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http://devinehomeinspections.com
devinehomeinspections@gmail.com
(601) 550-9842
Inspector: Bill Devine
MS License #0600
Expires 02-28-20

Property Inspection Report

Client(s):  Home Owners
Property address:  Any Town
Inspection date:  Monday, November 12, 2018

This report published on Monday, November 12, 2018 6:14:23 PM CDT

Dear Client:

Thank you for choosing Devine Home Inspections, LLC to perform the following inspection. We've made every effort to provide you with a thorough, high-quality, professional inspection, and hope that the information in this report proves to be valuable in your consideration of this property. If for any reason you are dissatisfied with this report, or have questions after reviewing it, please don't hesitate to call us. If you are satisfied, please tell your friends about us. Your referrals are very much appreciated.

This report is the exclusive property of Devine Home Inspections, LLC and the individual(s) paying for the inspection and report. Information contained herein was prepared exclusively for the named client and his/her authorized representatives. Use of this report by any unauthorized persons is prohibited. This report is transferable only with the consent of the individual(s) paying the inspection fee. Such transfer does not imply any warranty or guarantee regarding the report by the inspection firm, and such transfer does not cover all potential areas of concern a third party may have.

This report represents our professional opinion of the condition of the inspected elements of the subject property AT THE TIME OF THE INSPECTION, determined during a limited-time inspection. This inspection was performed in a manner consistent with the requirements of the State of Mississippi, the standards of the home inspection industry (ASHI and InterNACHI), terms and conditions of the Inspection Agreement, and LIMITATIONS noted both in the Inspection Agreement and in the Standards of Practice. Client is encouraged to read the Standards of Practice of both ASHI and InterNACHI for important limitations and exclusions. Links are provided at the end of this report.

We have inspected the subject property and must report to you what we found. Home Inspection Reports by nature focus on defects and may seem negative in tone. Some features of this property may be in excellent condition and of high quality but have not been mentioned, or have been deemed "serviceable" in the report. This is not meant to downplay this property's assets, but to focus on alerting you to potentially expensive problems. Bear in mind that all homes, regardless of their ages, have some number of defects.

If you have any questions regarding this report, please FEEL FREE TO CALL US at 601.550.9842.

Thank you again for choosing Devine Home Inspections, LLC.

How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
SafetyPoses a safety hazard
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
CommentFor your information
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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

Table of Contents

General Information
Grounds
Exterior and Foundation
Roof
Attic and Roof Structure
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
Now That You've Had An Inspection
What Really Matters
Conclusion

