This report published on Monday, November 12, 2018 7:18:07 PM CDT
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 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.
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 person 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. Any person or entity that relies on this inspection report agrees to be bound by the Inspection Agreement.
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:
Poses a safety hazard
Recommend repairing or replacing
Recommend repair and/or maintenance
Recommend ongoing maintenance
Recommend evaluation by a specialist
Recommend monitoring in the future
For your information
Conditions 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
Time finished (including Crawl Space inspection): 12 pm
Client present for discussion during inspection: No
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm
Payment method: Invoiced
Buildings inspected: One House
Number of residential units inspected: 1
Age of main building: 1948
Source for main building age: Municipal records or property listing
Front of building faces: South
Main entrance faces: South
1) Safety, Comment - Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit: http://www.reporthost.com/?EPA http://www.reporthost.com/?CPSC http://www.reporthost.com/?CDC
2) Evaluate, Comment - The natural gas service was not turned on during the inspection. As a result, items such as the gas supply system, gas-fired heater(s), etc. weren't fully evaluated. The inspector was unable to test for gas leaks. Recommend that a qualified person make a full evaluation of the gas supply system and gas-fired appliances after the gas supply is turned on. Any problems that are found after this evaluation should be repaired by a qualified contractor.
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 sidewalk, porches, and/or driveway: Required repairs, replacement and/or evaluation (see comments below)
Condition of porch/patio/carport covers: Required repairs, replacement and/or evaluation (see comments below and in Roof and Attic Sections)
Porch/patio/carport cover material: Covered by roof
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Concrete, Wood
3) Repair/Replace - Cracks, broken concrete, settlement, etc. were found in driveway. Recommend that qualified contractor repair as necessary.
4) Repair/Replace - Deterioration was found in one or more support posts for the carport cover, and soil was in contact with one or more support posts for the patio cover. Even if posts are made of treated wood, the cut ends below soil may not have been field treated. Also, the attachment methods, if any, for the support posts for the carport and patio covers could not be determined. Posts may become dislodged if struck by a vehicle, etc. These are all potential safety hazards. Recommend that a qualified contractor repair as necessary.
5) Comment - The detached structure was excluded from inspection.
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 inspector is not a licensed foundation contractor and does not guarantee that foundation is not in need of repair or determine the adequacy of seismic reinforcement. Client is encouraged to consult a licensed foundation contractor.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood Frame
Wall covering: Brick, Cement Fiber, Vinyl
Condition of foundation and footings: Required repairs, replacement and/or evaluation (see Interior Section below)
Apparent foundation type: Crawl Space, Post and Pier
Footing material: Concrete
6) Safety, Comment - Based on the appearance of the siding and the age of this structure, the exterior siding material may contain asbestos. The EPA recommends leaving such siding in place and undisturbed, and maintaining a paint coat for encapsulation. Modern cement-based siding with no asbestos content, often with a similar appearance, is available for repairs when needed. The client should be aware that this siding may contain asbestos when considering repairing or replacing it. At that time or before if the client has concerns, consult with a qualified abatement specialist and/or testing lab. For more information, visit: http://www.reporthost.com/?AITH http://www.reporthost.com/?EPAASB
7) Repair/Replace - Some sections of siding, trim, etc. were damaged or deteriorated. Recommend that a qualified contractor repair or replace as necessary.
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: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or Fiberglass Composition Shingles
Roof type: Gable
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
9) Repair/Replace, Evaluate - Some buckling/sagging of roof decking was observed. This can be caused by several issues: moisture, ventilation, nailing, spacing, sheathing, etc. (see http://pattoncontracting.com/roofing-buckling.htm). Jacking foundation may cause rafters to lift. Recommend having a qualified contractor evaluate and repair as needed.
10) Repair/Replace, Evaluate - The roof structure covering the carport and back side of the house (patio area) appeared to have been added after the house was built. The roof-line was sagging at the front of the house, and there was no access to this attic space in order to observe the construction method of the add-on roof (see Attic Section below). Recommend a qualified contractor evaluate and repair as needed.
