Congratulations on the purchase of your property. We are proud of our inspection service and trust that you will be happy with our thoroughness. We have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. However, we may not have tested every outlet, opened every window and door, or identified every defect. Also, because we are not specialists and because our inspection is essentially visual, latent defects could exist. Therefore, you should not regard our inspection as a guarantee or warranty. It is simply a report on the general condition of the property at a given point in time. Furthermore, as a property owner, you should expect ongoing problems to occur and budget 1% to 3% of the property's value every year for repairs. Roofs will leak, drain lines will become blocked, and components and systems will fail without warning. If you have been provided with a property protection warranty policy, read it carefully. Such policies may not cover all repair costs and they may deny coverage on the grounds that a given condition was pre-existing or not covered because of a code violation, wear and tear, or manufacturers defect.
Since we never know who will be occupying or visiting a property, whether it be children or the elderly, we ask you to consider following these general safety recommendations: install smoke and carbon monoxide detectors; identify all escape and rescue locations; rehearse an emergency evacuation plan for the property; upgrade older electrical systems to current standards for maximum protection; never service any electrical equipment without first disconnecting its power source; replace or install safety-film on all non-tempered glass in impact risk areas; ensure that every elevated window and the railings of stairs, landings, balconies and decks are child-safe; regulate the temperature of water heaters to prevent scalding; make sure that goods that contain caustic or poisonous compounds like bleach, drain cleaners, and nail polish removers are stored where small children cannot reach them; replace any dual-cylinder deadbolts from primary escape route doors.
Thank you, in advance, for taking the time to read this entire report carefully. Remember to call us immediately if you have any questions or observations. We work very hard to continuously improve the quality of our service and our report. Let us know how we can serve you.
This report meets or exceeds the National Association of Home Inspectors standard of practices. (http://nachi.org/sop.htm
This is not a wood destroying organism inspection (termite, rodent, dryrot, etc.). This is not a building code, ordinance,energy audit, product recall or permit compliance inspection. It is not an inspection of modifications to the property and will not determine if in fact modifications exist and if they were performed with or without permits.
This is not a MOLD or ENVIRONMENTAL Inspection. It is recommended that this property be fully tested and inspected by a mold specialist before close of the inspection contingency period.
BY ACCEPTANCE OF OUR INSPECTION REPORT YOU AGREE TO THE TERMS OF THIS AGREEMENT AND THE TERMS AND CONDITIONS OF THE CONTRACT
"How much does it cost to replace?" This is a home inspection question that I often get asked. Here is a good reference source for estimating costs for home repairs and services. Find the service you need and enter the zip code. It will give you a price range. Let me know if you find this helpful in your Real Estate transactions.http://www.homewyse.com/sitemap.html
Report number: 2301
Inspector's name: Scott Knudson
Type of building: Single family
Age of building: 1947
Time started: 3:00 pm
Time finished: 6:00 pm
Inspection Fee: $600
Payment method: Invoiced
Present during inspection: Client(s), Realtor(s)
Weather conditions: Cloudy
Ground condition: Damp
Front of structure faces: NE
Main entrance faces: NE
Foundation type: Crawlspace
The following items are excluded from this inspection: Private sewage disposal system, Security system, Irrigation system, Swimming pool, Hot tub, Private well, Shed, Playground equipment, Sauna, Low voltage outdoor lighting, Central vacuum system, Water filtration system, Water softener system, Built-in sound system, Intercom system, Generator system, Sport court, Sea wall, Outbuildings
Structures built prior to 1979 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(s) 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 these websites:
One or more electric receptacles (outlets) had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices.
General guidelines for GFCI-protected receptacles include the following locations:
Outdoors (since 1973)
Bathrooms (since 1975)
Garages (since 1978)
Kitchens (since 1987)
Crawl spaces and unfinished basements (since 1990)
Wet bar sinks (since 1993)
Laundry and utility sinks (since 2005)
For more information, visit:http://www.reporthost.com/?GFCI
Many wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Many areas couldn't be evaluated.
FIRMAL DINING AREA
EXTERIOR 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.
Footing material: Not visible
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Wood panels, Brick veneer, Stucco
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete, Paving stones, Tile
Exterior door material: Wood panel, Glass panel
One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.
REAR OF HOME
The driveway has significant cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.
Soffit boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.
