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UltraSound Home Inspections


Email: conlybrooks@yahoo.com
Phone: (720) 391-3879
PO Box 493 
Wheat Ridge CO 80034
Inspector: Conly Brooks

  

Property Inspection Report

Client(s):  John Smith
Property address:  1234 Sunnyside Lane, Happyville, CO
Inspection date:  Friday, January 12, 2018

This report published on Thursday, January 25, 2018 11:14:14 PM CST

Thank you for the opportunity to conduct a home inspection of the property listed above. We
understand that the function of this report is to assist you in understanding the condition of the
property to assist in making an informed purchase decision.

The report contains a review of components in the following basic categories: grounds, exterior/foundation, crawl space, basement, roof, attic & roof structure, garage or carport, electrical, plumbing/fuel systems, plumbing, water heater, heating/ventilation and air conditioning, fireplaces/stoves/chimneys and flues, kitchen, bathrooms/laundry and sinks, interior/doors and windows. Additional categories may or may not be included.

The inspector is not required or permitted to move furniture, personal belongings,
excessive storage items or any other items that may inhibit the performance or inclusion or
observation in the inspection report at the time of the inspection and this condition may or may
not be noted in the report. The report is designed to be easy to read and comprehend however it
is important to read the entire report to obtain a full understanding of the scope, limitations and
exclusions of the inspection.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
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
CommentFor your information

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

Table of Contents
General Information
Summary of Defects
Immediate Concerns/Repairs/Evaluations
Grounds
Exterior and Foundation
Basement
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

View summary


General Information
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Report number: 177
Time started: 9:00
Time finished: 2:00
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cold
Inspection fee: 607.00
Payment method: Credit card
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 18 years old
Source for main building age: Realtor
Front of building faces: North
Main entrance faces: North
Occupied: No

1) Safety, Repair/Maintain - A radon test was performed as part of this home inspection. The radon test showed that the radon levels in the home averaged 9.65 pCi/L. The US EPA recommends having a radon mitigation system installed if the radon levels are 4.0 pCi/L or higher. Elevated radon levels in homes are unsafe and have been known to cause lung cancer. Since the radon levels found in the home were in excess of 4.0 pCi/L I recommend contacting a radon mitigation company to install a radon mitigation pump. For more information about radon visit https://www.epa.gov/radon.
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Photo 1-1
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Photo 1-2

2) Repair/Maintain, Evaluate - At the time of inspection two devices were found in the garage that the inspector could not figure out what they were used for. I recommend asking the current homeowner for more information on this matter.
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Photo 2-1
This device was not properly secured to the wall.
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Photo 2-2

3) Evaluate - This home appeared to have a home alarm system. Home alarm systems are out of the scope of a standard home inspection. The homeowner may wish to contact a qualified home security company to come out to the house and evaluate the home alarm system to ensure the home alarm system and its components are functioning properly.

I recommend contacting Colorado Security Company to verify the home alarm system. Phone # (801) 864- 7931
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Photo 3-1
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Photo 3-2

