West Tn Home Inspections

Website: http://www.reporthost.com/westtnhi
Inspector's email: homestead2k@charter.net
Inspector's phone: (731) 796-1625
1293 Troy Hickman Rd 
Troy TN 38260-3630
Inspector: Mike Scott
Tennessee State Certified Lic# 973

 

Property Inspection Report
Client(s): John Doe
Property address: Anywhere Dr
Someplace Tn. 38260
Inspection date: 9/16/2011
This report published on Sunday, January 06, 2013 8:22:28 PM CST

View report summary

Thank you for choosing West Tn Home Inspections. We appreciate the business, and are confident you will be satisfied with the services we provided. This report outlines the Inspection observations, concerns, problems, and any recommendations.

We have also included a "Summary" for your convenience, but this is just an overview of major items and/or significant safety related issues that seemed important at the time in the opinion of the Inspector, and is not a complete listing of problems, further evaluations needed, or recommendations. In addition, the photographs included may have related commentary with specific references to problems that are only noted in the photo comentary, with just a general reference in the report. Additional significant defects are possible.

So please read through the entire report and review the photographs with any commentary.

If you have any questions regarding the report, or conditions of the building, please feel free contact us. We would be happy to clarify anything that is unclear, or if you think any condition wasn’t adequately addressed we would be happy to issue a clarification right away as we understand that time is sometimes an important factor with real estate transactions.

This report is confidential and the exclusive property of the Inspector as an instrument of service. It is provided to the Client listed in the report title only for general information on the overall apparent visual condition of the inspected systems and components of the building identified in the report at the time of the Inspection. In addition, the report may have been prepared for client specific requirements or restrictions, and may also be unreliable to others due to the potential for variable inspection circumstances and the potential for rapidly changing conditions.

 
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 risk of injury or death 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
CommentFor your information 

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 / Foundation
Roof / Attic
Electric
Plumbing / Fuel Systems
Water Heater
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
 
General Information Return to table of contents
Report number: 0016
Time started: 9:30 am
Time finished: 11:15 am
Inspector: Mike Scott
Present during inspection: No one present
Client present for discussion at end of inspection: No
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Damp
Inspection fee: 275.00
Type of building: Single family
Buildings inspected: Resident
Number of residential units inspected: 1
Age of building(s): 102 yrs
Source for building age: Property listing
Front of building faces: South
Main entrance faces: South
Occupied: No
1) Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov
 
Grounds Return to table of contents
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.
The following items are excluded from this inspection: Outbuildings, Fences and gates, Shed, Invisible fencing
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of deck, patio and/or porch covers: Appeared serviceable
Condition of exterior stairs: Appeared serviceable
2) 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.
3) Minor cracks, settlement, heaving and/or deterioration were found in one or more sidewalk or patio sections. 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 3  
 
 
Exterior / Foundation Return to table of contents
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: Vinyl
Condition of foundation and footings: Appeared serviceable
Foundation type: Crawlspace, Slab on grade
Foundation material: Poured in place concrete, Concrete block
Footing material: Poured in place concrete
Condition of floor substructure: Appeared serviceable
Pier or support post material: Concrete, Masonry
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of concrete slab floor(s): Appeared serviceable
Condition of crawl space: Appeared serviceable
Crawl space inspection method: Viewed from hatch
Insulation material underneath floor above: None visible
Ventilation: Appears serviceable
Vapor barrier present: Not determined
4) Some sections of siding and/or trim were missing, damaged. A qualified person should evaluate and repair, replace or install siding or trim as necessary.

Photo 4  

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Photo 9  

Photo 10  

Photo 12  

Photo 44  
 

5) Gaps existed at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

Photo 11  
 

6) The crawl space access hatch fit poorly. A qualified person should repair, replace or install as necessary to prevent water and vermin intrusion.
7) One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
8) Shurbs should be trimmed back as to not make contact with siding

Photo 6  

Photo 49  

9) Many sections of the floor substructure were not fully evaluated due lack of access from limited height, ducts or pipes, debris.

