This report published on Thursday, March 4, 2021 5:40:07 PM EST
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.
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
Repair/Maintain
Recommend repair and/or maintenance
Minor Defect
Correction likely involves only a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
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
Client present for discussion at end of inspection: Yes
Inspector: Lowell Grant
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool
Ground condition: Dry
Recent weather: Dry (no rain)
Overnight temperature: Cool
Type of building: Single family, Multiplex
Age of main building: 76
Source for main building age: Municipal records or property listing
Occupied: Yes, Furniture or stored items were present
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit: https://www.reporthost.com/?EPA https://www.reporthost.com/?CPSC https://www.reporthost.com/?CDC
2) Many areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
3) The client should be aware that prior to 1976, factory-built homes in America were built only according to voluntary standards. Because this building was built prior to 1976, it may be significantly substandard in safety, efficiency, quality, durability, etc. Factory-built homes since 1976 have been required to comply with federal construction and safety standards (the HUD Code). This code is administered by the U.S. Department of Housing and Urban Development (HUD), and standardizes design, construction, energy efficiency, fire resistance, transportability, strength, and durability. It also mandates performance standards for the electrical, plumbing, air conditioning, thermal, and heating systems.
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; 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 with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Condition of fences and gates: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Fence and gate material: Wood
Condition of retaining walls: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Site profile: Minor slope
Condition of driveway: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Driveway material: Gravel, Unpaved, dirt
Condition of sidewalks and/or patios: Appeared serviceable, Near, at or beyond service life
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Concrete
Condition of stairs, handrails and guardrails: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Metal
4) Risers for stairs at one or more locations were higher than 7 3/4 inches and posed a fall or trip hazard. Risers should be 7 3/4 inches or shorter. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
Photo 4-1 Front porch:
Risers for stairs at one or more locations were higher than 7 3/4 inches and posed a fall or trip hazard. Risers should be 7 3/4 inches or shorter. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
5) The risers for stairs at one or more locations varied in height and pose a fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
Photo 5-1 Front porch:
The risers for stairs at one or more locations varied in height and pose a fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
6) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
Photo 6-1 Sidewalk:
Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards. Photo 6-2 Sidewalk:
Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
7) Handrails at one or more flights of stairs were loose, wobbly and/or damaged. This is a safety hazard. Recommend that a qualified person repair as necessary.
Photo 7-1 Front porch:
Handrails at one or more flights of stairs were loose, wobbly and/or damaged. This is a safety hazard. Recommend that a qualified person repair as necessary. Photo 7-2 Front porch:
Handrails at one or more flights of stairs were loose, wobbly and/or damaged. This is a safety hazard. Recommend that a qualified person repair as necessary.
Photo 7-3 Front porch:
Handrails at one or more flights of stairs were loose, wobbly and/or damaged. This is a safety hazard. Recommend that a qualified person repair as necessary. Photo 7-4 Front porch:
Handrails at one or more flights of stairs were loose, wobbly and/or damaged. This is a safety hazard. Recommend that a qualified person repair as necessary.
Photo 7-5 Front porch:
Handrails at one or more flights of stairs were loose, wobbly and/or damaged. This is a safety hazard. Recommend that a qualified person repair as necessary.
8) Significant rot, deterioration, leaning and/or bowing were found in one or more timber retaining walls. Recommend that a qualified contractor evaluate and repair or replace sections as necessary. Note that some retaining walls, based on their height or size, may require evaluation by a structural engineer.
Photo 8-1 Backyard:
Significant rot, deterioration, leaning and/or bowing were found in one or more timber retaining walls. Recommend that a qualified contractor evaluate and repair or replace sections as necessary. Note that some retaining walls, based on their height or size, may require evaluation by a structural engineer.
9) Significant cracks, deterioration, leaning and/or bowing were found in one or more retaining walls. Recommend that a qualified contractor evaluate and repair or replace sections as necessary. Note that some retaining walls, based on their height or size, may require evaluation by a structural engineer.
Photo 9-1 Backyard:
Significant cracks, deterioration, leaning and/or bowing were found in one or more retaining walls. Recommend that a qualified contractor evaluate and repair or replace sections as necessary. Note that some retaining walls, based on their height or size, may require evaluation by a structural engineer. Photo 9-2 Backyard:
Significant cracks, deterioration, leaning and/or bowing were found in one or more retaining walls. Recommend that a qualified contractor evaluate and repair or replace sections as necessary. Note that some retaining walls, based on their height or size, may require evaluation by a structural engineer.
