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In-N-Out Home Inspections

15218 Westin Cv 
Gulfport MS 39503-8492
Inspector: Paul Craig
Inspector's email:
Inspector's phone: (228) 806-9916


Client(s):  ----------------------
Property address:  426 Main St, Your Town, MS
Inspection date:  Tuesday, October 1, 2019

This report published on Monday, November 11, 2019 9:45:33 PM CST

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

Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceSuggest repairing or replacing
Concern typeRepair/MaintainSuggest repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeServiceableItem or component is in serviceable condition
Concern typeCommentFor your information

General Information
1) Per the realtor the home was origionaly at another location nearby and was moved to this location.
The origional build at the first location is circa 1920 and moved to this location circa 1950

2) Vegetation was overgrown around equipment for one or more utilities such as gas or electric meters. Vegetation should be pruned or removed as necessary to allow unobstructed access.
3) Sewer clean out in front yard the screw in plug is damaged.
Rear patio has a drain suggest watching that it does not get clogged
Flag stone rear patio is uneven with some trip hazards
Front steps has some missing mortar from between the brick
Crack in front porch slap. May want to fill for appearance.
Exposed PVC sewer pipe on the side of the home use caution not to damage.

Exterior and Foundation
4) Some sections of siding and/or trim were deteriorated and/or split. Recommend that a qualified person repair, replace or install siding or trim as necessary.
5) Soil was in contact with or less than 6 inches from siding or trim. Regardless of what material is used for siding, it should not be in contact with the soil. If made of wood, siding or trim will eventually rot. For other materials, ground or surface water can infiltrate siding or trim and cause damage to the wall structure. Wood-destroying insects are likely to infest and damage the wall structure. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.
6) Fence(s) were attached to or in contact with the building exterior. Such attachments can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary so there is at least a 2-inch gap between fences and building exteriors.
7) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
8) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
9) Caulk was missing and/or deteriorated in some areas. For example, around windows, around doors, at siding butt joints and/or at siding-trim junctions. 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:
10) Various areas of missing paint, loose and rotted wood on the exterior of the upper porch exterior.
11) Most of the windows of the home have been screwed shut and will not open.

Crawl Space
12) Views of under the home.
13) The dryer vent pipe exhaust under the home. The pipe is a long run for air to be pushed although 35 feet is the maximum length but deduct 5 feet per 90 degree bned. Suggest re-routing to shorten the run if needed.
14) PVC pipe is connected to older cast iron pipe. These neoprene fitting work well but do not last forever.
Under the home is damp. There are signs where water has flowed under the home and it appeared to enter where the entrance panel is. There were many very small toads under the home. This indicates that water has possible held under the water long enough for toads to hatch.

15) Some composition shingles were cracked. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
16) Nail heads were exposed at one or more shingles. More than just a few exposed nail heads may indicate a substandard roof installation. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.
17) There is evidence that the roof has had areas of repair

Attic and Roof Structure
19) One or more sections of the roof structure appeared to have substandard ventilation, soffit vents were missing and/or ridge vents were missing. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices.
20) One or more attic access hatches or doors were not insulated, or had substandard insulation. Recommend installing insulation as necessary and per current standards at hatches or doors for better energy efficiency. For more information, visit:
21) The ceiling insulation in one or more areas of the attic was missing. 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).

Garage or Carport
23) One or more garage vehicle doors were damaged or deteriorated. Recommend that a qualified contractor repair or replace door(s) as necessary.
24) The rear garage is in functional condition. Vinyl on two sides and corrugated metal roofing on the west and north sides. Some damage to the vinyl, window on the east end has a broken glass.
The roof has some minor leaks and one that has been repaired. The east rear corner of the roof appears to have a leak giving the color of the soffit material. Power supply mast roof jack is leaking.
25) The electrical supply mast roof jack or gasket is deteriorated and allowing rain water to enter.
The east end of the roof has some tree damage to the ridge cap and edge.