11) Repair/Replace, Conducive conditions - Substandard installations of the roof shingles and flashing were found on the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms/rot. Asphalt or tar sealant had been applied to the roofing and flashing in one or more areas. This is a common practice to seal leaks, but requires maintenance. Recommend that a qualified contractor repair per standard building practices.
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: Partially traversed (no access above carport/patio, see below)
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof structure type: Rafters
Ceiling structure: Ceiling Joists
Condition of insulation in attics: Required additional
Ceiling insulation material: Fiberglass Roll or Batt, Cellulose Loose Fill
Approximate attic insulation R values (may vary in areas): R-11, estimate only (main attic); R-15, estimate only (north attic)
Vermiculite insulation present: None visible
Vapor retarder: None in some areas
Condition of roof ventilation: Required repair, replacement and/or evaluation (see comments below)
Roof ventilation type: Gable End Vents, Soffit Vents, Mechanical Vent with Powered Fan, Mechanical Vent with Turbine
12) Safety, Repair/Maintain, Evaluate - One or more recessed "can" lights were installed in the attic(s) and were in contact with insulation. The inspector was unable to find labels 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 safety/fire hazard. Recommend moving insulation at least three inches from sides of lights, installing shields around lights, or having further evaluation by a qualified contractor to determine if these lights are rated for contact with insulation.
13) Repair/Replace, Evaluate - An attic space greater than 30 inches in height appeared to exist in this building (above patio and carport areas), but no access point was found. Standard building practices require that access points be installed for attic spaces more than 30 inches in height for periodic evaluation. Recommend that a qualified contractor install attic an access point where missing and per standard building practices (e.g. adequate size, insulated, weatherstripped) and fully evaluate this attic space and roof structure. This area is excluded from this inspection.
14) Repair/Replace, Evaluate - Inside both attics, rainwater stains and/or deterioration were found on the roof sheathing. Stains were dry at time of inspection, per moisture meter. Recommend a qualified contractor repair sheathing and evaluate and/or repair leaks.
15) Repair/Replace, Evaluate - One or more sections of the roof structure appeared to have substandard ventilation. One or more gable end vents appeared to have been sealed and/or were missing, and no ridge vents were installed. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, result in sagging/buckling sheathing, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation; often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices.
16) Repair/Replace, Monitor - The Master Bathroom exhaust fan in the attic had no duct to route the exhaust air outside. Warm, moist bathroom air will enter the attic when the fan is operated during showers or baths. This can result in excessive moisture in the attic insulation and attic. Recommend a qualified contractor install ducting per standard building practices.
17) Repair/Replace, Comment - The attic insulation appeared to have an R-value of approximately 11 in original attic and approximately 15 in back (north) attic, estimates only (varied across attics). R-38 is the recommended value.
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. Note that inspector is not a licensed electrician and does not guarantee that the electrical wiring/system is not in need of repair or that wiring and breaker sizes are compatible. Client is encouraged to consult a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit Breakers
Service entrance conductor material: Stranded copper, Stranded aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of service panels: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel A: Building exterior
Location of service panel B: Front Bedroom, southwest
Location of service panel C: Master Bedroom
Location of main disconnect: Breakers at tops of service panels A and C
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Arc Fault Circuit Interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, partially, but not tested. See note below.
Carbon monoxide alarms installed: Yes, partially, but not tested. See note below.
18) Safety, Repair/Replace, Maintain - Smoke alarms were missing from one or more areas. Additional smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level, and in any attached garage. For more information, visit: http://www.reporthost.com/?SMKALRM Recommend client periodically test each smoke detector by using a smoke-test rather than by just pushing button on front of detector. Button only tests alarm-sound and not detector's ability to detect smoke. Recommend using both types of detectors, photo electronic and ionization, and replacing when 10 years old. For more information, see: http://www.reporthost.com/?SMKALRMLS and http://www.ehow.com/about_5394512_smoke-detector-types.html Also, carbon monoxide alarms were missing from some areas. This is a potential safety hazard. Current standards call for installing approved CO alarms on every level of the home, inside each bedroom, outside sleeping areas, and in accordance with the manufacturer's recommendations. For more information, visit: http://www.reporthost.com/?COALRM
19) Safety, Repair/Replace - One or more electric receptacles (outlets) at the kitchen (counter-top near stove) and exterior (under carport) had no visible Ground Fault Circuit Interrupter (GFCI) protection. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a certified electrician install GFCI protection where necessary per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
Outdoors (since 1973)
Bathrooms (since 1975)
Garages (since 1978)
Kitchens (since 1987)
Crawl spaces and unfinished basements (since 1990)
20) Safety, Repair/Maintain - The inner protective covers (dead fronts) for exterior panel A and the A/C quick disconnect were missing. A child or adult may open panels and come in contact with exposed energized equipment. These are shock or electrocution hazards. Recommend that a qualified electrician install covers and further evaluate all panels.
