This report published on Thursday, October 6, 2022 5:02:08 PM EDT
"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."
The above is an excerpt from Sell Your Home For More by Nick Gromicko.
Acceptance of this report and/or relying on the information within constitutes acceptance of the real estate inspection agreement limits for the client listed above even if the agreement is not signed. Reliance on a home inspection report that was originally performed for a different home buyer removes warranties. Home Inspections are not a pass/fail. The purpose is to identify the condition of the home as much as can be done at the time of the inspection. It is out of the scope of the home inspection to give estimates for repairs. We recommend that contractors be utilized prior to closing to provide repair estimates.
If you are not the person identified as the client above then you need to attain permission from the client above and you need to have your own home inspection completed.
It is not typical to request to remedy those items which are small maintenance items. Your real estate agent will be your best source to help determine which items (if any) are appropriate to request for correction or improvement
3) Comment - This is a reminder that inspections are not code inspections, zoning checks nor a check for permits. Most buildings more than only a few years old are not up to current codes due to codes changing over time. It is normal and expected for buildings not to be "up to code" Codes themselves are subject to locations and interpretation.
Inspections are also not a pest/rodent inspection. It is not uncommon for critters to move in to buildings when weather gets colder and/or there are food sources available. Keep food sources away and monitor always.
It is recommended that you get estimates for repairs prior to closing to fully understand the costs involved. Cost estimates are not part of the inspection. Our inspectors do not provide repairs so any estimate provided is very rough if given.
4) Comment - Issues that are considered cosmetic are not the goal of this report. For example; holes, stains, scratches, unevenness, not perfectly level or square, missing trim, paint and finish flaws or odors. It is not the intent of this report to make the property new again. Any mention of cosmetic is done as a courtesy or because of request. The inspection company is not responsible for failure to properly maintain the property or damage that occurs or uncovered after taking possession of the property.
Wall covering: EIFS/Hard Coat System with Insulation Underneath
Driveway material: Asphalt
Sidewalk material: Poured in place concrete
5) Repair/Replace, Evaluate - The driveway pillar support bases had significant cracks and/or deterioration in areas. A qualified contractor should evaluate and repair or replace sections as necessary.
6) Repair/Replace, Evaluate - Cracks, deterioration and/or damage were found in several area(s) of the expanded foam insulation system (EIFS) siding. A qualified contractor who specializes in this material should evaluate and make repairs and/or replace siding as necessary. Inspector is unable to determine condition of underlying material.
7) Repair/Replace, Evaluate - Moisture stains and damage were observed on the underside of window lintel areas. This is likely an indication of moisture intrusion behind the siding materials. Recommend evaluation and repairs to prevent moisture intrusion.
8) Repair/Replace - The perimeter grading sloped towards the structure in areas and was too flat in other areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure. The grade should drop at least 6 inches within the first 10 feet. Correct any negative slope of brick/concrete areas as well to direct water away from structure. http://www.homeinspectionsinohio.com/blog/post/negative-grading
Where the site does not allow for the necessary fall away from the structure, drains or swales could be used.
9) Repair/Replace - Two gutter(s) was/were damaged/missing. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Recommend replacing or repairing gutters where necessary.
Area: On roof At north face
10) Repair/Replace - Gutters were missing. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Recommend install gutters and downspouts where missing. Also, extensions such as splashblocks or tie-ins to underground drain lines should be installed as necessary to carry rain water away from the house.
Upper roof sections
11) Repair/Maintain - Soil was in contact with or was less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between soil and all types of siding/trim (including stucco, vinyl, stone veneer, etc)
13) Maintain - Caulk was missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.
14) Evaluate, Comment - There was a bulge in one area of the exterior wall. The inspector observed no significant cracking in this area or the interior of the building in the same area.
Recommend asking seller for information or consider evaluation. At minimum monitor.
North face near entry door
15) Comment - The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Exterior buildings such as sheds, barns and garages are not included unless specifically requested. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight. Inspector is unable to determine condition of underlying materials (see through solid objects) such as materials behind siding and facia positioned behind gutters or flashing for examples.