10) Soil was in contact with or close to wooden stairs at one or more locations. This is a conducive condition for wood-destroying organisms. Soil should be graded and/or removed so no wood-soil contact is present, if possible. Otherwise, installing products such as borate-based Impel rods may help to prevent infestation and damage. For more information, visit: https://www.reporthost.com/?IMPEL
Photo 10-1 Backyard:
Soil was in contact with or close to wooden stairs at one or more locations. This is a conducive condition for wood-destroying organisms. Soil should be graded and/or removed so no wood-soil contact is present, if possible. Otherwise, installing products such as borate-based Impel rods may help to prevent infestation and damage. For more information, visit: https://www.reporthost.com/?IMPEL
11) One or more fences were damaged or deteriorated and need repair.
Photo 11-1 Backyard:
One or more fences were damaged or deteriorated and need repair. Photo 11-2 Backyard:
One or more fences were damaged or deteriorated and need repair.
Photo 11-3 Backyard:
One or more fences were damaged or deteriorated and need repair.
12) Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or patios. Recommend that qualified contractor repair as necessary.
Photo 12-1 Driveway:
Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or patios. Recommend that qualified contractor repair as necessary
13) The gravel driveway was in poor condition. Recommend that a qualified person repair as necessary. For example, by filling holes, grading and spreading new gravel.
Photo 13-1 The gravel driveway was in poor condition. Recommend that a qualified person repair as necessary. For example, by filling holes, grading and spreading new gravel
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground, from a ladder
Condition of wall exterior covering: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
14) Some sections of siding and/or trim were damaged, substandard and/or rotten. Recommend that a qualified person repair, replace or install siding or trim as necessary.
Photo 14-1 Right side of home:
Some sections of siding and/or trim were damaged, substandard and/or rotten. Recommend that a qualified person repair, replace or install siding or trim as necessary Photo 14-2 Right side of home:
Some sections of siding and/or trim were damaged, substandard and/or rotten. Recommend that a qualified person repair, replace or install siding or trim as necessary
Photo 14-3 Back door:
Some sections of siding and/or trim were damaged, substandard and/or rotten. Recommend that a qualified person repair, replace or install siding or trim as necessary Photo 14-4 Back door:
Some sections of siding and/or trim were damaged, substandard and/or rotten. Recommend that a qualified person repair, replace or install siding or trim as necessary
15) Moderate cracks (1/8 inch - 3/4 inch) and/or leaning were found in the foundation. This may be a structural concern or an indication that settlement is ongoing. The client should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
Foundation repair contractors who may prescribe repairs, and will give cost estimates for such repairs
Masonry contractors who repair and/or replace brick veneer
Geotechnical engineers who attempt to determine if settlement is ongoing, and the cause of the settlement
Structural engineers who determine if repairs are necessary, and prescribe those repairs
At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
Photo 15-1 Crawl space:
Moderate cracks (1/8 inch - 3/4 inch) and/or leaning were found in the foundation. This may be a structural concern or an indication that settlement is ongoing. The client should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include: Foundation repair contractors who may prescribe repairs, and will give cost estimates for such repairs Masonry contractors who repair and/or replace brick veneer Geotechnical engineers who attempt to determine if settlement is ongoing, and the cause of the settlement Structural engineers who determine if repairs are necessary, and prescribe those repairs At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
16) Some nail heads at the composition wood siding were protruding from the wood, or had been nailed in so as to break the surface of the siding, and caulk was missing. Most manufacturers of composition wood siding specify that nail heads should be flush with the surface, and that the surface of the siding should not be broken. If broken, then caulk should be applied to the nail heads to prevent water penetration and subsequent deterioration of the siding. Recommend that a qualified person repair per the siding manufacturer's specifications.
Photo 16-1 Right side of home:
Some nail heads at the composition wood siding were protruding from the wood, or had been nailed in so as to break the surface of the siding, and caulk was missing. Most manufacturers of composition wood siding specify that nail heads should be flush with the surface, and that the surface of the siding should not be broken. If broken, then caulk should be applied to the nail heads to prevent water penetration and subsequent deterioration of the siding. Recommend that a qualified person repair per the siding manufacturer's specifications.