View summary

General Information
Table of contents
Report number: 315119
Time started: 8am
Time finished: 11:30am
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Cloudy, Wet
Temperature during inspection: Warm
Payment method: Cash
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 1996
Source for main building age: Municipal records or property listing
Front of building faces: East
Main entrance faces: East
Occupied: Yes, furniture or stored items were present
1) Comment - Many areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
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Photo 1-1 
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Photo 1-2 
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, minor cracks/lifting
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk and patio materials: Poured in place concrete
Condition of porch cover: Appeared serviceable
Porch cover material: Covered by roof
Condition of porch: Appeared serviceable
Porch material: Concrete
2) Repair/Maintain, Comment - The privacy fence was in need of repair, and the shrubbery, vines, ivy, and tree limbs needed trimming away from house structure. Vegetation can hold water next to foundation and can hide insect activity; tree limbs can prematurely wear roof shingles. Recommend 6-12 inches of clearance between vegetation and house.
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Photo 2-1 
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Photo 2-2 Water fixtures were excluded from inspection.
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Photo 2-3 
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Photo 2-4 
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: Required repair, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood, Wood fiber, Vinyl, Brick veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
Footing material: Not determined (inaccessible or obscured)
3) Repair/Replace, Monitor - The masonry (brick) veneer had narrow cracks in various locations that appeared to be from normal house-settling. Recommend installing a complete gutter system with downspout extensions (to divert rainwater away from foundation), sealing cracks, and monitoring for future movement.
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Photo 3-1 Back of house, north wall (by exterior Den door). Pictures are representative and not exhaustive.
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Photo 3-2 Back of house, left French door
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Photo 3-3 Northwest, back wall (near A/C unit)
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Photo 3-4 North wall (right side of what used to be garage vehicle door)
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Photo 3-5 Front porch
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Photo 3-6 Front of house, southwest. Appeared to be concrete spalling.
4) Repair/Replace - Some sections of siding, trim, doors, etc. were deteriorated or missing. Recommend that a qualified person repair or replace as needed.
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Photo 4-1 Back door area. Pictures are representative and not exhaustive.
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Photo 4-2 Woodwork above left-side French door was not complete and a brick was loose.
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Photo 4-3 
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Photo 4-4 Exterior Den door
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Photo 4-5 Back of house, right-side French Door
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Photo 4-6 Front porch door
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Photo 4-7 Front porch area
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Photo 4-8 Front of house, south. Shutter was loose and window trim was soft.
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: Partially traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable, Hipped
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: Required repair, replacement and/or evaluation (see comments below)
5) Repair/Replace, Conducive conditions - One or more gutters and/or downspouts were incomplete and debris had accumulated in gutters or downspouts and on roof surface. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. Water may not flow easily off the roof, and can enter gaps in the roof surface. These are conducive conditions for foundation issues, leaks, and wood-destroying organisms. Recommend that a qualified person repair and clean gutters and downspouts.
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Photo 5-1 
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Photo 5-2 
6) Comment - The roof appeared to be in good condition.
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Photo 6-1 
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Photo 6-2 
Attic and Roof Structure
Table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed
Condition of roof structure: Required repair. See note below.
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic: Appeared serviceable
Ceiling insulation material: Fiberglass loose fill
Approximate attic insulation R value (may vary in areas): R-36, estimate only
Vermiculite insulation present: None visible
Vapor retarder: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Gable end vents, Open soffit vents
7) Safety, Repair/Maintain, Evaluate - One or more recessed "can" lights were installed in the attic and were in contact with insulation. The inspector was unable to find a label or markings that indicated that these lights are designed to be in contact with insulation. If lights are not "IC" rated then this is a fire hazard. Recommend further evaluation by a qualified contractor to determine if these lights are rated for contact with insulation. If they aren't, or if their rating can't be determined, then recommend that a qualified person make permanent repairs as necessary, for example by installing shields around lights or moving insulation 3 inches away from all sides of lights.
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Photo 7-1 Insulation had been partially moved away from lights.
8) Repair/Replace, Evaluate - A water stain with an elevated level of moisture was found on the back (west) side of the attic beside a plumbing vent pipe (near the attic entrance). The stain appears to be due to an active roof leak at the pipe flashing. Recommend that a qualified contractor evaluate and repair as necessary.
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Photo 8-1 Inspector marked area with green tape for easier locating.
9) Repair/Replace - One or more support posts in the attic were loose. Recommend that a qualified person re-attach.
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Photo 9-1 Near attic entrance. Inspector marked area with green tape for easier locating.
10) Comment - The attic insulation appeared to have an approximate R-value of 36, estimate only (varied across attic). R-38 is the recommended value.
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Photo 10-1 
