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Website: http://www.NWIinspector.com
Phone: (219) 595-9580
P.O. Box 393 
Kouts, IN 46347

 

Home Inspection Report
(SAMPLE ONLY)

Client(s):  John Buyer
Property address:  123 Fake Street
Anytown, IN 46300
Inspection date:  Monday, June 03, 2013

This report published on Friday, January 17, 2014 3:57:28 AM CST

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

This report is intended only as a guide to help the property owner / Buyer / Seller make their own evaluation of the overall condition of the property. This report is not intended to reflect the value of the property inspected, nor make representation as to the advisability of sale or purchase of the property inspected.

The report expresses the personal opinions of the inspector, based on his / her visual impressions of the conditions that existed at the time of the inspection only.

The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged, or difficult to inspect are excluded from this report.

Systems and conditions which are not within the scope of the property inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment; internal or underground drainage or plumbing; any systems which are shut down or otherwise secured; water wells (water quality and quantity); zoning ordinances; intercoms; security systems; heat sensors; cosmetics; building code conformity. Any general comments about these systems and conditions are informational only and do not represent and inspection.

This inspection report should not be construed as a compliance inspection of any government or non-governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property, and it should not be relied upon as such. Any opinion expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience.

United Home Inspections and its' inspectors have no interest, present or contemplated, in this property or its' improvement. United Home Inspections and its' inspectors have no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct.

This report shall supersede any written or verbal conversations, comments and or reports that were provided by United Home Inspections prior to providing this written report.

If repairs are made to a property based on the results of an inspection, the work should be performed by qualified contractors, not the seller. By qualified, we mean licensed, bonded, state-certified where applicable and with a reasonable amount of experience. Contractors providing repairs should provide legible documentation in the form of work orders and/or receipts. If repairs are made in this way, then there's generally no need for a follow-up inspection. Additionally, it may be better to negotiate a lower price on your home and have repairs made by contractors you choose rather than the seller making repairs as cheaply as possible."

It is in the clients best interest to follow up on any recommendations made by the Inspectors prior to making a finial purchase / sale decision. Purchasing a home for your family is a major financial decision, and it is not one to be made hastily or under rushed circumstances.
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:
Major DefectThis item is a significant safety concern and/or will involve a significant expense to correct
Safety ConcernThis item poses a risk to occupants
Repair/ReplaceThis item needs to be repaired or replaced
Deferred MaintenanceThis item needs to be maintained
Minor DefectCorrection likely involves only a minor expense
Deferred CostThis item will need to be repaired or replaced in the next few years and will involve a moderate to large expense
EvaluateThis item needs to be evaluated by a specialist
General CommentInspectors comment for your information
DamageDamage caused by wood destroying insects or organisms (Termite or carpenter ant galleries, holes from carpenter bees or PP beetles)
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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

Table of Contents
General Information
Grounds
Exterior and Foundation
Roof and Attic
Garage
Electric
Plumbing and Gas System
Water Heater
Heating
Air Conditioning
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms and Laundry Area
Interior Rooms and Areas


General Information
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Report number: 1787
Time started: 10:00 AM
Time finished: 12:45 PM
Inspector: Nathan Susdorf, IN License HI01000029
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Temperature: 70 F
Ground condition: Damp
Inspection fee: Call for a quote
Payment method: Check
Buildings inspected: Single family house with attached garage
Age of building(s): Built 1994
Source for building age: Client
Front of building faces: East
Main entrance faces: East
Occupied: Yes, Furniture or stored items were present
1) General Comment - Some wall and floor surfaces were obscured by furniture, stored items and couldn't be fully evaluated.
Grounds
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Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Site profile: Minor slope
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 decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Condition of guardrails: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Appeared serviceable
Condition of handrails: Appeared serviceable
Exterior stair material: Wood, Concrete
2) Major Defect, Safety Concern, Repair/Replace, Evaluate - The rear deck was not structurally sound. Some posts have settled and the beam has twisted. The beam is close to falling off of the posts. The deck should not be used until this has been corrected. A qualified contractor should evaluate and repair or replace as necessary.
Photo
Photo 2-1
Beam is twisting, near collapsing
Photo
Photo 2-2
Beam is twisting, near collapsing
Photo
Photo 2-3
 