One or more gutters (garage) are missing. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should install gutters and downspouts where missing. Also, extensions such as splashblocks or tie-ins to underground drain lines should be installed as necessary to carry rain water away from the house.
One or more fence gates are difficult to open, close and/or latch, or are damaged and/or deteriorated. Repairs should be made as necessary, and by a qualified contractor if necessary, so gates operate easily.
One or more exhaust duct end caps are damaged and/or deteriorated. Their purpose is to prevent unconditioned air from entering the house, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and may pose a fire hazard. New vent cap(s) should be installed where necessary.
VENT COVER DAMAGED
MISSING VENT COVER
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. Requires chiseling a channel in the crack to apply.
- Resilient caulks (easy to apply).
- Epoxy sealants (both a waterproof and structural repair).
CRAWL SPACE - PRIOR ALTERATIONS NOTED
One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
One or more light fixtures located in "wet" or "damp" locations have no visible rating for use in wet locations. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and replace light fixtures as necessary and as per standard building practices.
One or more sections of foundation and/or exterior walls are excluded from this inspection due to lack of access from vegetation, debris and/or stored items.
Minor cracks 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(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
ROOFING 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.
Roof inspection method: Traversed, Viewed from eaves on ladder, Viewed from ground with binoculars
Roof layers: One
Roof type: Gable, Hipped
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 0 to 5 years
Noticeable leaks: No
Roof vents: Good
Ridge caps: Cracking
Gutter & downspout material: Aluminum
Roof ventilation: Unable to determine (no access to attic spaces)
Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
This asphalt or fiberglass composition roof surface appeared to have two or more layers of shingles. Additional layers of composition shingles typically last only 80% of their rated life, and the shingle manufacturer's warranty may be voided. The client should be aware that all layers of roofing will need to be removed when this roof surface needs replacing. (Garage composition over wood shingles)
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.
ELECTRICAL 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 or stored items 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 detectors is not determined as part of this inspection. Upon taking occupancy, proper operating of smoke and carbon monoxide detectors should be verified and batteries should be changed. Smoke detectors 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.
Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Exterior
Service entrance conductor material: Aluminum, Copper
System ground: Copper
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
Low voltage exterior/interior lighting was found during the inspection. This is considered to be a specialty system. Only a cursory evaluation of this lighting was performed during the inspection. For a full evaluation, the client(s) should hire a qualified electrician.
Plumbing and laundry
PLUMBING AND LAUNDRY 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 determining the existence or condition of underground or above-ground fuel tanks.
Water pressure (psi): 55 psi
Location of main water shut-off valve: Exterior
Location of main water meter: Exterior
Location of main fuel shut-off: Exterior
Water service: Public
Service pipe material: Not visible
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic, Not visible
Waste pipe material: Not visible
The washing machine is installed over a finished living space and has no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.
Rubber water supply hoses were installed at the clothes washer. These hoses are prone to bursting when deteriorated, which can result in flooding and significant water damage. Recommend upgrading to braided, stainless steel hoses.
A meter wrench could not be located in the vicinity of the gas meter as recommended in areas subject to seismic activity. A proper wrench should be chained to the meter to provide a convenient means for shutoff in an emergency. The valve can be turned 90 degrees in either direction to shut the gas supply off.
Various lawn sprinkler heads need to be adjusted/replaced in order to operate as intended. Recommend repair or replacement.
Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
MAIN WATER SHUT-OFF VALVE
WATER SOFTNERS ARE NOT INSPECTED
No access or only limited access was available to the back of the clothes washer and dryer, and to utility hook-ups located behind the appliances. The inspector normally attempts to determine the presence of a gas vs. electric power supply, the configuration of the stand pipe, whether the dryer exhaust duct is serviceable, etc. Because of the lack of access, the inspector was unable to fully evaluate and/or describe the hook-ups and appliances.
Heating and cooling
HEATING LIMITATIONS: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters, solar, coal or wood fired heat systems, thermostat or temperature control accuracy and timed functions, heating components concealed within the building structure or in inaccessible areas, underground utilities and systems, safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
COOLING 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.
Estimated age: A/C - 2004
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Manufacturer: American Standard
Filter location: Behind return air grill
Last service date: Unknown
The last service date of this system appears to be more than two years ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future, or as per the contractor's recommendations.
