View as PDF

View summary

Whites Inspection Service's LLC


730 E Hamilton Street 
Albany, IN, 47320 
HI01100028 
WDI # F245070
Inspector: Paul White

 

Property Inspection Report

Client(s):  Cathy McCowen
Property address:  6828 North 700 East
Union City, IN 47390
Inspection date:  Wednesday, August 27, 2014

This report published on Wednesday, August 27, 2014 9:46:50 PM EDT

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 lists 1) the major components of a property and structure. It then lists 2) the materials that component constructed of as determined visually. It then lists 3) various conditions that could apply to those materials. The conditions of those materials that pertain to this property are marked with check or x marks and/or circles or written comments. Components marked in the "Consider further
before closing" column are a subjective judgement by the inspector for the convenience of the client. Cosmetic issues are not considered during this inspection. Items not marked or not contained in this report should be considered not inspected. Items found in serviceable condition are defined as capable of being used safely and with useful life remaining and no evidence of failure or damage was visible. Some serviceable condition items may, however, show wear and tear.

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:
Concern typeSafetyPoses a risk of injury or death
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeLimited AccesWas not able to inspect due to limited access
Concern typeCommentFor your information
Concern typeDamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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

Table of Contents
General Information
Grounds
Exterior and Foundation
Crawl Space
Basement
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
Return to table of contents

Report number: mccowen20140827
Time started: 3:30pm
Weather conditions during inspection: Sunny
Temperature during inspection: Hot
Ground condition: Dry
Recent weather: Sunny
Overnight temperature: Hot
Inspection fee: 250.00
Type of building: Single family
Buildings inspected: One house
Front of building faces: East
Main entrance faces: South
Occupied: No
Time finished: 6:00 pm
1) One or more hornet, bee or wasp nests were found . These can pose a safety hazard. A qualified person should remove nests or exterminate as necessary.
Photo
Photo 1-1
Photo
Photo 1-2
Photo
Photo 1-3
 

2) Microbial growths were found at one or more locations in interior rooms, the basement. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:
http://www.reporthost.com/?MOLDCDC
http://www.reporthost.com/?MOLDEPA
Photo
Photo 2-1
Photo
Photo 2-2
Photo
Photo 2-3
 

3) The water service was not turned on during the inspection. The inspector operates only "normal" controls such as faucets, and does not operate shut-off valves to the water meter or house. As a result, plumbing supply, drain waste and vent lines, traps, pumps, fixtures, and some appliances such as water heaters weren't fully evaluated. The water pressure was not determined. Recommend that a qualified person make a full evaluation of the plumbing system after the water supply is turned back on. Areas below the house should be evaluated after plumbing has been operated to check for leaks. Any problems that are found after this evaluation should be repaired by a qualified plumber.
4) The propane gas supply was not available during the inspection (tank empty, shut-off valve turned off, no tank installed, etc.). The inspector operates only "normal" controls such as thermostats, stove burner knobs, and on/off switches, and does not operate gas shut-off valves or activate pilot lights. As a result, items such as but not limited to the gas supply system, gas-fired water heater(s), gas-fired forced air furnace(s), gas fireplace(s), stove(s), and range(s) weren't fully evaluated. The inspector was unable to test for gas leaks. Recommend that a qualified person make a full evaluation of the gas supply system and gas-fired appliances after the gas supply is turned back on. Any problems that are found after this evaluation should be repaired by a qualified contractor.
Grounds
Return to table of contents

Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Gravel
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Required repairs, replacement and/or evaluation (see comments below)
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Concrete
5) Damage Fungal rot was found at one or more guardrail posts, balusters, top rails, stiles. Recommend that a qualified person evaluate and repair as necessary. All rotten wood should be replaced.
Photo
Photo 5-1
Photo
Photo 5-2
Photo
Photo 5-3
Photo
Photo 5-4
Photo
Photo 5-5
 

