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kentong3@att.net
(502) 298-4758
3711 Trail Ridge Rd 
Louisville KY 40241-6222
Inspector: Kenton Graviss
License 101217, legacy HI-3016
Kentucky

Sample Property Inspection Report

Client(s):  Satisfied Home Seller
Property address:  4943 Brownsboro Rd
Louisville KY 40226
Inspection date:  Sunday, April 30, 2017

This report published on Wednesday, December 4, 2019 2:39:32 PM EST

This report is the exclusive property of Fulcrum Home Inspection and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information

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

Table of Contents

General Information
Grounds
Exterior and Foundation
Garage or Carport
Roof
Wood Destroying Organism Findings
Crawl Space
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Electric
Interior, Doors and Windows
Kitchen
Bathrooms, Laundry and Sinks
Attic and Roof Structure

View summary

General InformationTable of contents
Report number: 123xyz
Time started: 9:35 am
Time finished: 12:40 pm
Present during inspection: Client, Trust Executor of the property owner
Weather conditions during inspection: Sunny
Temperature during inspection: Warm, 66 F
Payment method: Check
Type of building: Single family, Detached garage
Buildings inspected: One house, One detached garage
Number of residential units inspected: 1
Age of main building: 56 years old
Source for main building age: Client, Trust Executor of the property owner
Front of building faces: Northeast
Main entrance faces: Northeast
Occupied: No, Furniture or stored items were present
1) 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
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Photo 1-1 Front of house
2) Some 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 2-1 Living room
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Photo 2-2 Kitchen
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Photo 2-3 Smaller upstairs bedroom
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Photo 2-4 Larger upstairs bedroom
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Photo 2-5 Garage interior
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Photo 2-6 Garage, other side
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: fences and gates; retaining walls; underground drainage systems, catch basins; safety equipment; whether stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Poured in place concrete
Condition of sidewalks and patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Patio, porch cover material and type: Covered (Refer to Roof section)
Condition of patio and cover: Appeared serviceable
Condition of front porch: Appeared serviceable
Porch material: Concrete
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Concrete
3) Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.
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Photo 3-1 Driveway cracks, view is toward back of property
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Photo 3-2 Driveway cracks, back side of house
4) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the back patios but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
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Photo 4-1 View of patio from the side
Exterior and FoundationTable of contents
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Concrete block, Continuous spread footings with two spot footings foundation
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
5) One or more basement window frames were loosely fit to the block foundation wall opening. Suggest these be affixed to the opening to prevent access to insects and rodents.
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Photo 5-1 Basement vent, loose
6) One minor crack (1/8 inch or less) was found in the foundation. It didn't appear to be a structural concern, but recommend sealing it to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
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Photo 6-1 
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Photo 6-2 Minor crack at corner
7) Caulk and paint was deteriorated in some areas. For example, around a few windows. I recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK
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Photo 7-1 Window on driveway side, peeling paint
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Photo 7-2 Window caulking cracks, driveway side
Garage or CarportTable of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Detached
Condition of door between garage and house: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below), Small hole in door at bottom. Inside screen on window
Type of door between garage and house: Solid core, Wood, Glass
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Roll
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists, Open attic, with vent at top front of garage
8) Gaps were found below or around one or more garage doors. Vermin and insects can enter the garage as a result. Consider having a qualified person repair as necessary to eliminate or minimize gaps.