3) Deferred Maintenance , Conducive conditions - Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from the building exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the building exterior.
Photo
Photo 3-1
Trim vegetation
Photo
Photo 3-2
Trim vegetation
Photo
Photo 3-3
Trim tree
Photo
Photo 3-4
Trim vegetation

4) General Comment - Minor cracks, settlement, heaving and/or deterioration were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
Photo
Photo 4-1
Crack in driveway
Photo
Photo 4-2
Crack in driveway

Exterior and Foundation
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Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood, Brick veneer
Condition of foundation and footings: Appeared serviceable
Foundation type: Finished basement
Foundation material: Poured in place concrete
Footing material: Not determined
Condition of floor substructure: Appeared serviceable
Pier or support post material: Bearing wall
Beam material: Not determined
Floor structure: Solid wood joists
Condition of the basement: Appeared serviceable
5) Repair/Replace, Evaluate , Damage - Rot or water damage was found at one or more sections of siding, trim. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
Photo
Photo 5-1
Rotten trim
 

6) Repair/Replace, Evaluate , Conducive conditions - The siding on one or more exterior walls above lower roof sections was in contact with or had less than a one inch gap between it and the roof surface below. A gap of at least one inch is recommended so water isn't wicked up into the siding from the shingles below, and also to provide room for additional layers of roofing materials when the current roof surface fails. Recommend having a qualified contractor make repairs as necessary, such as trimming siding, so at least a one inch gap exists between the siding and the roofing below where necessary. Care should be taken to not damaged the flashing under the siding.
Photo
Photo 6-1
Siding is touching roof, rotten siding
 

7) Deferred Maintenance , Conducive conditions - The exterior finish in some areas was failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.
Photo
Photo 7-1
Repaint trim
Photo
Photo 7-2
Repaint trim
Photo
Photo 7-3
Repaint trim
Photo
Photo 7-4
Repaint trim

Roof and Attic
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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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Gable, Hipped
Age of roof surface(s): 19 years
Source for building age: Inspector's estimate(original)
Roof inspection method: Viewed from ground with binoculars
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Condition of attic: Appeared serviceable
Attic inspection method: Traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Fiberglass roll or batt
Roof ventilation: Appears serviceable
8) Safety Concern, Repair/Replace, Evaluate - One or more downspouts or downspout extensions drained onto walkways. This may result in ice or moss forming on walkways, and may pose a fall hazard. A qualified person should evaluate and install or modify extensions as necessary so rainwater isn't directed onto walkways.
Photo
Photo 8-1
Downspout drains to walkway
 

9) Repair/Replace, Evaluate , Conducive conditions - Some composition shingles were damaged or deteriorated. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
Photo
Photo 9-1
Damaged shingles
Photo
Photo 9-2
Curling shingles

10) Repair/Replace, Evaluate , Conducive conditions - One or more exhaust fan ducts in the attic were not connected to a vent cap. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified person should evaluate and make permanent repairs as necessary and as per standard building practices, so all exhaust air is vented outside.
Photo
Photo 10-1
Bathroom fan vents into attic
 

11) Deferred Cost - Most sections of the composition shingle roof surface appeared to be near the end of their service life and will likely need replacing in the near future, even with repairs. The client should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".
Photo
Photo 11-1
Roof has signs of aging
Photo
Photo 11-2
Roof has signs of aging

12) General Comment , Conducive conditions - One or more downspouts terminated above roof surfaces rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over the roof surface. Granules typically are washed off of composition shingles as a result, and leaks may occur. Recommend considering having a qualified contractor install extensions as necessary so downspouts don't terminate above roof surfaces.
Photo
Photo 12-1
Downspout drains to roof
 

13) - Additional photos for this section
Photo
Photo 13-1
View of attic over garage
Photo
Photo 13-2
View of upper attic
Photo
Photo 13-3
View of upper attic
 

Garage
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached
Condition of garage: Appeared serviceable
Type of garage: Solid core, Metal
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
14) Safety Concern, Repair/Replace - The "photo eye" sensors that trigger one or more vehicle door opener's auto-reverse feature were located higher than 4 to 6 inches from the floor. This is a potential safety hazard. A qualified person should relocate sensors so they're 4 to 6 inches from the floor. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html
Photo
Photo 14-1
Sensor too high
 

