View as PDF

View summary

Logo

Danrocks Home Inspections

http://www.danrockshomes.com
Danrockshomeinspection@outlook.com
(804) 413-3774
805 Longfield Rd 
Fincastle VA 24090-4611
Inspector: Daniel Stone
Virginia license #3380001162

Property Inspection Report

Client(s):  John Client
Property address:  123 Mill Rd
Client VA 24000
Inspection date:  Tuesday, January 1, 2019

This report published on Tuesday, September 3, 2019 7:57:30 AM 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.

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 safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeServiceableItem or component is in serviceable condition
Concern typeCommentFor your information

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

Table of Contents

Grounds
Exterior and Foundation
Crawl Space
Roof
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows

View summary

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: Level
Condition of driveway: Appeared serviceable
Driveway material: Asphalt, Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
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: Wood
1) The risers for stairs at one or more locations varied in height and pose a fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend repair per standard building practices.
Photo
Photo 1-1 The stairs on the side entrance of the home have uneven hights. This can be a trip hazard and should be corrected. (Inspector almost fell at the bottom!)
2) Fungal rot was found in stringers, support posts and/or railings at one or more sets of exterior stairs. Fungal rot in some stair components may pose a safety hazard. Recommend that a qualified person evaluate and repair as necessary. All rotten wood should be replaced.
Photo
Photo 2-1 The stairs to the front deck are past their service life and should be replaced.
3) Some erosion was found in one or more areas. Recommend client evaluate and make repairs as necessary to repair erosion, and to prevent erosion in the future.
Photo
Photo 3-1 There is some erosion on the back side of the garage which has exposed the footer. Recommend adding some gravel and then topsoil here.
4)  While most of the grounds were good there are some holes in the yard that should be filled and Shrubbery should be trimmed. The back deck was in good shape.
Photo
Photo 4-1 Back deck was okay.
Photo
Photo 4-2 The backyard was good there are some holes that need to be filled.
Photo
Photo 4-3 
Exterior and Foundation
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
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Concrete block
Anchor bolts or hold downs for seismic reinforcement:
Tie downs for seismic reinforcement installed: Yes (but not evaluated, the inspector is not a licensed engineer)
5) Some sections of siding and/or trim were deteriorated and/or damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.
Photo
Photo 5-1 Dryer vents are in bad shape and should be repaired. There should only be one also.
6) One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
Photo
Photo 6-1 Gap here should be filled.
Photo
Photo 6-2 There is a gap here that should be filled between the shingles and the underlayment. Recommend repair by qualified roofer or carpenter
7) The parging (decorative coating) on one or more foundation walls was damaged or deteriorated and some minor cracks were found in the mortar. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and for appearance's sake.
Photo
Photo 7-1 Foundation is okay. The cinder blocks just need some tuckpointing here. Note the downspout for the gutter is ineffective. Recommend adding downspout extensions to run water at least five feet away from the home.
Photo
Photo 7-2 
Photo
Photo 7-3 Some of the mortar in the cinder block foundation has failed. Recommend tuckpointing repairs and re-parging the area that has fallen off the front.
8) The front porch would benefit from maintenance.
Photo
Photo 8-1 Small holes in the screen can be repaired.
Photo
Photo 8-2 The deck railing would benefit from refinishing we're having new balusters. The wood has started to decay. Also there should be no more than 3 and 1/2 in between them. The ones at the stairs are approx 6 inches apart which is too wide a gap. Recommend repair by qualified carpenter
Photo
Photo 8-3 This area is substandard carpentry and should be replaced. Note how the screen does not aligned properly as well.
9) Anchors or tie-downs that hold the manufactured home down were observed in the crawl space. The inspector does note their presence, but does not count these anchors or determine if they comply with any past or present codes. The primary purpose of anchors is to hold the home down in the event of flooding, high wind or seismic activity.
Crawl Space
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: Partially traversed, Viewed from hatch(es)
Location of crawl space access point #A: Building exterior, under the addition.
Location of crawl space access point #B: Building exterior, Laundry room
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Concrete block
Beam material: Steel
Floor structure above: Engineered wood joists
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Appeared serviceable
Vapor barrier present: Yes
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space
10) One or more outdoor crawl space access hatches or doors were missing, damaged, deteriorated or substandard. Water and/or vermin can enter the crawl space. Recommend that a qualified person replace, install or repair hatches or doors where necessary.
Photo