17) One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
Photo 17-1 Right side of home:
One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
18) The paint or stain finish over much of the entire structure 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 entire building exterior per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
Photo 18-1 The paint or stain finish over much of the entire structure 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 entire building exterior per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
19) Caulk was deteriorated and/or substandard in some areas. For example, 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: https://www.reporthost.com/?CAULK
Photo 19-1 Right side of home:
Caulk was deteriorated and/or substandard in some areas. For example, 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: https://www.reporthost.com/?CAULK Photo 19-2 Front of the home on far left side:
Caulk was deteriorated and/or substandard in some areas. For example, 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: https://www.reporthost.com/?CAULK
Photo 19-3 Left side of home:
Caulk was deteriorated and/or substandard in some areas. For example, 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: https://www.reporthost.com/?CAULK Photo 19-4 Front of the home:
Caulk was deteriorated and/or substandard in some areas. For example, 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: https://www.reporthost.com/?CAULK
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.
The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed, Partially traversed
Condition of floor substructure above: Appeared serviceable
Condition of vapor barrier: Appeared serviceable
Condition of crawl space ventilation: Appeared serviceable
20) No under-floor insulation was installed in the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
Photo 20-1 Crawl space:
No under-floor insulation was installed in the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side. Photo 20-2 Crawl space:
No under-floor insulation was installed in the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
21) The screens for one or more crawl space vents were missing. Vermin or pets can enter the crawl space and nest, die and/or leave feces and urine. Vermin often damage under-floor insulation too. Recommend that a qualified person install or replace screens where necessary using 1/8-inch to 1/4-inch wire mesh.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). 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 perform adequately or are leak-free.
Roof inspection method: Partially traversed, Viewed from eaves on ladder, Viewed from ground
Condition of roof surface material: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: Multiple, 2
Condition of exposed flashings: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Not applicable, none installed
22) Some composition shingles were lifting. 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.
Photo 22-1 Front Left side of home:
Some composition shingles were lifting. 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
23) No roof drainage system was installed. Rainwater may come in contact with the building exterior or accumulate around the building foundation as a result. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified contractor install roof drainage components where missing per standard building practices.
Photo 23-1 No roof drainage system was installed. Rainwater may come in contact with the building exterior or accumulate around the building foundation as a result. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified contractor install roof drainage components where missing per standard building practices. Photo 23-2 No roof drainage system was installed. Rainwater may come in contact with the building exterior or accumulate around the building foundation as a result. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified contractor install roof drainage components where missing per standard building practices.
24) Gutters were missing over one or more entrances. People entering and exiting the building are likely to get wet during periods of rain as a result. Most buildings benefit from having a complete drainage system installed, but at a minimum, recommend installing gutters over entrances.
Photo 24-1 Front door and Back door:
Gutters were missing over one or more entrances. People entering and exiting the building are likely to get wet during periods of rain as a result. Most buildings benefit from having a complete drainage system installed, but at a minimum, recommend installing gutters over entrances.
25) One or more roof flashings were missing. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Photo 25-1 One or more roof flashings were missing. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary
26) The roof structure below the shingles or shakes was "skip sheathed," where boards (typically 1x4 inches or 1x6 inches) with wide gaps between them were installed below the shingles, instead of plywood or oriented strand board (OSB) sheathing. Skip sheathing is commonly done with wood shake or shingle surfaces. The client should be aware that if a new composition shingle roof is installed, all existing layers of roofing materials will need to be removed, and continuous sheeting such as plywood or OSB will need to be installed before installing the shingles. This is a significant additional expense.
Photo 26-1 Front Of the home:
The roof structure below the shingles or shakes was "skip sheathed," where boards (typically 1x4 inches or 1x6 inches) with wide gaps between them were installed below the shingles, instead of plywood or oriented strand board (OSB) sheathing. Skip sheathing is commonly done with wood shake or shingle surfaces. The client should be aware that if a new composition shingle roof is installed, all existing layers of roofing materials will need to be removed, and continuous sheeting such as plywood or OSB will need to be installed before installing the shingles. This is a significant additional expense.
27) The roof was in good condition at the time of the inspection.
It is HIGHLY recommended for the buyer to consult with the property owner to ensure that the shingles on the roof are NOT "atlas chalet" shingles. These shingles were discontinued in 2010 and are not covered by most insurance companies if they are damaged.
Photo 27-1 The roof was in good condition at the time of the inspection.
