Present during inspection: Client, Property owner, Realtor
Payment / Billing Information: Invoiced
Type of building: Single family
Age of main building: ~65 years
Occupied: Yes, Furniture or stored items were present
1) - .
This report is not a guarantee or warranty, express or implied, regarding the future use or suitability of the property or its components. The Inspector reports on the visible aspects of the property. Non-visible items and areas are excluded from the report. The Inspector does not perform any other job functions (e.g.: structural engineering, architectural, electrical, plumbing, landscaping etc...) beyond the scope of a licensed Property Inspector. The Inspector does not test for mold, radon gas, the presence of potential dangers arising from asbestos, lead paint, formaldehyde, soil contamination, and other environmental hazards or violations. Compliance with applicable building codes is not reviewed, as these codes vary significantly between municipalities.
Furniture and personal items belonging to the current owner were in place during the inspection. Items and areas that were partially or totally obscured, concealed or not readily accessible must be excluded from the inspection. As furnishings are eventually moved, hidden damage and defects may be revealed along with damage incurred while moving the furnishings out.
The Inspector assumes no liability for the cost of repair or replacement of unreported defects or deficiencies, either current or future. The liability of the Inspector is limited to an amount not to exceed the fee paid to the Inspector, and this liability shall be exclusive. In the event of a claim or cause of action against the Inspector: (1) the Inspector must receive written notification of adverse conditions within ten (10) days of discovery; (2) the Inspector is allowed access to the premises; and (3) claims or actions must be filed within thirty (30) days of the date of the inspection. Failure to comply with any of the above conditions releases the Inspector from any and all obligations or liability of any kind. No statement or promise by the Inspector shall be binding unless reduced to writing and signed by the Inspector. Follow-up inspections are subject to terms and conditions stated above.
LIMITATIONS: Unless specifically included in the inspection, the following items and any related equipment or systems are excluded from this inspection: detached structures; fences and gates; retaining walls; underground drainage systems, concealed sump pumps; swimming pools & equipment, spas, hot tubs or saunas; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures; invisible fencing; sea walls, docks and boathouses; and retractable awnings. Any comments made regarding these items are as a courtesy only.
Condition of driveway: Good
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Deck, porch and/or balcony material: Wood
2) Recommendation - .
Shrubs, trees & vines can cause serious damage to siding, roofing, plumbing, and the foundation when growing too close to a structure Shrubbery & limbs are contacting the home in several areas. When yard work begins, it is recommended to use the following guidelines
- The recommended MINIMUM clearance between shrubs and the home's exterior is 18 inches. - The recommended MAXIMUM height is 4 feet.
3) Recommendation - .
Handrails are recommended when 4 or more steps exist.
It is recommended to install handrails on the steps shown below.
4) Recommendation - .
The majority of the Deck boards (don't forget the bottom side) could stand a good cleaning and have a wood sealant or stain applied for protection against moisture. Boards will eventually begin to rot & need replacing if nothing is done to help protect them. Since so many boards are exposed, it is recommended to divide into several sections, perhaps 25 boards per section, and treat a section at a time.
Pressure wash the boards clean. Once the boards have thoroughly dried, apply a clear wood sealant with a 1 or 2 gal. pump sprayer. Reapply sealant according to product directions ( Usually every 2 years or so. Some sealants last up to 4 years).
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. Items high off the ground may also have a limited evaluation.Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying.
Condition of wall exterior covering: Good
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Exterior door material: Wood
5) Repair/Replace, Recommendation - .
Cracks were noticed In 3 areas of the retaining walls.
These cracks are located in difficult areas to repair. A brick Mason Is recommended for this repair work.
6) Satisfactory - .
BRICK VENEER SIDING
There were no cracks detected in the brick veneer siding.
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured 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. 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. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Pier or support post material: Masonry
Beam material: Solid wood
Condition of vapor barrier: Not applicable, none installed
Condition of crawl space ventilation: Good
Ventilation type: Unconditioned space, Conditioned (heated) space
Foundation/stem wall material: Poured in place concrete, Concrete block
Footing material (under foundation stem wall): Poured in place concrete
7) Repair/Replace - .
A hole was detected in the foundation wall. Often, openings are intentionally placed in foundation walls to reduce pressure, or other reasons. Recommend asking the owner if he has any information on this. If not, this opening should be repaired.
8) - .