Photo 10-1 The crawl space door for the main house was in terrible shape. It is not even attached anymore. Recommend repairs or even rebuilding as it may not fit anymore.
11) The crawlspace was okay, but the doors need repairs.
Photo
Photo 11-1 Crawl space under the room addition was good.
Photo
Photo 11-2 
Photo
Photo 11-3 
12) As in most manufactured homes, a "bottom board" was attached to the underside of the floor structure. Its purpose is to protect and hold the under-floor insulation in place. It also helps prevent insects and vermin from nesting in the sub-floor, and helps prevent plumbing lines from freezing. It is permanently installed and obscures the floor structure and all wiring and plumbing within. The inspector makes no attempt to move or remove it for evaluation purposes. All areas and components obscured by the bottom board are excluded from this inspection.
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
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Hipped, Flat or low slope
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Metal
Gutter and downspout installation: Full
13) For the most part the roof was new however there are few areas that need attention. See pictures.
Photo
Photo 13-1 Very poor attempt was made to stop a leak here. Recommend reshingling and repairs.
Photo
Photo 13-2 The valleys are very low slope and water traversing down one side could probably go up into the other side as is shown here. Recommend a bead of roofing sealant from the very top of the valley to the bottom under this line to ensure a watertight valley.
Photo
Photo 13-3 
Photo
Photo 13-4 This exhaust fan was improperly mounted. There's only one small shingle as shown here over top of the metal flashing. Water can get behind the flashing too easily and will rot the underlayment of the roof. Recommend repair by a qualified roofer.
Photo
Photo 13-5 it does not appear that there is Step flashing here where the roof meets the wall of the second roof. Recommend having a qualified roofer check to make sure that this is water tight.
Photo
Photo 13-6 Good.
Photo
Photo 13-7 
Photo
Photo 13-8 The roof was relatively new. The shingles are in very good shape.
Photo
Photo 13-9 Good.
Photo
Photo 13-10 Good.
Photo
Photo 13-11 Ventilation for the roof was okay.
Photo
Photo 13-12 This area under the roof should be checked often to make sure birds dont nest here.
Photo
Photo 13-13 
14)  The gutters in front are installed with no lean. Because they do not sloped toward the downspout they are holding water. This can cause them to become blocked much sooner. Recommend repair correcting the angle of the gutters.
Photo
Photo 14-1 
Photo
Photo 14-2 The gutter is holding water because it is not angled correctly toward the downspout.
Garage or Carport
Table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Detached, Garage, Carport
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Roll
Number of vehicle doors: 2
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable, Required repair or evaluation (see comments below)
Condition of detached garage or carport structure: Appeared serviceable
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Steel frame
Condition of roof structure: Appeared serviceable
Roof inspection method: Viewed from ground
Roof type: Gable
Roof surface material: Metal panel
15)  Garage concerns:
Photo
Photo 15-1 The driveway with concrete in back.
Photo
Photo 15-2 The garage has its own AC unit.
Photo
Photo 15-3 Good.
Photo
Photo 15-4 This is most likely where the roof is leaking
Photo
Photo 15-5 Good.
Photo
Photo 15-6 the garage ceiling had a stain from a leak this is most likely due to the seam between the two Ridge pieces at the very Ridge of the roof. Recommend repairs.
16)  Carport was okay. Shed was okay.
Photo
Photo 16-1 Good.
Photo
Photo 16-2 Tool Shed was okay
Photo
Photo 16-3 There is a good sized wasp nest in the tool shed that should be removed.
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
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of sub: Appeared serviceable
Location of main service panel #A: Laundry room
Location of sub-panel #B: Garage
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Smoke alarms installed: Yes
Smoke alarm power source(s): Hard wired
17) Recommend replacing smoke alarms and installing correctly.
Photo
Photo 17-1 
18) Electrical concerns:
Photo
Photo 18-1 Although the smoke alarm tested okay, it was loose and it's electrical connection box and needs to be remounted. Because the smoke alarms are probably 10 years old or older, it is recommended that they are all replaced upon moving into the new home.
19) Electrical service was okay.
Photo
Photo 19-1 Good.
Photo
Photo 19-2 No issues detected in the electrical panel.
Photo
Photo 19-3 The electrical was good.
Plumbing / Fuel Systems
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.
Condition of service and main line: Appeared serviceable
Location of main water meter: Not applicable (private or shared well)
Location of main water shut-off: In hall closet, Crawl space
Water service: Private well
Service pipe material: Plastic
Condition of supply lines: Appeared serviceable
Supply pipe material: PEX plastic, CPVC plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Crawl space
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: No
Sewage ejector pump installed: No
Condition of fuel system: Near, at or beyond service life
Visible fuel storage systems: Above ground, propane tank
Location of main fuel shut-off valve: At propane tank
20) The plumbing and water system are good. See pictures for a separate concerns.
Photo