16) - The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, take measurements of plumbness, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
17) Repair/Replace, Evaluate, Comment - Thermal images of roof. There were some anomalies/indications of moisture intrusion. Small areas of damage to roof material was observed in the areas. Recommend having a roofer evaluation and repair/patch as needed at damaged areas and at seams.
Several anomalies corresponded to damaged areas, these areas were marked with blue dots.
18) Repair/Replace, Evaluate - Standing water was found on the flat roof. It should evaporate within 48 hours after it rains. If standing water remains after 48 hours, then the roof installation is likely substandard. A qualified roofing contractor should evaluate and repair if necessary to prevent prolonged standing water.
19) Repair/Replace, Evaluate - Gaps were found in 2 roof surface seams. These may result in leaks. Recommend evaluation and repair/sealing as necessary.
20) Repair/Replace, Evaluate - Several area(s) of the roof structure was wet or had elevated levels of moisture at the time of the inspection. This indicated an active leak in the roof or structure exterior. A qualified contractor should evaluate and repair as necessary.
Roof "pop ups"
21) Repair/Replace - Rubber roof had damaged areas. Recommend repair/patching to help prevent water infiltration.
Five damaged areas found
Marked with blue dots
22) Maintain, Comment - Rubber membrane roofs require periodic maintenance typically every 4-5 years. Consider hiring a roofer to periodically inspect and do maintenance as needed.
23) Comment - Be aware that lifting and or moving around insulation is beyond the scope of the inspection, therefore the areas directly buried and under insulation are not visible. Due to attic structures access to some areas are limited due to physical spaces and safety.
24) Comment - 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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life nor any guarantee of roofs age, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Primary service overload protection type: Circuit breakers
Service voltage (estimated): 3 phase, 4 wire, 120/208
Service amperage (amps): 1800
Location of Main Service Switch: Utility Closet
Location of main disconnect: Stand alone service switch, Panel disconnects in utility closet
System ground: Ground rod(s) in soil, Cold water supply pipes
Service entrance conductor material: Copper
Branch circuit wiring type: Non-metallic sheathed
Primary service type: Underground
Location of Sub panel: All floors
25) Safety, Repair/Replace, Evaluate - One ground fault circuit interrupter (GFCI) electric receptacle(s) did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
Location: Room 214, bathroom
26) Safety, Repair/Replace, Evaluate - Loose conductors were found in the main service panel had bare ends and were not connected to circuit breakers or fuses. This is a safety hazard due to the risk of fire if the bare conductors come into contact with other components in the panel. An electrician should evaluate and repair as necessary. For example, removing wires that aren't terminated or installing wire nuts.
Panel FP. in kitchen left side of door
27) Safety, Repair/Replace, Evaluate - One ground fault circuit interrupter (GFCI) electric receptacle was tripped and would not reset. This is a safety hazard due to the risk of fire and/or shock. A qualified electrician should evaluate and make repairs as necessary.
28) Safety, Repair/Replace, Evaluate - Service wires at the main disconnect were in contact with components that were not within the same phase. This is a fire hazard due to a possible difference in electrical current and/or shorting or arcing may occur if wiring insulation becomes damaged or deteriorated. Recommend evaluation and correction by qualified electrical contractor.
29) Safety, Repair/Replace - Exposed wiring and/or bus bars exist in the main service panel due to closure covers missing (slots where circuit breakers fit through the panel cover). This is a safety hazard due to the risk of shock. Closure covers should be installed where missing to eliminate exposed wiring, and by a qualified electrician if necessary..
Panel 3A, number 12
30) Safety, Repair/Maintain, Evaluate, Monitor - Rusting/corrosion observed in the main panel, this usually indicates past moisture intrusion or high humidity levels. Recommend evaluation by an electrician of any corroded wires and breakers, correction of any water entry points and monitoring especially after rains.
Sub panel P. Pool
31) Safety, Repair/Maintain, Evaluate - One electric receptacle(s) and/or the boxes they are installed in were loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
32) Serviceable, Comment - No observable concerns with the electric panel wiring.
Main Panels. Sub panels OL, A, B, 2C, 2B, 2A, 3C, 3B, 3A, 4C, 4B, 4A
33) Comment - The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch or outlet. Inspectors do not remove outlet covers and are unable to determine the type of wiring inside walls or in concealed spaces.