Summary of Defects
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Summary of defects disclaimer: The Summary of Defects section in this inspection report is done as a courtesy to our clients and may not list all of the defects that were found during the home inspection. Please read through the entire home inspection report for the full list of defects that were found and the details of those defects.
Plumbing: Sink drain leak in the bathroom./, Sink drain leak in the kitchen./, Broken/missing drain stopper in one or more sinks and/or bathtubs./, The shower head in one or more bathtubs did not function properly./, Deteriorated and/or rusted plumbing supply lines./, Bathtub faucet handle(s) were substandard./, Secondary kitchen faucet was inoperable./, Substandard dishwasher drain pipe installation./ Recommend having the plumbing shut-off valves labeled./
Electrical: One or more damaged/substandard outlet(s)./, Damaged breaker(s) in the main panel./, Missing outlet, switch or junction box cover plate(s)./, Exposed exterior wiring./, Extension cord is being used as permanent wiring./, Substandard ceiling fan./, No permanent lighting installed in one or more areas./, One or more light fixtures did not turn on when activated./, Evaluate light fixtures that did not turn on when activated./, One or more light switches had an unknown function./, Main electrical panel is under sized./, One or more whole house fans didn't operate properly./ One or more power ventilation fans didn't operate properly./
HVAC Technician Repairs: Repair/Replace Humidifier./, Repair or clean AC condenser fins./, Clothe dryer vent repair./, AC condenser unit's pad is substandard and/or out of level., AC unit is near/at its expected service life age./, Furnace is near/at its expected service life age./, Water heater is near/at its expected service life age./, Substandard thermostat./, Furnace filter location is substandard./
Handyman Repairs: Damaged or missing screens./, Sink drain stopper repair./, One or more interior door(s) did not operate properly./, One or more gaps, cracks, and/or holes in the exterior should be caulked./, Substandard caulking around exterior window(s)./, Substandard caulking around bathtub(s) and/or sink(s)./, Substandard caulking at kitchen backsplash and/or counter top./, Substandard caulking at bathroom backsplash and/or counter top./, Substandard window blinds./, Substandard cabinet/vanity doors or drawers in kitchen and/or bathroom./
Roofing: Exposed nail heads on roof./, One or more roof plumbing vents were substandard./, Substandard gutter slope./, One or more damaged roof shingles./ Recommend having one or more sections of roof flashing evaluated./, Evaluate discoloration on the roof./
Concrete/Masonry/Tile Repair: Repair cracks in the concrete and/or masonry wall./, Seal cracks in masonry/concrete sidewalk and/or driveway./
Carpenter/Drywall Contractor: Have one or more areas of the garage ceiling evaluated and/or repaired./, Repair/evaluate one or more sections of the exterior wall covering./, I recommend having the front porch and/or its components evaluated and/or repaired./, Drop down ladder in the garage would not close all the way./, One or more windows did not operate properly./
Specialty features excluded from the home inspection: Water Filtration System./, Yard irrigation system./, Home Alarm System./, Humidifier./, Surround Sound Speaker System./, Private well and well filtration system./

4) Safety, Repair/Maintain - I recommend contacting a radon mitigation company to mitigate the high levels of radon found in the home.

5) Repair/Replace - One or more windows had broken glass and/or did not function properly.

6) Repair/Replace - The garage door opener controller was damaged.

7) Repair/Maintain - The garage door and/or garage door opener was substandard and/or it was missing safety components.

8) Repair/Maintain - Trees and/or vegetation was in contact with the exterior wall and/or roof covering./

9) Repair/Maintain - The exterior paint covering was substandard in one or more areas./

10) Maintain - I recommend having the gutters cleaned.

11) Evaluate - Recommend asking homeowner how to operate the gas fire pit as well as the the purpose of the timer box installed next to the garage and the other timer box installed in the garage room with fly paper hanging from the ceiling.

12) - One or more bee/wasp nests were found in or around the home.

Immediate Concerns/Repairs/Evaluations
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Immediate Concerns/Repairs/Evaluation Disclaimer:: The immediate concerns/repairs/evaluation section of this report lists some of the defects that the inspector recommends having evaluated. All of the defects in the home inspection report are important and should be considered immediate concerns as well unless told otherwise by your home inspector or a licensed contractor.

13) Safety, Major Defect, Repair/Replace - The main electrical panel is undersized.

14) Safety - Recommend having the radon mitigated from the home.

15) Repair/Maintain, Evaluate - Recommend having the yard irrigation system evaluated and repaired if needed.

16) Evaluate - Furnace is 18 years old. (Expected service life is 15-20 years)

17) Evaluate - Water heater is 14 years old. (Expected service life is 8-12 years.)

18) Evaluate - The Bryant air conditioner installed at this property is 10 years old. (The expected service life of most AC units is 10-15 years old.)

Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
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: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood, Plastic fiber, Masonry, Stone
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood, Masonry

19) Safety, Repair/Maintain - One or more treads at exterior stairs were deteriorated. Recommend that a qualified person repair as necessary.

The mortar joints are deteriorated in the back steps.
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Photo 19-2

20) Repair/Replace - One or more floor joists supporting the front porch were substandard and/or deteriorated. This is causing one or more sections of the porch to sag or become unstable. Recommend contacting a qualified contractor to evaluate the deck and make repairs.
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Photo 20-1
Area of the porch that is sagging.
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Photo 20-2
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Photo 20-3
 

21) Repair/Maintain - Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. I recommend sealing the cracks to help prevent water intrusion which will make the crack worse.

