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Southern Idaho Home Inspections, LLC

Website: http://Southernidahohomeinspections.com
Email: Sidahohomeinspections@gmail.com
Phone: (208) 316-9567
Inspector: Gueorqui Krastev

 

Property Inspection Report

Client(s):  John Doe
Property address:  123 Sesame St.
Twin Falls, ID 83301
Inspection date:  Monday, June 27, 2016

This report published on Thursday, June 30, 2016 4:32:15 PM MDT

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
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)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Wood Destroying Organism Findings


General Information
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Report number: 20160627
Time started: 9:30
Time finished: 11:30
Present during inspection: Property owner
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Warm, 72 degrees
Inspection fee: $250
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 2012
Source for main building age: Municipal records or property listing
Front of building faces: East
Main entrance faces: East
Occupied: Yes, Furniture or stored items were present

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: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
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: Open
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Concrete

1) Safety, Repair/Maintain - Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
Photo
Photo 1-1
trip hazard on north side of house
Photo
Photo 1-2
trip hazard on sidewalk, south side of house
Photo
Photo 1-3
trip hazard on sidewalk, south side of house
 

2) Repair/Maintain, Comment - Back fencing is subpar with multiple panels bowed out, gaps in the fencing, and unsecured sections causing the fence to wobble and have aesthetic issues.
Photo
Photo 2-1
Fence not properly secured and/or anchored in place on North side of house.
Photo
Photo 2-2
back fence bowed out on many panels
Photo
Photo 2-3
gap in fence
 

3) Monitor, Serviceable, Comment - Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Photo
Photo 3-1
crack in concrete entering garage
Photo
Photo 3-2
settling crack in sidewalk on South side of house
Photo
Photo 3-3
crack on back patio
 

4) Comment - Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Photo
Photo 4-1
cracks in driveway
 

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: Wood
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete

5) Repair/Maintain - One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
Photo
Photo 5-1
crack in foundation, north side of house
Photo
Photo 5-2
crack in foundation on back of house
Photo
Photo 5-3
crack in foundation along back of house
 

6) Maintain - Vegetation such as trees, shrubs and/or vines was 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. 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.
Photo
Photo 6-1
shrubs and underlying soil in close proximity to foundation
Photo
Photo 6-2
wet foundation due to moist soil up against house

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
Condition of floor substructure above: Appeared serviceable
Beam material: Solid wood
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: Yes, Full
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: with vents

7) Safety, Repair/Replace, Comment - A/C Condenser service line in the crawl space is not secured.
Photo
Photo 7-1
service line to A/C Condenser improperly secured
Photo
Photo 7-2
service line to A/C condenser improperly secured
Photo
Photo 7-3
improperly secured A/C condenser service line
 

8) Repair/Replace, Evaluate, Monitor - Evidence of prior water intrusion or accumulation was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the crawl space. 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, the insulation was wet under where the kitchen is located indicating a possible plumbing issue. Recommend that a qualified contractor who specializes in plumbing and 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.
Photo
Photo 8-1
Sediment/water stains on vapor barrier
Photo
Photo 8-2
sediment/water stains on vapor barrier
Photo
Photo 8-3
severe discoloration of insulation underneath kitchen from prior water leak
Photo
Photo 8-4
severe discoloration of insulation underneath kitchen from prior water leak
Photo
Photo 8-5
water/sediment stain on vapor barrier
Photo
Photo 8-6
water/sediment stain on vapor barrier
Photo
Photo 8-7
sediment/water stains on vapor barrier
Photo
Photo 8-8
stain on vapor barrier

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.
Roof inspection method: Viewed from ground with binoculars
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: No gutters or downspouts anywhere on home

9) Repair/Replace - Gutters were missing over one or more entrances. People entering and exiting the building are likely to get wet during periods of rain as a result. Most buildings benefit from having a complete drainage system installed, but at a minimum, recommend installing gutters over entrances.

10) Repair/Replace - Extensions such as splash blocks or drain pipes for one or more downspouts were missing. 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.

11) Repair/Maintain - One or more gutters and/or downspouts were missing. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

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: Viewed from hatch(es)
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Mineral wool loose fill, Spray polyurethane foam
Approximate attic insulation R value (may vary in areas): R-21
Vermiculite insulation present: None visible
Vapor retarder: None
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Box vents (roof jacks)

12) Repair/Replace, Evaluate - One or more roof trusses were damaged or cracked. The roof structure has likely been weakened as a result. Recommend that a licensed structural engineer evaluate and prescribe repairs as necessary. A qualified contractor should perform repairs per the engineer's specifications.

