Some areas of the exterior paint or stain finish were incomplete and/or substandard (e.g. primed only, too few coats). Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
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.
Limitations of age declaration:: The inspector cannot give an exact age of the roof surface by observation. It is recommend that the client seek a declaration by the seller and/or owner as to the correct age of the roof.
Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars, Viewed from windows
Condition of roof surface material: Appeared serviceable, No visible damage
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Limitations of age declaration:: The inspector cannot give an exact age of the roof surface by observation. It is recommend that the client seek a declaration by the seller and/or owner as to the correct age of the roof. This estimate of age is only a guideline for budgeting purposes and not a warranty of expectancy.
Kick-out flashing was missing at one or more locations. Such flashing should be located at the bottom of slopes where roof surfaces intersect with exterior walls above. It directs rainwater away from exterior walls and into gutters so that rainwater is less likely to run down the front surfaces of siding or flow behind siding. Recommend that a qualified contractor install kickout flashings where missing and per standard building practices.
Attic and Roof Structure
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: Hallway
Attic access points that were opened and viewed, traversed or partially traversed: A
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass loose fill
Vapor retarder: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s)
The pull-down attic stairs were not insulated. Typically, such stairs that are not insulated also do not have any weatherstripping installed. Recommend that a qualified person install insulation and weatherstripping per standard building practices for better energy efficiency. For more information, visit:http://www.google.com/search?q=insulate+attic+stairs
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Condition of garage floor: Appeared serviceable
Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue. Recommend that crack be sealed to prevent further water intrusion.
Basement and/or Structure
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 and/or wall 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 foundation and footings: Appeared serviceable
Foundation/stem wall material: Poured in place concrete
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Sliding glass
Condition of floor substructure above crawl space: Required repairs, replacement and/or evaluation (see comments below)
Pier or support post material: Steel
Beam material: Steel
Floor structure: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
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 licensed contractor install handrails where missing and per standard building practices.
A door swung outward over one or more sets of stairs, and either no landing was installed, or the landing didn't extend at least 20 inches beyond the outermost swing area of the door. This a safety hazard since someone standing on the stairs can fall or be pushed backwards if the door is opened. Recommend that a licensed contractor repair per standard building practices.
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 detectors is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide detectors should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 2
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Not determined, not readily apparent
Smoke alarms installed: Yes, audible sound only, no smoke testing
Carbon monoxide alarms installed: No, recommend install
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, Copper, Aluminum multi-strand
One or more ground fault circuit interrupter (GFCI) circuit breakers wouldn't trip or wouldn't reset when tested. GFCI breakers reduce the chance of shock when using equipment in wet areas. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.
One or more ground fault circuit interrupter (GFCI) receptacles (outlets) wouldn't trip with a test instrument at the exterior. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.
One or more light fixtures installed outside were deteriorated. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.
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.
One or more electric receptacles (outlets) and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
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 licensed contractor install cover plates where necessary.
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; all parts of fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: Basement
Location of main water shut-off: Basement
Water service: Public
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: PVC (Polyvinyl chloride)
Condition of waste lines: Appeared serviceable
Waste pipe material: PVC (Polyvinyl chloride)
Location(s) of plumbing clean-outs: Not determined (obscured, inaccessible or none found)
Vent pipe condition: Appeared serviceable
Vent pipe material: PVC (Polyvinyl chloride)
Sump pump installed: Yes
Condition of sump pump: Not determined (inaccessible or obscured)
One or more hose bibs (outside faucets) appeared to be inoperable. No water flowed from the bib(s) when turned on. This may be due to a shut-off valve being turned off. Note that the inspector does not operate shut-off valves. Recommend consulting with the property owner about inoperable hose bibs, and if necessary have a licensed plumber make repairs.
One or more hose bib (outside faucets) handles were not secured to home and twist. This could break joints causing leaks. Recommend that a licensed contractor and/or plumber replace handles or make repairs as necessary.
The inspector was unable to fully evaluate the sump pump because it was inaccessible. Its condition was not determined. Recommend that conditions that prevented evaluation be corrected, and that a licensed contractor test the pump and make repairs if necessary.