22) Repair/Maintain - Soil was in contact with one or more wooden deck, porch or balcony 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. Recommend grading soil or repairing as necessary to prevent wood-soil contact.
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Photo 22-1
 

Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood, Wood fiber, Brick veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Finished basement
Foundation/stem wall material: Poured in place concrete

23) Repair/Replace - Some sections of siding and/or trim were deteriorated and/or warped. Recommend that a qualified person repair, replace or install siding or trim as necessary.
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Photo 23-1
The red box shows an area of the exterior wall covering that is warped. It appears the water damage to the siding is coming from a gap above the exhaust end cap located above the window.
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Photo 23-2
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Photo 23-3
A section of siding that is warped on the Southwest corner.
 

24) Repair/Maintain, Evaluate - This property was clad with composition wood-fiber siding. Various manufacturers (e.g. Louisiana Pacific, Weyerhaeuser and Masonite) have produced this type of siding, which is made from oriented strand board (OSB) or "hardboard." It is prone to deteriorate and/or fail prematurely due to moisture penetration, especially when the paint coating is substandard or has not been maintained. Failure is typically visible in the form of swelling, cracking, buckling, wafer pops, delamination and fungal growth.

Some areas of siding on this structure showed symptoms described above and need replacement and/or maintenance. Some manufacturers (e.g. Louisiana Pacific) recommend a repair process for this siding where affected areas are sealed with Permanizer Plus, a flexible primer made by Pittsburgh Paint, followed by two coats of 100% acrylic latex paint. This sealant must be applied to the bottom edges using a brush. The face of the siding can be sprayed. The Permanizer Plus sealer isn't required for edges that aren't swollen, cracked or deteriorated, but the acrylic latex should still be brushed on these edges.

Recommend that a qualified contractor evaluate and replace siding as necessary, and/or seal and repaint as necessary. Repairs should be made per the siding and/or sealant manufacturer's installation instructions, and per standard building practices.

For more information, visit:
http://www.reporthost.com/?PERMPLUS
http://www.reporthost.com/?COMPSDNG

25) Repair/Maintain - One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.

There was also a hole in the wall that light could be seen shining through in the attic space above the 2nd floor. The hole was small but insects and water could still enter the attic space through it. The hole was located on the East side and it could be difficult to get to.
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Photo 25-1
Caulk around hose bib.
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Photo 25-2
Seal gap around wires located on East side.
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Photo 25-3
Seal gap around refrigerant lines.
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Photo 25-4
Gap around conduit by AC units.
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Photo 25-5
Gap around irrigation lines.
 

26) Repair/Maintain - Cracks, deterioration and/or damage were found in one or more areas of the exterior stucco finish. In damp climates, moisture can enter cracks or damaged areas and further deteriorate the stucco. Also the wall behind the stucco can become damaged from moisture. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair or replace stucco as necessary.
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Photo 26-5
 

27) Repair/Maintain - One or more exhaust duct end caps had a bird nest inside of it and/or was substandard. I recommend having the nest removed.
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Photo 27-1
 

28) Repair/Maintain - One or more bee hives were found in or around the home (above the garage doors). Recommend contacting a qualified contractor to have the beehive(s) removed.

29) 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.
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Photo 29-1
Cut tree away from house.
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Photo 29-2
Bush growing underneath the front porch should be removed.

30) Maintain - The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
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Photo 30-1
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31) Maintain - Caulk was missing and/or deteriorated in some areas. For example, around windows, at siding butt joints and/or around the drip edge flashing. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK
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Photo 31-1
Deteriorated caulk below sliding door on balcony.
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Photo 31-2
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Photo 31-3
Deteriorated caulk around windows on East side.
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Photo 31-4
Deteriorated caulk around windows on East side.

Basement
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

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

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of floor substructure above: Not determined (inaccessible or obscured)
Pier or support post material: Bearing wall, Concrete
Beam material: Not determined (inaccessible or obscured)
Floor structure above: Not determined (inaccessible or obscured)
Condition of insulation underneath floor above: Not determined (inaccessible or obscured)

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: Partially traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Hipped
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)

32) Repair/Replace, Evaluate - White discoloration was found on an area of the roof next to the balcony. Recommend asking the current homeowner for more information about what caused this discoloration and making repairs as needed.
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Photo 32-1
 

33) Repair/Replace - Some composition shingles were cracked and/or damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
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Photo 33-1
Cracked shingle located at ridge near balcony.
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Photo 33-2
Cracked shingle located at ridge near balcony.
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Photo 33-3
Cracked shingle at top ridge.
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Photo 33-4
A shingle located at the upper ridge of the roof had what appeared to be hail damage.