Photo 47  
 

10) Many crawl space sections were not evaluated due to lack of access because ducts or pipes were blocking.
11) Several floor joist have been scabbed over with new material

Photo 46  
 
 
Roof / Attic Return to table of contents
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, Flat or low slope
Age of roof surface(s): 5-7yrs
Source for building age: Inspector's estimate
Roof inspection method: Traversed
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 torchdown, built: Appeared serviceable
Torchdown, built: EPDM (ethylene
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: Viewed from hatch(es)
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Mineral wool loose fill
Ceiling insulation depth: 10 in
Ceiling insulation rating: 22
Vapor retarder: None visible
Roof ventilation: Substandard
12) Some shingles were damaged or deteriorated, were missing or loose. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

Photo 38  

Photo 41  

13) Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water may accumulate around the building foundation as a result. A qualified person should repair, replace or install as necessary

Photo 2  

Photo 5  

14) Sunlight can be seen coming thru crack on outside wall in attic

Photo 29  
 

15) One or more roof surface sections were designed so as to be much more likely to accumulate debris and/or snow. For example, where a steeper slope meets a shallow slope. Leaks may occur as a result. The client should monitor such areas for accumulated debris in the future and clean as necessary.

Photo 42  
 

16) Trees were overhanging roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.

Photo 43  
 

17)   Roof needs more ventilation. Ridge vent is substandard

Photo 38  
 
 
Electric Return to table of contents
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: Overhead
Number of service conductors: 2
Service voltage (volts): 120
Service amperage (amps): 60, 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
Condition of sub: Appeared serviceable
Location of main service panel #A: Building exterior
Location of sub-panel #B: bedroom closet
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Not determined
Condition of branch circuit wiring: Serviceable
Solid strand aluminum branch circuit wiring present: Not determined
Condition of smoke detectors: Not determined
Smoke detectors present: Yes
Carbon monoxide detectors present: No
Smoke detector power source: Not determined
18) One or more wires inside panel #B were loose, and not terminated. This poses a safety hazard for shock and/or fire. A qualified person should terminate such wires as per standard building practices. For example, by trimming wires to length and installing wire nuts.

Photo 36  

Photo 37  

19) Non-metallic sheathed wiring was routed in one or more areas so it was subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.

Photo 31  
 

20) Few electric receptacles and two-pronged receptacles rather than three-pronged, grounded receptacles were installed in one or more areas. This can result in "octopus" wiring with extension cords. Two-prong receptacles are considered unsafe by today's standards, and limit the ability to use appliances that require a ground in these rooms. This is a safety hazard for both fire and shock. Examples of appliances that require grounded receptacles include:
  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. A qualified electrician should evaluate and install additional receptacles and grounded receptacles as per the client's needs and standard building practices.

    Photo 30  
     

    21) Some receptacle cover plates were missing . They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary.

    Photo 20  
     

    22) One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary. This is pertaining to the out side receptacles.
    23)   Old electric box over sink in utility room bath is being used as a junction box. Shows signs of burns on inside of door

    Photo 17  

    Photo 16  
     
    Plumbing / Fuel Systems Return to table of contents
    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: Front Yard
    Water service: Public
    Service pipe material: Not determined
    Condition of supply lines: Appeared serviceable
    Supply pipe material: Galvanized steel, CPVC
    Condition of drain pipes: Appeared serviceable
    Drain pipe material: Plastic, Galvanized steel
    Condition of waste lines: Appeared serviceable
    Waste pipe material: Plastic, Cast iron
    Vent pipe condition: Appeared serviceable
    Vent pipe material: Galvanized steel
    24) One or more outside faucets were missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the building. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes. Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed.

    Photo 13  
     

    25) Copper water supply pipes in buildings built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:
  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
  • Install appropriate filters at points of use.
  • Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
  • Use bottled or distilled water.
  • Treat well water to make it less corrosive.
  • Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

    For more information visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
    http://www.epa.gov/safewater/lead/index.html
    26) Stains were found in one or more sections of drain lines, but no active leaks were found in these areas. This may indicate that past leaks have occurred. Recommend consulting with the property owner about this, and either monitoring these areas in the future for leaks or having a qualified plumber evaluate and repair as necessary.