Note: National safety standards require electrical panels to be weatherproof, readily accessible, and have a minimum of thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, and each circuit within the panel should be clearly labeled. Industry standards only require us to test a representative number of accessible switches, receptacles, and light fixtures. However, we attempt to test every one that is unobstructed, but if a residence is furnished we will obviously not be able to test each one.
34) Comment - As smoke detectors age they have a higher possibility of failure. Consider installing new detectors in the building so you can know for certain the age of the detectors. Smoke alarms should be installed as necessary so a functioning one exists in each hallway, each level of the building, and in each area. We recommend installing new batteries in all detectors upon moving in. It is outside the scope of the inspection to determine if detectors are hard wired in.
Primary Air conditioning type: Building Chiller System
Distribution system: Metal pipe, wall mounted units
35) Safety, Repair/Maintain, Evaluate - The last service date of the heating system(room wall mounted units) appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should 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.
Service dates indicated 2014 and 2017
36) Safety, Repair/Maintain - Temperature-pressure relief valve drain line was missing or not routed towards/near the floor. This is a potential safety hazard due to the risk of scalding if someone is standing next to the boiler if/when the valve opens. A plumber should extend the drain line to 6 inches from the floor, or route it so as to drain outside.
37) Repair/Replace, Evaluate - Leaks were observed on the supply and/or return lines for the building chiller system. Recommend evaluation and repairs by a qualified hvac technician to ensure proper circulation.
38) Repair/Replace, Evaluate - Stains, pin holes or corrosion were observed on sections of supply and return lines for the building chiller system. Leaks may occur as a result. Recommend evaluation and repair or replacement of water supply components as necessary.
These areas were not actively leaking at time of inspection.
39) Maintain, Monitor - Supply/return pipes and/or equipment for the heating system had corrosion. Recommend monitoring for leaks.
40) Maintain - The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.
Also be aware that heating and cooling systems should have regular maintenance on them yearly to help ensure long life spans.
41) Monitor - Rust/stains observed in/on the hvac cabinet. Active leaking did not occur during time of inspection. Recommend monitoring for leaks from condensation.
If leaks do develop then get it evaluated and repaired to help prevent rusting/deterioration of the furnace.
All room specific hvac wall units
42) Comment - We check heating and cooling for basic function. Our inspection is not technically exhaustive. Our inspection of ducts is naturally limited to observable areas. Therefore large areas of ducts cannot be seen. Since dirt, dust, mold, even toys are commonly found in ducts we recommend that you have the ducts cleaned.
43) Comment - Boiler operated and circulated the heated water as designed.
44) Comment - Circulation pumps for the boiler system appeared to be in good condition.
45) Comment - Chiller system appeared to be in good condition.
46) Comment - The boiler systems has been recently serviced as indicated by documentation. This is recommended to help ensure long life span of equipment.
Location of main water shut off: Utility Closet/ Room
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Drain pipe material: Plastic
Waste pipe material: Not visible
Energy source: Natural gas
Capacity (in gallons): 500
47) Safety, Repair/Maintain - One faucet was reverse-plumbed, where hot water flows when what should be the cold water faucet is operated, or when the single faucet is set to the cold setting, and visa versa. Recommend correcting to help prevent accidental scalding.
Room 425, bar sink
48) Safety, Repair/Maintain - Temperature-pressure relief valve drain line for the water heater was too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. Recommend extending the drain line to 6 inches from the floor, or route it so as to drain outside.
49) Repair/Replace, Evaluate - Tile and/or grout in the shower was damaged and/or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. Recommend evaluation and correction of tile and/or grout as necessary.
Unable to determine condition of underlying material
50) Repair/Replace, Evaluate - Tile, stone and/or grout flooring is damaged and/or deteriorated in "wet" areas with a wood subfloor below. The deterioration may allow water intrusion, and may result in damage to the subfloor. Inspector is unable to determine condition of underlying material. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.
101 bath tub
51) Repair/Replace, Evaluate - Pin holes and/or corrosion were visible on several area(s) of copper water supply pipes. Leaks may result because of this. Recommend evaluate and replace water supply components as necessary.