26) One or more electric receptacles (outlets) at the garage and/or exterior 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:
27) One or more electric receptacles (outlets) were incorrectly wired with an open neutral. Recommend that a qualified electrician repair as necessary.

More than on outlet in the upstairs rooms.
28) One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
One found in the attic only
29) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
30) Few receptacles (outlets) were installed in one or more areas by modern standards. This can result in "octopus" wiring with extension cords, which is a fire hazard. Consult with a qualified electrician about upgrading circuits with additional receptacles per standard building practices.
Some rooms had very few receptacles which is common with a home of this age
31) 2- slot outlet was found in front room. It does not have power.
32) Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
33) Sub panel for hot tub is assumed to not be energized.
Views of the interior and exterior electrical service panels

Plumbing / Fuel Systems
36) 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.

Water Heater
38) 47 gallon water heater made in 2010

Heating, Ventilation and Air Condition (HVAC)
39) 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.
40) Smaller upstairs HVAC unit has an air leak on the under side where the plenum connects to the unit.
41) Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
42) The electrical supply does not have a bushing to hold the wire where it enters the HVAC unit.
Smaller unit for upstairs.
43) The inside HVAC unit is not equipped with water sensor to detect excess water in the drain system or under the unit. This sensor will shut off the HVAC unit if the drain clogs and detects the excess water.

Down stairs unit only
44) Exterior HVAC units were built in 2006
3 and 2 ton units

Fireplaces, Stoves, Chimneys and Flues
46) Wood burning masonry fireplace has been closed off and the chimney in no longer in place. Gas fireplace is vent less so be sure the carbon monoxide detector is in working condition. The hearth is a little uneven with a crack in the front.
47) The gas fireplace or stove was not fully evaluated because the pilot light was off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
48) Normal controls such as an on/off switch, thermostat or remote control were not found for one or more gas fireplaces or stoves, or the controls had no effect on the appliance(s). As a result, the inspector was unable to make a full evaluation. Consult with the property owner, review all documentation for such gas appliances, and become familiar with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.

49) The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
50) An exhaust hood was installed over the cook top or range, but the fan recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles at the front of the hood not being installed, or a problem with the duct. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.
51) Upstairs kitchen counter leans to the left.
Small freezer has excess ice built up

Bathrooms, Laundry and Sinks
53) The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. For more information, visit:
54) The toilet at location(s) #A, B and C was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
55) The clothes dryer exhaust duct terminated in the crawl space. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person install, repair or replace the duct as necessary so it terminates outdoors, and per standard building practices. For more information, visit:
56) The sink at location(s) #C drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
57) The bathtub drain stopper mechanism at location(s) #C was missing. Recommend that a qualified person repair or replace as necessary.
58) Tile and/or grout in the shower enclosure at location(s) #A were deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary.

Interior, Doors and Windows
60) One or more handrails had no "returns" installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.
61) Floors in one or more areas were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams. Significant repairs may be needed to make floors level. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.
62) One or more interior doors were Loose, sagging or ill fitting. Recommend that a qualified person replace or repair doors as necessary.
63) One or more windows that were designed to open and close were stuck shut, difficult to open and close and/or screwed shut. Recommend that a qualified person repair windows as necessary so they open and close easily.
One window in the home would open. Front and rear windows were screwed shut. One upstairs window would open.
64) More than one window pane was cracked or chipped.
65) There is evidence that the ceiling in one or more rooms have has repairs conducted
66) Upstairs kitchen floor has a damaged tile
67) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
68) One or more exterior doors had minor damage and/or deterioration. Although serviceable, the client may wish to repair or replace such doors for appearances' sake.
Front door
69) Screens were missing from many windows. These windows may not provide ventilation during months when insects are active.

Wood Destroying Organism Findings
70) This inspection is not an official termite inspection. Although as a courtesy the inspector does look for any signs of termites. It is recommended that a licensed termite inspection company complete an inspection on the property.