HEATING TEMP RISE WAS ADEQUATE DURING TESTING
MASTER BEDROOM ELECTRIC HEATER
The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
A/C - AIR CONDITIONER
COOLING TEMP DROP WAS ADEQUATE DURING INSPECTION
Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
GARAGE LIMITATIONS: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
The infrared "photo eye" devices that trigger the vehicle door opener's auto-reverse feature are located higher than 4 to 6 inches from the floor. This is a potential safety hazard. A qualified contractor should relocate these devices so they're 4 to 6 inches from the floor. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.htmlhttp://www.ohdstl.com/safety.html
Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. 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. Cover plates should be installed where missing.
Much of the garage, including areas around the interior perimeter and in the center are excluded from this inspection due to lack of access from stored items.
WATER HEATER 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.
Energy source: Natural gas
Capacity (in gallons): 75
Water temperature (degrees Fahrenheit): 115
The water heater's seismic straps or struts are substandard. For example, they may allow significant movement or use improper fasteners. This is a potential safety hazard since movement can cause leaks in the gas supply lines or damage wiring. Leaks may also occur in water supply pipes. A qualified contractor should evaluate and either repair existing straps or install new straps or struts as necessary and as per standard building practices.
The water heater flue is disconnected and shoukd be repaired as soon as possible. Recommend repair or replacement.
WATER HEATER FLUE
The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
No drip leg is installed on the water heater gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the water heater components. A qualified contractor should install a drip leg as per standard building practices.
* Note that depending on the quality of the gas being delivered in some municipalities, the installation of a drip leg or dirt leg may not be required by local officials.
A circulating pump is installed for the hot water supply. It is intended to make hot water immediately available when faucets are turned on. Timers are typically integrated with these pumps, and should be configured so water circulates only at desired times for better energy efficiency. The client(s) should familiarize themselves with the timer's operation and configure it as needed.
KITCHEN 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.
The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit:http://www.google.com/search?q=range+anti+tip+device
Consult with your Real Estate Agent in regards to the obtaining of a Home Warranty Policy. All built-in appliances, except refrigerators, ice machines, and trash compactors, are checked as a part of the Home Inspection to insure that they are operable. Operability does not insure the lifespan or that the appliance still meets the manufacturer’s original specifications for operation.
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Fireplaces, woodstoves and chimneys
FIREPLACE, WOOD STOVE AND CHIMNEY LIMITATIONS: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Fireplace type: Masonry
Chimney type: Masonry
One or more fireplaces equipped with a gas burner has a damper that can be closed. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. A qualified chimney service contractor should make repairs as necessary so the damper is made permanently open. Typically a bracket or bolt is installed for this purpose.
All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
INTERIOR 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.
Fluorescent light fixtures in one or more closets are too close to shelves and/or storage areas. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot light fixtures, and enclosures or lamps may be broken. Standard building practices require fluorescent closet light fixtures to have the following clearances:
- Six inches from shelves and spaces above shelves
- Six inches above the highest closet pole
A qualified electrician should evaluate and repair as necessary and as per standard building practices.
Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:http://www.cpsc.gov/cpscpub/pubs/5077.html
Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the subfloor 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 subfloor. Recommend having a qualified contractor evaluate and repair as necessary. For more information, visit:http://www.google.com/search?hl=en&q=squeaky+floors
The doorbell button is loose or damaged. It should be repaired or replaced as necessary, and by a qualified contractor if necessary. (Rear door missing button)
REAR ENTRY DOOR BELL BUTTON MISSING
Lock mechanisms on one or more windows are missing and/or damaged so that they are inoperable. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily. (Kitchen sink left window, 2nd floor blie bedroom)
BATHROOM 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.
One or more faucet handles are loose or missing and should be repaired or replaced as necessary. (Master bathroom sink)
CRAWL SPACE 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.
Inspection method: Partially traversed
Insulation material underneath floor above: None visible
Pier or support post material: Wood, Concrete
Beam material: Solid wood
Floor structure above: Solid wood joists
Vapor barrier present: No
Some crawl space areas were inaccessible due to low height (less than 18 inches), ductwork or pipes blocking, standing water, and/or stored items. These areas are excluded from this inspection.
ATTIC 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.
Inspection method: Partially traversed
Roof structure type: Rafters
Ceiling structure: Not visible
Insulation material: Fiberglass roll or batt
Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. 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. Cover plates should be installed where missing.