6) Large gaps at stair risers were found. This is a potential safety hazard for children (e.g. falling, getting stuck in gaps). Recommend that a qualified contractor repair as necessary to eliminate large gaps in stairs at elevations over 30 inches high. For example, by installing boards for risers.
Photo
Photo 6-1
Photo
Photo 6-2
Photo
Photo 6-3
 

7) Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
Photo
Photo 7-1
 

8) Damage Fungal rot was found in decking boards at one or more decks or porches. The boards were generally in serviceable condition during the inspection, but it's likely that the fungal rot will spread and require all boards to be replaced. Boards with significant rot should be replaced now and in the future until the deck or porch is rebuilt. Recommend budgeting for replacement decking in the near future. Note that when decking boards are replaced, other structural repairs may be needed.
Photo
Photo 8-1
Photo
Photo 8-2
Photo
Photo 8-3
Photo
Photo 8-4
Photo
Photo 8-5
Photo
Photo 8-6
Photo
Photo 8-7
Photo
Photo 8-8

9) One or more decking boards were loose. In some cases this may pose a trip hazard. Recommend that a qualified person repair as necessary.
Photo
Photo 9-1
Photo
Photo 9-2
Photo
Photo 9-3
 

10) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Photo
Photo 10-1
 

Exterior and Foundation
Return to table of contents

Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground, from a ladder
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood, Vinyl
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space, Unfinished basement
Foundation/stem wall material: Concrete blockbrick
Footing material (under foundation stem wall): brick
11) Damage Fungal rot was found at one or more soffits, fascia. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
Photo
Photo 11-1
Photo
Photo 11-2
Photo
Photo 11-3
Photo
Photo 11-4
Photo
Photo 11-5
Photo
Photo 11-6
Photo
Photo 11-7
Photo
Photo 11-8
Photo
Photo 11-9
Photo
Photo 11-10
Photo
Photo 11-11
Photo
Photo 11-12

12) Some sections of siding and/or trim were deteriorated. Recommend that a qualified person repair, replace or install siding or trim as necessary.
Photo
Photo 12-1
Photo
Photo 12-2
Photo
Photo 12-3
Photo
Photo 12-4

13) One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
Photo
Photo 13-1
Photo
Photo 13-2
Photo
Photo 13-3
Photo
Photo 13-4
Photo
Photo 13-5
Photo
Photo 13-6
Photo
Photo 13-7
Photo
Photo 13-8
Photo
Photo 13-9
Photo
Photo 13-10
Photo
Photo 13-11
 

14) Conducive conditions Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
Photo
Photo 14-1
Photo
Photo 14-2
Photo
Photo 14-3
 

15) Conducive conditions Trees were in contact with or were close to the building at one or more locations. Damage to the building may occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
Photo
Photo 15-1
 

16) Conducive conditions The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture.Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
Photo
Photo 16-1
Photo
Photo 16-2
Photo
Photo 16-3
Photo
Photo 16-4
Photo
Photo 16-5
Photo
Photo 16-6
Photo
Photo 16-7
Photo
Photo 16-8

17) Conducive conditions Caulk was missing, substandard in some areas. For example, around windows, around doors, at siding-trim junctions. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK
Photo
Photo 17-1
Photo
Photo 17-2
Photo
Photo 17-3
Photo
Photo 17-4
Photo
Photo 17-5
Photo
Photo 17-6
Photo
Photo 17-7
 

18) The parging (decorative coating) on one or more foundation walls was damaged or deteriorated. This is not a structural concern, but the client may want this repaired for appearance's sake. South wall in the basement
Photo
Photo 18-1
 

Crawl Space
Return to table of contents

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

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

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Location of crawl space access point #A: Basement
Location of crawl space access point #B: Basement
Crawl space access points that were opened and viewed, traversed or partially traversed: A, B
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Bearing wall, Steel
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below)
Insulation material underneath floor above: Fiberglass roll or batt
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space
19) Conducive conditions The facing on fiberglass batt insulation in the crawl space, basement was exposed. In most cases, the facing is flammable and poses a fire hazard. Also, the facing typically acts as a vapor barrier, and if located away from the interior surfaces can trap moisture from condensation in the cavity between the facing and the interior spaces. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by reinstalling or replacing insulation per standard building practices and per the manufacturer's instructions.