21) Safety, Repair/Maintain - One or more wires (in addition to the service conductor wires) were tapped into the service conductor lugs in interior panel B (front bedroom). This "tapping before the main" is a safety hazard because no over-current protection exists for these circuit(s). A qualified electrician should repair as necessary.
22) Safety, Repair/Maintain - In both attics, cover plates for junction boxes were missing. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Also, wires with substandard terminations were found in both attics. These are potential shock hazards. Recommend that a qualified electrician repair as necessary, for example by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction boxes.
23) Safety, Repair/Maintain - In the back (north) middle room an electric receptacle (outlet) and/or the box in which it was installed was 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.
24) Safety, Repair/Maintain - In the middle, center room (sliding glass door room), all of the three-slot electric receptacles (outlets) were found with open grounds. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Also, in the Master Bedroom, electric receptacles (outlets) located on the east and north walls had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Inspector marked receptacles with colored dots for easier locating. Recommend that a qualified electrician repair as necessary. For more information, visit: http://www.reporthost.com/?RPR
25) Repair/Maintain - The legends for circuit breakers in all panels were missing or incomplete. This is a potential safety hazard in the event of an emergency when power needs to be turned off. Recommend establishing legends that are accurate, complete, and legible.
Limitations: The following items are not included in this inspection: window units, 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). Note that inspector is not a licensed HVAC contractor and does not guarantee that HVAC system is not in need of repair. Client is encouraged to consult a licensed HVAC contractor.
General heating system type(s): Forced Air, Heat Pump, Gas Wall Heater
General heating distribution type(s): Ducts and Registers
Condition of forced air heating system: Appeared serviceable
Forced air heating system fuel type: Electric
Estimated age of forced air furnace: 2016
Location of forced air unit: Closet
Condition of forced air filters: Required replacement
Location for forced air filter(s): At base of air handler, 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: Appeared serviceable
Cooling system fuel type: Electric
Type: Heat Pump
Condition of controls: Appeared serviceable
26) Safety, Repair/Replace - The gas-fired wall heater, located in the Hall Bathroom, was not inspected. This type of gas heater is considered unsafe by today's standards. Recommend replacing unit with a modern heater equipped with safety features.
27) Safety, Repair/Maintain - No guard was present at the whole house fan to prevent injury by coming in contact with the fan's blades. This is a potential safety hazard. Recommend that a qualified person install a guard.
28) Repair/Replace - The duct-work in the attic had gaps at one or more junctions. This can result in reduced energy efficiency as conditioned air enters attic. Recommend that a qualified HVAC contractor repair as necessary, for example by installing approved tape or mastic at seams.
29) Repair/Replace - The A/C condensate drain line was discharging under the house. Water had accumulated. This is a conducive condition for wood-destroying organisms/rot/mold and foundation issues (see Crawl Space Section below). Recommend a qualified HVAC contractor route drain line to exterior.
