This report published on Saturday, August 23, 2025 1:20:49 PM MDT
It was my pleasure working with you and inspecting your property. After carefully reviewing the following report you can now make an informed decision regarding this property. The following is a narrative report of the conditions that need to be addressed at the above referenced property. At any point in this report where the inspector has recommended repairs, replacement or evaluation of any nature, it is our strong recommendation that the client secure three estimates for these repairs or replacement and have evaluations done before proceeding with any type of sales transaction. In many cases the true extent of a defect cannot be fully indentified until the components have been dismantled, this type of invasive investigation is beyond the scope of this inspection. 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.
This inspection was conducted by guidelines set forth by "The International Standards of Practice for Performing a General Home Inspection". These standards may be viewed at: http://www.nachi.org/sop.htm
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:
Safety
Poses a safety hazard
Repair/Replace
Recommend repairing or replacing
Minor Defect
Correction likely involves only a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Summary page item
Item will appear in summary
Comment
For 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
The following items are excluded from this inspection: Irrigation system
1) The home was older and would not fully comply with generally accepted current standards. Homes are not required to be updated to meet new building standards as they are enacted. Homes are inspected within the context of their age, location, general quality, and building practices common at the time the home was built.
Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. What is Asbestos? Article on Lead based Paint Local Asbestos Testing
2) Radon is a cancer-causing radioactive gas; it is estimated to cause thousands of deaths in the U.S. each year. The U.S. Surgeon General has warned that radon is the second leading cause of lung cancer in the United States, next to smoking. The Inspector strongly recommends that the client have the home tested for radon levels. The only way to know if you have high levels of radon in your home is to test. The test can be performed by a Home Inspector with a CRM (Continuous Radon Monitor) and results are known in 48 hours. You can also order a Short-Term Radon Test Kit (2-4 days) or for more accurate results use a Long-Term Radon Test Kit (91-365 days). Order your own radon test kit here Corentium Home Radon Detector KSL News Article What is radon? A Buyers and Sellers guide to radon www.utahradonservices.com
Exterior door material: Solid core wood, Glass panel
Limitations:
Note
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.
3) One or more sections of outdoor wiring were exposed and not rated for exterior use / subject to damage. This is a potential shock hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing conduit, re-routing wires or replacing wiring.
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4) Gas meter is subject to damage from vehicles because no protective barrier is installed in front of it. A qualified contractor should install an adequate barrier as per standard building practices (steel post anchored in concrete) or have the utility company move the meter. Gas Meter Bollards
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5) One or more exhaust duct end caps are damaged and/or deteriorated. Their purpose is to prevent unconditioned air from entering the house, and keep out birds, rodents and bugs. New vent cap(s) should be installed where necessary.
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6) One or more hose bibs were missing backflow prevention devices. These devices reduce the likelihood of gray water entering the potable water supply. Recommend installing backflow prevention devices on all hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: https://www.reporthost.com/?BKFLOW
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7) Trip hazard(s) exist at stairs due to non-uniform riser heights. Standard building practices call for riser heights not to vary more than 3/8 inch on a flight of stairs. At a minimum, the client(s) should be aware of this Hazard, especially when guests who are not familiar with the stairs are present. For safety reasons, recommend correction by a qualified contractor.
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8) Vegetation is in contact with or less than one foot from the structure's exterior. Vegetation growing on the exterior walls may introduce insects, pests and/or accelerate deterioration of the exterior wall covering by retaining moisture. Consider pruning and/or removing vegetation as necessary to maintain a one-foot clearance between it and the structure's exterior.
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9) Wood trim covering the exterior walls of the home exhibited moderate general weathering, and deterioration commensurate with its age. A qualified contractor should prep (scrape, sand, prime caulk, etc.) and repaint or repair these areas as needed and as per standard building practices.