Garage attic access
Photo
Photo 12-1
damaged truss in attic, garage access
Photo
Photo 12-2
damaged truss in attic, garage access

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: Solid core, Wood, No auto close
Condition of garage vehicle door(s): Appeared serviceable, Required repair, replacement and/or evaluation (see comments below), The bottom of the garage door was bowed
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable

13) Safety, Repair/Maintain, Evaluate - The auto-reverse mechanism on one or more automatic openers for garage vehicle doors required excessive force. This is a potential safety hazard. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.reporthost.com/?NRGD
Photo
Photo 13-1
garage door motor unit controls
 

14) Repair/Replace - Garage door is damaged and is bowed out. Recommend a qualified contractor evaluate and repair as necessary.
Photo
Photo 14-1
Garage door damage
Photo
Photo 14-2
Garage door damage

15) Repair/Maintain, Comment - Garage door opener button had to be pushed multiple times to open and close the overhead door. I was able to open and close it however I recommend a qualified contractor inspect and repair as necessary.

16) Comment - Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
Photo
Photo 16-1
crack in floor of garage
 

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: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 100
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Building exterior, Backyard
Location of main service panel #B: Laundry room
Location of main disconnect: Breaker at bottom of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Copper, Copper clad
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: Yes
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested

17) Safety, Repair/Replace, Evaluate - One or more electric receptacles at the kitchen and/or exterior had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI
Photo
Photo 17-1
non GFCI outlet next to kitchen sink
Photo
Photo 17-2
non GFCI outlet near kitchen sink
Photo
Photo 17-3
front porch receptacle not GFCI protected
 

18) Safety, Repair/Replace - One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit:
http://www.reporthost.com/?SMKALRM

Location: back bedroom in Northwest corner of house.
Photo
Photo 18-1
back bedroom in Northwest corner of house missing smoke alarm
 

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: Public
Location of main water shut-off: Building exterior, Front yard
Condition of supply lines: Appeared serviceable
Supply pipe material: PEX plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: No
Sewage ejector pump installed: No
Type of irrigation system supply source: Public

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
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Location of water heater: Garage
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 110

19) Safety, Repair/Replace - The drain line assembly for the water heater's temperature-pressure relief valve appeared to be made from PVC plastic components. This material is not rated for high temperature and pressure and poses a safety hazard. A qualified plumber should repair per standard building practices. For example, by replacing the PVC components with copper or CPVC plastic components. It was also made to drain directly onto the garage floor and with a vehicle and other belongings in garage, no floor drain was seen.
Photo
Photo 19-1
TPR valve discharge pipe drains onto garage floor
Photo
Photo 19-2
TPR valve discharge pipe drains onto garage floor

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): Forced air
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Electric
Location of forced air furnace: Garage
Condition of furnace filters: Required replacement
Location for forced air filter(s): Inside air handler
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: south side of home
Type: Split system
Condition of controls: Appeared serviceable

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: 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 range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable

20) Repair/Maintain - Cabinet hardware such as hinges, latches, closers, magnets or pulls were loose, missing or damaged at one or more cabinet drawers, doors or turntables. Recommend that a qualified person repair as necessary.

No pulls on cupboard above refrigerator.
Photo
Photo 20-1
cupboards above refrigerator missing pulls
 

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, first floor
Location #B: Laundry room/area, first floor
Location #C: Master bath, first floor
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: with individual ducts, Master bath vent fan light burnt out
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

21) Repair/Maintain - Cabinet hardware such as hinges, latches, closers, magnets or pulls at location(s) #B were loose, missing or damaged at one or more cabinet drawers, doors or turntables. Recommend that a qualified person repair as necessary.
Photo
Photo 21-1
Cabinet in laundry room missing one pull
 

22) Repair/Maintain - Master bathroom exhaust fan light is not serviceable. The lightbulb needs to be replaced.
Photo
Photo 22-1
light burnt out in exhaust fan, master bathroom
 

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: Wood, Glass panel
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Multi-pane, Sliding, Single-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products

23) Repair/Replace - Carpeting in the back bedroom in Northwest corner of house was loose in the closet. Recommend that a qualified contractor repair as necessary. For example, by stretching or replacing carpeting.
Photo
Photo 23-1
loose carpet in closet area, back bedroom Northwest corner of house
Photo
Photo 23-2
closet doors in back bedroom in Northwest corner of house off track

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.

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