Pull-down stairs are installed for the attic access. No insulation is installed above the stairs and no weatherstripping is installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover. An example of one can be seen at http://www.batticdoor.com/
Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due condensation forming on the underside of the roof sheathing during cold weather.
Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.
Platinum Roof Protection Plan
This service contract is for the repair of leaks to your home's roof for a period of 5 years following the date of inspection. This service contract covers only those items specifically listed and excludes all others, subject to the terms and conditions herein.
This policy covers all residential roof types, including asphalt singles, slate roofs, metal roofs, tiles roofs, and non-commercial flat roof types. This policy applies only to the home itself, and specifically excludes other structures.
For warranty claims or questions call 800-544-8156.
Click to see policy for complete terms and conditions - https://recallchek.com/isg/GetFlier?name=RoofProtectionPlanCertificate&companyId=1442994
Home Energy Audit
It takes a lot of energy to heat, cool and operate a home. Most homebuyers have no idea how much it will cost them to operate their home once they move in. Homeowners do not fully understand how much energy and, therefore, money is being wasted by their home. And if they did understand, they wouldn't know what to do about it. The International Association of Certified Home Inspectors (InterNACHI), the U.S. Environmental Protection Agency (EPA), and the U.S. Department of Energy (DOE) are embarking upon an effort to develop a national program to assess the energy performance of every home in America and lead homeowners toward investing in home energy improvements. InterNACHI's Home Energy Inspection Program includes: empowering 15,000 Home Energy Inspectors with the Home Energy Report; inspecting every home in America by 2030; and educating current and prospective homeowners about saving energy, increasing comfort and protecting the environment. As the worlds largest organization of residential and commercial property inspectors who perform more than 10,000 property inspections nationwide every day, InterNACHI will help American homeowners maintain safe, healthy and energy-efficient home.
CLICK HERE TO GET YOUR HOME ENERGY REPORT or you can copy the link below.http://energytool.nachi.org/my-report/191g60ca-2i1ed60h
Certified Master Inspector® Safe Home Book
Signature Home Inspection is proud to include our 226 Page Safe Home Book as part of your home inspection report. This publication is a compilation of well-researched articles especially for homeowners. They include valuable information and tips for helping keep families safe and their homes in top condition. Please enjoy it with our compliments.
©2013 International Association of Certified Home Inspectors & Master Inspector Certification Board.
CLICK HERE TO VIEW - https://www.dropbox.com/s/spvymmcrvomtyy0/the-safe-home-book%20%281%29.pdf?dl=0
The links below connect you to a series of documents that will help you understand your home and how it works. These are in addition to links attached to specific items in the report.
Click on any link to read about that system.
ROOFING, FLASHINGS AND CHIMNEYS - http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_1_Roofing_2011.pdf
EXTERIOR - http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_2_Exterior_2011.pdf
STRUCTURE - http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_3_Structure_2011.pdf
ELECTRICAL - http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_4_Electrical_2011.pdf
HEATING - http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_5_Heating_2011.pdf
COOLING/HEAT PUMPS - http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_6_Cooling_2011.pdf
INSULATION - http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_7_Insulation_2011.pdf
PLUMBING - http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_8_Plumbing_2011.pdf
INTERIOR - http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_9_Interior_2011.pdf
APPLIANCES - http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_10_Appliances_2011.pdf
LIFE CYCLES and COSTS - http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_11_Life_Cycles_2011.pdf
ENVIRONMENTAL CONCERNS - http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_12_Supplementary_2011.pdf
HOME SET-UP AND MAINTENANCE - http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_13_Maintenance_2011.pdf
MORE ABOUT HOME INSPECTIONS - http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_14_Appendix_A_2011.pdf
FOLLOW-UP INSPECTION POLICY
Generally we discourage follow-up inspections for this reason:
QUALITY OF REPAIRS:
If repairs are made to a property based on the results of an inspection, the work should be performed by qualified contractors, not the seller. By qualified, we mean licensed, bonded, state-certified where applicable and with a reasonable amount of experience. Contractors providing repairs should provide legible documentation in the form of work orders and/or receipts. If repairs are made in this way, then there's generally no need for a follow-up inspection. Additionally, it may be better to negotiate a lower price on your home and have repairs made by contractors you choose rather than the seller making repairs as cheaply as possible.
Our fees for follow-up inspections are as follows:
* Re-inspection fees are billed at $100 per hour, minimum of 2 hours. Travel time to and from property is billed at this rate.