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10) Brick exterior walls exhibited minor mortar joint deterioration and appeared typical of differential settlement caused by water accumulating at the foundation. Mortar joints should be re-pointed to prevent continued deterioration from freezing moisture. You should consult with a qualified masonry contractor to determine options and costs.
Typical repairs for preventing water from accumulating around the exterior foundation are:
Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
Improving perimeter grading.
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11) At the exterior, the brick was missing or had incomplete mortar joints. Mortar joints should be re-pointed to prevent deterioration from freezing moisture. You should consult with a qualified masonry contractor to determine options and costs for re-pointing.
Roof covering: Asphalt or fiberglass composition shingles
Gutter & downspout material: None
Roof ventilation: Inadequate
Limitations:
Note:
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 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.
12) No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g., dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing. Find a CSIA-certified inspector
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13) The masonry chimney's mortar is deteriorated and should be repaired to prevent further, significant deterioration. Recommend having a qualified chimney mason evaluate chimney and repair as necessary. This will likely require repointing the mortar.
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14) Tree is in contact with or are close to the roof in one or more areas. Damage may result, especially during high winds. Trees should be pruned back and/or removed as necessary to prevent damage to building materials that protect home structure.
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15) At the time of the inspection, the Inspector observed no deficiencies in the installation of asphalt composition shingles covering this roof.
A few inches of rain falling on the roof of a house can produce several thousand gallons of water runoff. A roof drainage system, if properly designed and installed, diverts water away from the structure. However, many times gutters, downspouts and extensions are overlooked when it comes to the proper design of this system. If not drained away from the house, the immense volume of water coming off the roof can quickly saturate the soil surrounding the building and wick through the foundation to the interior. Once inside, this moisture can lead to a variety of problems, including mold and rot. Moisture in homes is both a cause of indoor air quality problems and an important factor affecting the durability of the building. Accumulated water can also cause the foundation to settle and possibly fail over time. Proper design and maintenance of the components of this system are critical in the prevention of many types of water damage to the structure. *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.
16) The home had no roof drainage system installed. This condition can result in excessively high moisture levels in soil at the foundation. Excessive moisture levels in soil near the foundation can affect the ability of the soil to support the weight of the structure above. The Inspector recommends the installation of the roof drainage system to help protect the home structure and its occupants.
The garage door automatic-reverse force and limit feature was not tested. ANSI UL Standard 325 states that garage door opener must stop and re-open the vehicle door within two seconds of the door striking an 1 1/2-inch thick object placed under the center of the door. This test will not tell you how much force is required to reverse the door. Garage doors are not tested by the Inspector using specialized equipment and this inspection will not confirm compliance with manufacturer's specifications. If you wish to ensure that the garage door automatic-reverse force and limit feature complies with the manufacturer's specifications, you should have it inspected by a qualified garage door contractor. However, external entrapment protection devices, such as an "electric eye" which "sees" an object obstructing the door without having actual contact with the object are tested for compliance.
17) The only access to garage is the automatic garage door opener. In the case of power outage or garage opener failure the client will not be able to access garage. A qualified garage door contractor should install an emergency release kit to provide access in this situation. Example of Emergency release kit
The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.
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18) The detached garage roof had two existing layers of composition asphalt and cedar shingles installed at the time of the inspection. This is common practice. By adding a layer of roofing material, it reduces the new roof material's lifespan by 20% and any warranty offered for the shingles is now void. When this roof does need replaced, there will be an increase in the cost for removal and disposal of the old shingles and is noted here for client information.
The roof structure below the surface is "skip sheathed" where batten boards rather than sheets of plywood support the roof surface. Installing a composition fiberglass or asphalt roof in the future will require the additional expense of installing sheathing, such as plywood or (OSB).
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19) Wood siding covering exterior walls of the garage had areas of advanced deterioration that will allow moisture intrusion of the wall assembly. The Inspector recommends replacement of siding in any such areas to help prevent damage from moisture intrusion to the home materials and the exterior wall structure. All work should be performed by a qualified contractor.