It is HIGHLY recommended for the buyer to consult with the property owner to ensure that the shingles on the roof are NOT "atlas chalet" shingles. These shingles were discontinued in 2010 and are not covered by most insurance companies if they are damaged.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Partially traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of roof ventilation: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
28) The pull-down attic stairs were not insulated. Typically, such stairs that are not insulated also do not have any weatherstripping installed. Recommend that a qualified person install insulation and weatherstripping per standard building practices for better energy efficiency. For more information, visit: https://www.reporthost.com/?INSATTSTRS
Photo 28-1 The pull-down attic stairs were not insulated. Typically, such stairs that are not insulated also do not have any weatherstripping installed. Recommend that a qualified person install insulation and weatherstripping per standard building practices for better energy efficiency. For more information, visit: https://www.reporthost.com/?INSATTSTRS
29) The ceiling insulation in one or more areas of the attic was compacted or uneven and/or substandard. 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).
Photo 29-1 The ceiling insulation in one or more areas of the attic was compacted or uneven and/or substandard. 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).
30) One or more attic or roof vent screens were missing, deteriorated or substandard. Recommend that a qualified person replace or repair screens as necessary to prevent birds or vermin from entering the attic.
Photo 30-1 One or more attic or roof vent screens were missing, deteriorated or substandard. Recommend that a qualified person replace or repair screens as necessary to prevent birds or vermin from entering the attic Photo 30-2 One or more attic or roof vent screens were missing, deteriorated or substandard. Recommend that a qualified person replace or repair screens as necessary to prevent birds or vermin from entering the attic
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. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Primary service type: Overhead
Estimated service amperage: 150
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 150
Condition of main service panel: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of branch circuit wiring: Serviceable, Required repair, replacement and/or evaluation (see comments below)
Ground fault circuit interrupter (GFCI) protection present: Yes, No
Arc fault circuit interrupter (AFCI) protection present: Yes, No
31) One or more ground fault circuit interrupter (GFCI) devices protecting receptacles at the bathroom(s) wouldn't trip when tested. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.
Photo 31-1 Bathroom:
One or more ground fault circuit interrupter (GFCI) devices protecting receptacles at the bathroom(s) wouldn't trip when tested. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.
32) One or more electric receptacles at the kitchen and/or laundry area 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)
One or more electric receptacles at the kitchen and/or laundry area 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: https://www.reporthost.com/?GFCI Photo 32-2 Laundry room:
One or more electric receptacles at the kitchen and/or laundry area 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: https://www.reporthost.com/?GFCI
Photo 32-3 Backyard:
One or more electric receptacles at the kitchen and/or laundry area 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: https://www.reporthost.com/?GFCI Photo 32-4 Kitchen left side of counter:
One or more electric receptacles at the kitchen and/or laundry area 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: https://www.reporthost.com/?GFCI
Photo 32-5 Kitchen right side of counter:
One or more electric receptacles at the kitchen and/or laundry area 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: https://www.reporthost.com/?GFCI Photo 32-6 Kitchen by stove:
One or more electric receptacles at the kitchen and/or laundry area 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: https://www.reporthost.com/?GFCI
33) One or more electric receptacles at the bedroom(s), kitchen, dining room and/or living room had no visible arc fault circuit interrupter (AFCI) protection, or the inspector was unable to determine if AFCI protection was present. This is a potential safety hazard. Recommend that a qualified electrician evaluate and install AFCI protection if necessary and per standard building practices. General guidelines for AFCI-protected receptacles include the following locations:
Bedrooms (since 1999)
Kitchens, laundry areas, family rooms, dining rooms, living rooms, parlors, libraries, dens and recreation rooms, sunrooms, closets and hallways (since 2014)
34) One or more receptacles were broken or damaged. This is a potential shock or fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.