Was not actively leaking at time of inspection.
52) Repair/Replace, Evaluate - At least six exhaust fan did not respond to controls or provided inadequate air flow. Moisture may accumulate as a result. Recommend asking present owner if other switches need to be turned of for operation. If not then recommend repair or replacement.
53) Repair/Replace - One or more handles were missing from water supply thermostatic mixing valves. Handles should be replaced where missing.
54) Repair/Maintain, Minor Defect, Monitor - Stains were observed outside of the tub/shower area. The area was dry. Recommend monitoring for leaks and correcting any sealant issues.
55) Repair/Maintain, Evaluate, Comment - Sections of water supply systems control area was significantly under water. This may result in excessive rusting or corroding of moving parts which should be avoided. Ideally water should not enter this area in significant amounts, if water cannot be redirected it should be controlled via drainage or extraction pumps. Recommend evaluation by drainage specialist and repairs as necessary.
56) Repair/Maintain, Evaluate - Elevated level of moisture at flooring around the base of the bathroom toilet(s) was found. Recommend removing toilet where necessary for further evaluation and repairs (wax ring replacement). Adequate time should be allowed for enclosed, wet floor structures to dry out after repairs are made and before floor cavities are closed off to prevent mold growth.
57) Repair/Maintain, Evaluate - No access to the underside of the tub to check for leaks. Recommend improving/opening so that periodic inspection for leaks can be made. Consider also having it opened up now for inspection
The jetted tub did operate.
Room 101 Room 105
58) Repair/Maintain, Comment - Organic growth /mold like substance observed. Unable to determine type of growth without lab testing. Mold growth in a shower/tub is a common occurrence. Typically these areas can easily cleaned. If you are concerned then consider evaluation/ testing.
To help reduce moisture levels be certain to use shower fan during use and for several minutes after use of the shower.
Room 106 Room 214 Room 302 Room 322 Room 404
59) Repair/Maintain - Leak observed at a water supply line. Recommend repair.
Mechanical room Room 304, toilet
60) Repair/Maintain - Fixture and/or supply line(s) were not secured in place as well as desired. Recommend installing pipe hangers/supports as needed to prevent excessive movement which can lead to leaks.
61) Repair/Maintain - Caulk was missing or deteriorated around the shower surround. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.
Room 101 Room 105 Room 410
62) Repair/Maintain - Insulation on some water supply lines was melted. This indicates a very high water temperature and/or the use of insulating material not rated for contact with high temperature surfaces. Recommend repair.
63) Evaluate, Monitor - Pin holes and/or corrosion were visible on one area(s) of copper water supply pipes. Leaks may result because of this. A qualified plumber should evaluate and replace water supply components as necessary.
Leaking did not occur at time of inspection. At minimum monitor.
Room 101 bath sink
64) Monitor, Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appeared to be at this age range or older and may need replacing at any time. Recommend budgeting for a replacement in the near future. Monitor
Corrosion was found on fittings and/or water supply lines for the water heater. No active leaking. Monitor
66) Comment - "In accordance with industry standards, we do not normally test washing machines and their water connections and drainpipes if present in the building. However, there are a few things of which you should be aware. The water supply to washing machines is usually left on, and their hoses can leak or burst under pressure and continue to flow. Therefore, we recommend replacing the rubber hose type with newer, braided, stainless steel ones that are much more dependable and that they be operated only during times people are present. You should also be aware that the newer washing machines discharge a greater volume of water than many of the older drainpipes can handle, which causes the water to back up and overflow, and the only remedy would be to replace the standpipe and trap with one that is a size larger. Although not required, whenever structural damage may result from an overflow, we recommend a pan with a plumbed drain. An alternative is a flood or leak detection device that will terminate the water supply in a water pipe failure."
67) Comment - It is beyond the scope of the inspection to confirm if the structure uses a septic or a public sewer system. This includes determination or inspection of aerators designed for septic systems. Recommend confirming with seller if there is any questions regarding this. It is always a great idea to have the county health department inspect any septic system.
68) Comment - Your main water shut off location.