20) The exhaust vents for the bathroom terminated in the Attic. Better building practices call for exhaust air to be vented to the exterior. This condition is improper and may result in mold growth or damage to home materials. The Inspector recommends correction by a qualified contractor.
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21) Thermal insulation installed in the attic to limit heat gain and loss in the living space is uneven and substandard in some areas. Recommend that insulation be properly distributed to cover all portions of the attic located above the home living space. All work should be performed by a qualified contractor. Dominion Energy Rebates
Some attic areas were inaccessible due to lack of permanently installed walkways and the possibility of damage to insulation and ceilings below. These areas are excluded from this inspection.
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22) The roof structure had substandard attic ventilation. This is common for older homes. Soffit vents were never installed or blocked by thermal insulation. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space. Vents should be evenly distributed between the lowest points of the roof structure (soffit) and the highest points (peak) to promote air circulation. Often this means that both soffit vents and box or ridge vents are installed. Recommend that a qualified contractor evaluate and install vents per standard building practices. Diagram
Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Service voltage (volts): 120/240
Service entrance conductor material: Aluminum
System ground: Ground rod(s) in soil
Location of main service panel: South side of house
Location of main disconnect: Breaker at main service panel
Main disconnect rating (amps): 100
Location of sub panel: N/A
Branch circuit wiring type: non-metallic sheathed, copper, Knob and tube
Solid strand (120 V) aluminum branch circuit wiring present: No
Smoke detectors present: Yes (see "Interior rooms" section)
23) This property has energized "knob and tube" wiring, which was commonly installed prior to 1950. It is ungrounded and considered unsafe by today's standards. Over time, the wire's insulation may become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it. A licensed electrical contractor should evaluate this wiring to verify it is allowed in this jurisdiction and certify that the system is safe. What is Knob and tube?
Note: Some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring and note here for client information.
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24) In the sub panel, two conductors were installed in a circuit breaker lug designed for only one. This condition is improper. Recommend correction by a qualified electrical contractor. "Double taps" What are they? and ways they are corrected
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25) The service panel was blocked by vegetation. Vegetation should be pruned and/or removed as necessary so disconnect switches can be easily accessed.
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26) The overhead service-drop conductors were routed near tree branches. Although this did not appear to be a problem at the time of the inspection, as tree branches grow they may begin to contact and abrade the service conductors during windy periods. You should monitor this area in the future and arrange to have tree branches cut back as necessary. https://www.rockymountainpower.net/
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27) The electrical service disconnect was rated at 100 amps and is located on the South side of house. The legend for overcurrent protection devices (breakers or fuses) in the main panel is missing, unreadable or incomplete. This condition is a potential safety hazard and could complicate repairs. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
Solid strand (120 V) aluminum branch circuit wiring present: No
28) The main panel cover had one or more gaps where circuit breakers were missing. This condition may allow a person to come into contact with energized electrical components. These gaps should be filled with twist-out blanks designed for this purpose. This potential shock/electrocution hazard should be corrected by a qualified electrical contractor.
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29) In the sub panel there is a multiwire branch circuit , which is where 2 ungrounded (hot) conductors will share a single grounded (neutral) conductor. There are special requirements for this type of circuit, which must be followed to insure safety. The breakers must be installed on separate bus bars (next to each other). The breaker handles must be tied together in the sub panel, so that if one breaker trips it will cut power to both circuits. This can be accomplished using handle ties, or a double pole breaker. Inspector recommends evaluation by a qualified electrician.