11) Comment - The attic appeared to be in good condition.
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Photo 11-1 
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Photo 11-2 
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): Not applicable, no single main disconnect
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Building exterior
Location of main service panel #B: Bedroom, Closet
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: Non-metallic sheathed, Copper
Solid strand aluminum branch circuit wiring present: None visible
Ground Fault Circuit Interrupter (GFCI) protection present: Yes
Arc Fault Circuit Interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested. See note below.
Carbon monoxide alarms installed: No, recommend install
12) Safety, Repair/Replace - One or more branch circuit wires in panel A appeared to be undersized for their circuit breakers. This is a potential fire hazard. Recommend that a qualified electrician repair as necessary.
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Photo 12-1 
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Photo 12-2 Appeared to be #8 conductors (wires) on 60 and 50 amp breakers. Number 8 wire is rated for 40-45 amps. Recommend a qualified electrician further evaluate both panels.
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Photo 12-3 
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Photo 12-4 
13) Safety, Repair/Replace - One or more Ground Fault Circuit Interrupter (GFCI) receptacles (outlets) wouldn't trip at the exterior, kitchen, and Hall Bathroom. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary.
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Photo 13-1 Front porch
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Photo 13-2 Kitchen, left of sink
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Photo 13-3 Hall Bathroom. Recommend client periodically test each GFCI receptacle (including the one under the jetted tub) by pushing center buttons, to ensure that these important safety devices are functioning properly.
14) Safety, Repair/Replace - Smoke alarm in Master Bedroom was missing its cover, and was not functional. Recommend replacing this alarm and any 10 years old or older. For more information, visit: http://www.reporthost.com/?SMKALRM
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Photo 14-1 
15) Safety, Repair/Maintain - One or more cover plates for receptacles (outlets) and junction boxes were missing. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
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Photo 15-1 Behind washing machine
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Photo 15-2 A few near attic entrance. Inspector marked each with green tape for easier locating, however electrician should make further evaluation.
16) Repair/Replace - The Hall Bathroom light switch worked in intermittently. Recommend a qualified person replace.
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Photo 16-1 
17) Maintain, Comment - Recommend client periodically test each smoke detector by pushing button on front of detector and using a smoke-test. Button only tests alarm-sound and not detector's ability to detect smoke. Recommend using both types of detectors: photo electronic and ionization. See: http://www.safetyresource.org/fire_safety/smoke_detector_types.html
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Photo 17-1 
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
Water service: Public
Water pressure (psi): 57
Location of main water shut-off: Building exterior
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Not determined (inaccessible or obscured)
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sewage ejector pump installed: Yes
Condition of sewage ejector pump: Not determined
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground
Location of main fuel shut-off valve: At gas meter
18) Maintain, Evaluate - Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:
  • Consult with the property owner about this system's maintenance and repair history
  • Review any documentation available for this system
  • Review inspection and maintenance requirements for this system
  • That a qualified specialist evaluate, perform maintenance and make repairs if necessary
For more information, visit:
http://www.reporthost.com/?SEPTIC
19) Evaluate - A sewage ejector pump appeared to have been installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. These systems are typically sealed and involve moving parts. They are subject to clogging and/or damage from disposal of items such as disposable diapers and sanitary napkins. Recommend that this pump and related equipment (piping, valves, etc.) be evaluated by a qualified plumber and repaired if necessary. This should be done per the manufacturer's recommendations in the future, or annually if unable to verify the manufacturer's recommendations. Typically, these pumps have a lifespan of 7-10 years. For more information, visit: http://www.reporthost.com/?SEWEJPMP
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Photo 19-1 
20) Comment - The water pressure was 57 psi at time of inspection. Recommended range is 40-80 psi.
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Photo 20-1 
21) Comment - The main water shut-off valve was located in the front yard, south side.
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Photo 21-1 
22) Comment - The main gas shut-off valve was located at the meter.
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Photo 22-1 
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: Natural gas
Capacity (in gallons): 50
Temperature/Pressure Relief valve installed: Yes
Location of water heater: Laundry Room
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 125.0
Condition of burners: Required repair, replacement and/or evaluation (see comments below)
Condition of venting system: Required repair, replacement and/or evaluation (see comments in Flue Section below)
23) Safety, Repair/Replace - The water heater did not have earthquake straps or struts installed. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over and/or gas lines breaking. Leaks can also occur in water-supply pipes. Recommend that a qualified person install earthquake straps or struts as necessary and per standard building practices.
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Photo 23-1 
24) Safety, Repair/Replace - The drain line for the water heater's Temperature/Pressure Relief (TPR) valve was made from PVC plastic pipe. This material is not rated for high temperature and pressure, and poses a safety hazard. A qualified plumber should repair per standard building practices, for example by replacing the PVC drain pipe with rigid copper or CPVC plastic pipe.
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Photo 24-1 Once a proper drain line is installed, recommend client periodically test the water heater's Temperature/Pressure Relief (TPR) valve by lifting lever, in order to ensure that this important safety device is functioning properly.