    Photo 14  
     

    27) The water meter box was damaged. A qualified person should repair as necessary.
    Top broken

    28) The water service was not turned on during the inspection. As a result, plumbing supply, drain and waste lines, fixtures, and some appliances such as water heaters weren't fully evaluated. Recommend that a full evaluation of the plumbing system be made after the water supply is turned back on.
     
    Water Heater Return to table of contents
    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: Not determined
    Type: Tank
    Estimated age: 6yrs
    Energy source: Electricity
    Capacity (in gallons): 50
    Manufacturer: General Electric
    Model: 0907d03259
    Location of water heater: Utility Room
    29) The water heater did not have seismic straps or struts installed. This is a potential safety hazard. Leaks may also occur in water supply pipes. A qualified person should install seismic straps or struts as necessary and as per standard building practices.
    30) Water stains were found below the water heater. This may be a sign that the water heater is failing. A qualified plumbing contractor should evaluate and replace or repair the water heater if necessary.
    31) Corrosion was found at the water heater casing. A qualified plumber should evaluate and repair or replace as necessary.

    Photo 15  
     
     
    Cooling / Heat Pump Return to table of contents
    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 home
    Type: Heat pump
    Estimated age: unknown
    Approximate tonnage: unknown
    Manufacturer: Amana
    Condition of distribution system: Required repair, replacement and/or evaluation (see comments below)
    Condition of controls: Appeared serviceable
    Condition of air filters: Required repair, replacement and/or evaluation (see comments below)
    Location of air filters: Behind return air grill
    32) Some of the insulation on distribution ducts in the crawl space was damaged, loose. A qualified person should evaluate and replace or repair as necessary for better energy efficiency.

    Photo 46  
     

    33) Significant gaps were found at some air duct junctions. When in supply air duct junctions, this can result in lowered energy efficiency, or increased moisture in unconditioned spaces if leaks exist in crawl spaces or attics. When in return air duct junctions, this can result in unfiltered air entering the supply, or air from undesirable locations such as crawl spaces or attached garages depending on the location of the leak(s). A qualified person should evaluate and repair as necessary. For example, by installing:
  • Foil tape
  • Butyl tape
  • Fiberglass tape
  • Duct mastic
  • Duct mastic combined with fiberglass tape

    Photo 45  

    Photo 48  

    34) One or more hangers or straps supporting duct work were broken. Permanent repairs should be made by a qualified contractor so ducts are adequately supported.
    35) One or more air supply registers were loose or installed in a substandard way. Repairs should be made as necessary so registers are securely attached, flush with the surface they are installed on, and otherwise correctly installed.
    36) One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
     
    Fireplaces / Stoves / Chimneys Return to table of contents
    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.
    Condition of fireplaces, stoves: Appeared serviceable
    Location #A: Living room
    Fireplace type: Masonry
    Condition of chimneys: Appeared serviceable
    Chimney type: Masonry
    37) No spark screen or rain cap was installed for the chimney flue at location #A. Spark screens prevent the following:
  • Fire hazard from wood fire sparks and embers exiting flues
  • Wildlife (birds, rodents, raccoons, etc.) entering flues

    Rain caps prevent the following:
  • Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
  • Rainwater entering flues and causing damage to masonry from freeze-thaw cycles

    A qualified person should install screening and rain caps as per standard building practices.

    Photo 39  
     

    38) The damper at location #A was missing. A qualified contractor should evaluate and repair as necessary.
    39) The masonry chimney at location #A showed moderate evidence of deterioration, including cracked . A qualified contractor should evaluate and repair as necessary.