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30) The electrical service disconnect was rated at 60 amps and is located on the South side of house. The legend for overcurrent protection devices (breakers or fuses) in the main panel is missing, unreadable or incomplete. This condition is a potential safety hazard and could complicate repairs. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
31) The flue pipe on water heater is improperly pitched. Flue pipes should have a minimum rise of 1/4 inch per foot of length to ensure safe venting. This may result in back drafting, which can result in the release of the invisible, odorless, tasteless, toxic products of combustion into the living space. Excessive exposure can lead to serious illness or death. A qualified HVAC contractor should repair/replace the flue as necessary. More Info
Warping of the plastic escutcheons visible at the water pipe connections of this water heater near the draft diverter indicate that the water heater has been back drafting. Back drafting can be caused by various conditions, and can result in the release of invisible, odorless, tasteless, toxic products of combustion into the living space. Excessive exposure can lead to serious illness or death. The Inspector highly recommends further evaluation by a qualified plumbing or HVAC contractor. More Info
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32) The water heater manufacture date is 2013 and appeared to be functioning as designed at the time of the inspection. To help maximize the water heater life span, the Inspector recommends service every few years by a qualified contactor or technician. Such maintenance might include: Tank flush, Anode rod replacement and have the TPR valve tested. How to drain a water heater
The estimated useful life for a water heater is 8 to 12 years depending on usage, maintenance practices and other factors. This water heater appears to be approaching this age. When it comes time to replace water heater there are new NAECA standards for water heater efficiency that went into effect in 2015. New Regulations Video
The water heaters are installed in series. This water heater is the tempering tank, and the temperature can be turned down to heat the water to ambient room temperature. At the time of the inspection the thermostats on both water heaters were set at the same temperature. This tank was the first to turn when there was a call for hot water. If both tanks are used continually, then this tank is doing most the work, and will wear out sooner than tank #2, possibly twice as fast if usage is very heavy. The continual influx of cold water into this water heater will use more energy and produce more moisture and cause more stress on the steel tank. To save energy and put less stress on this water heater recommend adjusting the thermostat on this water heater to a lower temperature or off. In Series Water Heaters
Water temperature (degrees Fahrenheit): 127 degrees
Water heater Diagram:
33) Warping of the plastic escutcheons visible at the water pipe connections of this water heater near the draft diverter indicate that the water heater has been back drafting. Back drafting can be caused by various conditions, and can result in the release of invisible, odorless, tasteless, toxic products of combustion into the living space. Excessive exposure can lead to serious illness or death. The Inspector highly recommends further evaluation by a qualified plumbing or HVAC contractor. More Info
For safety reasons the Inspector recommends installing a carbon monoxide detector 5 to 20 feet from any gas burning appliance. Where to place CO alarms
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34) The temperature/pressure relief (TPR) valve drain line for this water heater was flush with concreate floor and was blocked at the time of the inspection. A drain line that terminates less than 6 inches from the floor can result in the water heater exploding if or when the valve opens due to restricted venting. This is a dangerous condition that should be corrected immediately by a qualified plumbing contractor. TPR valves What is it? And Why is it So Important?
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35) The water heater manufacture date is 2024 and appeared to be functioning as designed at the time of the inspection. To help maximize the water heater life span, the Inspector recommends service every few years by a qualified contactor or technician. Such maintenance might include: Tank flush, Anode rod replacement and have the TPR valve tested. How to drain a water heater
Distribution system: Sheet metal ducts, Flexible ducts
Filter location: In return air duct at side of furnace
Last service date: Unknown
36) There are gaps or holes in the return air plenum. This duct work should be airtight within 10 feet of the furnace. This is a safety hazard. Because there is a gas burning appliance in this area, this duct work should be tightly sealed to prevent the possibility of pulling toxic products of combustion into the living area. The Inspector recommends correction by a qualified HVAC contractor. Example might be to use metal tape designed for this purpose to seal these areas.
There is what appears to be a natural gas line routed through the furnace's return air duct. This a defective installation and a safety hazard. Recommend a qualified HVAC contractor evaluate and repair as necessary.
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37) The furnace system appeared to be functioning as designed at the time of the inspection.