Electric
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Limitations: The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Not determined
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Non-metallic sheathed
Condition of branch circuit wiring: Serviceable
Solid strand aluminum branch circuit wiring present: None visible
Condition of smoke detectors: Not determined
Smoke detectors present: Yes
Carbon monoxide detectors present: No
Smoke detector power source: Not determined
15) Safety Concern, Repair/Replace, Evaluate - One or more overcurrent protection devices (circuit breakers or fuses) in panel #A were "double tapped", where 2 or more wires were clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
Photo
Photo 15-1
Double tapped breaker
Photo
Photo 15-2
Double tapped breaker

16) Safety Concern, Repair/Replace, Evaluate - One or more electric receptacles at the wet bar had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf
Photo
Photo 16-1
GFCI needed
 

17) Safety Concern, Repair/Replace - This property had one or more fuel burning appliances and/or an attached garage, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
18) Safety Concern, Deferred Maintenance - Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html
19) Safety Concern, Minor Defect - One or more screws were missing from the cover to panel #A and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.
Photo
Photo 19-1
Missing screws
 

20) Repair/Replace, Evaluate - One or more three-way light switches appear to be incorrectly wired, so the light(s) don't operate correctly. A qualified electrician should evaluate and repair as necessary.
Photo
Photo 20-1
Miswired 3 way switch
 

21) Repair/Replace - The doorbell voltage transformer was located inside the electric panel. The transformer should not be located inside the panel. A qualified person should move the transformer the outside the panel.
Photo
Photo 21-1
Doorbell transformer inside panel
 

22) General Comment - Some light bulbs were inoperable at the time of inspection. Some light fixtures could not be fully evaluated.
Photo
Photo 22-1
Blown bulbs
 

23) - Additional photos for this section
Photo
Photo 23-1
View of open panel
Photo
Photo 23-2
Location of main electric shut-off

Plumbing and Gas System
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Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: Basement corner
Location of main water shut-off: Above water meter
Water service: Public
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off: At gas meter
24) Safety Concern, Repair/Replace - No local gas shut-off valve within easy reach was visible for the gas-fired stove in basement. Standard building practices require that each gas appliance have a local shut-off valve within easy reach of the appliance. A qualified contractor should install local shut-off valves where necessary as per standard building practices.
Photo
Photo 24-1
No shut-off behind stove
 

25) Repair/Replace, Evaluate - Leaks were found at one or more waste pipes. A qualified plumber should evaluate and repair.
Photo
Photo 25-1
Leak from waste pipe
 

26) - Additional photos for this section
Photo
Photo 26-1
Location of main gas shut-off
Photo
Photo 26-2
Location of main water shut-off

Water Heater
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Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
Condition of water heater: Appeared serviceable
Type: Tank
Estimated age: Manufactured 2009
Energy source: Natural gas
Capacity (in gallons): 80
Manufacturer: State
Location of water heater: Basement
Water temperature (degrees Fahrenheit): 121
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Heating
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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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Basement
Heating type: Forced air
Fuel type: Natural gas
Estimated efficiency rating: 80%
Approximate BTUs: 100,000
Manufacturer: Lennox
Estimate age: Manufactured 1994
Last service date: 10/2012
Source for last service date: Label on heater
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
Air Conditioning
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Appeared serviceable
Location: Rear of house
Type: Split system
Estimated age: Manufactured 1994
Approximate tonnage: 3
Manufacturer: Lennox
Condition of distribution system: Appeared serviceable
Condition of controls: Appeared serviceable
27) Deferred Maintenance, Evaluate - The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should 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 one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
Photo
Photo 27-1
A/C operating correctly:
Interior temp (red)
A/C register temp (yellow)
 

Fireplaces / Stoves / Chimneys
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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, nor 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.
Location #A: Main level fireplace
Location #B: Fireplace flue
Location #C: Stove in basement
Location #D: Furnace/ water heater flue
Fireplace type: Prefabricated
Stove type: Freestanding
Fuel type: Natural gas
Condition of chimneys: Appeared serviceable
Chimney type: Metal
28) Safety Concern, General Comment - A "vent-free" gas fireplace was installed at location #C. While these are legal in some municipalities, the client should be aware that exhaust gases from these appliances are vented directly into the living space where they are located. Exhaust gases may contain carbon monoxide, nitrogen dioxide, sulfer dioxide, particles and other pollutants. They may also contain very high levels of moisture (up to 25%), which can be be detrimental to a house over time. Additionally, some unpleasant odors may be emitted. For more information, visit:

http://www.cpsc.gov/CPSCPUB/PUBS/452.html

http://www.advancedenergy.org/buildings/knowledge_library/indoor_air_quality/dangers_of_vent-free_gas_heaters.html
Photo
Photo 28-1
Vent free gas stove
 