The foundation consists of brick, block & solid concrete perimeter & support walls and piers. Below-grade concrete footings are installed underneath these piers and walls. These piers & walls support solid wood beams. The beams support solid wood joists. Joists support the sub-floor. Sub-floor supports the finished floor (the layer of exposed flooring in the living area).
The original joists, beams, & sub-floor remain in place and are holding up well.
Photos of these items in various areas are shown below. Will review in telephone follow-up discussion.
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
9) Repair/Replace - .
- The single layer of architectural, fiberglass-asphalt composition shingles is in good condition. The valleys, ridge caps, & flashing are in good condition.
- There were no missing shingles. - No debris was noticed in the valleys. - No discoloration or other cosmetic defects exist.
A few "nail pops" exist. Nail-pops are easily recognized by the rises they form in the roof's surface. Various conditions cause roofing nails to occasionally "back out" of the decking, creating the visible rises.
This is a simple repair. Place a folded towel over the rise and lightly tap the nail back into position, trying to keep the nail head from breaking the surface of the shingle. Should the nail head break through and become visible, seal it with tar sealant or silicone.
10) Repair/Replace - .
A few small leaks were noticed in the section of gutter shown below..
Repair these areas as needed.
11) - .
Downspouts are draining beside foundation walls In areas.
1. Install extensions as needed
2. Realign downspouts into their proper positions (See photo and comments below)
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors.The Inspector does not determine if the electrical system:is adequately grounded or bonded; has an adequate capacity for the client's specific or anticipated needs; or has any reserve capacity for additions or expansion. The Inspector can not operate circuit breakers or fuses 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. Receptacles are not tested when furnishings, stored items, child-protective caps, or other objects make access difficult. Receptacles that are not of standard 110 volt configuration, including 240-volt clothes dryer receptacles, are NOT tested. The function, power source, and placement of smoke and carbon monoxide alarms are excluded from this inspection. The Inspector estimates the size of the electrical service, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. A licensed electrician is recommended to conduct all electrical work, including repairs, unless stated otherwise in the report.
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 200
Condition of sub-panel(s): Good
Location of main service panel #A: Basement
Condition of branch circuit wiring: Good
Branch circuit wiring type: Non-metallic sheathed, 2-strand copper wiring (without a third ground wire)
Older, 2-strand wiring consists of one "hot" wire & one "neutral" wire - WITH NO GROUND WIRE). This was the type of wire used when the home was originally constructed. This wire is approved for current use by a "grandfather" clause in the electrical codes. This wiring was later replaced with 3-strand wiring, which has a ground wire added to the hot & neutral wires. 2 & 3-strand wiring are both in use throughout the home, which again, meets current codes by a g'father clause.
At some point, most of the original "2-prong" receptacles (used with 2 -strand wiring) were replaced with new 3-prong receptacles, without replacing the 2-strand wiring with 3-strand wiring. These receptacles visibly appear to have a ground, but do not.
First, purchase a circuit meter like the one shown in the photo below for approx. $5.00. If a non-ground, 3-prong recp. is located where it will receive heavy use, it is recommended to correct it. The easiest way to correct this is to replace the 3-prong recp. with a GFCI receptacle. (GFCI receptacles have the "push-buttons" in the middle) but, these recp. cost $9-$10 each.
16) Repair/Replace - .
ELECTRICAL SERVICE & MAIN PANEL
The home has two, 200-amp main panels equipped with circuit breakers. The following items were checked and found in good working order:
- No double tapped circuits exist - There were no missing bushings or "knock-outs". - No loose wiring exists - No reversed wiring was detected when testing receptacles.
- The circuit identification at the main panels is missing.
Identify each circuit on the electrical panel.
17) Repair/Replace - .
VARIOUS (MINOR) ELECTRICAL DEFECTS
1) Exterior receptacle (located near the front entrance) does not have the properly rated (exterior) equipment installed. 2) Doorbell is non-working at back entrance - ( Front entrance works ) 3) Basement receptacle is lying on the floor with dirt & moisture (See photo below)
REPAIR / REPLACE
1) Replace w/ exterior rated GFCI receptacle 2) Install new doorbell 3) Place receptacle in a safer place, away from dirt & moisture
18) FYI - .
WIRING / RECEPTACLES
Non-metallic sheathed, 3-strand, (ground) wiring or (Romex) is installed in some areas of the home. 2-strand, non-ground wiring & receptacles are installed in the other areas of the home.