The Inspector recommends that furnace cleaning, service and certification be performed by a qualified HVAC contractor to ensure a safe and efficient operating condition exist. This furnace appeared to be installed in 2004. This servicing should be performed now and every few years in the future, or as per the manufacture's recommendations. Prevent CO-Poisonings
The estimated useful life for forced air heating system is 15 to 20 years depending on usage, maintenance practices and other factors. This unit appears to be approaching this age.
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38) Four gas-fired appliances were installed with a combined flue. Proper sizing ensures adequate draft for all appliances and prevents unsafe conditions. Four gas-fired appliances may be vented into the same flue if they are on the same floor and the flues are properly sized and your local jurisdiction approves of that installation. At the next service, a qualified HVAC contractor should evaluate the installation and make repairs if necessary to meet local requirements.
40) Air supply ducts in the basement were not sealed. The Inspector recommends sealing supply and return air ducts with metal tape/mastic to improve the HVAC system efficiency. All work should be performed by a qualified heating, ventilation and air-conditioning (HVAC) contractor.
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41) The air-conditioning system appeared to be functioning as designed at the time of the inspection. The manufacture date is 2008.
Recommend the evaporator coil (cooling coil at furnace) and condensate pan/line be cleaned. Some sources claim that energy efficiency is degraded by about five percent each year as the coils get dirtier due to accumulated dust and grime. The Inspector recommends that system cleaning be performed by a qualified HVAC contractor to ensure a safe and efficient operating condition exist.
The estimated useful life for an air conditioning compressor is 8 to 15 years depending on usage, maintenance practices and other factors. This unit appears to have exceeded this age. Three Simple AC Maintenance Items
The circuit breaker installed at the main panel for the service disconnect and for the exterior AC compressor/condenser unit is incompatible with the manufacturers label. A qualified electrician should evaluate and repair as necessary. More Info
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42) The air filter for this furnace appeared to be in serviceable condition at the time of the inspection. Filters should be checked every three months and replaced as necessary. How to choose the right filter
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43) One or more return supply duct(s) were sealed up or repurposed. This may allow unhealthy conditions to develop and will not allow the furnace to function as it was designed. The Inspector strongly recommends that the main floor return ducts are evaluated by a qualified HVAC contractor to ensure that the return air ducts are working as intended.
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44) The condensing unit's refrigerant line is in contact with ductwork. This is a defective installation. This can effect the systems over all performance. The Inspector recommends having this refrigerant line moved to avoid direct contact with any ductwork. All work should be performed by a qualified plumbing or HVAC contractor.
Primary heat system type: Forced air, Up draft, Medium efficiency
A/C Manufacturer: N/A
Estimated age of A/C: N/A
Distribution system: Sheet metal ducts
Filter location: Behind return air grill
Last service date: Unknown
45) The furnace system appeared to be functioning as designed at the time of the inspection.
The Inspector recommends that furnace cleaning, service and certification be performed by a qualified HVAC contractor to ensure a safe and efficient operating condition exist. This furnace appeared to be installed in 2004. This servicing should be performed now and every few years in the future, or as per the manufacture's recommendations. Prevent CO-Poisonings
The estimated useful life for forced air heating system is 15 to 20 years depending on usage, maintenance practices and other factors. This unit appears to be approaching this age.
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46) The furnace filter is not easily accessible. Recommend that a return air grille that will accept a filter be installed. A qualified HVAC contractor should evaluate and repair as necessary. Example
The air handler's filter(s) are the wrong size. The correct sized filter(s) should be installed. As a result, unfiltered air will flow through the system, and the heating/cooling equipment life and the indoor air quality may be reduced. How to choose the right filter
Location of main water shut-off valve: Mechanical room
Location of main water meter: Parking strip
Water service: Public
Service pipe material where visible: Galvanized steel
Supply pipe material where visible: Galvanized steel, Polyethylene
Vent pipe material where visible: Galvanized steel
Drain pipe material where visible: Plastic
Waste pipe material where visible: Plastic, Cast iron
240 volt receptacle for laundry equipment present: Yes
Gas supply for laundry equipment present: No
47) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection. The inspector recommends replacing washing machine supply hoses at the time of purchase and have the dryer vent cleaned to help ensure that safe conditions exist. Dryer Safety
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48) Location of main water shut off valve is in the basement. It was not operated but was visually inspected.