A small gap exists at the bottom, left hand side of the vehicle door and at the bottom of the entrance door. Suggest repairs.
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Photo 8-1 Garage entrance, gap at door bottom
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Photo 8-2 Garage vehicle door, gaps in corner
9)  Garage views
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Photo 9-1 
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Photo 9-2 
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Photo 9-3 
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Photo 9-4 
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. 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, Viewed from top of roof covering the rear patio.
Condition of roof surface material: Appeared serviceable, Roof installed 2014, 3 yrs old.
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: A frame
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
10)  Three serviceable cast iron roof pipe vents with rubber boot cover flashings.
Five roof box vents on rear side slope, serviceable, and two on the front side slope, also serviceable.
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Photo 10-1 Gutter guard on rear side of roof
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Photo 10-2 
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Photo 10-3 
Wood Destroying Organism FindingsTable of contents
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.
Visible evidence of active wood-destroying insects: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood-destroying insects: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood-destroying insects: No
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood-destroying organisms: No
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Partially traversed
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Concrete block, Two piers along centerline underneath of house.
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Insulation material underneath floor above: None visible
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Two foundation vents each, present on the left and right hand side of the house.
11) The indoor crawl space access hatch door was not insulated, or had substandard insulation. Recommend installing insulation as necessary and per current standards at hatches or doors for better energy efficiency.
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Photo 11-1 Crawl space hatch, rear of house
12) No insulation was installed under the floor above the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
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Photo 12-1 Concrete support piers
13) No vapor barrier was installed in the crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. 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 contractor install a vapor barrier per standard building practices.
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Photo 13-1 Duct, crawl space
Plumbing / Fuel SystemsTable of contents
Limitations: The following items are not included in this inspection: main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; 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.
Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water shut-off: Crawl space
Condition of supply lines: Appeared serviceable
Supply pipe material: Not determined (inaccessible or obscured)
Condition of drain pipes: Appeared serviceable
Drain pipe material: Cast iron
Condition of waste lines: Appeared serviceable
Waste pipe material: Cast iron
Vent pipe condition: Appeared serviceable
Vent pipe material: Galvanized steel
Sump pump installed: No
Sewage ejector pump installed: No
Condition of fuel systems: Appeared serviceable, Gas, electric
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meter, building exterior
14) Insulation for one or more water supply pipes in the crawl space was missing. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.
15) What appeared to be the main water shut-off valve was located in the crawl space. This is an inconvenient location at best, and may prevent the water from being turned off in a timely manner in the event of a plumbing emergency. Consider having a qualified plumber relocate the shut-off valve to a more convenient location, such as in a closet or a cabinet under a sink.
16)  Regarding the water supply piping material. The piping material was not determined. If it is lead piping it should be replaced to eliminate this safety hazard. A qualified plumber should replace lead components as necessary. For more information visit:
http://www.reporthost.com/?LEAD

If it was old galvanized steel piping, based on the age of this structure and the 40-60 year useful life of this piping, it will likely need replacing in the future. Leaks can develop, flooding and/or water damage may occur, 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. Suggest the commend the following:
That a qualified plumber evaluate to better understand or estimate the remaining life.
Consulting with a qualified plumber about replacement options and costs.
Budget for replacement in the future.
Monitor these pipes for leaks and decreased flow in the future.
Consider replacing old, galvanized steel piping proactively.
For more information, visit:
http://www.reporthost.com/?GALVPIPE
17)  Gas meter
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Photo 17-1 
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Photo 17-2 
Water HeaterTable of contents
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: 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.

Kenmore Economizer 5, gas
serial no. H95511656, model no. 153.333030
30,000 BTU/hr
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Estimated age: Manufactured Aug 1995, 22 yrs old
Capacity (in gallons): 30
Temperature-pressure relief valve installed: Yes
Location of water heater: Laundry room, next to furnace and kitchen
Hot water temperature tested: No
Condition of burners: Not determined (inaccessible, obscured, or gas service off)
Condition of venting system: Appeared serviceable
18) The water heater power was off. The water heater and hot water supply system (e.g. faucets, controls) were not fully evaluated because of this. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the water heater is operable. Note that per the standards of practice for various professional home inspection organizations, the inspector does not operate shut-off valves, pilot lights or over-current protection devices, or any controls other than "normal controls."
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Photo 18-1 
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Photo 18-2 
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Photo 18-3 
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Photo 18-4 
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Photo 18-5 
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Photo 18-6 
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Photo 18-7 Water heater vent
Heating, Ventilation and Air Condition (HVAC)Table of contents
Limitations: The following items are not included in this inspection: 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).