    Photo 40  
     

    40) The masonry chimney crown at location #A was deteriorated. The crown is meant to keep water off of the chimney structure. The chimney can be damaged by wet masonry going through freeze-thaw cycles. A properly constructed chimney crown should:
  • Be constructed using either pre-cast concrete slabs, cast-in-place steel reinforced concrete, solid stone, or metal
  • Be sloped down from the flue a minimum of 3 inches of fall per foot of run
  • Extend a minimum of 2-1/2 inches beyond the face of the chimney on all sides
  • Not directly contact the flue liner (if installed), and this gap should be filled with flexible caulk
  • Have flashing installed between the bottom of the crown and the top of the brick chimney

    A qualified chimney service contractor or mason should evaluate and repair or replace the crown as necessary.
    41) All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
     
    Kitchen Return to table of contents
    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
     
    Bathrooms / Laundry / Sinks Return to table of contents
    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.
    42)   Faucet on sink in utility room bath is loose

    Photo 18  
     
     
    Interior Rooms / Areas Return to table of contents
    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: Wood, Metal, Fiberglass or vinyl
    Condition of exterior entry doors: Appeared serviceable
    Condition of interior doors: Appeared serviceable
    Type of windows: Aluminum, Vinyl, Wood
    Condition of windows: Appeared serviceable
    Wall type or covering: Drywall, Paneling
    Condition of walls: Appeared serviceable
    Ceiling type or covering: Drywall, Tiles, Wood
    Condition of ceilings: Appeared serviceable
    Flooring type or covering: Carpet, Linoleum, Wood, Laminate
    Condition of flooring: Appeared serviceable
    43) Handrails at one or more flights of stairs were loose. This is a safety hazard. A qualified person should repair or replace as necessary and as per standard building practices.

    Photo 27  

    Photo 28  

    44) Some windows that were built to open wouldn't open, were difficult to open and close. A qualified person should evaluate and repair as necessary.
    45) Stains and elevated levels of moisture were found in one or more ceiling areas. The stain(s) appear to be due to A.C. leaks. A qualified contractor should evaluate and repair as necessary.

    Photo 24  
     

    46) Floors in one or more areas were not level. Significant repairs may be needed to make floors level, such as repairs to the foundation. A qualified contractor should evaluate and make repairs as necessary.

    Photo 22  
     

    47) The weatherstrip around one or more exterior doors was deteriorated. A qualified person should repair or replace as necessary.
    48) Carpeting and linolum in some areas was stained. A qualified contractor should replace as necessary

    Photo 19  

    Photo 21  

    49) The glazing putty, caulk at some windows was missing, deteriorated. A qualified person should evaluate and repair as necessary. For more information, visit:
    http://www.google.com/search?q=replacing+glazing+putty

    Photo 26  
     

    50) Step in bedroom loose

    Photo 23  
     

    51) Minor cracks and/or holes were found in walls 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.
    52) Minor cracks and/or holes were found in 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 32  

    Photo 33  

    53) Opening between living room and kitchen not plumb. This is in the older part of house

    Photo 35  
     

    54) 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 25  
     

    55) Past water intrusion was noted at floor in bedroom closet. Could not determine source

    Photo 34  
     

     
    The Parties Understood and Agreed as follows:

    1. INSPECTOR GUARANTEES to perform a visual inspection of the home and to provide CLIENT with a written inspection report identifying the defects that INSPECTOR both observed and deemed material. INSPECTOR may offer comments as a courtesy, but these comments will not comprise the bargained-for report. The report is only supplementary to the sellers disclosure.

    2. INSPECTOR agrees to perform the inspection in accordance to the current Standards of Practice of the National Association of Certified Home Inspectors posted at http://www.nachi.org/sop.htm.

    3. CLIENT understands that the inspection will be performed in accordance to the aforementioned Standards, which contain certain limitations, exceptions, and exclusions.

    4. The inspection and report are performed and prepared for the use of CLIENT, who gives INSPECTOR permission to discuss observations with real estate agents, owners, repair persons and other interested parties. INSPECTOR accepts no responsibility for use or misinterpretation by third parties.

    5. INSPECTOR does not perform engineering, architectural, plumbing, or any other job function requiring an occupational license in the jurisdiction where the inspection is taking place, unless the inspector holds a valid occupational license, in which case he/she may inform the CLIENT that he/she is so licensed, and is therefore qualified to go beyond this basic home inspection, and for additional fee, perform additional inspections beyond those within the scope of the basic home inspection.

    6. In the event of a claim against INSPECTOR, CLIENT agrees to supply INSPECTOR with the following: (1) Written notification of adverse conditions within 14 days of discovery, and (2) Access to the premises. Failure to comply with the above conditions will release INSPECTOR and its agents from any and all obligations.