The main water service pipe to this property is made of galvanized steel. Based on the age of this structure this pipe may be nearing or may have exceeded its estimated useful life of 40 to 60 years. The inspector recommends the client secure insurance to cover the cost of replacing the pipe in the case of future failure. More Info
Consider having a qualified plumber evaluate the pipe and give a cost estimate for replacing the main service pipe.
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49) There was evidence that there was polybutylene installed at the property. However, it appears it has been replaced with polyethylene pipe. Polybutylene is a plastic material used extensively from 1978 until 1995 that has proven to be more prone to leakage than other types of supply piping systems like copper. It is not within the scope of this inspection to determine what percentage (if any) of the plumbing water supply system may still be polybutylene. A qualified plumber should evaluate and repair or replace all polybutylene piping as necessary. What is Polybutylene?
The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
50) One or more gaps exist in the fire box. This is a fire hazard since heat from fires may reach wood wall cavities surrounding the fireplace. The fireplace should be inspected now and annually by a qualified chimney service contractor, cleaned and repaired as necessary. Based on the age of fireplace and chimney, it is highly recommended that the contractor performs a Level II inspection to ensure that safe conditions exist . Find a CSIA-certified inspector
The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
51) This gas fireplace appeared to be discontinued. The gas was shut-off and there is combustible materials stored in the fire box. This is a potential safety hazard. If the clients plan to use the fireplace, recommend a full inspection to more accurately determine the condition of the fireplace and to ensure that safe conditions by a specialist. Find a CSIA-certified inspector
The fireplace hearths is damaged and/or deteriorated. For example, loose or broken tiles and/or bricks. A qualified contractor should evaluate and make repairs as necessary.
52) Stains and spalling on the interior of the foundation wall at the level of the exterior grade indicated that exterior surface runoff is seeping through the foundation wall at this level. The Inspector recommends action be taken to divert water away from the foundation exterior. The Inspector recommends correction by a qualified contractor.
53) At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the kitchen appliances. Notable exemption's will be listed in the report.
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54) The dishwasher door falls when partially opened. It appears that the door spring is damaged. A qualified technician should evaluate and repair or replace the spring as necessary.
The dishwasher drain line is not configured with a "high loop". A high loop is created by routing the drain line up to the bottom surface of the countertop above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Most dishwashers have a built-in high loop but the check valve inside the dishwasher can fail and defeat its purpose. Consider installing a high loop to ensure a anti siphon condition exists. Image
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55) The refrigerator ice maker is in the "off" position. The inspector was unable to evaluate this component.
56) Drainpipes visible at the kitchen sink was improperly sloped. Drain and waste pipes should be sloped 1/4 inch per foot of length if less than 3 inches in diameter. This condition may result in improper drainage, pipe blockage or damage. The Inspector recommends correction by a qualified plumbing contractor
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57) At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the kitchen appliances.
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58) The kitchen receptacles are all GFCI protected and reset at this cabinet. This is often done this way and is not a concern but is noted here for client information. What's a GFCI
59) The bathroom shower head is loose, or it has excessive "play". Repeated movement puts excessive strain on the pipes and could result in a leak at the fittings. The inspector recommends applying caulk around the shower head escutcheon to secure the fixture to the enclosure and also to prevent water intrusion and damage to wall structures. It may be necessary for a qualified plumber to evaluate and repair so that the pipes are secured. How to Video
60) An insufficient number of smoke/CO alarms are installed. This is a life-safety issue. The Inspector recommends installation of additional smoke detectors by a qualified contractor to provide improved fire protection to sleeping areas.