Photo 34-1 Living room:
One or more receptacles were broken or damaged. This is a potential shock or fire hazard. Recommend that a qualified electrician replace such receptacles as necessary
35) One or more electric receptacles and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
Photo 35-1 Kitchen right side of counter:
One or more electric receptacles and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
36) One or more electric receptacles were incorrectly wired with "false grounds" where the receptacle's ground screw is connected to the neutral or white wire in the circuit. Such receptacles may appear to be grounded when they aren't. This is a shock hazard, and can damage equipment plugged into such receptacles. Recommend that a qualified electrician repair as necessary. For more information, visit: https://www.reporthost.com/?FLSGRND
Photo 36-1 Sun room:
One or more electric receptacles were incorrectly wired with "false grounds" where the receptacle's ground screw is connected to the neutral or white wire in the circuit. Such receptacles may appear to be grounded when they aren't. This is a shock hazard, and can damage equipment plugged into such receptacles. Recommend that a qualified electrician repair as necessary. For more information, visit: https://www.reporthost.com/?FLSGRND Photo 36-2 Sun room:
One or more electric receptacles were incorrectly wired with "false grounds" where the receptacle's ground screw is connected to the neutral or white wire in the circuit. Such receptacles may appear to be grounded when they aren't. This is a shock hazard, and can damage equipment plugged into such receptacles. Recommend that a qualified electrician repair as necessary. For more information, visit: https://www.reporthost.com/?FLSGRND
Photo 36-3 Living room:
One or more electric receptacles were incorrectly wired with "false grounds" where the receptacle's ground screw is connected to the neutral or white wire in the circuit. Such receptacles may appear to be grounded when they aren't. This is a shock hazard, and can damage equipment plugged into such receptacles. Recommend that a qualified electrician repair as necessary. For more information, visit: https://www.reporthost.com/?FLSGRND
37) One or more modern, 3-slot electric receptacles were found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.
38) One or more electric receptacles had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit: https://www.reporthost.com/?RPR
Photo 38-1 Bedroom 2:
One or more electric receptacles had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit: https://www.reporthost.com/?RPR Photo 38-2 Bedroom 2:
One or more electric receptacles had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit: https://www.reporthost.com/?RPR
39) One or more wall-mounted exterior light fixtures had no caulk installed above the back plate. Water can enter the space behind the back plate and contact wiring. This is a potential shock hazard. Recommend that a qualified person apply caulk above and around the back plate per standard building practices. A gap should be left at the bottom of the plate so that condensation can drain out.
Photo 39-1 Front porch:
One or more wall-mounted exterior light fixtures had no caulk installed above the back plate. Water can enter the space behind the back plate and contact wiring. This is a potential shock hazard. Recommend that a qualified person apply caulk above and around the back plate per standard building practices. A gap should be left at the bottom of the plate so that condensation can drain out. Photo 39-2 Front porch:
One or more wall-mounted exterior light fixtures had no caulk installed above the back plate. Water can enter the space behind the back plate and contact wiring. This is a potential shock hazard. Recommend that a qualified person apply caulk above and around the back plate per standard building practices. A gap should be left at the bottom of the plate so that condensation can drain out.
40) No permanently installed carbon monoxide alarms were found. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit: https://www.reporthost.com/?COALRM
Photo 40-1 Laundry room:
No permanently installed carbon monoxide alarms were found. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit: https://www.reporthost.com/?COALRM
41) One or more light fixtures were controlled by a metal pull chain. This is a safety hazard for shock. Recommend that strings or isolating links be installed to prevent shock.
Photo 41-1 Attic:
One or more light fixtures were controlled by a metal pull chain. This is a safety hazard for shock. Recommend that strings or isolating links be installed to prevent shock.
42) For home buyers, batteries in all the smoke alarms should be replaced after taking occupancy. Batteries should be replaced annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit: https://www.reporthost.com/?SMKALRM
Photo 42-1 Living room:
For home buyers, batteries in all the smoke alarms should be replaced after taking occupancy. Batteries should be replaced annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit: https://www.reporthost.com/?SMKALRM
43) Few receptacles 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.
Photo 43-1 Bedroom 2:
Few receptacles 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. Photo 43-2 Master bedroom:
Few receptacles 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.
Photo 43-3 Master bedroom:
Few receptacles 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.
44) One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated or GFCI/AFCI protection may need to be reset to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
Photo 44-1 Kitchen:
One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated or GFCI/AFCI protection may need to be reset to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
45) The legend for circuit breakers or fuses in panel(s) #A was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
Photo 45-1 The legend for circuit breakers or fuses in panel(s) #A was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
46) The electric service to this property appeared to be rated at substantially less than 200 amps and may be inadequate. Depending on the client's needs, recommend consulting with a qualified electrician about upgrading to a 200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.
Photo 46-1 The electric service to this property appeared to be rated at substantially less than 200 amps and may be inadequate. Depending on the client's needs, recommend consulting with a qualified electrician about upgrading to a 200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.