    7. HOLD HARMLESS AGREEMENT: CLIENT agrees to hold any and all real estate agents involved in the purchase of the property to be inspected harmless and keep them exonerated from all loss, damage, liability or expense occasioned or claimed by reasons of acts or neglects of the INSPECTOR or his employees or visitors or of independent contractors engaged or paid by INSPECTOR for the purpose of inspecting the subject home.

    8. In the event that CLIENT fails to prove any adverse claims against INSPECTOR in a court of law, then the CLIENT will pay all legal costs, expenses and fees of INSPECTOR in defending said claims.

    9. If any provision of this Agreement is declared invalid or unenforceable by any court, the remaining provisions will remain in effect. This agreement represents the entire agreement between the parties. No change or modification shall be enforceable against any party unless such change or modification is in writing and signed by the parties. This Agreement shall be binding upon and enforceable by the parties and their heirs, executors, administrators, successors and assigns. CLIENT shall have no cause of action against INSPECTOR after one year after from the date of the inspection.

    10. Payment, by CLIENT or CLIENTs representative, is due in full at the inspection site, upon completion of the on-site inspection. The CLIENT will pay all legal and time expenses incurred in collecting due payments.


    "A Home Inspection is a Non-Invasive Visual Examination of a Residential Dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, such as: Roof ~ Exterior ~ Basement / Foundation ~ Heating Cooling ~ Plumbing ~ Electrical ~ Fireplace ~ Attic & Insulation ~ Doors, Windows & Interior."
    From NACHI Standards of Practice


    "There are conditions that require the removal of some part of the building to observe, measure, or test otherwise concealed construction. Such intrusive inspections require some demolition and should be performed only with the permission of the owner and by experienced, qualified mechanics."
    -From the U.S. Department of Housing and Urban Development's
    Residential Rehabilitation Inspection Guide, 2000


    - HOMES BEING INSPECTED DO NOT "PASS" OR "FAIL" -
    A home inspector merely discloses his or her findings and reports those findings to the client. Everyone involved graduates to a state of higher learning, and the client can now make better informed decisions about the purchase of a home and its future needs of upkeep and repair.

    Four key areas of most home/building inspections cover the exterior, the basement or crawlspace areas, the attic or crawlspace areas and the living areas. Inspectors typically will spend sufficient time in all of these areas to visually look for a host of red flags, tell-tale clues and signs or defects and deficiencies.

    The inspected areas of a home/building will consist of all of the major visible and accessible electro-mechanical systems as well as the major visible and accessible structural systems and components of a building as they appeared and functioned at the time and date of the inspection.

    Inspectors typically do not provide warranties or guaranties with their inspections and reports. Buyers should therefore not rely on the inspection as any form of insurance policy against any latent, hidden, concealed or future defects and deficiencies.

    The following are also some key items that buyers should remember and consider when reviewing their inspection reports:
    * Inspections are not code compliance evaluations.
    * Inspection reports are not structural engineering reports.
    * Systems and components that are off during the inspection are not tested or reactivated.
    * Buyers should consult with and ask questions of owners and their representatives.
    * Roof inspections and their components are typically done from eaves or street level with binoculars.
    * Reports are confidential and are meant exclusively for buyers, and not brokers or owners.
    * Inspectors typically will not find each and every defect in a building, hence buyers should anticipate future typical defects and deficiencies.
    * Further evaluation by specialists is recommended for any areas showing defects/deficiencies.
    * A final walk-through inspection should be carried out the day before closing by the new owners to double check the condition of the building.


    Limitations:
    I. An inspection is not technically exhaustive.
    II. An inspection will not identify concealed or latent defects.
    III. An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic, etc.
    IV. An inspection will not determine the suitability of the property for any use.
    V. An inspection does not determine the market value of the property or its marketability.
    VI. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.
    VII. An inspection does not determine the life expectancy of the property or any components or systems therein.
    VIII. An inspection does not include items not permanently installed.
    IX. These Standards of Practice apply only to homes with four or fewer dwelling units.