Note that the inspector was unable to evaluate areas obscured by insulation to determine if any damage (e.g. rot, insect infestation) has already occurred due to moisture accumulation. When insulation repairs are made, recommend that the exposed structure be evaluated and repairs made if necessary.
Photo
Photo 19-1
Photo
Photo 19-2
Photo
Photo 19-3
 

Basement
Return to table of contents

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

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

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below)
Insulation material underneath floor above: Fiberglass roll or batt
20) Conducive conditions The facing on fiberglass batt insulation in the basement was exposed. In most cases, the facing is flammable and poses a fire hazard. Also, the facing typically acts as a vapor barrier, and if located away from the interior surfaces can trap moisture from condensation in the cavity between the facing and the interior spaces. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by reinstalling or replacing insulation per standard building practices and per the manufacturer's instructions.

Note that the inspector was unable to evaluate areas obscured by insulation to determine if any damage (e.g. rot, insect infestation) has already occurred due to moisture accumulation. When insulation repairs are made, recommend that the exposed structure be evaluated and repairs made if necessary.
Photo
Photo 20-1
 

21) The ceiling height over stairs at one or more locations was too low and poses a safety hazard, especially for tall people. Ceilings over stairs should be at least 6 feet 8 inches high. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
22) Conducive conditions Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains or rust at support post bases, efflorescence on the foundation, etc. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. Recommend reviewing any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.
Photo
Photo 22-1
Photo
Photo 22-2
Photo
Photo 22-3
Photo
Photo 22-4

23) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
Photo
Photo 23-1
 

Roof
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; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Age of roof surface(s): 3 - 5 yrs old
Roof inspection method: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable, Shed
Apparent number of layers of roof surface material: One, Multipleover garage 2 layers
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Metal
Gutter and downspout installation: Full
24) Conducive conditions One or more gutters had a substandard slope so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when debris such as leaves or needles has accumulated in them. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by correcting the slope in gutters or installing additional downspouts and extensions.
Photo
Photo 24-1
Gutter on the east side at the top
 

25) Conducive conditions Some composition shingles were loose. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
Photo
Photo 25-1
 

26) Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
Photo
Photo 26-1
Photo
Photo 26-2

27) Conducive conditions One or more gutters were incomplete, missing. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Photo
Photo 27-1
Photo
Photo 27-2

28) Conducive conditions Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.
Photo
Photo 28-1
 

29) Nail heads were exposed at one or more shingles. More than just a few exposed nail heads may indicate a substandard roof installation. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks. Where the garage roof meets the main house
Photo
Photo 29-1
Photo
Photo 29-2

30) One or more downspouts terminated above a roof surface, and rainwater from the downspouts washes over the roof surface below. This is a common configuration, but in some cases large quantities of rainwater can damage shingles by removing granules and reduce the life of the roof surface. Consider installing extensions to route the rainwater directly to the closest gutter below to prevent such damage.
Photo
Photo 30-1
Photo
Photo 30-2
Photo
Photo 30-3
 

Attic and Roof Structure
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. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed
Location of attic access point #A: Hall closet, second floor
Location of attic access point #B: Hall closet, second floor
Attic access points that were opened and viewed, traversed or partially traversed: A, B
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass loose fill
Approximate attic insulation R value (may vary in areas): R-30
Vermiculite insulation present: None visible
Vapor retarder: None visible
Condition of roof ventilation: Required repair, replacement and/or evaluation (see comments below)
Roof ventilation type: Box vents (roof jacks)
31) Conducive conditions One or more sections of the roof structure appeared to have substandard ventilation, vents were undersized, there were too few vents. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices.
Photo
Photo 31-1
Photo
Photo 31-2
Roof vent in the main attic
Photo
Photo 31-3
 