ENERGY SAVING WEBSITES/TIPS:
Perhaps you never thought of your home as a likely place to save you a lot of money, but it is. Most homes are far from being energy-efficient. That means if you are using more energy than you have to, you are also paying higher monthly bills than necessary. By checking out the following energy saving web-sites, you will be able to gain some wise energy saving ideas that you will be able to put to use right away. You can do many of them yourself, others may require the services of a licensed contractor:http://www.energystar.gov/http://www.eere.energy.gov/buildings/building_americahttp://www.aceee.org/consumerguidehttp://www.efficientwindows.orG
PLEASE READ CAREFULLY
All of our inspections require a signed inspection agreement signed by the client. If this agreement is not signed prior to your receiving the report, it is important to understand that we take no liability whatsoever for information contained in this report. Our legal responsibilities and liabilities are described within the inspection agreement and only apply once the agreement is signed and we have a copy in our office. THIS REPORT IS NOT VALID UNLESS SIGNATURE HOME SERVICES HAS SIGNED AGREEMENT ON FILE IN ITS OFFICE. All components designated for inspection in the NACHI Standards of Practice are inspected, except as may be noted in the “Limitations of Inspection” sections within this report. It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind. This inspection is visual only. A representative sample of building components are viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of building components is performed. Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.
BY ACCEPTANCE OF OUR INSPECTION REPORT YOU AGREE TO THE TERMS OF THIS AGREEMENT AND THE TERMS AND CONDITIONS OF THE CONTRACT
SCOPE OF THE INSPECTION / REPORT
Payment for services is due at the time of the inspection. Additional fees or surcharges may be applied for payments not collected at or prior to the date of inspection. There will be a $50 late payment fee for any payments received more than 7 days past the date of the inspection. An additional $100 will be applied at 14 days and collections will be pursued on any accounts not paid within 30 days. Late fees and collection charges are added to the original inspection fee. Once a home inspection has been scheduled you have 24 hours to cancel your appointment before the scheduled date and time for no charge. To avoid loss of revenue to Signature Home Services due to a canceled appointment, cancellations made less then 24 hours from date and time of scheduled appointment will be charged $150 cancellation fee payable by credit card and/or on receipt of invoice, no exceptions.
2. The Inspector will perform a visual inspection and prepare a written report of the apparent condition of the readily accessible installed systems and components of the property existing at the time of the inspection. Latent and concealed defects and deficiencies are excluded from the inspection.
3. The parties agree that the “Standards of Practice” (the “Standards”) shall define the standard of duty and the conditions, limitations, and exclusions of the inspection and are incorporated by reference herein. A copy of the Standards is included with this report. If the state where the inspection is performed imposes more stringent standards or administrative rule, then those state standards shall define the standard of duty and the conditions, limitations and exclusions of the inspection.
4. The parties agree and understand the Inspector is not an insurer or guarantor against defects in the structure, items, components or systems inspected. INSPECTOR MAKES NO WARRANTY, EXPRESS OR IMPLIED, AS TO THE FITNESS FOR USE, CONDITION, PERFORMANCE OR ADEQUACY OF ANY INSPECTED STRUCTURE, ITEM, COMPONENT, OR SYSTEM.
5. If Client is married, Client represents that this obligation is a family obligation incurred in the interest of the family.
6. This Agreement, including the terms and conditions on the reverse side, represents the entire agreement between the parties and there are no other agreements either written or oral between them. This Agreement shall be amended only by written agreement signed by both parties. This Agreement shall be construed and enforced in accordance with the laws of the state where the inspection takes place, and if that state’s laws or regulations are more stringent than the forms of the agreement, the state law or rule shall govern. Client has read this entire Agreement and accepts and understands this Agreement as hereby acknowledged. Client acknowledges receipt of the standards of practice which applies.
7. The parties understand and agree that the Inspector and its employees and its agents assume no liability or responsibility for the costs of repairing or replacing any unreported defects or deficiencies either current or arising in the future or any property damage, consequential damage or bodily injury of any nature. If repairs or replacement is done without giving the Inspector the required notice, the Inspector will have no liability to the Client. The client further agrees that the Inspector is liable only up to the cost of the inspection. Your inspector may have an affiliation with a third party service provider ("TPSP") in order to offer you additional value-added services. By entering into this agreement you (a) authorize your inspector to provide your contact information (including telephone number) to the TPSP, (b) waive and release any restrictions that may prevent the TPSP from contracting you (including by telephone), and (c) authorize the TPSP to contact you (including by telephone) regarding special home alarm system offers.
