Replace - Insulation for water supply line in the crawl space was loose and substandard. I 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.
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48) Repair/Maintain - Both plumbing vent pipes terminated less than 6 inches above the roof surface below. Debris and/or snow can block vent pipe openings with such short pipes. Blocked vent pipes can cause sewer gases to enter living spaces. I recommend that a qualified person repair per standard building practices. For example, by extending pipe(s) to terminate at least 6 inches above the roof surface.
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49) Minor Defect - Hose bib on west side of home was not anchored securely to the structure's exterior. Water supply pipes can be stressed when hose bibs are turned on and off and when hoses are pulled. Leaks may occur as a result. I recommend that a qualified person install fasteners per standard building practices.
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50) Maintain, Evaluate - Based on visible components and information provided to me, this property appeared to have a private sewage disposal (septic) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:
  • Consult with the property owner about this system's maintenance and repair history
  • Review any documentation available for this system
  • Review inspection and maintenance requirements for this system
  • That a qualified specialist evaluate, perform maintenance and make repairs if necessary
For more information, visit:
http://www.reporthost.com/?SEPTIC

51) Evaluate - Based on visible equipment and information provided to me, the water supply to this property appeared to be from a private well. Private well water supplies are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. I do not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible and accessible components are evaluated. Recommend the following:
  • That a qualified well contractor fully evaluate the well, including a pump/flow test
  • That the well water be tested per the client's concerns (coliforms, pH, contaminants, etc.)
  • Research the well's history (how/when constructed, how/when maintained or repaired, past performance, past health issues)
  • Document the current well capacity and water quality for future reference
For more information, visit:
http://www.reporthost.com/?WELL
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52) Evaluate - A water softener system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Water softeners typically work by removing unwanted minerals (e.g. calcium, magnesium) from the water supply. They prevent build-up of scale inside water supply pipes, improve lathering while washing, and prevent spots on dishes. I recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit:
http://www.reporthost.com/?WTRSFT
http://www.reporthost.com/?HRDWTR
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53) Evaluate - A water filtration system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Filter cartridges typically need replacing periodically. Cleaning and other maintenance may also be needed. I recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit:
http://www.reporthost.com/?WTRFLTR
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54) Comment - What appeared to be the main water shut-off valve was located in the crawl space. This is an inconvenient location at best, and may prevent the water from being turned off in a timely manner in the event of a plumbing emergency. Consider having a qualified plumber relocate the shut-off valve to a more convenient location, such as in a closet or a cabinet under a sink.
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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.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Electricity

55) Evaluate, Comment - The estimated useful life for most water heaters is 8-12 years. I was unable to determine the age of the water heater due to the manufacturer's label being obscured. You should be aware that this water heater may be near, at or beyond its useful life and may need replacing at any time. I recommend attempting to determine the water heater's age.

If found to be near, at or beyond its useful lifespan, I recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. You should be aware that significant flooding can occur if the water heater does fail. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

56) Comment - The water heater was located inside a permanently installed or locked enclosure. I was unable to access or evaluate 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
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Electric
Forced air heating system manufacturer: Intertherm
Forced air furnace model #: E2EB-020HB
Forced air furnace serial number: E2E020303456
Location of forced air furnace: Utility room
Forced air system capacity in BTUs or kilowatts: 70,000 BTU
Location for forced air filter(s): None visible
Condition of forced air ducts and registers: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location of heat pump or air conditioning unit: west
Type: Split system
Estimated age of heat pump or air conditioning unit: 3
Approximate tonnage: 4
Manufacturer of cooling system and/or heat pump: Goodman
Heat pump or air conditioner model number: VSX130481AC
Heat pump or air conditioner serial number: 1402287982
Condition of controls: Appeared serviceable

57) Major Defect, Comment - The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. I recommend budgeting for a replacement in the near future.

58) Repair/Maintain, Evaluate - The last service date of the forced air heating/cooling system appeared to be more than 1 year ago, and I was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, I recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

59) Repair/Maintain - The air handler's primary condensate drain line was not insulated. Depending on the surrounding air temperature and whether the system is heating or cooling, the line can sweat or freeze. Either condition can cause leaks and water damage. I recommend that a qualified person install insulation on the drain line.
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60) Repair/Maintain - The air handler's primary condensate drain line was clogged and/or loose. Condensate drain water is accumulating and leaking which can cause water damage to surrounding areas. I recommend that a qualified HVAC contractor repair as necessary.
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Water actively dripping off condensate drain line in crawl space
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Standing water in pan
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61) Repair/Maintain - Insulation on the air conditioning condensing unit's refrigerant lines was deteriorated and missing in some areas. This may result in reduced efficiency and increased energy costs. I recommend that a qualified person replace or install insulation as necessary.
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62) Repair/Maintain - Vegetation was too close to the air conditioning condensing unit. There should be at least 12 inches of clearance on all sides and at least 4-6 feet above. Inadequate clearance around and above can result in reduced efficiency, increased energy costs and/or damage to equipment. I recommend pruning and/or removing vegetation as necessary.
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Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: wood burning fireplaces, wood/pellet stoves. This due to lack of access to these items. Any comments made regarding these items are as a courtesy only. Note that I do 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. I do not perform any evaluations that require a pilot light to be lit, and does not light fires. I provide 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 wood-burning fireplaces, stoves: Evaluate
Wood-burning fireplace type: Metal pre-fab
Wood-burning stove type: Insert, Pellet stove
Fan or blower installed in wood-burning fireplace or stove: Not determined (inaccessible or obscured)
Condition of chimneys and flues: Evaluate
Wood-burning chimney type: with metal liner