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; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water pressure (psi): 52psi
Condition of supply lines: Appeared serviceable
Condition of drain pipes: Appeared serviceable
Vent pipe condition: Appeared serviceable
Condition of fuel system: Appeared serviceable
47) 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
Photo 47-1 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
48) One or more hose bib handles were loose. Recommend that a qualified person replace handles or make repairs as necessary.
Photo 48-1 One or more hose bib handles were loose. Recommend that a qualified person replace handles or make repairs as necessary.
49) The inspector did not determine the location of the main water shut-off valve, or verify that a readily accessible shut-off valve in the building exists. Recommend consulting with the property owner to determine if a main shut-off valve exists, locating it yourself, or that a qualified plumber find it if necessary. If no readily accessible main shut-off valve is found in the building, then recommend that a qualified plumber install one so the water supply can be quickly turned off in the event of an emergency, such as when a supply pipe bursts.
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Estimated age: 2 years old
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Manufacturer: A.O. Smith
Location of water heater: Laundry room
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 119
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
50) A water heater was installed in or over a finished living space or in an area where leaking can cause damage, and no catch pan or drain was installed. Catch pans and drains prevent water damage to finished interior spaces below if or when the water heater leaks or is drained. If concerned, consult with a qualified contractor about installing these. Note that drain lines for catch pans are usually installed below the floor level and are difficult at best to install in an existing home.
Photo 50-1 Laundry area:
A water heater was installed in or over a finished living space or in an area where leaking can cause damage, and no catch pan or drain was installed. Catch pans and drains prevent water damage to finished interior spaces below if or when the water heater leaks or is drained. If concerned, consult with a qualified contractor about installing these. Note that drain lines for catch pans are usually installed below the floor level and are difficult at best to install in an existing home.
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 in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Condition of furnace filters: Appeared serviceable
Condition of forced air ducts and registers: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Estimated age of heat pump or air conditioning unit: 8 years old
Approximate tonnage: 3.5
Manufacturer of cooling system and/or heat pump: Goodman
Condition of controls: Appeared serviceable
Condition of whole house fan: Appeared serviceable
51) 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.
Photo 51-1 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.
52) The pad for the heat pump or air conditioning condensing unit was not level and/or substandard or missing. This unit requires adequate support. The compressor may be damaged if this unit is tilted 10 degrees or more. Also, the pad should elevate the unit above the soil to prevent corrosion. Recommend that a qualified person repair as necessary.
Photo 52-1 The pad for the heat pump or air conditioning condensing unit was not level and/or substandard or missing. This unit requires adequate support. The compressor may be damaged if this unit is tilted 10 degrees or more. Also, the pad should elevate the unit above the soil to prevent corrosion. Recommend that a qualified person repair as necessary.
The air condensing unit responded properly to normal controls during the time of the inspection.
It is recommended that the seller be sure to have the air condensing unit serviced by a licensed and qualified HVAC technician to ensure that the unit continues to run and operate properly.
It is recommended that the seller be sure to have a qualified and licensed HVAC technician evaluate the HVAC system for the following:
1. Ensure the evaporator coils are clean.
2. Ensure the AC capacitor is not failing.
3. Ensure there is no ice buildup.
4. Ensure there is no restricted air flow.
5. Ensure the drain is not clogged.
6. Ensure the compressor is not bad.
7. Ensure the ducts are not leaking.
8. Ensure there is no refrigerant leak.
9. Ensure there is no low refrigerant.
10. Ensure the air filters are clean.
11. Ensure the unit is the correct size for the property. Photo 52-2 The pad for the heat pump or air conditioning condensing unit was not level and/or substandard or missing. This unit requires adequate support. The compressor may be damaged if this unit is tilted 10 degrees or more. Also, the pad should elevate the unit above the soil to prevent corrosion. Recommend that a qualified person repair as necessary.
The air condensing unit responded properly to normal controls during the time of the inspection.
It is recommended that the seller be sure to have the air condensing unit serviced by a licensed and qualified HVAC technician to ensure that the unit continues to run and operate properly.