32) The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.
Garage or Carport
Return to table of contents

Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Glass
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): unpluged not evaluated
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists
33) The photoelectric sensors that trigger the auto-reverse feature on one or more garage vehicle doors' automatic openers were located higher than 4-6 inches from the floor. This is a potential safety hazard. A qualified person should relocate sensors so they are 4-6 inches from the floor per standard building practices. For more information on garage door safety issues, visit:
http://www.reporthost.com/?GDPES
Photo
Photo 33-1
 

34) Some floor areas were obscured by stored items and couldn't be fully evaluated.
Electric
Return to table of contents

Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, (BX) Armor clad flexible, Knob and tube
Solid strand aluminum branch circuit wiring present: None visible
Smoke alarms installed: No, recommend install
Carbon monoxide alarms installed: No, recommend install
35) Panel(s) #A were wet inside. This is a potential shock and fire hazard. Recommend that a qualified electrician evaluate and repair as necessary.
Photo
Photo 35-1
 

36) One or more electric receptacles (outlets) at the kitchen, bathroom(s) had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:For more information, visit:
http://www.reporthost.com/?GFCI
Photo
Photo 36-1
Photo
Photo 36-2

37) One or more circuit breakers in panel(s) #A were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?DBLTAP
Photo
Photo 37-1
 

38) Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
Photo
Photo 38-1
Photo
Photo 38-2
Photo
Photo 38-3
 

39) One or more receptacle, switch boxes were loose. This is a potential safety hazard for shock or fire. Recommend that a qualified electrician repair as necessary.

Bathroom A
Photo
Photo 39-1
 

40) Knob and tube wiring and/or related components at one or more locations . This is a potential fire and shock hazard. Recommend that a qualified electrician repair as necessary.

Couldn't test to see if it was live due to breakers being shut off
Photo
Photo 40-1
 

41) One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
Photo
Photo 41-1
Photo
Photo 41-2

42) One or more exterior receptacle (outlet) covers were broken. This is a potential shock hazard. Recommend that a qualified person replace covers where necessary.
Photo
Photo 42-1
 

43) 2-slot receptacles (outlets) rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits.
Photo
Photo 43-1
Photo
Photo 43-2
Photo
Photo 43-3
 

44) One or more light fixtures were substandard. Recommend that a qualified electrician repair or replace light fixtures as necessary.

In bathroom A closet
Photo
Photo 44-1
 

45) One or more screws that attach the cover or dead front to panel(s) #A were missing or not installed. Recommend installing screws where missing so the cover or dead front is secure. Only screws with blunt tips approved for this purpose should be installed, so wiring inside the panel is not damaged. Because energized wires may be located directly behind screw holes, the client should consider having a qualified electrician replace missing screws.
Photo
Photo 45-1
 

46) One or more circuit breakers in panel(s) #A were in the tripped, off position. Consult with the property owner to determine why breakers were tripped or off, and that a qualified electrician evaluate and repair if necessary. Note that the inspector does not operate circuit breakers.
Plumbing / Fuel Systems
Return to table of contents

Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Water service: Private well
Location of main water shut-off: Basement
Service pipe material: Copper, Plastic
Supply pipe material: Copper, CPVC plastic
Drain pipe material: Plastic, Copper
Waste pipe material: Plastic, Cast iron
Location(s) of plumbing clean-outs: Basement
Vent pipe condition:
Vent pipe material: Cast iron, Copper
Sump pump installed: Yes
Visible fuel storage systems:
47) Significant corrosion was found in some drain pipes or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and repair as necessary.
Photo
Photo 47-1
kitchen drain at the basement floor
 

48) One or more plumbing vent pipes terminated less than 6 inches above the roof surface below. Debris and/or snow can block vent pipe openings with such short pipes. Blocked vent pipes can cause sewer gases to enter living spaces. Recommend that a qualified person repair per standard building practices. For example, by extending pipe(s) to terminate at least 6 inches above the roof surface.
Photo
Photo 48-1
 

49) This home was winterized. Typically this means the following:"De-winterizing" a home is not part of a home inspection. The inspector does not operate shut-off valves, meter valves, circuit breakers, or light pilot lights. This significantly limits the ability of the inspector to evaluate various systems and components such as plumbing fixtures, supply/drain/waste/vent lines and the water heater. They are excluded from this inspection. Recommend when the home has been completely de-winterized that a qualified person fully evaluate them.