Photo 31-1 Main Water Shut Off
The back-flow valve connected to the water supply system appears to have exceeded its functional life. These devices protect the potable water system from being contaminated. According to the manufacturer's recommendations and most local water authorities, these units need replacement every five years. Recommend evaluation by a licensed plumber for replacement.
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Energy source: Natural gas
Capacity (in gallons): 40
Estimated age: 7
Location of water heater: Basement
Temperature-pressure relief valve installed: Yes
Is Thermal Expansion Tank Installed: Yes
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
The temperature-pressure relief valve drain line was too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. Recommend that a qualified plumber repair per standard building practices. For example, by extending the drain line to within 6 inches of the floor, or routing it to drain outside. For more information, visit:http://www.reporthost.com/_docs/TPvalve.pdf
Significant corrosion or rust was found at the supply 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 replace components or make repairs as necessary.
A larger expansion tank installed on water heater, had no support strapping. Tanks when unsupported can cause leaks at the pipe joints due to stress on these areas. Recommend a licensed plumber install support strapping to tank as needed to prevent stress on connection points.
Location/Serial Number of unit.
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: in yard
Location of main fuel shut-off valve: At gas meter
Heating, Ventilation and Air Condition (HVAC)
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; reversing valve on heat pumps 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
Location of forced air furnace: Basement
Condition of cooling system and/or heat pump Condenser: Appeared serviceable
Type: Split system
Estimated age: 1
Condition of forced air heating/(cooling) system: Appeared serviceable
Fuel Type of Forced Air Furnace: Natural Gas
Forced air heating system manufacturer: Payne
Estimated age of forced air furnace: 1
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Limitations: HVAC Distribution: By the Maryland SoPs (Standards of Practice) of home inspection, it is beyond the scope to determine the adequacy and/or condition of heating, venting and air conditioning components. This includes the duct work, venting or lack there of to accommodate heat and/or air conditioning in the home. The inspector based on conditions on the day of inspection may or may not be able to determine the proper conditioning of all rooms. Measurement of proper air flow and conditioning of rooms requires equipment and calculations that your inspector would not have nor address doing a standard Maryland home inspection. Recommend that any system beyond twenty years old, a new system in a home recently remodeled and/or system that has been modified be evaluated by a licensed HAVC professional with equipment to determine proper air volume and installation.
Condition of forced air ducts and registers: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of controls: Appeared serviceable
Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
The covers for one or more heating and/or cooling system air filters were missing. Unfiltered air can enter the return air supply and reduce indoor air quality. Recommend that a qualified person repair as necessary.
Location/Serial Number of unit.
Fireplaces, Stoves, Chimneys and Flues
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplaces, stoves: Appeared serviceable
Limitations: Testing of kitchen appliances includes basic function but does not include determining if the appliance is adequately performing its intended functions and it does not include determining if sensors, thermostats and other devices are accurately calibrated. The following items are not included in this inspection: 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 all appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Permanently installed kitchen appliances present during inspection: Range, Oven, Dishwasher, Microwave oven
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: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
Condition of built in Microwave Oven: Appeared serviceable
The dishwasher wasn't securely attached to the counter or cabinets. Fasteners were loose. Recommend that a qualified person install fasteners per standard building practices.
Bathrooms, Laundry and Sinks
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: 3/4 bath, basement
Location #B: Full bath, second floor
Location #F: Laundry room/area
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes
No caulk was installed around the base of the toilet at location(s) #B where fastened to the floor. Caulk should be applied approximately 3/4 of the way around the toilet base at the front for sanitary purposes and to prevent water intrusion. The back should be left uncaulked so water can escape if a leak ever occurs. Recommend that a qualified person caulk around the toilet base(s) per standard building practices.
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.
Note washer and dryer are operated to evaluate proper installation and for leaks in supply and drain (washer) and power supply and air exhaust (dryer) only. No evaluation is made on the systems ability to perform its duty, mechanical function or on the age of either system.
Interior, Doors and Windows
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.
One or more screen doors were deteriorated. Recommend that a qualified person evaluate and repair or replace as necessary.
This report is prepared under the standards set forth in the "Maryland Standards of Practice", governing home inspections in the State of Maryland.
Re-Inspection: Any return to property for follow up and/or completion due to inaccessible areas, repairs made, and/or request of client is at the discretion of the Inspector and will be charged a re-inspection fee at the prevailing rates in effect at that time.
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