Gas furnace
Carrier 8000TS Weathermaker, Comfort Heat Technology
serial no. 1004A27450, model no. 58CTA090---10114
8A185-109

Air conditioner
Carrier Puron High Efficiency
serial no. 1404E03850, model no. 38TZA030330, Prod. no. 38TZA030---331--
208/230 VBAC 1 Ph 60 Hz, R410A refrigerant, max circuit breaker 30A
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: Manufactured 2004, 13 yrs old
Location of forced air furnace: Laundry room
Forced air system capacity in BTUs or kilowatts: 2.5 ton
Condition of furnace filters: Not determined (inaccessible, obscured or not found)
Location for forced air filter(s): Inside air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Not determined (inaccessible, obscured, or gas or oil service off)
Type of combustion air supply: Vented door
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location: Outside in back of the house
Type: Split system
Condition of controls: Appeared serviceable, Recently installed thermostat, per information provided by owner.
19) The inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
http://www.reporthost.com/?ANFURINSP
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Photo 19-1 
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Photo 19-2 
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Photo 19-3 
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Photo 19-4 
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Photo 19-5 
20) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
21) Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
Limitations: The following items are not included in this inspection: 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. 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. 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: Overhead, above driveway.
Number of service conductors: 2
Service voltage (volts): 120-240
Estimated service amperage: 30
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Not determined (components inaccessible or obscured)
Main disconnect rating (amps): 30
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Building exterior, above the driveway
Location of sub-panel #C: Building exterior, near main panel
Location of main disconnect: Breaker at top of sub-panel.
Condition of branch circuit wiring: Serviceable
Solid strand aluminum branch circuit wiring present: Not determined (inaccessible or obscured, or panels not opened)
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested. One larger 2nd floor bedroom ceiling and one on 1st floor hallway ceiling.
Carbon monoxide alarms installed: No, recommend install
22) Panel(s) #A were manufactured by the Zinsco company. These panels and their circuit breakers have a history of problems including bus bars made from aluminum that oxidize and corrode, breakers that don't trip under normal overload conditions, and breakers that appear to be tripped when they're not. This is a potential safety hazard for shock and/or fire. Recommend that a qualified electrician carefully evaluate all Zinsco brand panels and components and make repairs as necessary. Consider replacing Zinsco panels with modern panels that offer more flexibility for new, safer protective technologies like arc fault circuit interrupters (AFCls). For more information, visit:
http://www.reporthost.com/?ZINSCO1
http://www.reporthost.com/?ZINSCO2
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Photo 22-1 Main panel, Zinsco
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Photo 22-2 
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Photo 22-3 
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Photo 22-4 
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Photo 22-5 Electrical subpanel
23) One or more electric receptacles (outlets) at the kitchen, laundry sink and/or garage had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI
24) No electric receptacle (outlet) was found in the bathroom. This is an inconvenience and a potential safety hazard since extension cords from other locations may be used. Recommend that a qualified electrician install ground fault circuit interrupter (GFCI) protected receptacle(s) in bathrooms as necessary and per standard building practices.
25) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Coinsider installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.reporthost.com/?COALRM
26) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.
27) 2-slot receptacles (outlets) rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits.
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Photo 27-1 Two wire receptacle, common throughout
28) The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
http://www.reporthost.com/?COALRM
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Photo 28-1 Smoke alarm, 1st floor hallway
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Photo 28-2 Smoke alarm, 2nd floor larger bedroom, approximate location.
29) One or more outdoor light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend replacing bulbs. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.