8. Systems, items, and conditions which are not within the scope of the building inspection include, but are not limited to: radon, formaldehyde, lead paint, asbestos, toxic or flammable materials, molds, fungi, other environmental hazards; pest infestation; wood boring insects; security and fire protection systems; household appliances; humidifiers; paint, wallpaper and other treatments to windows, interior walls, ceilings and floors; recreational equipment or facilities; underground storage tanks, energy efficiency measurements; concealed or private secured systems; water wells; heating systems accessories; solar heating systems; sprinkling systems; water softener; central vacuum systems, telephone, intercom or cable TV systems; antennae, lightning arrestors, trees or plants; governing codes, ordinances, statutes and covenants and manufacturer specifications. Client understands that these systems, items and conditions are exempted from this inspection. Any general comments about these systems, items and conditions of the written report are informal only and DO NOT represent an inspection.
9. The Inspection and report are performed and prepared for the sole and exclusive use and possession of the Client. No other person or entity may rely on the report issued pursuant to this Agreement. In the event that any person, not a party to this Agreement, makes any claim against Inspector, its employees or agents, arising out of the services performed by Inspector under this Agreement, the Client agrees to indemnify, defend and hold harmless Inspector from any and all damages, expenses, costs and attorney fees arising from such a claim.
10. The Inspection will not include an appraisal of the value or a survey. The written report is not a compliance inspection or certification for past or present governmental codes or regulations of any kind.
11. In the event of a claim by the Client that an installed system or component of the premises which was inspected by the Inspector was not in the condition reported by the Inspector, the Client agrees to notify the Inspector at least 72 hours prior to repairing or replacing such system or component. The Client further agrees that the Inspector is liable only if there has been a complete failure to follow the standards adhered to in the report or State law. Furthermore, any legal action must be brought within sixty (60) days from the date of the inspection or will be deemed waived and forever barred. The parties agree that any litigation arising out of this Agreement shall be filed only in the Court having jurisdiction in the County in which the Inspector has its principal place of business. In the event that Client fails to prove any adverse claims against Inspector in a court of law, Client agrees to pay all legal costs, expenses and fees of Inspector in defending said claims.
12. This inspection does not determine whether the property is insurable.
13. 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.
VACANT HOME CLAUSE (Please Read Carefully)
1. It is not the responsibility of the home inspector to insure or verify that the utilities (water, power and gas) are turned on and functioning. Upon arrival at the property the inspector assumes all utilities are on and mechanical systems and appliances are functioning.
2. For reasons of liability home inspectors do not turn on or open valves that are shut off. This includes all water shut off valves; gas valves and gas pilots for stoves, furnaces, fireplaces and water heaters. For liability reasons home inspectors to do not energize electrical panels, flip circuit breakers into the "on" position or plug in unplugged or disconnected electrical devices and appliances. If any or all utilities are shut off at the time of the inspection the inspector will proceed with the home inspection and exclude items that cannot be otherwise inspected.
3. The price or fee of the home inspection will not be reduced because of any or all utilities being shut down or turned off. If CLIENT requests a re-inspection after the aforementioned utilities are turned back on, the CLIENT will be subject to re-inspection fees. The re-inspection fee is $75/hour a with a 2 hour minimum.
ADDENDUM TO INSPECTION AGREEMENT
Any dispute, controversy, interpretations or claim including claims for, but not limited to, breach of contract, any form of negligence, fraud or misrepresentation arising out of, from or related to, this contract or arising out of, from or related to the inspection or inspection report shall be submitted to final and binding arbitration under the Rules and Procedures of the American Arbitration Association. Client agrees to and shall bear all filing fees required by the American Arbitration Association. The decision of the Arbitrator appointed hereunder shall be the final and binding judgment on the Award may be entered in any Court of competent jurisdiction.
YOU MUST PAY THE INSPECTION FEE BEFORE WE CAN DELIVER THE REPORT TO YOU.
CLIENT OR CLIENT'S REPRESENTATIVE HAS CAREFULLY READ THE FOREGOING, AGREES TO IT, AND ACKNOWLEDGES RECEIPT OF A COPY OF THIS AGREEMENT.