69) Comment - Both hot and cold water flow was checked and each flowed in all sinks, tubs, toilets, and showers.
70) Comment - Public supply water pressure between 40-80 psi is considered the normal range for water pressure in a building. The supply pressure was within this range, no significant decreases in pressure were observed when testing fixtures.
71) Comment - Laundry equipment appeared to function as normal.
72) Repair/Maintain, Evaluate - One cabinet(s) and/or drawers was/were damaged and/or deteriorated. Recommend repair or replace cabinets and/or components as necessary.
73) Comment - The following items are not within the scope of this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, or check the calibration of ovens and refrigerators, etc.
74) Repair/Replace, Evaluate, Comment - Organic growth /mold like substance observed. Unable to determine type of growth without lab testing. Recommend evaluation/ testing.
Meeting room B
75) Repair/Replace, Evaluate - Seals between double-pane glass in one window(s)/door(s) had failed based on condensation or stains between at least one of the panes of glass. A qualified contractor should evaluate entire window and replace glass where necessary.
The client(s) should be aware that evidence of aging seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.
76) Repair/Replace, Evaluate - Tile, stone and/or grout flooring is damaged and/or deteriorated in "wet" areas with a wood subfloor below. The deterioration may allow water intrusion, and may result in damage to the subfloor. Inspector is unable to determine condition of underlying material. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.
77) Repair/Replace, Evaluate - Areas of elevated moisture levels or wet areas were found in section(s) of the basement. Accumulated water is a conducive condition for wood destroying insects and organisms and though common, should not be present in the basement. Finished walls, fixtures, etc restrict observations. Recommend evaluation and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:
Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
Improving perimeter grading
Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.
Mechanical room First floor hall at mechanical room Electrical room
78) Repair/Replace - Damaged ceiling areas observed. Though not a structural concern recommend repairs for aesthetic reasons and for energy efficiency.
Areas: electrical room 3rd floor
79) Repair/Maintain - One window had gaps. This is likely to result in air leakage and increased heating and cooling costs. Recommend improving / applying sealant for better energy efficiency.
Condensation buildup observed.
80) Monitor - Stains were found in five ceiling area(s). However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain.
Mechanical room Meeting room B First floor hall Room 106, main area/bathroom Room 202
81) Comment - Minor cracks were found in ceiling in area(s). They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
Limitations: The following items are not included in this inspection: swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolate light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, remove pool covers, nor determine if swimming pool bodies, filters or skimmers leak, nor determine if swimming pool bodies are level.
Pool is not checked for shell leakage or tested in backwash mode. The pool coating is considered cosmetic and is not part of this inspection. All controls are operated in the manual mode only. Ancillary equipment such as computer controls, chlorinators or other chemical dispensers or water ionization or conditioners are not inspected.
Condition of pumps, lines and valves: Required repair, replacement and/or evaluation (see comments below)
Condition of electrical equipment: Required repair, replacement and/or evaluation (see comments in electrical)
Type of wiring: Rigid conduit
85) Safety, Repair/Maintain - Storage for pool chemicals was substandard. This is a potential safety hazard that should be corrected. Standard safety practices require:
Chemicals should be out of the reach of children and pets
The original lids on all chemical containers should be used, and lids should be closed lightly when not in use
Different chemicals should not be stacked on top of one another
Chemicals should be stored in a cool, dry, well ventilated area preferably off the floor
Chemicals should not be stored with other flammable items
86) Repair/Replace, Comment - To avoid indoor pool humidity problems, a relative humidity of 50% to 60% is recommended. The general rule for pool dehumidification systems is to maintain the air temperature at 2 degrees higher than the water temperature.
The humidity in the pool room was higher than recommended. Recommend having a specialist in the area of pool room dehumidifiers evaluate and make any needed repairs to the system.
Indications of too high humidity can be: condensation on exterior walls, ceiling, windows, skylights Overflowing condensation drain pan, indicating drain blockage corrosion of door hardware or room surfaces
87) Repair/Maintain, Evaluate, Monitor - Supply air ducts and vents should fully cover exterior windows with conditioned air to help avoid condensation. The vents in the pool room did not. Recommend closely monitoring room temperature and humidity levels. Consider contacting an hvac professional to ask regarding possibilities of improvement.