50) A sump pump was installed in the basement. These are specialty systems and only a limited evaluation was performed as part of this inspection. The inspector does not determine the adequacy of sump pumps and their associated drainage systems. The presence of a sump pump may indicate that water routinely accumulates below or inside the structure. Recommend asking the property owner how often the sump pump operates and for how long at different times of the year. The client should be aware that the service life of most sump pumps is 5-7 years, and that the pump may need replacing soon depending on its age and how often it operates.
Water Heater
Return to table of contents

Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Type: Tank
Energy source: Electricity
Estimated age: 1992 model and 1998 model
Capacity (in gallons): 40, 50
Temperature-pressure relief valve installed: Yes
Manufacturer: EnviRoTemp, Rheem
Model number: 8MV40-2
Serial number: RM01998c17427
Location of water heater: Basement
Hot water temperature tested: No
51) Conducive conditions Water stains were found below or near the water heater. This may be a sign that the water heater is failing, or be a sign of a past leak. Consult with the property owner about this and review any disclosure statements. Depending on what information is available about the stains, a qualified plumber should evaluate and make repairs or replace the water heater as necessary.
Photo
Photo 51-1
 

52) The water heater's gas supply was off. The water heater and hot water supply system (e.g. faucets, controls) were not fully evaluated because of this. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the water heater is operable. Note that per the standards of practice for various professional home inspection organizations, the inspector does not operate shut-off valves, pilot lights or over-current protection devices, or any controls other than "normal controls."
53) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
Heating, Ventilation and Air Condition (HVAC)
Return to table of contents

Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers, Elements in floor or ceiling
Condition of forced air heating/(cooling) system:
Forced air heating system fuel type: Propane
Forced air heating system manufacturer: Trane
Forced air furnace model #: TUC100C948B8
Forced air furnace serial number: 2371SY37G
Location of forced air furnace: Basement
Forced air system capacity in BTUs or kilowatts: 100,000 btu
Condition of furnace filters: Required repair and/or evaluation (see comments below)
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Cooling system and/or heat pump fuel type: Electric
Type: Split system
Manufacturer: Trane
54) One or more heating or cooling ducts in an unconditioned space (e.g. crawl space, attic or basement) were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.
Photo
Photo 54-1
 

55) Some heating or cooling ducts had significant amounts of corrosion or rust. Holes may develop and result in reduced energy efficiency or return air being drawn in from locations other than intended. Recommend that a qualified HVAC contractor repair as necessary. For example, by replacing ducts or sections of ducts. Where the filter is installed at the base of the furnace
56) The furnace heating system was not fully evaluated because the gas supply was off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that the inspector does not operate shut-off valves, pilot lights or circuit breakers, or any controls other than normal controls (thermostat).
57) Based on information provided to the inspector and/or visible equipment, this home appeared to have an electric radiant heating system. These systems are mostly hidden and inaccessible. Only a limited evaluation was performed, typically by measuring ceiling or wall temperatures at the beginning of the inspection and then at the end after the system has been turned on for some time. Even if this system is operable, the inspector does not determine if it is adequate or fully functional. Electric radiant heat systems were somewhat common from the mid-1950s through the 1970s. With such electric resistance systems, cables are typically installed in ceilings or walls behind drywall. The cables heat objects in the room (e.g. furniture, people) which in turn can heat the air inside the room. The warmth can feel like heat from the sun on a cool day. However the heat may not reach things that are blocked, like legs under a table when someone is sitting. These systems are generally considered to be inefficient and have a slow recovery rate. Cables can break, resulting in inoperable panels. For more information, visit:
http://www.reporthost.com/?RCH
Kitchen
Return to table of contents

Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: N/A (none installed)
Condition of range, cooktop or oven: N/A (none installed)
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: N/A (none installed)
Condition of built-in microwave oven: N/A (none installed)
Condition of hot water dispenser: N/A (none installed)
Condition of trash compactor: N/A (none installed)
Bathrooms, Laundry and Sinks
Return to table of contents

Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath
Location #B: 3/4 bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present:
58) The water supply was inoperable or there was no water flow at the sink, toilet, bathtub, shower at location(s) #A, B. As a result the inspector was unable to fully evaluate. Shut-off valve(s) may be turned off, or repairs may be needed. Recommend asking the property owner about this if possible, and that a qualified plumber evaluate and repair if necessary.
Interior, Doors and Windows
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; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Multi-pane, Double-hung, Fixed
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Plaster
Ceiling type or covering: Drywall or plaster
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Wood or wood products
Condition of stairs, handrails and guardrails: Appeared serviceable
59) Conducive conditions Condensation or staining was visible between multi-pane glass in one or more windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.
Photo
Photo 59-1
Photo
Photo 59-2
3rd story window on the south side

60) Floors in one or more areas were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams. Significant repairs may be needed to make floors level. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.
Photo
Photo 60-1
 

61) Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the sub-floor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering and the access to the underside of the sub-floor. Recommend that a qualified contractor evaluate and repair as necessary. For more information, visit:
http://www.reporthost.com/?SQUEAK
62) Some interior door hardware (locksets) were damaged, loose, missing. Recommend that a qualified person repair or replace as necessary.
Photo
Photo 62-1
Photo
Photo 62-2
Photo
Photo 62-3
Photo
Photo 62-4
Photo
Photo 62-5
 

63) One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.
Photo
Photo 63-1
 

64) One or more ceilings were damaged, were cracked, had substandard repairs. Recommend that a qualified person repair as necessary.
Photo
Photo 64-1
Photo
Photo 64-2
Photo
Photo 64-3
Photo
Photo 64-4

65) The window trim showed signs of deteriorating finish. Recommend resealing window trim where needed
Photo
Photo 65-1
Photo
Photo 65-2

66) One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
Photo
Photo 66-1
 

67) Trim was missing in one or more areas. Recommend that a qualified person repair as necessary.
Photo
Photo 67-1
Bathroom B
 

68) Wood flooring in one or more areas was significantly worn, deteriorated or damaged. Recommend that a qualified contractor refinish wood flooring as necessary.
Photo
Photo 68-1
 

69) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
http://www.reporthost.com/?ECC
Photo
Photo 69-1
Photo
Photo 69-2
Photo
Photo 69-3
Photo
Photo 69-4
Photo
Photo 69-5
Photo
Photo 69-6
Photo
Photo 69-7
Photo
Photo 69-8
Photo
Photo 69-9
Photo
Photo 69-10
Photo
Photo 69-11
Photo
Photo 69-12
Photo
Photo 69-13
Photo
Photo 69-14
Photo
Photo 69-15
Photo
Photo 69-16
Photo
Photo 69-17
Photo
Photo 69-18
Photo
Photo 69-19
Photo
Photo 69-20
Photo
Photo 69-21
 

70) Carpeting in one or more areas was significantly stained or soiled. Recommend having carpeting professionally cleaned as necessary.
71) One or more exterior doors had minor damage and/or deterioration. Although serviceable, the client may wish to repair or replace such doors for appearances' sake.
Photo
Photo 71-1
 