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61) Closet light fixtures were missing, and electrical conductors were exposed to touch. This condition may represent a potential fire or shock hazard. The Inspector recommends proper termination of conductors and a light fixture or listed cover be installed by a qualified electrical contractor.
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62) There was no handrail installed to protect these staircase. This condition is a potential fall hazard and does not comply any current building safety standards. The Inspector recommends that a graspable handrail be installed by a qualified contractor if necessary.
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63) Light fixtures with fully exposed bulbs are installed in bedroom closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use recessed LED luminaires or a completely enclosed light source be installed. A qualified electrician should replace closet lights as necessary and as per standard building practices. Dangers hiding in clothes closets
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64) One or more electrical receptacle was improperly secured and moved when a plug was inserted. Receptacles Should be securely installed to prevent Fire or shock hazard. The Inspector recommends correction by a qualified electrical contractor.
Photo 64-1 Photo 64-2
65) The electrical receptacles in the home have an open ground and have 3-prong receptacles installed. This condition is dangerous because it leads those using the electrical system to believe they are protected by an equipment grounding system when they are not. All ungrounded 3-prong receptacles should be GFCI protected and labeled as "No equipment Ground". This condition should be corrected by qualified electrical contractor. Options for repairing ungrounded three-prong outlets 406.4(D)(2) Non–Grounding-Type Receptacles Surge Protection for Ungrounded Receptacles
Homes are NOT REQUIRED to be updated to meet newly enacted building codes. The inspector is recommending an update for safety reasons, not correction of a deficiency.
Photo 65-1 Photo 65-2
Photo 65-3 Photo 65-4
66) One or more basement bedroom windows have inadequate egress in the event of a fire due to their being too high from the floor. Bedroom windows should have a maximum sill height of 44 inches from the floor. At a minimum furniture such as a chair should be located immediately below the window to improve egress. Ideally modifications should be made as necessary, such as moving or replacing window(s) to comply with these recommendations.
Homes are NOT REQUIRED to be updated to meet newly-enacted building codes. The inspector is recommending an update for safety reasons, not correction of a deficiency.
Photo 66-1
67) One or more interior door(s) have a keyed lockset installed. Keyed locksets should be replaced as necessary with "privacy" locksets that don't Require a key. This is a safety hazard for small children in the event that they lock themselves in the room, or do not know how to unlock the door, and the key is not available.
Photo 67-1 Photo 67-2
68) One or more heating or cooling air supply registers had a weak air flow, or no apparent flow. This may result in an inadequate warm/cool air supply to some rooms. Adjusting register controls may help to improve the flow. If such adjustments don't result in a balanced flow to registers, have a qualified HVAC contractor evaluate and repair or make modifications as necessary.
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69) One or more air supply register(s) did not have damper control. The air flow cannot be controlled as a result. Registers with damper control should be installed.
Photo 69-1 Photo 69-2
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70) One or more window(s) will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.
Photo 70-1 Photo 70-2
71) A window in the dining area had inoperable locking hardware. The Inspector recommends service by a qualified contractor.
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It is very important that if you do not understand how to read this report or do not understand any of the conditions found that you please contact me for a consultation before proceeding with any sales transaction. It is important that you read and understand the full report. Reports "expire" automatically 120 days after they're published but remain archived on a server indefinitely. Reports can be restored by contacting Mt Olympus Home Inspection and once restored become viewable again for 120 more days. It is recommended that the client download a copy for future reference.
The home was older and would not fully comply with generally accepted current standards. Homes are not required to be updated to meet new building standards as they are enacted.
One or more sections of outdoor wiring were exposed and not rated for exterior use / subject to damage. This is a potential shock hazard.
One or more hose bibs were missing backflow prevention devices. These devices reduce the likelihood of gray water entering the potable water supply.
Vegetation is in contact with or less than one foot from the structure's exterior.