34) Repair/Replace - One or more rubber or neoprene pipe flashings were starting to deteriorate. The plumbing vents were not leaking at the time of inspection but will likely need to be replaced within the next couple of years. Recommend that a qualified contractor replace flashings where necessary.
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Photo 34-1
Water will sit in the in the area where the rubber is sagging and cause the flashing to deteriorate more rapidly.
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Photo 34-2

35) Repair/Replace - One or more gutters had a substandard slope so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when debris such as leaves or needles has accumulated in them. 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. Recommend that a qualified person repair as necessary. For example, by correcting the slope in gutters or installing additional downspouts and extensions.
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Photo 35-1
The gutter above the front porch sloped away from the downspout instead of towards it.
 

36) Repair/Replace - Extensions such as splash blocks or drain pipes for one or more downspouts were misaligned. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
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Photo 36-1
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Photo 36-2
Cracked pipe on the Southwest corner.
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Photo 36-3
 

37) Repair/Replace - A section of flashing installed above the front porch has come loose. This could allow water intrusion into the roof structure. Recommend contacting a roofing contractor to make repairs.
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Photo 37-1
 

38) Maintain - Significant amounts of debris have accumulated in one or more gutters or downspouts. 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. Recommend cleaning gutters and downspouts now and as necessary in the future.
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Photo 38-1
 

39) Maintain - Nail heads were exposed at one or more 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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Photo 39-1
The nail heads had been sealed over but the sealant has deteriorated. Exposed nail heads were found in numerous areas of the roof.
 

40) Comment - These photos show the roof covering of the house which consists of one layer of asphalt shingles. The roof covering was in overall good condition at the time of inspection however some roof repairs are recommended. Most areas of the roof had a steep slope which can help extend the life of the roof covering. See comments in the roofing section of the report for more information.
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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: Viewed from hatch(es), Traversed
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, Mineral wool roll or batt
Approximate attic insulation R value (may vary in areas): R-38
Vermiculite insulation present: None visible
Vapor retarder: Not determined (inaccessible or obscured)
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Box vents (roof jacks), Gable end vents, Open soffit vents

41) Comment - This home has an attic access hatch located in the garage and the 2nd floor hallway. The attic space/ceiling area in the garage has been insulated with mineral wool batt insulation and the 2nd floor attic space area is insulated with loose fill mineral wool insulation. No signs of active or prior roof leaks were found. The photos below the show the home's attic space and the home's roof structure.
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Photo 41-1
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Photo 41-2
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Photo 41-3
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Photo 41-4
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Photo 41-5
 

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, Garage
Condition of door between garage and house: Required repair, replacement and/or evaluation (see comments below)
Type of door between garage and house: Solid core, Wood, With visible fire-resistance rating
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: Required repair or evaluation (see comments below)
Garage ventilation: Adequate

42) Safety, Repair/Replace - The pull-down attic stairs installed in the attached garage ceiling would not close as intended. Attached garages should be sealed off from the main living area to help prevent the spread of fire. Because of this the gap around the pull down stairs creates a potential safety hazard. Recommend contacting a contractor to make repairs.
http://www.reporthost.com/?FIREATTSTR
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Photo 42-1
 

43) Repair/Maintain - The control button or panel for operating one or more automatic garage vehicle door openers was loose and/or damaged. A qualified person should repair as necessary so buttons or control panels are securely attached to wall surfaces.
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Photo 43-1
 

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: Cold water supply pipes
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, Copper
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested

44) Safety, Repair/Replace, Evaluate - During the inspection numerous breakers were tripping while the inspector was testing electrical components found in the home. This could indicate that the electric service to this property is not an adequate size and could pose a fire/safety hazard. I recommend contacting a licensed electrician to evaluate the home's electrical system to determine what is causing the breakers to constantly trip and make repairs as needed. The homeowner may need to upgrade the main electrical panel or add a sub panel.
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Photo 44-1
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Photo 44-2
I was unable to get Breaker #25 to turn on.