88) Repair/Maintain, Evaluate - Pool room ventilation systems should pump out about 10% percent more air volume than it pulls in to avoid high air pressure. High air pressure can force moist indoor air into improperly sealed spaces within walls and ceilings, where it can cause mold to form or the building to deteriorate.
When the pool room door was slightly open, the air from the pool area was being pushed out of the pool area due to pressure differential. Recommend evaluation and repairs/adjustments as needed to help prevent moisture related issues.
89) Comment - The swimming pool and its equipment were not fully evaluated because the electricity supply was turned off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the electricity supply is fully operable. Note that as per the standards of practice for InterNACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to light pilot lights, operate overcurrent protection devices or operate any controls other than "normal controls".
IMPORTANT INFORMATION CONTINUES You should not regard this inspection and report as a guarantee or warranty of the property and its components. It is not. It is simply a report on the general condition of the property at a given point in time. Furthermore, as a homeowner, you should expect problems to occur; roofs will leak, drain pipes will become blocked, and components and systems will fail without warning. For these reasons, you should take into consideration the age of the house and its components and keep a comprehensive insurance policy current. If you have been provided with a home protection policy, read it carefully. Such policies usually only cover insignificant costs, such as that of rooter service, and the representatives of some insurance companies are very likely to charge you for a service call and then deny coverage on the grounds that a given condition was preexisting or not covered because of an alleged code violation or a manufacturers defect. Therefore, you should read such policies very carefully, and depend upon our company for any assistance and consultation that you may need. It is highly recommended that the suggested repairs, corrections, evaluations, etc be done prior to the end of your due diligence time period if possible or before closing. Evaluations and repairs can reveal issues not visible during a home inspection or beyond the scope of a home inspection.
It is beyond the scope of the inspection to confirm if the structure uses a septic or a public sewer system. Recommend confirming with seller.
Heating and Cooling systems Furnaces typically will last 15-20 years. With proper maintenance they can last longer. Air conditioners also have a typical life expectancy of 8-15 years. Heat pumps typically last 15-20 years. The estimated useful life for boiler system is 25-40 years. It is normal to have issues with systems as they age. Be sure to have regular maintenance done.
As of January 2006, air conditioning manufacturers are no longer allowed to manufacture products, or certain individual components (condensers, evaporator, compressors) for systems with less than a 13 SEER rating. As existing inventories of older efficiency style components are depleted, replacement of the A/C unit may be required in place of repairs.
Note: R22 has been the standard refrigerant used in air conditioners for many years. The problem with this refrigerant is that it is both less efficient and less environmentally friendly than R410a refrigerant. The government-mandated shift away from R22 refrigerant is an attempt to make homes more efficient and reduce the emissions of greenhouse gasses into the environment. As of 2010 R22 is no longer allowed to be used in newly-manufactured air conditioners. It is beyond the scope of an inspection to determine the type of refrigerant used.
Crawl Spaces Crawl spaces should all be viewed periodically. Although not desirable it is common for moisture levels to be higher here than in other areas of the home. Recommend quarterly viewing so as to catch water intrusion and moisture related issues quickly.
Roof materials It is beyond the scope of the inspection to give the life expectation of roofing materials. There are many factors that effect the aging process such as color, angle, orientation, ventilation and type of material. Any mention of age is a rough estimate based upon experience and is in no way an guarantee of the actual age. We recommend asking seller if you want specific age information. It is also beyond the scope to determine if a roof has more than one layer of materials. lower layer can be concealed by drip edges and flashings.
Roofs are designed to shed water like an umbrella and are not “waterproof”. In events of wind driven rains, and periods of intense rain, water can sometimes blow into areas such as ridge vents, roof vents and valleys and present leaking conditions. This occurrence is rare, but can possibly happen in severe storm events. Unless it is raining at the time of inspection, some roof leaks may not be identified during the inspection process. As prescribed in the inspection authorization and agreement, this is a visual inspection only. Roofing life expectancies can vary depending on several factors. Any estimates of remaining life are approximations only.
Ceiling fans cannot be checked for proper mounting inside attic spaces where concealed by insulation.