30) Maintain, Comment - A whole house fan was installed. The inspector was unable to operate the fan because no controls were found and duct-work was routed on top of fan. It may need repairs or be controlled by a switch not found by the inspector. The inspector was unable to fully evaluate the fan, and it is excluded from this inspection. Consult with the property owner as to how it operates. These fans provide cooling for interior spaces by blowing hot interior air up into the attic and out through attic vents, and by drawing cooler air in from the outside through open windows. Multiple windows should be opened to equal or exceed 3 times the area of the fan opening. In some cases, additional attic venting is required for whole house fans to allow blown air to exit the attic. Attic vents should be kept clear at all times. Inadequate attic venting may result in attic air blowing through ceiling penetrations such as lights, or down through wall framing. It's beyond the scope of a home inspection to determine if attic venting is adequate. Injury can occur if people come in contact with fan blades or belts. Louvers should always be open and the area above the fan should be unobstructed during operation, otherwise the fan may overheat and pose a fire hazard. Items should never be stored on top of the fan. Negative interior air pressure can cause gas-fired appliances such as water heaters and clothes dryers to back-draft, or cause flame roll-out or pilot lights to blow out. Carbon monoxide and/or fire hazards may result. Children should never be allowed to operate whole house fans. The client should be aware that some routine maintenance is required for whole house fans such as lubrication, tightening or replacing belts, and cleaning. Consult with a heating and cooling specialist on this. Note also that motors and other components have a limited lifespan. For more information visit: http://www.reporthost.com/?WHFAN
31) Maintain - The forced-air unit was manufactured in 2016. The estimated useful life is 15-20 years. Recommend regular servicing.
32) Maintain - Based on published date-code sources, the exterior condensing unit was manufactured in 2016. The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. Recommend regular servicing.
33) Maintain - Recommend replacing HVAC filters upon taking occupancy, checking filters monthly, 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, etc.).
34) Comment - The A/C and heat output temperatures appeared to be serviceable.
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: Appeared serviceable
Condition of range, cooktop or oven: Required repair, replacement and/or evaluation (see comments below)
Type of ventilation: Built into microwave oven over cook-top
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
35) Safety, Repair/Maintain - The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or a heavy object (e.g. turkey) is placed on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit: http://www.reporthost.com/?ATB
36) Comment - The kitchen appeared to be in good condition. All appliances functioned at time of inspection.
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. Note that inspector is not a licensed plumbing contractor and does not guarantee that plumbing system is not in need of repair. Client is encouraged to consult a licensed plumbing contractor.
Condition of service and main line: Appeared serviceable
Water service: Public
Water pressure (PSI): 84
Location of main water shut-off: Building Exterior
Condition of supply lines: Required repair, replacement and/or evaluation (see comments below)
Vent pipe material: Plastic, Galvanized Steel, Cast Iron
Condition of fuel system: Required repair, replacement and/or evaluation (see comments below)
Location of main fuel shut-off valve: At gas meter
37) Safety, Repair/Replace - Under the house at the original entrance to the main house crawl space, the waste pipe was damaged. Raw sewage was discharging into crawl space. Recommend that a qualified plumber repair as necessary per standard building practices.
38) Safety, Repair/Maintain - One or more natural gas supply terminations were unused (no appliances connected) and no caps were installed on the lines. Gas can flow directly out of the terminations when the shut-off valves ares opened. This is a potential fire/explosion hazard. Recommend that a qualified person install caps where missing per standard building practices.
39) Repair/Replace, Conducive conditions - Under the house (back side, north), one or more leaks were found in water supply pipes or fittings. Water had accumulated. This is a conducive condition for wood-destroying organisms/rot/mold and foundation issues. A qualified plumber should repair as necessary.
40) Repair/Replace - The water supply pressure was greater than 80 pounds per square inch (PSI). Pressures above 80 PSI may void warranties for some appliances such as water heaters or washing machines, and flexible supply lines may burst with higher pressures. 40-80 PSI is considered the normal range for water pressure in a home, and most plumbers recommend 50-60 PSI . Recommend that a qualified plumber make modifications to reduce the pressure to below 80 PSI. Installing a pressure reducing valve on the main service pipe is a common solution to this problem.