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Photo 24-2 
25) Safety, Repair/Maintain, Evaluate - The water heater burner flame was not completely blue in color. Various conditions can cause incorrect flames (not blue, noisy, floating) including incorrect drafting, dirty burner orifices, and improper gas pressure. Recommend that a qualified contractor evaluate and repair as necessary.
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Photo 25-1 
26) Safety - The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit: http://www.reporthost.com/?SCALD
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Photo 26-1 
27) Repair/Replace, Evaluate - Scorch marks were visible on the water heater casing above or around the combustion chamber opening. This may be a sign of a loose or missing inner flame shield, improper venting, an improperly positioned burner, or other problems. Recommend that a qualified contractor evaluate and repair if necessary.
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Photo 27-1 
28) Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age and/or its useful lifespan. Recommend budgeting for a replacement. The client should be aware that significant flooding can occur if the water heater fails. Recommend installing a catch pan on this or next water heater.
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Photo 28-1 Water Heater appeared to have been manufactured in 1996 and had a fifty-gallon capacity.
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): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating systems: Appeared serviceable
Forced air heating system fuel types: Natural Gas and Electric
Estimated age of forced air furnaces: 1996, 2004
Location of forced air furnaces: Kitchen and Den closets
Condition of furnace filters: Required replacement
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Type of combustion air supply: No dedicated source visible, uses room/attic air. See note below.
Condition of venting system: Required repair, replacement and/or evaluation (see comments below and in Flue Section)
Condition of cooling system: Appeared serviceable
Cooling system fuel type: Electric
Type: Split system
Condition of controls: Appeared serviceable
29) Safety, Repair/Replace, Evaluate - Based on the location and the visible venting, the furnace appeared to have a substandard source of combustion and/or dilution air. All gas and oil-fired appliances require adequate air for combustion, dilution, and ventilation. This is a potential safety hazard and may result in combustion fumes entering living spaces. Recommend that a qualified HVAC contractor evaluate and repair per standard building practices
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Photo 29-1 
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Photo 29-2 May need vent in door.
30) Repair/Maintain - The last service date of the gas-fired and electric forced-air furnaces appeared to be more than 1 year ago. Recommend that a qualified HVAC contractor inspect, clean, and service these systems, and make repairs if necessary. This servicing should be performed annually in the future. For more information visit: http://www.reporthost.com/?ANFURINSP
31) Maintain - Recommend replacing HVAC filters upon taking occupancy, checking filters monthly in the future, and replacing them as necessary. How frequently they need replacing 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).
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Photo 31-1 Gas furnace filter
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Photo 31-2 
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Photo 31-3 Electric furnace filter
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Photo 31-4 
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Photo 31-5 Recommend cleaning under gas furnace
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Photo 31-6 The gas furnace burners appeared to be in good condition.
32) Comment - The estimated useful life for most forced air furnaces is 15-20 years. The gas-fired furnace appeared to be at this age and/or its useful lifespan. Recommend budgeting for a replacement.
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Photo 32-1 The gas furnace appeared to have been manufactured in 1996.
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Photo 32-2 
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Photo 32-3 The electric furnace was manufactured in 2004.
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Photo 32-4 
33) Comment - The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. The larger unit appeared to be beyond this age and/or its useful lifespan. Recommend budgeting for a replacement.
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Photo 33-1 The larger A/C condensing unit was manufactured in 1996.
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Photo 33-2 
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Photo 33-3 The smaller A/C condensing unit was manufactured in 2004.
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Photo 33-4 
34) Comment - The A/C and heat output temperatures appeared to be in good condition.
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Photo 34-1 The larger unit's A/C output temperature at the supply register (vent).
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Photo 34-2 The larger unit's A/C temperature at the return. A 12-20 degree difference between the vent and the return is recommended.
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Photo 34-3 The smaller unit's A/C output temperature at the supply register (vent).
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Photo 34-4 The smaller unit's A/C temperature at the return. A 12-20 degree difference between the vent and the return is recommended.
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Photo 34-5 The gas furnace unit's heat output temperature at the supply register (vent).
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Photo 34-6 The electric furnace unit's heat output temperature at the supply register (vent).
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 fireplace: Required repair, replacement and/or evaluation (see comments below)
Gas fireplace type: Metal pre-fab fireplace
Gas-fired flue type: B-vent, Vent-free
Condition of flues: Required repair. See note below.
35) Safety, Repair/Replace - The gas supply shut-off valve for the "log lighter" burner was inside the fireplace's firebox. The valve may be inaccessible in the event of a malfunction or a blaze inside the firebox. This is a potential safety hazard. Such valves should be located outside the firebox, but close enough so that you can operate them while igniting the log lighter. Recommend that a qualified contractor repair per standard building practices.
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Photo 35-1 