It is recommended that the seller be sure to have a qualified and licensed HVAC technician evaluate the HVAC system for the following:
1. Ensure the evaporator coils are clean.
2. Ensure the AC capacitor is not failing.
3. Ensure there is no ice buildup.
4. Ensure there is no restricted air flow.
5. Ensure the drain is not clogged.
6. Ensure the compressor is not bad.
7. Ensure the ducts are not leaking.
8. Ensure there is no refrigerant leak.
9. Ensure there is no low refrigerant.
10. Ensure the air filters are clean.
11. Ensure the unit is the correct size for the property.
Photo 52-3 The pad for the heat pump or air conditioning condensing unit was not level and/or substandard or missing. This unit requires adequate support. The compressor may be damaged if this unit is tilted 10 degrees or more. Also, the pad should elevate the unit above the soil to prevent corrosion. Recommend that a qualified person repair as necessary.
53) Vegetation such as trees, shrubs and/or vines were too close to the heat pump or air conditioning condensing unit. There should be at least 12 inches of clearance on all sides and at least 4-6 feet above. Inadequate clearance around and above can result in reduced efficiency, increased energy costs and/or damage to equipment. Recommend pruning and/or removing vegetation as necessary.
Photo 53-1 Vegetation such as trees, shrubs and/or vines were too close to the heat pump or air conditioning condensing unit. There should be at least 12 inches of clearance on all sides and at least 4-6 feet above. Inadequate clearance around and above can result in reduced efficiency, increased energy costs and/or damage to equipment. Recommend pruning and/or removing vegetation as necessary.
54) The living room ceiling fan was operable at the time of the inspection
Photo 54-1 The living room ceiling fan was operable at the time of the inspection
55) The Master bedroom ceiling fan was operable at the time of the inspection
Photo 55-1 The Master bedroom ceiling fan was operable at the time of the inspection
Limitations: 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.
Condition of gas-fired fireplaces or stoves: Appeared serviceable
Condition of chimneys and flues: Appeared serviceable
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Appeared serviceable
Condition of ranges, cooktops and/or ovens: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Range, cooktop, oven type: Natural gas
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: N/A (none installed)
56) The ignitor was slow to light one or more cooktop burners. Recommend that a qualified person evaluate and repair as necessary.
Photo 56-1 The ignitor was slow to light one or more cooktop burners. Recommend that a qualified person evaluate and repair as necessary
57) Gaps, no caulk, or substandard caulking were found Counter and the wall. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.
Photo 57-1 Kitchen right side of sink:
Gaps, no caulk, or substandard caulking were found Counter and the wall. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk. Photo 57-2 Kitchen left side of sink:
Gaps, no caulk, or substandard caulking were found Counter and the wall. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.
58) One or more cabinet drawers were difficult to open or close. Recommend that a qualified person repair as necessary.
Photo 58-1 By dishwasher:
One or more cabinet drawers were difficult to open or close. Recommend that a qualified person repair as necessary.
59) Ribbed, flexible drain pipe was used at the sink. This type of drain pipe accumulates debris more easily than smooth wall pipe and is more likely to clog. Recommend that a qualified plumber replace flexible piping with standard plumbing components (smooth wall pipe) to prevent clogged drains.
Photo 59-1 Kitchen under sink:
Ribbed, flexible drain pipe was used at the sink. This type of drain pipe accumulates debris more easily than smooth wall pipe and is more likely to clog. Recommend that a qualified plumber replace flexible piping with standard plumbing components (smooth wall pipe) to prevent clogged drains.
60) Recommend cleaning and sealing the grout at countertops now and in the future as necessary to prevent staining and to improve waterproofing.
Photo 60-1 Kitchen right side of counter:
Recommend cleaning and sealing the grout at countertops now and in the future as necessary to prevent staining and to improve waterproofing.
61) The stove was operable at the time of the inspection
Photo 61-1 The stove was operable at the time of the inspection
62) The exhaust fan was operable at the time of the inspection
Photo 62-1 The exhaust fan was operable at the time of the inspection
63) The refrigerator was operable at the time of the inspection
Photo 63-1 The refrigerator was operable at the time of the inspection
64) The oven was operable at the time of the inspection
Photo 64-1 The oven was operable at the time of the inspection
65) The dishwasher was operable at the time of the inspection
Photo 65-1 The dishwasher was operable at the time of the inspection
66) The Kitchen faucet was operable at the time of the inspection
Photo 66-1 The Kitchen faucet was operable at the time of the inspection
67) The Kitchen sprayer was operable at the time of the inspection
Photo 67-1 The Kitchen sprayer was operable at the time of the inspection
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Gas supply for laundry equipment present: Yes
68) The bathroom with a shower or bathtub at location(s) #A didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.