45) Safety, Repair/Replace, Evaluate - One or more electric receptacles at the bedroom(s) had no visible arc fault circuit interrupter (AFCI) protection, or the inspector was unable to determine if AFCI protection was present. This is a potential safety hazard. Recommend that a qualified electrician evaluate and install AFCI protection if necessary and per standard building practices. General guidelines for AFCI-protected receptacles include the following locations:
  • Bedrooms (since 1999)
  • Kitchens, laundry areas, family rooms, dining rooms, living rooms, parlors, libraries, dens and recreation rooms, sunrooms, closets and hallways (since 2014)
For more information, visit:
http://www.reporthost.com/?AFCI

46) Safety, Repair/Replace - Non-metallic sheathed wiring was installed at one or more locations, and was subject to damage such as on easily accessible wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it, resulting in exposed, energized wires. Also, copper conductors can break after being repeatedly moved or bent. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing protective conduit or re-routing wires through walls or ceilings.
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Photo 46-1
Exposed wiring on South side.
 

47) Safety, Repair/Replace - Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
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Photo 47-1
 

48) Safety, Repair/Replace - Extension cords were being used as permanent wiring at one or more locations. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring is a potential fire and shock hazard, and indicates that wiring is inadequate and needs updating. Extension cords may be undersized. Connections may not be secure resulting in power fluctuations, damage to equipment, overheating and sparks that could start a fire. Recommend that a qualified electrician repair per standard building practices and eliminate extension cords for permanently installed equipment.
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Photo 48-1
 

49) Safety, Repair/Replace - Lighting was missing at the attic space above the 2nd floor. For safety and convenience, recommend that a qualified electrician install lighting as necessary, and per standard building practices.

50) Safety, Repair/Maintain - One or more cover plates for switches, receptacles or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
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Photo 50-1
Laundry room outlets are missing covers.
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Photo 50-2
J box is missing cover, garage ceiling.

51) Safety, Minor Defect - One or more exterior receptacle covers were broken. This is a potential shock hazard. Recommend that a qualified person replace covers where necessary.
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Photo 51-1
 

52) Repair/Replace, Evaluate - One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated or GFCI/AFCI protection may need to be reset to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
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Photo 52-5
 

53) Repair/Replace - One or more wall switches were missing, broken or damaged. Recommend that a qualified electrician replace wall switches as necessary.
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Photo 53-1
Bottom of basement steps.
 

54) Repair/Replace - One or more ceiling fans in the home did not function properly at the time of inspection (ceiling fan in master bedroom and 2nd floor guest bedroom were not balanced). I recommend contacting a qualified electrical contractor to make repairs.
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Photo 54-1
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Photo 54-2
Red arrow shows inoperable veiling fan in the garage. Blue arrow shows missing junction box cover plate.

55) Repair/Replace - One or more power ventilation fans did not function properly and/or was not properly installed at the time of inspection. Power ventilation fans help vent attic spaces which lower energy costs and extend the life of the roof covering. Recommend contacting an electrical contractor to make repairs.

The ventilation fan located in the attic space above the 2nd floor and in the garage flypaper room didn't turn on when activated. The other ventilation fan installed in the garage attic space I don't think had been wired/installed yet.
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Photo 55-1
Power ventilation fan above the garage was not wired.
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Photo 55-2
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Photo 55-3
Power ventilation fan installed in the 2nd floor attic space.
 

56) Repair/Maintain, Evaluate - The main electrical panel is missing one of its main description labels. This can make it difficult to determine the main panels amperage, electrical rating and the main panel's manufacturer. The homeowner may want to contact an electrical contractor or electrical supply store about identifying the type of electrical panel found in the home and having a description label attached to the main electrical panel.

57) Repair/Maintain, Evaluate - One or more wall switches had an unknown function. Recommend that you ask the homeowner for more information or have a qualified electrician evaluate and repair as necessary.
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Photo 57-1
 

58) Evaluate - One or more light fixtures were inoperable (didn't turn on when nearby switches were operated) and/or light fixture switches could not be located. Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
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Photo 58-1
The light fixture in the master bedroom closet was flickering on and off.
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Photo 58-2

59) Comment - This photo shows the home's main electrical panel which is located in the basement. The electrical panel is a Square D, 200 amp panel and copper wiring is being used to supply the home with electricity.
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Photo 59-1
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Photo 59-2
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Photo 59-4

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
Water pressure (psi): 68 psi
Location of main water shut-off: Basement
Condition of supply lines: Required repair, replacement and/or evaluation (see comments below)
Supply pipe material: Copper
Condition of drain pipes: Required repair, replacement and/or evaluation (see comments below)
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable, Near, at or beyond service life
Vent pipe material: Plastic
Sump pump installed: No
Sewage ejector pump installed: Yes
Condition of sewage ejector pump: Appeared serviceable
Type of irrigation system supply source: Private well
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meter