A LIMITED, GENERAL, VISUAL INSPECTION. CLIENT AGREES THAT THIS INSPECTION RELIES ON VISIBLE EVIDENCE AT THE TIME OF THE INSPECTION. THE INSPECTOR IS NOT A LICENSED ENGINEER OR TECHNICIAN, THEREFORE, NO MEASURING OR CALCULATING FOR ANY REASON IS PERFORMED. NO DESTRUCTIVE DISMANTLING OF ANY COMPONENT WILL BE DONE DURING THE EVALUATION. NO PERSONAL POSSESSIONS AT THE PROPERTY WILL BE MOVED. NO AREAS AT THE PROPERTY WHICH MAY BE INACCESSIBLE OR WHICH WOULD ENDANGER THE HEALTH OR SAFETY OF THE INSPECTOR WILL BE ENTERED. ANY DEFECT WHICH IS HIDDEN BY ANYTHING IS NOT INCLUDED IN THIS REPORT. ONLY ITEMS MARKED ON THE REPORT WILL BE CONSIDERED INSPECTED AND PART OF THE REPORT. WHEN FURTHER EVALUATION IS RECOMMENDED, IT IS THE CLIENT’S RESPONSIBILITY TO ARRANGE THAT SERVICE FROM THE APPROPRIATE TECHNICIANS AT CLIENT’S EXPENSE.
THE INSPECTION: IS THE INSPECTION COMPANY'S GOOD FAITH OPINION OF THE CONDITION OF THE MAJOR SYSTEMS INSPECTED OR TESTED ON OR IN THE PROPERTY AT THE TIME OF THE INSPECTION; IS NOT A TECHNICALLY EXHAUSTIVE TESTING PROCEDURE; IS NOT TO BE CONSTRUED AS A WARRANTY, WRITTEN OR IMPLIED, OR GUARANTEE OF ANY KIND; IS NOT A CODE COMPLIANCE INSPECTION.
LIMITED ACCESS, WHEN MARKED IN THE REPORT, MEANS THAT A COMPLETE VISUAL INSPECTION WAS NOT POSSIBLE DUE TO THE INSPECTORS INABILITY TO COMPLETELY ACCESS THE AREA EITHER DUE TO SIZE RESTRICTIONS OR THE POSSIBILITY OF CAUSING DAMAGE WHILE TRYING TO ENTER THE AREA. CLIENT UNDERSTANDS THAT THE INSPECTION COMPANY ASSUMES NO RESPONSIBILITY FOR ACCURATELY REPORTING THESE AREAS.TEST SAMPLES ARE SENT TO AN INDEPENDENT LABORATORY FOR ANALYSIS.THIS COMPANY DOES NOT COMMENT ON THE CORRECTNESS OF INSTALLATION OF ANY COMPONENT FOUND AT THE PROPERTY DUE TO A DIVERSE NUMBER OF MANUFACTURERS AND THEIR RECOMMENDED INSTALLATION METHODS.
CLIENT FURTHER AGREES THAT IN CASE OF AN ERROR OR OMISSION ON THE REPORT, LIABILITY ON THE PART OF THE INSPECTION COMPANY IS LIMITED TO A REFUND OF TEN PERCENT OF THE INSPECTION FEE OR FIFTY DOLLARS WHICHEVER IS GREATER, AS THE EXCLUSIVE REMEDY AND THE PROVISIONS OF THIS PARAGRAPH SHALL APPLY TO LOSS, DAMAGE OR INJURY IRRESPECTIVE OF CAUSE OR ORIGIN, WHICH RESULTS DIRECTLY OR INDIRECTLY TO PERSON OR PROPERTY FROM PERFORMANCE OR NONPERFORMANCE OF OBLIGATIONS IMPOSED BY THIS CONTRACT OR FROM NEGLIGENCE, ACTIVE OR OTHERWISE OF THE INSPECTION COMPANY ITS AGENTS OR EMPLOYEES.
CLIENT FURTHER AGREES THAT ANY LEGAL ACTION(S) SHALL BE VENUED TO DELAWARE COUNTY, INDIANA.