The accuracy of breaker labeling is beyond the scope of the inspection.
Rodents Please be aware that inspecting for rodents is outside the scope of home inspections. If we see obvious indications of activity we will note it. If we note it that should not be taken that we conducted a pest inspection. It is also very common for mice and similar sized critters to enter all homes at sometime. Please do not be alarmed if you have such house guests at sometime.
What are Molds? Molds are simple, microscopic organisms, present virtually everywhere, indoors and outdoors. Molds, along with mushrooms and yeasts, are fungi and are needed to break down dead material and recycle nutrients in the environment. For molds to grow and reproduce, they need only a food source and any organic material, such as leaves, wood, paper, or dirt and moisture. Because molds grow by digesting the organic material, they gradually destroy whatever they grow on. Sometimes, new molds grow on old mold colonies. Mold growth on surfaces can often be seen in the form of discoloration, frequently green, gray, brown, or black but also white and other colors. Molds release countless tiny, lightweight spores, which travel through the air. Everyone is exposed to some mold on a daily basis without evident harm. It is common to find mold spores in the air inside homes, and most of the airborne spores found indoors come from outdoor sources. Mold spores primarily cause health problems when they are present in large numbers and people inhale many of them. This occurs primarily when there is active mold growth within home, office or school where people live or work. People can also be exposed to mold by touching contaminated materials and by eating contaminated foods. Molds produce health effects through inflammation, allergy, or infection. Allergic reactions (often referred to as hay fever) are most common following mold exposure. Typical symptoms that mold-exposed persons report (alone or in combination) include: Respiratory problems, such as wheezing, difficulty breathing, and shortness of breath Nasal and sinus congestion, Eye irritation (burning, watery, or reddened eyes) Dry, hacking cough, Nose or throat irritation, Skin rashes or irritation Headaches, memory problems, mood swings, nosebleeds, body aches and pains, and fevers are occasionally reported in mold cases, but their cause is not understood. Molds will grow and multiply whenever conditions are right and sufficient moisture is available and organic material is present. Be on the lookout in your home for common sources of indoor moisture that may lead to mold problems: If you suspect that you may have mold, contact a specialist.
When Things Go Wrong There may come a time that you discover something wrong with the house, and you may be upset or disappointed with your home inspection.
Intermittent Or Concealed Problems. Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets were lifted, furniture is moved or finishes are removed.
No Clues. These problems may have existed at the time of the inspection but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.
We Always Miss Some Minor Things Some might say we are inconsistent because our reports identify some minor problems but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people's decisions to purchase.
Contractors' Advice The main source of dissatisfaction with home inspectors comes from comments made by contractors. Contractors' opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement when we said that, with some minor repairs, the roof will last a few more years.
Last Man In Theory While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the "Last Man In Theory". The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether the roof leak is his fault or not. Consequently, he won't want to do a minor repair with high liability when he could re-roof the entire house for more money and reduce the likelihood of a callback. This is understandable.
Most Recent Advice Is Best There is more to the "Last Man In Theory". It suggests that it is human nature for homeowners to believe the last bit of "expert" advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of "First Man In" and consequently it is our advice that is often disbelieved.
Why Didn't We See It Contractors may say "I can't believe you had this house inspected, and they didn't find this problem". There are several reasons for these apparent oversights:
1. Conditions During Inspection It is difficult for homeowners to remember the circumstances in the house, at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere in the basement or that the furnace could not be turned on because the air conditioning was operating, et cetera. It's impossible for contractors to know what the circumstances were when the inspection was performed. Contractors also rarely understand the standards home inspectors are to follow.
2. The Wisdom Of Hindsight When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 inches of water on the floor. Predicting the problem is a different story.
3. A Long Look If we spent 1/2 an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems too. Unfortunately, the inspection would take several days and would cost considerably more.
4. We're Generalists We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do.
5. An Invasive Look Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform any invasive or destructive tests.
6. Taking advantage of a situation Contractors may be desperate or eager for extra work. Is is too tempting for some to attempt to get work approval asap by telling the home owner that someone else will be paying for it.
Not Insurance In conclusion, a home inspection is designed to better your odds. It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.