60) Repair/Replace, Evaluate - Significant corrosion was found in some water supply pipes or fittings. Leaks can occur as a result. Recommend that a qualified plumber evaluate and replace components as necessary.
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Photo 60-2

61) Repair/Maintain, Evaluate - Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) 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. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.
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62) Maintain, Evaluate - Based on visible components or information provided to the inspector, 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

63) Evaluate - Based on visible equipment or information provided to the inspector, 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. The inspector does 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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64) 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. 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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Photo 64-1
The water filtration system installed underneath the kitchen sink appeared to be damaged and may not operate as intended.
 

65) Evaluate - A sewage ejector pump 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. These systems are typically sealed and involve moving parts. They are subject to clogging and/or damage from disposal of items such as disposable diapers and sanitary napkins. Recommend that this pump and related equipment (piping, valves, etc.) be evaluated by a qualified plumber and repaired if necessary. This should be done per the manufacturer's recommendations in the future, or annually if unable to verify the manufacturer's recommendations. Typically, these pumps have a lifespan of 7-10 years. For more information, visit:
http://www.reporthost.com/?SEWEJPMP
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Photo 65-1
 

66) Evaluate - A fire suppression 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. These systems normally require periodic inspection by a specialist to ensure correct operation. For example, checking for possible backflow contamination of the potable water system, or correct operation of valves and gauges. Recommend that a qualified specialist inspect this system in accordance with National Fire Prevention Association (NFPA) 25 standards.
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Photo 66-1
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67) Evaluate - One or more water shut-off valves were not labeled, and their function is unknown. Recommend consulting with the property owner to determine valves' functions, that you verify this yourself, or if necessary that a qualified plumber evaluate. Recommend labeling valves as necessary.
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Photo 67-1
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68) Comment - The main gas shut-off valve for this home is located at the gas meter.
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Photo 68-1
 

69) Comment - The main water shut-off valve for this home is located in the basement.
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Photo 69-1
 

70) Comment - A sewer scope was performed as part of this home inspection. The sewer scope showed that the main sewer line running from the home to the street or septic tank was in acceptable condition and therefore no further action is required.

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, Near, at or beyond service life
Type: Tank
Energy source: Natural gas
Estimated age: 14 years old
Capacity (in gallons): 75
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable

71) Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. 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.

Water heater is 14 years old.

72) Comment - These photos show the 75 gallon GE water heater installed in the home's basement. The water heater was manufactured in 2004 making it is roughly 14 years old. The estimated lifespan of most gas water heaters is 8-12 years.
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Photo 72-1
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Photo 72-2

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, Furnace, Gas fireplace or stove
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: Unknown
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 18 years old
Location of forced air furnace: Basement
Forced air system capacity in BTUs or kilowatts: 124,000 BTUs
Condition of furnace filters: Appeared serviceable, Not determined (inaccessible, obscured or not found)
Location for forced air filter(s): At base of air handler, Behind return air grill(s)
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Condition of burners: Appeared serviceable
Type of combustion air supply: Intake duct
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable, Near, at or beyond service life
Cooling system and/or heat pump fuel type: Electric
Location of heat pump or air conditioning unit: Building exterior, south
Type: Split system
Condition of controls: Appeared serviceable

73) Safety, Repair/Replace - The furnace filter compartment has been installed in a substandard location. The air filter compartment door cannot be safely opened because a gas line is blocking it. I recommend contacting a qualified HVAC technician to make repairs.
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Photo 73-1
 

74) Safety, Repair/Maintain, Evaluate - The last service date of the gas or oil-fired forced air furnace appeared to be more than 1 year ago, or the inspector 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, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
http://www.reporthost.com/?ANFURINSP

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

Furnace is 18 years old.

76) Major Defect, Comment - The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be at this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

The Bryant AC unit is 10 years old and the Carrier AC unit is 6 years old.