36) Safety, Repair/Maintain - The B-vent metal flue pipes for the water heater and the gas furnace were too close to combustible materials and/or insulation in the attic. This type of vent requires a minimum of one-inch clearance to such materials. This is a fire hazard. Recommend that a qualified person repair as necessary, for example by moving insulation, moving the flue pipe, installing a shield or making modifications to surrounding structures.
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Photo 36-1 Gas furnace flue
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Photo 36-2 Water Heater flue
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Photo 36-3 Tops of the flues appeared to have adequate clearance to combustibles.
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Photo 36-4 
37) Safety, Maintain - The prefabricated firebox was sealed at the top (no flue). Only vent-free gas logs (or electric) would be safe to use here. Recommend client verify that these logs are vent-free, and review all available documentation for gas-fired fireplaces. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years.
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Photo 37-1 
38) Repair/Replace, Evaluate - The gas fireplace logs did not respond to normal controls (e.g. on/off switch, thermostat, remote control) and were not fully evaluated as a result. The control-knob appeared to need repair, and the pilot light was turned off. The inspector only operates normal controls and does not light pilot lights or operate gas shut-off valves. Consult with the property owner, review all documentation for such gas appliances, and become familiar with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
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Photo 38-1 
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Natural gas
Type of ventilation: Built into microwave over cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
39) Repair/Replace - The dishwasher appeared to be inoperable. Recommend that a qualified specialist repair or replace as necessary.
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Photo 39-1 
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Photo 39-2 
40) Comment - The kitchen appeared to be in good condition.
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Photo 40-1 
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Photo 40-2 Microwave oven functioned.
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Photo 40-3 Checking sink sprayer and water-flow.
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Photo 40-4 Checking for leaks.
Bathrooms, Laundry and Sinks
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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, Hall
Location #B: Master Bath
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: Appeared serviceable
Bathroom ventilation type: Spot exhaust fans
240 volt receptacle for laundry equipment present: Yes
41) Repair/Replace - The bathtub drain stopper mechanism for the jetted tub did not function as designed. Recommend that a qualified person repair or replace as necessary.
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Photo 41-1 
42) Repair/Maintain, Comment - Both bathrooms appeared to be in good condition. Minor repairs needed.
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Photo 42-1 Jetted tub functioned and was Ground Fault Circuit Interrupter (GFCI)-protected at receptacle under tub. Recommend client periodically test all GFCIs by pushing center buttons to make sure these important safety devices are functioning properly.
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Photo 42-2 At both bathrooms, no significant shower water-flow-drop was observed when all faucets were turned on and toilet was flushed simultaneously.
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Photo 42-3 Checking each toilet's flush.
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Photo 42-4 Checking for leaks.
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Photo 42-5 Checking each toilet's stability.
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Photo 42-6 Toilet paper holder was missing in Hall Bathroom and loose in the Master Bathroom.
Interior, Doors and Windows
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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. See note below.
Exterior door material: Metal, Glass panel
Condition of interior doors: Appeared serviceable. See note below.
Condition of windows: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Metal, Multi-pane, Single-hung
Condition of walls and ceilings: Required repair, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Required repair, replacement and/or evaluation (see comments below)
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Wood or wood products, Tile
43) Repair/Replace - Deadbolts on one or more doors were inoperable. Recommend that a qualified person repair as necessary.
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Photo 43-1 Den interior door
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Photo 43-2 Both Formal Living Room exterior doors.
44) Repair/Replace - Glass in one or more windows was cracked. Recommend that a qualified contractor replace glass where necessary.
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Photo 44-1 Den
45) Repair/Replace - Screens were missing from many windows. These windows may not provide ventilation during months when insects are active. Also, the front doorbell did not function. Recommend repairing or replacing.
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Photo 45-1 
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Photo 45-2 
46) Repair/Replace - One or more interior walls and/or trim were damaged. North wall in Den had elevated level of moisture. Recommend that a qualified person repair as necessary.
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Photo 46-1 Kitchen area. Pictures are representative and not exhaustive.
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Photo 46-2 Den (formerly garage) , north wall. Elevated level of moisture was found. Recommend a qualified contractor evaluate and repair per current building standards.
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Photo 46-3 Den, north wall
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Photo 46-4 Den
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Photo 46-5 Some southwest bedroom baseboards had pulled loose from walls.
47) Comment - Checking window egress around house, for safety.
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Photo 47-1 
Now That You've Had An Inspection
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48) - Now that you've had a home inspection, below are some useful links for Prospective Buyer(s):
10 EASY WAYS TO SAVE ENERGY IN YOUR HOME: http://www.nachi.org/increasing-home-energy-efficiency-client.htm
15 TOOLS EVERY HOMEOWNER SHOULD OWN: http://www.nachi.org/15-tools.htm
HOME MAINTENANCE CHECKLIST/REPAIR:
http://frugalliving.about.com/od/homemaintenancerepair/a/Home-Maintenance-Checklist.htm
http://frugalliving.about.com/od/homemaintenancerepair/Home_MaintenanceRepair.htm
What Really Matters
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49) - by Nick Gromicko (Founder of InterNACHI)