41) Repair/Maintain, Evaluate, Monitor - Some of the water supply (and drain or vent) pipes were made of galvanized steel. Based on the age of this structure and the 40-60 year useful life of this piping, it may need replacing in the future. Leaks can develop, flow can be restricted due to scale accumulating inside the piping, and water may be rusty. Note that it is beyond the scope of this inspection to determine what percentage of the piping is older, galvanized steel, as much of it is concealed in wall, floor, and/or ceiling cavities. Recommend the following:
Monitoring these pipes for leaks and decreased flow in the future
Having a qualified plumber evaluate to better understand or estimate the remaining life
42) Repair/Maintain - At the back of house, northwest, a plumbing vent pipe terminated just above the foundation. Debris and/or snow can block vent pipe openings with such short pipes. Blocked vent pipes can cause pipes to not drain properly and sewer gases to enter living spaces. Recommend that a qualified person repair per standard building practices, for example by extending pipe to terminate at least 6 inches above the roof surface.
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(s): Required repair, replacement and/or evaluation (see comments below)
Energy source: Electricity
Estimated age(s): Not determined (inaccessible)
Capacity (Capacities) in gallons: Not determined (inaccessible)
Location(s) of water heater(s): Carport Utility Room
Hot water temperature(s) tested: Yes
Water temperature(s) (degrees Fahrenheit): 108.3
43) Safety, Repair/Maintain - The Temperature/Pressure Relief (TPR) 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 drain line 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 ground. For more information, visit: http://www.reporthost.com/?TPRVALVE and http://www.nachi.org/tpr-valves-discharge-piping.htm
44) Evaluate, Comment - The water heater was not fully evaluated because the door to the carport utility room was locked and no key was found. Recommend that full evaluations of water heater and utility room be made by a qualified person when access has been established.
45) Comment - The hot water temperature was 108.3 degrees Fahrenheit at time of inspection. The recommended safe-range is up to 120 F.
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, doors, or enclosures are water tight (no leaks), or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full Bath Hall
Location #B: Master Bathroom
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
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: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom ventilation type: Spot exhaust fan (Master Bathroom only), Windows
Gas supply for laundry equipment present: Undetermined (inaccessible)
240 volt receptacle for laundry equipment present: Undetermined (inaccessible)
46) Safety, Repair/Maintain - The hot and cold water supplies were reversed at the shower at location B (Master Bathroom). Normally, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is supplied with the handle to the right and hot when the handle is to the left. At a minimum this is an inconvenience, but it can also result in accidental scalding. Recommend that a qualified plumber repair as necessary.
47) Repair/Replace, Conducive conditions - The bathroom with a shower or bathtub at location A (Hall Bathroom) didn't have an exhaust fan installed. Moisture can accumulate and result in mildew and/or damaged paint. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed. Recommend that a qualified contractor install exhaust fans per standard building practices.
48) Repair/Replace - The hot water supply flow for the sink at location B (Master Bathroom, right-side sink) was inoperable. The hot water supply valve appeared to be closed. Note that inspectors do not operate valves due to the possibility of leaking. Recommend that a qualified plumber repair as necessary.
49) Repair/Maintain - The counter-top at location A and the towel rack at location B were not attached to the cabinet and/or wall. Recommend repairing as necessary.
50) Repair/Maintain - The bathtub cold faucet handle at location A and the shower faucet handle/knob at location B had no backstops. Handles would turn 360 degrees. Recommend that a qualified person repair or replace handles as necessary.
51) Repair/Maintain - The bathtub drain stopper mechanism at location A was missing. Recommend that a qualified person repair or replace as necessary.
52) Repair/Maintain - The shower heads at both bathrooms were leaking when the water was turned on. Recommend that a qualified person repair as necessary.
53) Comment - Overall, both bathrooms appeared to be in good condition.
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: Wood, Metal, Glass Panel
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Wood, Metal, Multi-pane, Single-pane, Single-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall, Paneling
Ceiling type or covering: Drywall
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Vinyl, Linoleum or Marmoleum
54) Safety, Repair/Maintain - One or more windows that were designed to open and close were stuck shut or the window crank was not functioning. Recommend that a qualified person repair windows as necessary so they open and close easily for safe egress.
55) Repair/Replace, Evaluate - Floors in one or more areas were not level. This can be caused by foundation settlement, movement of the foundation, posts and/or beams, or by jacking of house for addition of piers. Recommend that a qualified contractor evaluate and repair as needed.