Receptacles in different areas of the home are shown below, with their locations identified below each photo. Most of the rooms are wired the same, with either 2 strand or 3 strand wiring, however, a few of the rooms with multiple circuits are wired with both types of wiring.
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; back-flow prevention devices. 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, water pipes or solder. The Inspector does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of fuel lines or tanks.
19) Satisfactory - .
The "Whirlpool" brand, 80-gal, electric water heater was manufactured in OCT 2006. Model # E2F80HD045V Serial # 0642130911 The temperature of the hot water averaged 115 F throughout the home, within the recommended range of 100 F - 120 F.
20) Satisfactory - *
- The main water supply line is copper. The service life of copper line is approx. 100 years.
- Cast iron waste lines in good condition
- There were no drainage issues noticed.
- No interior or exterior plumbing leaks were detected during this inspection.
- Jetted tub in good working condition. No leaks detected in its plumbing
- No reversed hot & cold water supply lines were detected.
- No sudden, major fluctuations were detected in the water pressure when multiple fixtures were tested at the same time.
- Plumbing ventilation is sufficient. Ventilation pipes are in good condition.
- The water pressure is 72 lbs. psi, within the recommended range of 40-80 lbs. psi.
- The water heater is in good working condition. Hot water temperature at the Kitchen sink was 115 F, within the recommended range of 100 F - 120 F.
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or located in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments regarding these items are made 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 living area.
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: ?
Condition of forced air heating/(cooling) system: Good
Forced air heating system fuel type: Electric
Estimated age of forced air furnace: 9 years
Condition of forced air ducts and registers: Good
Condition of cooling system and/or heat pump: Good
Type: Split system, Packaged unit, Heat pump
21) Recommendation - .
All of the HVAC equipment was mfg in 2009. Both systems have a combined total of 7 tons of cooling capacity & approx. 100,000 BTU's/hr heating capacity. The equipment ran & cycled as it should. All equipment responded perfectly to various thermostat settings.
*Clients purchasing homes with 2+ year old HVAC equipment are always urged to have heating and cooling equipment serviced by a professional HVAC technician, Unless a service call has been made recently. Equipment testing conducted during a home inspection is very basic compared to testing conducted by a professional HVAC technician.
Have the cooling equipment serviced as soon as possible and the heating equipment serviced sometime from mid September to mid October.
22) Recommendation - .
ELECTRONIC AIR FILTER
An electronic air filter was installed. Equipment was "off" and appeared not to have been in use recently, however, it is difficult to calculate previous "run" schedules for this equipment with only visible evaluation. It is recommended to check with the current owner on this and to obtain maintenance guidelines & cleaning procedures.
23) FYI - .
HVAC DUCTS & REGISTERS
The ducts & the registers appeared to be in good condition.
24) Satisfactory - .
The thermostats are in good working condition.
25) Satisfactory - .
The ceiling fans and attached light fixtures were tested and found to be in good working order.
The Inspector conducted a basic visual examination of the burn chamber and damper inside the fireplace. The fire bricks & mortar that line the burn chamber were intact and appeared to be in fair condition. The damper opened and closed correctly, as designed.
Recommend asking the owner about a fireplace / chimney inspection. If more than 24 months has passed since a "Level 2 Chimney Inspection" was performed, The National Fire Protection Association recommends ( & the Inspector encourages) a "Level 2 Chimney Inspection" be conducted. The inspector also considers the age of the fireplace & chimney, to ensure CLIENT SAFETY IS ALWAYS TOP PRIORITY.
*If locating someone to conduct a Lev. 2 Inspection becomes difficult, contact the local Firehouse, as a local or area Firefighter will usually have the necessary credentials.
Limitations: The following items are not included in this inspection: stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers, filters, timers, clocks, functions, self and/or cont. cleaning equipment, thermostat or temp control accuracy, & lights. Comments regarding these items are made strictly as a courtesy for the benefit of the Client & interested parties. Any reportable item, obscured or inaccessible (wholly or partially) by an appliance, is excluded from the report.
The Inspector does research specific equipment recalls & lists related information here.
27) Satisfactory - .
KITCHEN COUNTERTOPS & CABINETRY
The Kitchen counters are in good condition.
28) Satisfactory - .
KITCHEN SINK - PLUMBING
The Kitchen sink is in good condition. The faucet & spray attachment were tested and found to be in good condition. No leaks were detected in the related plumbing.
29) Satisfactory - .
The dishwasher was checked to ensure that electrical power, water, and plumbing were connected and working correctly. The unit was run through a complete cleaning/drying cycle and found in good working condition.