77) Repair/Replace - One or more air supply registers were damaged. The lever that opens and closes the register was stuck. Recommend replacing as necessary.
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Photo 77-1
 

78) Repair/Maintain - Some heating or cooling ducts had significant amounts of corrosion or rust(near the humidifier). Holes may develop and result in reduced energy efficiency or return air being drawn in from locations other than intended. Recommend that a qualified HVAC contractor repair as necessary. For example, by replacing ducts or sections of ducts.
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Photo 78-1
 

79) Repair/Maintain - Vegetation such as trees, shrubs and/or vines were too close to the heat pump or 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. Recommend pruning and/or removing vegetation as necessary.
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Photo 79-1
 

80) Repair/Maintain - The air conditioner condenser unit's support pad was substandard or missing and the AC unit was out of level. This can cause the AC system to not operate properly and it also exposes the bottom of the AC condenser to water and soil damage. I recommend contacting a HVAC technician to install an approved AC condenser pad and make the AC condenser level.
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Photo 80-1
 

81) Maintain - Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
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Photo 81-1
 

82) Maintain - The cooling fins at the AC condenser units were dirty. Recommend that a qualified person clean fins as necessary.
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83) Evaluate - The inspector was unable to operate the whole house fan because it didn't respond to nearby controls, or no controls for the fan were found. It may need repairs or be controlled by a switch not found by the inspector. Its condition is unknown. The inspector was unable to fully evaluate the fan, and it is excluded from this inspection. Consult with the property owner as to how it operates. The client should be aware that the fan may need repairs or replacement.
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Photo 83-2
Whole house fan above the 2nd floor would not turn on.
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Photo 83-3
Whole house fan above the garage was never hardwired.
 

84) Evaluate - The heating/cooling system installed at this home has a humidifier installed in it. Humidifiers are out of the scope of a standard home inspection however it was visibly noticeable that the humidifier was not operating properly. Humidifiers that aren't operating properly can damage the heating and cooling system and air ducts. The homeowner may wish to have the humidifier evaluated and repaired by a licensed HVAC technician.
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Photo 84-3
Water stain below humidifier.
 

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

86) Comment - The thermostat cover was broken. Recommend making repairs as needed.
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Photo 86-1
 

87) Comment - A whole house fan was installed. These fans provide cooling for interior spaces by blowing hot interior air up into the attic and out through attic vents, and by drawing cooler air in from the outside through open windows. They are intented to operate only when the outside temperature is cooler than inside. Multiple windows should be opened to equal or exceed 3 times the area of the fan opening. If air conditioning is installed it should not be operated while the whole house fan is operated. These fans do not dehumidify. They may be noisy during operation.

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

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

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

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

For more information visit:
http://www.reporthost.com/?WHFAN

88) Comment - These photos show the home's air conditioning unit(s) which is installed on the South side of the home. One of the AC units was manufactured by Bryant and it is approximately 10 years old and the other AC unit was manufactured by Carrier and it is approximately 6 years old. The estimated life expectancy for most air conditioners is 10-15 years.
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Bryant description label.
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Carrier description label.
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AC shut-off switches.
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Air handlers description label in attic space.
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Photo 88-9
Air handler installed in the attic space.
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Photo 88-10
Air handler installed in the attic space.

89) Comment - These photos show the home's heating system. This home uses a mid-efficiency natural gas furnace as its primary heat source. The heating system was manufactured by Payne and it is approximately 18 years old. The estimated service life of most gas furnaces is 15-20 years.
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Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of gas-fired fireplaces or stoves: Appeared serviceable
Gas fireplace or stove type: Metal pre-fab fireplace
Condition of chimneys and flues: Appeared serviceable
Gas-fired flue type: B-vent

90) Safety, Maintain, Evaluate - Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now. Any needed repairs noted in this report should be brought to the attention of the specialist when it's serviced. For more information visit:
http://www.reporthost.com/?ANGFINSP
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Gas shut-off valve for fireplace.
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Photo 90-3
 

91) Comment - The inspector was unable to turn on the gas fire pit located in the backyard. I recommend asking the current homeowner for more information.
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Photo 91-2
Gas shut-off valve for fire pit.

Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below)
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

92) Repair/Replace, Evaluate - The dishwasher drain line was corroded and installed in a substandard way that will cause it to leak. Recommend contacting a plumbing contractor to make repairs.
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Photo 92-1
 

93) Repair/Replace - One or more cabinets, drawers and/or cabinet doors were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary.
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Photo 93-1
 

94) Repair/Replace - Water damage was found in shelving or cabinets below the sink. Recommend that a qualified contractor repair as necessary after any plumbing leaks have been repaired. If moisture is present then concealed areas should be dried thoroughly.