Buying a home? The process can be stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short amount of time. This often includes a detailed written report, numerous photographs, and what the inspector himself says during the inspection. All of this, combined with the seller's disclosure and what you notice yourself, makes the experience even more overwhelming. What should you do?

Relax. Most of your inspection will be maintenance recommendations, life expectancies for various systems and components, and minor imperfections. These are useful to know, however the issues that really matter will fall into four categories:

1. Major Defects. An example of this would be a structural failure;
2. Things that lead to major defects, such as a small roof-flashing leak, for example;
3. Things that may hinder your ability to finance, legally occupy, or insure the home; and
4. Safety Hazards, such as an exposed, live buss bar at the electrical panel.

Anything in these categories should be addressed. Often, a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4).

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report. No home is perfect. Keep things in perspective. Do not kill your deal over things that do not matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure, or nit-picky items.
Conclusion
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50) - A Home Inspection is a non-invasive, visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home (excluding LIMITATIONS), as identified and agreed to by the Client and Inspector in the Devine Home Inspections, LLC Residential Inspection Agreement (including referenced Standards of Practice and their limitations and exclusions) prior to the inspection process.

A Home Inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the VISIBLE and APPARENT condition of the structure and its components on the DATE OF THE INSPECTION, and NOT the prediction of future conditions.

A Home Inspection will NOT REVEAL EVERY CONCERN that exists or ever could exist, but only those material defects observed on the day of the inspection. A Material Defect is a condition of a residential real property, or any portion of it, that would have a significant, adverse impact on the value of the real property, or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is NOT by itself a material defect.

An Inspection Report shall describe and identify, in written format, the inspected systems, structures, and components of the dwelling, and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring, or further evaluation by professionals, but this is not required.

NO WARRANTY, GUARANTEE, OR INSURANCE by Devine Home Inspections, LLC is expressed or implied. While due-care was exercised in the performance of this inspection, the company makes no representations or guarantees with respect to latent deficiencies or future conditions as part of the inspection or this report. This report, including any attachments, should be reviewed in its entirety. Any questions about the inspection or report should be resolved prior to title transfer.

This report does not include inspection for wood-destroying insects, mold, lead or asbestos. A representative sampling of the building components is viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of components is performed. NOT ALL DEFECTS WILL BE IDENTIFIED during this inspection. Unexpected repairs should be anticipated. The person conducting your inspection is not a licensed structural engineer or other professional whose license authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts. This house was inspected as existing property and not as new construction.

You are advised to seek two professional opinions and acquire estimates of repair as to any defects, comments, improvements, or recommendations mentioned in this report. We recommend that the qualified professional making any repairs inspect the property further in order to discover and repair related problems that were not identified in the report. We recommend that all repairs, corrections, and cost estimates be completed and documented prior to closing or purchasing the property. FEEL FREE TO HIRE OTHER PROFESSIONALS to inspect the property prior to closing, including HVAC professionals, electricians, plumbers, engineers, or roofers.

This inspection was performed in accordance with the current requirements of the State of Mississippi (ASHI Standards) and the Standards of Practice and Code of Ethics of the International Association of Certified Home Inspectors (InterNACHI). The Standards contain certain and VERY IMPORTANT LIMITATIONS, EXCEPTIONS, and EXCLUSIONS to the inspection. You are encouraged to view complete copies of the Standards of Practice we adhere to at the following links: http://www.mrec.state.ms.us/docs/mhib_License_Law_Standards_of_Practice_and_code_of_ethics_2006.pdf
http://www.nachi.org/sop.htm