Kitchen
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Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Natural gas
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave: Appeared serviceable
Bathrooms and Laundry Area
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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: First floor bathroom
Location #B: Second floor main bathroom
Location #C: Bathroom within front bedroom
Location #D: Master bathroom
Location #E: Laundry room
Location #F: Wet bar in basement
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Not determined
29) Repair/Replace, Evaluate , Conducive conditions - The toilet at location #B, C was loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
Photo
Photo 29-1
Loose toilet
Photo
Photo 29-2
Loose toilet

Interior Rooms and Areas
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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; sources of obnoxious odors; cosmetic deficiencies 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 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 of odors is not within the scope of this inspection.
Exterior door material: Metal, Sliding glass
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Vinyl, Multi-pane, Double hung
Condition of windows: Appeared serviceable
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Wood, Tile
Condition of flooring: Appeared serviceable
30) Safety Concern, Repair/Replace, Evaluate - One or more guardrails were unsafe due to large gaps. This is a safety hazard. Standard building practices require that they:

A qualified contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.
Photo
Photo 30-1
Large gaps between spindles
 

31) Repair/Replace - Screens in one or more exterior doors were damaged. A qualified person should replace screens where necessary.
Photo
Photo 31-1
Torn screen
 

32) Minor Defect - Minor cracks and/or holes were found in walls or ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
Photo
Photo 32-1
Drywall tape seam
 

33) Evaluate - Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
Photo
Photo 33-1
Water stain on ceiling
 

34) General Comment - A radon mitigation system was installed in the basement. For maintainence recommendations, contact the company listed on the unit.
Photo
Photo 34-1
Radon mitigation system installed
Photo
Photo 34-2
Rust on radon fan box

*****This concludes the home inspection report*****

Thank you for choosing United Home Inspections. Please contact us if you have any questions.

Important information to understand regarding your home inspection:

Please understand that we give our best effort in every inspection. There may come a time when you discover something wrong with the house you purchased, and you may be upset or disappointed with your home inspection. There are some things we'd like you to keep in mind.

-Intermittent Or Concealed Problems
Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets are lifted, furniture is moved or finishes are removed.

-No Clues
These problems may have existed at the time of the inspection, but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.

-We Always Miss Some Minor Things
Some say we are inconsistent because our reports identify some minor problems, but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $10 problems; it is to find the $1,000 problems. These are the things that affect people's decisions to purchase.

-Contractor's Advice
A common source of dissatisfaction with home inspectors comes from comments made by contractors. Contractor's opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement, when we said that the roof would last a few more years with some minor repairs.

-Last Man In Theory
While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the last man in theory. The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether or not the roof leak is his fault. Consequently, he won't want to do a minor repair with high liability, when he could re-roof the entire house for more money and reduce the likelihood of a callback. This is understandable.

-Most Recent Advice Is Best
There is more to the last man in theory. It suggests that it is human nature for homeowners to believe the last bit of expert advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of first man in and consequently it is our advice that is often disbelieved.

-Why Didn't We See It?
Contractors often say, I can’t believe you had this house inspected, and the inspector didn't find this problem. There are several reasons for these apparent oversights:

Most Contractors Have No Clue What's Inside or Outside The Scope Of A Standard Home Inspection: All of our inspections are conducted in accordance with the Standards of Practice of The National Association of Home Inspectors. The Standards of Practice specifically state what's included and excluded from the standard home inspection.

Most contractors don't know this document exists and many of them have a tendency to "blame the Home Inspector'' for any issue found, regardless of whether the issue is within the scope of the standard home inspection.

-Conditions During The Inspection
It is difficult for homeowners to remember the circumstances in the house at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere or that the furnace could not be turned on because the air conditioning was operating, etc. It's impossible for contractors to know what the circumstances were when the inspection was performed.

-The Wisdom Of Hindsight
When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 feet of water on the floor. Predicting the problem is a different story.