Photo 68-1 The bathroom with a shower or bathtub at location(s) #A didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.
69) One or more bathtub faucet handles at location(s) #A were loose. Recommend that a qualified person repair or replace handles as necessary.
Photo 69-1 One or more bathtub faucet handles at location(s) #A were loose. Recommend that a qualified person repair or replace handles as necessary
70) No catch pan or drain was installed at the clothes washing machine location, and a finished space was located below. Catch pans and drains prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. If concerned, consult with a qualified contractor about installing a catch pan. Note that installing a drain line for a catch pan routed to the outdoors may not be feasible. As an alternative, a water alarm can be installed in the catch pan. For more information visit: https://www.reporthost.com/?WTRALRM
Photo 70-1 Laundry area:
No catch pan or drain was installed at the clothes washing machine location, and a finished space was located below. Catch pans and drains prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. If concerned, consult with a qualified contractor about installing a catch pan. Note that installing a drain line for a catch pan routed to the outdoors may not be feasible. As an alternative, a water alarm can be installed in the catch pan. For more information visit: https://www.reporthost.com/?WTRALRM
71) Gaps, no caulk, or substandard caulking were found between the bathtub and the floor at location(s) #A. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
Photo 71-1 Bathroom by tub:
Gaps, no caulk, or substandard caulking were found between the bathtub and the floor at location(s) #A. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary
72) Caulk around the base of the toilet at location(s) #A was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
Photo 72-1 Caulk around the base of the toilet at location(s) #A was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
73) The bathtub drain stopper mechanism at location(s) #A was missing. Recommend that a qualified person repair or replace as necessary.
Photo 73-1 The bathtub drain stopper mechanism at location(s) #A was missing. Recommend that a qualified person repair or replace as necessary.
74) The bathroom faucet was operable at the time of the inspection
Photo 74-1 The bathroom faucet was operable at the time of the inspection
75) The bathroom toilet was operable at the time of the inspection
Photo 75-1 The bathroom toilet was operable at the time of the inspection
76) The showerhead was operable at the time of the inspection
Photo 76-1 The showerhead was operable at the time of the inspection
77) The laundry area valves was operable at the time of the inspection
Photo 77-1 The laundry area valves was operable at the time of the inspection
Limitations: The following items are not included in this inspection: 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 made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Double-hung, Casement
Condition of walls and ceilings: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Condition of flooring: Appeared serviceable
Flooring type or covering: Wood or wood products
78) All windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily
Photo 78-1 Kitchen:
One or more windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily Photo 78-2 Kitchen:
All windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily
Photo 78-3 Bathroom:
All windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily Photo 78-4 Bedroom 2:
All windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily
Photo 78-5 Bedroom 2:
All windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily Photo 78-6 Master bedroom:
All windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily
Photo 78-7 Master bedroom:
All windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily Photo 78-8 Sun room:
All windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily
Photo 78-9 Sun room:
All windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily
79) One or more walls had substandard repairs. Recommend that a qualified person repair as necessary.
Photo 79-1 Sun room:
One or more walls had substandard repairs. Recommend that a qualified person repair as necessary
80) One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors. Master bed Sunroom
Photo 80-1 Master bedroom:
One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors
Photo 80-2 Sun room:
One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors
81) Lock mechanisms on one or more windows were inoperable. This can pose a security risk. Recommend that a qualified person repair as necessary.
Photo 81-1 Lock mechanisms on all windows were inoperable. This can pose a security risk. Recommend that a qualified person repair as necessary
82) No window screens were installed. Windows may not provide ventilation during months when insects are active.
Photo 82-1 No window screens were installed. Windows may not provide ventilation during months when insects are active.
Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.
83) Evidence of active infestation of horntail wasps and/or wood wasps was found at location(s) #Front porch in the form of with . Recommend the following:
Correct any conducive conditions for wood-destroying organisms mentioned in this report.
Consult with the property owner about any history of infestation.
Have a state-licensed pest control operator evaluate further and treat as necessary.
Photo 83-1 Top of front porch:
Evidence of active infestation of horntail wasps and/or wood wasps was found at location(s) #Front porch in the form of with . Recommend the following: Correct any conducive conditions for wood-destroying organisms mentioned in this report. Consult with the property owner about any history of infestation. Have a state-licensed pest control operator evaluate further and treat as necessary.