30) Satisfactory - .
RANGE(S) & EXHAUST HOODS
All burners and the bake & broil functions were tested and found in good working condition.
31) Satisfactory - .
REFRIGERATOR / FREEZER
The refrigerator/freezer's ice & water dispenser, ice maker, interior & exterior walls, shelving, door seals, & thermostat controls were all in good working condition.
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washing & drying equipment. washing machine drainage lines & catch pan drainage lines, clothes dryer exhaust ducts, shower pans, tub and shower enclosures, gas piping, & all valves. Comments regarding these items are made strictly as a courtesy to the Client & interested parties. Due to the possible presence of inferior valves & related outcomes, the Inspector is not allowed to move, turn, operate, or evaluate any type of valve, including (but not limited to) those attached and/or connected to sinks, toilets, bidets, clothes washers, & any other equipment containing or connected to a valve.
32) Satisfactory - .
The Laundry Room is correctly wired, plumbed, and vented to accommodate clothes washing & drying equipment. Clothes washing & drying equipment was installed (& in use during the inspection). No signs of leaking were found while the equipment cycled through the different stages. The clothes dryer exhaust duct & electrical connections are in good condition.
*A cover plate for a receptacle is needed. This is also addressed in the "Electrical" section.
The storage cabinets, drywall, flooring and lighting are also in good condition.
Limitations: The following items are not included in this inspection: Items & areas that require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar material to evaluate. Security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems.
Any comments regarding these items are made strictly as a courtesy to the Client. The Inspector does not evaluate termite and other insect activity in detail. The Inspector does not test for asbestos, lead, radon, mold, mildew, hazardous waste, urea formaldehyde urethane, or any other toxic substance.
Windows, drawers, cabinet doors, closet doors, & electrical receptacles are tested on a sample 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. Determining the cause and/or source of odors is not within the scope of this inspection.
Wall type or covering: Drywall, Wallpaper, Masonry
Ceiling type or covering: Drywall
33) Repair/Replace - .
INSPECTION OF INTERIOR ROOMS (COMMENTS)
It is fair to state that this inspection was not "average" in a few categories. The single item most unlike other inspections is the very large amount of furnishings & personal items present, which blocked the majority of the view of the home's drywall & flooring. Another element of the interior inspection not to overlook is any hidden damage & the incidental damage to drywall & trim that will probably be acquired while moving these furnishings out.
34) Repair/Replace - .
Very little of the exposed flooring Is visible. The visible portion of the flooring is in good condition. The slate flooring in the Den is in good condition
35) Recommendation, Comment - .
Sinks, toilets, tubs, showers, faucets, electrical fixtures, plumbing, ventilation, heating, flooring, windows, drawers, cabinets, doors, hardware, walls & ceilings were checked in the Bathrooms.
- BASEMENT BATHROOM
No exhaust/vent fan is installed in the ceiling.
If the shower in this bathroom is to be used 2-3 times or more per week, it is recommended to install an exhaust vent, as no window exists here. However, installing an exhaust vent flue to discharge outdoors (as it should) may prove to be difficult & quite costly.
36) Cosmetic Issue - .
COSMETIC FLAWS / INCIDENTAL DAMAGE
Cosmetic flaws are small defects acquired during normal, daily activities. These flaws do not affect the structural integrity of the home or threaten anyone's safety or well being.
Cosmetic flaws consist of scuff marks, dings & nail holes in the drywall, chipped paint, peeling wallpaper, worn flooring in high-traffic areas, etc...Some of these items were noticed, however, more of these will be acquired during the moving process. Cosmetic flaws are not photographed or individually addressed in Home Inspection reports unless some unusual or extraordinary circumstances concerning a particular flaw. exist.
37) Satisfactory - .
The extremely small amount of visible drywall is in good condition. There were no major cracks (3/4 inch or > in width) or minor cracks (< 1/4 inch wide) noticed in the walls or ceilings throughout the home.
38) - .
Most every residential structure that has finished flooring installed above a basement or crawl space, whether 10 inches or 10+ feet above grade, some area in that floor will be uneven, (and more than likely, will probably be noticeable - either visibly or by walking over and sensing the uneven area). Too many variables, (many out of our control) exist, that can make non-slab flooring uneven.
Hallway floor is uneven. (See comments underneath the photos )
MID SOUTH PROPERTY INSPECTIONS, LLC firstname.lastname@example.org - 662-592-2169