-A Long Look
If we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems, too. Unfortunately, the inspection would take several days and would cost considerably more.

-We're Generalists
We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do. This is because we are expected to have heating expertise and plumbing expertise, structural expertise, electrical expertise, etc.

-An Invasive Look
Problems often become apparent when carpets or plaster are
removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform invasive or destructive tests.

-Not Insurance
In conclusion, a home inspection is designed to better your odds of not purchasing a "money pit". It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.

Other Important Information:

Home appliance estimated design life:
1. Gas furnace: 15-20 years
2. Gas boiler: 17-24 years
3. Oil furnace: 18-25 years
4. Electric furnace: 18-25 years
5. Heat pump: 15 years
6. Central air conditioning: 10-15 years
7. Water heater (tank): 8-12 years
8. Water heater (tankless): 20+ years
9. Range and oven: 8-15 years
10. Refrigerator/Freezer: 8-15 years
11. Dishwasher: 8-15 years
12. Microwave oven: 10 years
13. Range hood and fan: 14 years
14. Food disposal: 10-12 years
15. Garage door opener: 10 years
16. Laundry washing machine: 14 years
17. Laundry dryer: 14 years
18. Bathtub/Sink: 10-30 years
19. Smoke or CO detector: 5-10 years
20. Exhaust fans: 10 years

Home Maintenance Check List

Monthly:
1. Clean any removable dishwasher filters.
2. Purge food disposal by filling the kitchen sink with clean water, then turn on the device until the water drains through.
4. Wash refrigerator/freezer interior walls and door gaskets with a solution of one quart of warm water to two tablespoons of baking soda and wipe dry.
5. Vacuum and clean "return" air ducts/grills.
6. Inspect lighting fixtures and replace any burned-out bulbs.
7. Clean clothes dryer lint trap and/or duct for better energy efficiency and to decrease the risk of fire.

Quarterly:
1. Inspect and service doors by cleaning and lubricating latches, hinges or replacing weatherstrippings as might be required.
2. Inspect and repair, if necessary, exterior caulking and finish around windows, doors, and siding.
3. Replace/clean, at least quarterly, furnace, heating and cooling system filters.
4. Re-tighten knobs and pulls on cabinets. Clean and lubricate drawer tracks and guides.

Semi-annually:
1. Inspect and test smoke and carbon monoxide alarms. Replace backup batteries as might be required.
2. Test (GFCI) ground fault circuit interrupters.
3. Inspect and maintain/clean gutters and downspouts. Runoff water must be directed away from the home.
4. Inspect attics and substructure areas for rodent droppings or other signs of pests or leaks/standing water, etc.
5. Prior to the beginning of the rainy season, test sump pumps for adequacy and function.
6. Look for moisture or decay, outside and inside the house, where flat surface decks and landings attach to the home. This is especially important if the landings do not have proper flashings.
7. Clean range hood fan grills and housings.
8. Use a vacuum cleaner to remove dust on coils behind the refrigerator/freezer.

Annually:
1. Licensed contractor to inspect and service heating and air conditioning systems.
2. Professional contractor to inspect and service wood burning appliances and chimneys.
3. Seal any foundation cracks.
4. Inspect, clean and lubricate garage vehicle door tracks and test auto-reverse functions.
5. Clean and lubricate sliding glass door and window tracks.
6. Inspect exterior paint for cracking and wear. Repaint, caulk and seal as needed.
7. Reseal, as required, wood decks and landings.
8. Inspect, for water damage, pests or rot, any substructure and attic areas.
9. Inspect roof flashings, chimney caps, shingles.
10. Inspect outside electrical service lines for damage, exposed wires or proximity to tree limbs.
11. Inspect all supply hoses at sinks, toilets and washing machines.
12. Clean and repair caulking or grout in bathrooms or kitchens.
13. Clean bathroom exhaust fan blades and grills.
14. Inspect all electric cords and replace as needed.
15. Change water filters and have fresh water systems professionally serviced.

General safety tips:
Ensure that you know where the following items are located:
1. Emergency contact telephone numbers.
2. Fire extinguishers and water hose pipes.
3. Heating gas/fuel main shutoff valve.
4. Main electrical disconnect circuit breaker(breaker box/service panel).
5. Main drain line clean-out.
6. Main water shut-off valve.
7. All window and door exits.


Please call us at (219)595-9580 if you have any questions.