    Exclusions:
    I. The inspectors are not required to determine:
    A. Property boundary lines or encroachments.
    B. The condition of any component or system that is not readily accessible.
    C. The service life expectancy of any component or system.
    D. The size, capacity, BTU, performance, or efficiency of any component or system.
    E. The cause or reason of any condition.
    F. The cause for the need of repair or replacement of any system or component.
    G. Future conditions.
    H. The compliance with codes or regulations.
    I. The presence of evidence of rodents, animals or insects.
    J. The presence of mold, mildew or fungus.
    K. The presence of air-borne hazards.
    L. The presence of birds.
    M. The presence of other flora or fauna.
    N. The air quality.
    O. The existence of asbestos.
    P. The existence of environmental hazards.
    Q. The existence of electro-magnetic fields.
    R. The presence of hazardous materials including, but not limited to, the presence of lead in paint.
    S. Any hazardous waste conditions.
    T. Any manufacturer recalls or conformance with manufacturer installation or any information included in the consumer protection bulletin.
    U. Operating costs of systems.
    V. Replacement or repair cost estimates.
    W. The acoustical properties of any systems.
    X. Estimates of how much it will cost to run any given system.

    II. The inspectors are not required to operate:
    A. Any system that is shut down.
    B. Any system that does not function properly.
    C. Or evaluate low voltage electrical systems such as, but not limited to:
    1. Phone lines.
    2. Cable lines.
    3. Antennae.
    4. Lights.
    5. Remote controls.
    D. Any system that does not turn on with the use of normal operating controls.
    E. Any shut off valve.
    F. Any electrical disconnect or over current protection devices.
    G. Any alarm systems.
    H. Moisture meters, gas detectors or similar equipment.



    III. The inspectors are not required to:

    A. Move any personal items or other obstructions,
    such as, but not limited to:

    1. Throw rugs.
    2. Furniture.
    3. Floor or wall coverings.
    4. Ceiling tiles
    5. Window coverings.
    6. Equipment.
    7. Plants.
    8. Ice.
    9. Debris.
    10. Snow.
    11. Water.
    12. Dirt.
    13. Foliage.
    14. Pets

    B. Dismantle, open, or uncover any system or component.
    C. Enter or access any area which may, in the opinion of the inspector, to be unsafe or risk personal safety.
    D. Enter crawlspaces or other areas that are unsafe or not readily accessible.
    E. Inspect underground items such as, but not limited to, underground storage tanks or other indications of their presence, whether abandoned or actively used.
    F. Do anything which, in the inspector's opinion, is likely to be unsafe or dangerous to the inspector or others or damage property, such as, but not limited to, walking on roof surfaces, climbing ladders, entering attic spaces or negotiating with dogs.
    G. Inspect decorative items.
    H. Inspect common elements or areas in multi-unit housing.
    I. Inspect intercoms, speaker systems, radio-controlled, security devices or lawn irrigation systems.
    J. Offer guarantees or warranties.
    K. Offer or perform any engineering services.
    L. Offer or perform any trade or professional service other than home inspection.
    M. Research the history of the property, report on its potential for alteration, modification, extendibility, or its suitability for a specific or proposed use for occupancy.
    N. Determine the age of construction or installation of any system structure, or component of a building, or differentiate between original construction or subsequent additions, improvements, renovations or replacements thereto.
    O. Determine the insurability of a property.


    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: 15 years
    7. Water heater (tank): 8-12 years
    8. Water heater (tankless): 20+ years
    9. Range and oven: 18-20 years
    10. Refrigerator/Freezer: 18-20 years
    11. Dishwasher: 9-11 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: 8-10 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.
    3. 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.
    4. Vacuum and clean "return" air ducts/grills.
    5. Inspect lighting fixtures and replace any burned-out bulbs.
    6. 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 and (AFCI) arc fault breakers.
    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.

    Tips for keeping drains clear:
    1. Pour a pot of hot water down the drain once a week to help clear away fat or grease that may have built-up in the drain line or the P-trap.
    2. If a drain is clogged, try pouring 1/2 cup of baking soda and 1/2 cup of white vinegar down the drain. Cover the drain and let the mixture sit for a few minutes. Then pour a pot of water down the drain.

    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.