56) Repair/Maintain - One or more interior doors wouldn't latch or lock, or were missing guides. Recommend that a qualified person repair as necessary.
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. Note that inspector is not a licensed foundation contractor and does not guarantee that foundation is not in need of repair or determine the adequacy of seismic reinforcement. Client is encouraged to consult a licensed foundation contractor.
Crawl space inspection method: Traversed
Condition of floor substructure above: Required repairs, replacement and/or evaluation (see comments below)
Pier or support post material: Concrete Block, Masonry
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Condition of vapor barrier: Required repairs, replacement and/or evaluation (see comments below)
Vapor barrier present: Partial
Condition of crawl space ventilation: Required repairs, replacement and/or evaluation (see comments below)
Ventilation type: Vents
58) Repair/Replace, Evaluate - What appeared to be microbial growths were found in various areas of the crawl space (primarily under the original house). It is beyond the scope of this inspection to identify what substance or organism this staining is, however such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. One square foot of vent area should be installed for 150 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. These conducive conditions should be corrected before making attempts to remove or correct the staining. A mild bleach-water mixture may remove some staining. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit: http://www.reporthost.com/?MOLDCDC http://www.reporthost.com/?MOLDEPA
59) Repair/Replace, Conducive conditions - The soil under the house in both crawl spaces was wet or damp and standing water was found at one or more locations. Some minor seasonal water accumulation can be normal, however significant amounts of water may evaporate and enter the structure above causing high levels of moisture in the structure. This can be a conducive condition for wood-destroying organisms/rot/mold and foundation issues. Rain runoff is the most common cause of wet crawl spaces but water can come from other sources such as groundwater, underground springs, or leaking pipes (one or more pipes were leaking and the A/C condensate line was draining under house; see Plumbing Section and Heating Section above). Recommend repairing leaking pipes, routing A/C line to exterior, uncovering vents (see comments below), and monitoring the crawl space in the future, especially after heavy and/or prolonged periods of rain. Correct any issues related to outside perimeter grading and/or roof drainage (e.g. installing a complete gutter system with downspout extensions). If wetness or standing water persists, recommend installing drains, berms, etc. or having a qualified contractor who specializes in drainage issues evaluate and repair as necessary.
60) Repair/Replace - Under the original house, deterioration was found at one or more joists, beams and/or sections of floor sheathing. Recommend that a qualified contractor repair as necessary.
61) Repair/Replace - Inside the crawl space, there appeared to be an active leak under the Hall Bathroom. Elevated levels of moisture were found, per moisture meter. This is a conducive condition for wood-destroying organisms/rot/mold. Recommend that a qualified contractor repair as necessary.
62) Repair/Maintain, Conducive conditions - The vapor barrier was missing under the original house. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms/rot/mold. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.
63) Repair/Maintain - Under the add-on house, one or more crawl space vents were covered by black plastic. This restricts ventilation in the crawl space and can result in increased levels of moisture inside. This is a conducive condition for wood-destroying organisms/rot. Unless crawl space is professionally conditioned, vents should be left open at all times except during severe freezing weather. Recommend uncovering vents.
Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection. Recommend a full termite/insect inspection by a qualified, licensed contractor. Note that inspector is not a licensed pest/wood-destroying insect contractor and does not guarantee that structure is pest-free. Client is encouraged to consult a licensed pest/wood-destroying insect contractor.
Visible evidence of damage by wood-destroying insects: Possibly
Visible evidence of conditions conducive to wood-destroying organisms: Yes
Location #A: Crawl Space
64) Repair/Replace, Evaluate - Possible evidence of active and/or past activity of unspecified wood-destroying insects was found under the original house (near the original crawl space entrance) in the form of galleries or holes in wood with visible wood damage. Recommend the following:
Correct any conducive conditions for wood-destroying organisms mentioned in this report.
Consult with the property owner about any history of infestation.
Have a state-licensed pest control operator evaluate further and treat as necessary.
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. 3. Things that may hinder your ability to finance, legally occupy, or insure the home. 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.
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.
67) - 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. All pictures are representative and not exhaustive.
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.