Photo 20-1 Propane tank should be mounted on a platform of either wood or concrete and not just sitting in the dirt. It will corrode faster in the dirt. Also it should not be placed right directly next to the dryer vent.
Photo
Photo 20-2 This may be the cover for the septic tank.
Photo
Photo 20-3 
Photo
Photo 20-4 Culligan water softener system appeared to okay but had no salt. Recommend inquiring if Culligan can service the unit to be sure that the house has good clean water.
Photo
Photo 20-5 
Photo
Photo 20-6 No salt in the tank.
Water Heater
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.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Electricity
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Manufacturer: U.S. Craftmaster
Location of water heater: Utility room
Hot water temperature tested: Yes
21) The water heater was good.
Photo
Photo 21-1 There appears to be some poison around in case of mice. Recommend ensuring that the opening between the pipes and the floor is sealed.
Photo
Photo 21-2 
Photo
Photo 21-3 Water heater appears to be a 2011 model. It is good.
Photo
Photo 21-4 
Heating, Ventilation and Air Condition (HVAC)
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): Heat pump
General heating distribution type(s): Ducts and registers
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Split system, Packaged unit, Heat pump
Manufacturer: Payne
Condition of controls: Appeared serviceable
22) While the air conditioner was working well, the main duct is disconnected in the crawl space and needs immediate repair. While the servicemen is there it is recommended to have the evaporator coils cleaned as the unit is dirty inside now.
Photo
Photo 22-1 Water in the AC condensate tray. The drain line is blocked. Recommend service
Photo
Photo 22-2 The AC unit coil is dirty from continuous use and the AC condensate drain is blocked. Recommend service by qualified HV AC technician.
Photo
Photo 22-3 The HVAC system was operating very well. Due to the plenum in the crawl space being disconnected it was operating continuously trying to keep the house cool. Recommend immediate repairs to the ductwork below. Also recommend service because of the fact that it has been running continuously and that the interior of the ductwork is now dirty.
Photo
Photo 22-4 The main plenum for the exhaust of the HP AC system
Photo
Photo 22-5 Good.
Photo
Photo 22-6 
Fireplaces, Stoves, Chimneys and Flues
Table of contents
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, 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 gas-fired fireplaces or stoves: Required repair, replacement and/or evaluation (see comments below)
Gas fireplace or stove type: Converted wood-burning fireplace
Fan or blower installed in gas-fired fireplace or stove: Yes
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Gas-fired flue type: B-vent
23) The gas logs are unusable. They do not fit into the fireplace where there are installed. Recommend removal.
Photo
Photo 23-1 The gas log fire place was insert is not installed properly. There is no local shut off for the propane and the unit does not even fit into the fireplace. The glass doors cannot be shut. Recommend removal and replacement with a proper unit buy a qualified gas appliance technician. This is a safety issue if used.
Photo
Photo 23-2 
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.
Permanently installed kitchen appliances present during inspection: Range, Refrigerator, Microwave oven
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built: Appeared serviceable
24) The kitchen was okay.
Photo
Photo 24-1 the refrigerator was very good.
Photo
Photo 24-2 Hot water was okay.
Photo
Photo 24-3 The stove was good.
Photo
Photo 24-4 The kitchen was okay.
Photo
Photo 24-5 
Bathrooms, Laundry and Sinks
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
Location #C: Laundry room/area
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom ventilation type: Spot fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
25)  Master bath was okay.
Photo
Photo 25-1 This bathroom was okay.
Photo
Photo 25-2 Good, but recommend caulking the base of the toilet.
26)  2nd bath was okay, but vent fan was slow to operate.
Photo
Photo 26-1 Good.
Photo
Photo 26-2 Good.
Photo
Photo 26-3 The drain cover is loose on the shower. Recommend repairs.
27)  Laundry room would benefit from repairs.
Photo
Photo 27-1 Laundry hookups are available. Be sure to use braided stainless steel hoses and not black rubber ones for the washing machine hookup.
Interior, Doors and Windows
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: Appeared serviceable
Exterior door material: Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Metal
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall or plaster, Paneling
Ceiling type or covering: Drywall or plaster
Condition of flooring: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Vinyl, linoleum or marmoleum
28) While the interior was good some of the floors would benefit from remodeling.
Photo
Photo 28-1 Good.
Photo
Photo 28-2 Good.
Photo
Photo 28-3 
Photo
Photo 28-4 Good.
Photo
Photo 28-5 There is a gap between the flooring and the sliding glass door frame. Recommend filling this Gap with a sealant to keep bugs out.
Photo
Photo 28-6 Good.
Photo
Photo 28-7 Good.
Photo
Photo 28-8 This area of the new edition room has stains from a leaky roof. This is directly below the bad patch job above on the roof. Recommend repair be made to the roof and then refinishing this area.
Photo
Photo 28-9 The sliding door was okay and would benefit from having the track cleaned and the wheels lubricated.
Photo
Photo 28-10 Good.
Photo
Photo 28-11 Good.

Danrocks Home Services, 805 Longfield Road, Fincastle VA 24090