95) Repair/Replace - One of the kitchen sink faucets did not operate when tested. Recommend contacting a plumbing contractor to make repairs.
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Photo 95-1
 

96) Repair/Maintain - Water was found pooling underneath the kitchen sink however the inspector was unable to determine the exact origin of the plumbing leak. Numerous plumbing lines underneath the sink were corroded and the dishwasher drain was substandard. It is likely that the leak was coming from one or more of these plumbing defects. A qualified plumber should repair as necessary.

97) Comment - These photos show the kitchen appliances that were installed in the home. The kitchen appliances appeared to be fairly new or have been well maintained except for the dishwasher drain situation.
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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, basement
Location #B: Half bath, first floor
Location #C: Master bath
Location #D: Full bath, second floor
Location #E: Laundry room/area
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
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: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

98) Repair/Replace - One or more bathtub faucet handles at location(s) #C were leaking. Recommend that a qualified person repair or replace handles as necessary.
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99) Repair/Replace - Caulk joints inside and around the shower enclosure in bathroom #C was deteriorated. Water can damage the wall structure as a result. Recommend that a qualified contractor repair or replace the surround as necessary.
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100) Repair/Replace - One or more bathroom fixtures such as towel racks, toilet paper holders, soap dishes, etc. were substandard. Recommend contacting a qualified contractor to make repairs.
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Photo 100-1
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101) Repair/Maintain, Minor Defect - The drain stopper in one or more bathroom sinks and/or bathtubs did not work properly or was missing. I recommend contacting a qualified handyman service to make repairs.
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Photo 101-1
 

102) Repair/Maintain - Gaps, no caulk, or substandard caulking were found between countertops and backsplashes at location(s) #A, B, C, D and E. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.
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Photo 102-1
 

103) Repair/Maintain - One or more sink drains were leaking at location(s) #B. A qualified person should repair as necessary.
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Photo 103-1
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Photo 103-2

104) Repair/Maintain - Gaps, no caulk, or substandard caulking were found between the bathtub and the floor and/or walls at location(s) #A and D. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
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105) Repair/Maintain - Gaps, no caulk, or substandard caulking were found between the shower enclosure and the floor at location(s) #C. Water can penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.

106) Repair/Maintain - The shower head at location(s) #D was substandard. Recommend that a qualified person repair as necessary.
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Photo 106-1
 

107) Comment - These photos show the washer and dryer that were installed at this home. The washer and dryer both functioned properly at the time of inspection and both units appeared to be new and/or in good condition.
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Photo 107-1
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Photo 107-3
 

Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood, Glass panel, Sliding glass
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Metal, Multi-pane, Sliding, Casement, Fixed
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Wood or wood products, Tile, Concrete
Condition of stairs, handrails and guardrails: Appeared serviceable

108) Repair/Replace, Evaluate - A bedroom window on the 2nd floor had an unusual stain on the window glaze. I recommend asking the current homeowner for more information on this matter and/or contacting a contractor to make repairs/ensure substance can be cleaned off.
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Photo 108-1
 

109) Repair/Replace - Some exterior door hardware, including latches were missing. Recommend that a qualified person repair or replace as necessary.
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Photo 109-1
Sliding glass door was missing components for the door to latch.
 

110) Repair/Replace - One or more interior doors were difficult to operate. Recommend that a qualified person replace or repair doors as necessary.
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Photo 110-1
 

111) Repair/Replace - One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
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Photo 111-1
I tested the wrong window during the final inspection walk through. This window in the backside living room was the one that did not open and close properly.
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Photo 111-2
Basement window would not close properly. I recommend checking the window on the right side of this window as well. I could not test it because I was afraid it wouldn't close as well.

112) Repair/Replace - Fixtures such as closet shelving were substandard. Recommend that a qualified person repair or replace as necessary.
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Photo 112-1
 

113) Repair/Maintain - One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
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Photo 113-1
Garage door.
 

114) 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

Numerous cracks were found in the garage ceiling.
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115) Minor Defect - The window blinds and/or curtains installed in one or more areas were substandard. I recommend contacting a qualified contractor to make repairs.
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116) Comment - Screens were missing from some windows in the basement. These windows may not provide ventilation during months when insects are active.


I would like to thank you for choosing UltraSound Home Inspections for your inspection needs. If you have any questions about the inspection report or about the inspection please don't hesitate to give me a call, Conly Brooks (720) 391-3879 or email me at conlybrooks@yahoo.com.