63) Safety, Repair/Replace - Stove vent located on deck appeared to low. Soot and combustion gases can enter the roof structure and possibly living areas. I recommend that a qualified contractor make repairs or modifications per standard building practices.
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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.
Permanently installed kitchen appliances present during inspection: Range, Dishwasher, Refrigerator, Under-sink food disposal, Microwave oven
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of ranges, cooktops and/or ovens: Appeared serviceable
Range, cooktop, oven type: Propane
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable

64) Repair/Maintain - No caulking was found between countertops and backsplashes. Water may penetrate these areas and cause damage. I recommend that a qualified person repair as necessary. For example, by installing caulk.
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65) Comment - The countertops, areas below sink and dishwasher interior were obscured by stored items or dishes and couldn't be fully evaluated.
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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, north
Location #B: Full bath, east
Location #C: Full bath, south
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

66) Safety, Repair/Replace - The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. I recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. For more information, visit:
http://www.reporthost.com/?DRYER
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67) Repair/Replace - The sink in north bathroom was damaged and significantly deteriorated. I recommend that a qualified contractor replace the sink.
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68) Repair/Maintain, Conducive conditions - No caulking was found between the bathtub, floor and walls in all bathrooms. Water may penetrate these areas and cause damage. I recommend that a qualified person re-caulk or install caulking as necessary.
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69) Repair/Maintain - Caulk around the base of the toilet in all locations was missing. 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. I recommend that a qualified person caulk around toilet bases per standard building practices.
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70) Repair/Maintain - The clothes dryer exhaust duct was routed through crawl space and was not insulated. Condensation can accumulate inside the duct. In extreme cases ducts can be blocked by pooled water. I recommend that a qualified person permanently install R-4 insulation around the duct per standard building practices.
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71) Repair/Maintain - The clothes dryer exhaust duct was disconnected in the crawlspace. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Moisture can accumulate and result in mold, bacteria or fungal growth. I recommend that a qualified person make permanent repairs as necessary. For more information, visit:
http://www.reporthost.com/?DRYER
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72) Repair/Maintain - The bathtub/shower faucets in all bathrooms were beginning to show signs of deterioration. I recommend that a qualified plumber repair as necessary.
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73) Repair/Maintain - The shower drain in north bathroom showed signs of deterioration. This can lead to leaks beneath the shower enclosure. I recommend having a qualified person replace or repair as necessary.

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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: Appeared serviceable
Exterior door material: Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Multi-pane, Single-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall, Paneling, Wallpaper
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum

74) Safety, Repair/Replace - Carpeting in one area was loose and posed a trip hazard. I recommend that a qualified contractor repair as necessary. For example, by stretching or replacing carpeting.
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75) Repair/Replace, Damage - Paint peeling in exterior door jamb. This can lead to rot and deterioration. I recommend painting or repairing as necessary. All rotten wood should be replaced.
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76) Repair/Replace - A couple of walls were damaged. I recommend that a qualified person repair as necessary.
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77) Repair/Replace - Vinyl flooring in one area was curling. If in a wet area, water can damage the sub-floor as a result. I recommend that a qualified contractor replace or repair flooring as necessary.
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78) Repair/Maintain - Trim was loose in a couple of areas. I recommend that a qualified person repair as necessary.
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79) Minor Defect - Minor cracks and blemishes were found in walls and ceilings in more than one area. Cracks 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 you may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
http://www.reporthost.com/?ECC
Water stains appear to be from previous storm damage to skylight. No active leaks/water stains were observed. Paint to repair as necessary.
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80) Minor Defect - 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

Wood Destroying Organism Findings
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Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. 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
Visible evidence of damage by wood-destroying insects: No
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood-destroying organisms: Yes


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Well pump enclosure
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Looking South
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Looking North
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Dirt and moss growth found on siding
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Combustion Air Intake for stove
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Bolted ledger board on front deck.
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Paper wasp nest. Not active at time of inspection
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Water Hydrant location #1
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Water Hydrant Location #2
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Winch system broken for enclosure top.
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Water Hydrant Location #3
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Some shingle material in gutter
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Loose bolts found on roof
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Whirpool Dishwasher
Model # DU920QWDB3
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Phone NID not secured to foundation
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200 AMP Main Breaker
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