The outdoor lights at the front and rear entrances to the house would not turn on.
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Photo 29-1 Rear entrance and light
30)  Lightning rods were placed on the roof in three locations along the ridge. I suggest having them and the wiring re-evaluated for safety.
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Photo 30-1 Cable from lightning rods (3) to ground
Interior, Doors and WindowsTable of contents
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; 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. Since 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 security doors on frant and back entrances.
Condition of interior doors: Appeared serviceable
Condition of windows: Appeared serviceable, No skylights.
Type(s) of windows: Wood, Double-hung, Storm windows on all windows
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Tile, Lineoleum in kitchen, tile in bathroom, wood in 1st floor BR closets and LHS dem/BR and on stairs, carpeting everywhere else.
Condition of stairs, handrails and guardrails: Appeared serviceable
31) One or more bedrooms has windows that wouldn't open or were stuck shut. At least one window requires adequate egress in the event of a fire or emergency to allow escape or to allow access by emergency personnel. Consider contacting a qualified contractor to repair or make modifications per standard building practices. For more information, visit:
http://www.reporthost.com/?EGRESS
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Photo 31-1 Living room
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Photo 31-2 Smaller upstairs bedroom
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Photo 31-3 Smoke alarm, 2nd floor larger bedroom, approximate location.
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Photo 31-4 Kitchen, in back of house
32) One or more windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.

One window in the left hand side room in the front of the 1st floor was taped shut.
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Photo 32-1 
33) Lock mechanisms on one or more windows were difficult to operate. This can pose a security risk. Recommend that a qualified person repair as necessary.
34) A round water stain was fund on the kitchen ceiling from past roof leakage per information provided by the owner. No active water leak has occurred since the roof as replaced and no others stains were seen. In future, it is recommended that a qualified contractor evaluate and repair as necessary.
35) No window screens were installed. Windows may not provide ventilation during months when insects are active.
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: N/A (none installed)
Condition of range, cooktop or oven: Appeared serviceable, Did not test due to items covering the stove.
Range, cooktop or oven type: Natural gas
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable, GE SxS
Condition of built-in microwave oven: N/A (none installed)
36) The sink sprayer was operable. Although after testing the sprayer the main faucet had low flow. After running the faucet for several minutes it returned to normal flow. Consider having a qualified person evaluate and repair or replace as necessary.
37) The range exhaust fan was inoperable. Recommend that a qualified person repair or replace as necessary.
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Photo 37-1 Kitchen
38) No aerator was installed on the sink faucet. Aerators save water and reduce splashing. Consider installing one.
Bathrooms, Laundry and SinksTable of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; 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, first floor
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable, Tile
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable, Window above tub would not open.
Condition of shower(s) and related plumbing: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
39)  Bathroom views
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Photo 39-1 
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Photo 39-2 
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Photo 39-3 
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Photo 39-4 
Attic and Roof StructureTable 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.

No lights were seen in the attics.
Attic inspection method: Viewed from hatch(es), Two attic hatches - one in each 2nd floor bedroom.
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): Not determined (inaccessible or obscured)
Vermiculite insulation present: None visible
Vapor retarder: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Box vents (roof jacks), Gable end vents
40) One flexible plastic exhaust fan duct in the attic were not attached or positioned properly to a vent hood or cap. As a result, conditioned air will enter the attic when the fan is operated. Ducts terminating near an attic vent but without a dedicated vent hood or cap will likely blow conditioned air back into the attic. This can result in excessive moisture in the attic. Recommend that a qualified contractor repair per standard building practices, so exhaust fan ducts are permanently fastened to vent hoods or caps.
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Photo 40-1 Flex vent tube, from bath vent
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Photo 40-2 
41) Both attic access hatches were not insulated and weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency. For more information, visit:
http://www.reporthost.com/?ATTACC
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Photo 41-1 Attic hatch, larger bedroom
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Photo 41-2 Attic hatch, smaller bedroom
42) The ceiling insulation in one or more areas of the attic was compacted or uneven. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).
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Photo 42-1 Attic
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Photo 42-2 
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Photo 42-3 
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Photo 42-6 


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