Exposed wiring was found for the water heater's power supply. Exposed non-metallic sheathed (Romex) wiring may be subject to damage. Both the insulation and conductors can be damaged by repeated movement or contact with objects such as stored items. A qualified electrical contractor should repair as necessary. Typically, flexible conduit with properly
secured bushings is used in this application.
Significant system repair or water heater replacement appears to have been performed after original construction. No municipal inspection tags or documents were located or provided during inspection. Most jurisdictions require homeowners and/or contractors to obtain legal permits and related inspections for significant renovations; major repairs and/or upgrades such as electrical or plumbing improvements; construction work such as additions, roof replacement, or deck construction; and major appliance replacement such as furnace, air conditioner, or water heater. Building compliance inspections are typically performed during and/or after work has been completed, and inspection tags indicating approval or failed inspections are provided. The client(s) should consult with the property owner about this, and if necessary research building permits and related compliance inspections with the proper authorities.
At worst case, if substantial work was performed without permits and related inspections, this knowledge must be disclosed when the building is sold in the future. This may adversely affect future sales. Also, the local municipality could require costly alterations and/or fines to bring the building into legal compliance, or even require that the additions, upgrades, or modifications be removed.
Limitations: Private well water supplies are specialty systems and are beyond the scope of the standards of practice for home inspections. Comments in this report related to a private well are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified well specialist. The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible components are evaluated.
Type of well: Drilled
Location of well: back yard
Type of pump: Submersible
Location of well equipment: Garage, Mechanical room
Location of tank shut-off valve: Base of tank
Lab test results shared with the inspector indicate high levels of microbial or bacterial contaminates were found in lab samples of tested well water. Many factors contribute to the quality of private well water, and these pathogens may enter ground water through septic tank overflow or through contaminated runoff from woodlands, pastures and feedlots. Routine testing of private well water and, when needed, chemical disinfection are critical to maintaining a safe private water supply and avoiding pathogenic microbes. Clients should consult with local and or state health agencies, or qualified private well water contractor for information and options of disinfecting contaminated water.
For more information, please visit:http://www.waterandhealth.org/newsletter/private_wells.html
The private well water system temporarily failed or stopped pumping during inspection. This could be caused by a seized pump, a burned-out motor, no power to the pump or other conditions. The low pressure switch was reset and the pump operated for the remainder of inspection; however, this is no guarantee the pump will continue to function. A qualified well contractor should evaluate and repair as necessary.
Note that a new pressure switch was found near the well equipment. Clients should consult with current owners regarding any knowledge or disclosure of well system problems.
Because this is a specialty system, recommend the following:
- That a qualified well contractor fully evaluate the well, including a pump/flow test
- That the well water be tested per the client's concerns (e.g. coliforms, pH, contaminants) by a qualified lab
- That the client research the well's history (e.g. how/when constructed, how/when maintained or repaired, past performance, past health issues)
- That that the client document the current well capacity and water quality for future reference
For more information, visit:http://www.reporthost.com/?WELL
The inspector performed a "functional flow test" during the inspection where multiple fixtures were run simultaneously, and found the flow to be adequate. For example, the shower flow didn't decrease substantially when the toilet was flushed. Note that only a functional flow test was preformed by operating multiple fixtures. Actual flow rate, well capacity, and pressure measurements were not measured during inspection.
The estimated useful life for most well pumps is 15-20 years. The inspector was unable to determine the age of the pump. The client should be aware that this pump may be near, at, or beyond its useful life and may need replacing at any time. Recommend attempting to determine the pump's age (ask property owner or well contractor), and budgeting for a replacement if necessary.
The estimated useful life for most steel pressure tanks is 15-25 years. The inspector was unable to determine the age of the tank. The client should be aware that this tank may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the tank's age (ask property owner or service technician), and budgeting for a replacement if necessary.
Heating, Ventilation and Air Condition (HVAC)
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 "livable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
Primary heating system type(s): Forced air, Furnace
Primary heating system fuel type: Natural gas
Primary Heating System Manufacturer: Carrier, Trane
Heat source model number: 58DX060-GG
Heat source serial number: 2089A14670
Primary Heat Source Estimated Date of Manufacture: 1989
Additional Heat Source(s): Furnace
Additional Heat Source Type: Second zone heat source
Additional Heat Source Fuel: Natural Gas
Additional Heating System Model Number: TDD060C936B0
Additional Heating System Serial Number: J39549084
Estimated Date of Manufacture: 1994
Primary Cooling System Type: Split system (outside condenser, inside evaporator)
Cooling System(s) Manufacturer: Trane, Airtron
Heat pump or air conditioner model number: ASH8301CHF
Heat pump or air conditioner serial number: HAC4821
Condenser Estimated Date of Manufacture: unknown
Additional Cooling System Model Number: TTR018C100A1
Additional Cooling System Serial Number: J41222591
Additional Condenser Estimated Date of Manufacture: 1994
General heating distribution type(s): Ducts and registers
Last service date of heating/cooling systems(s): Unknown
Location for forced air filter(s): Inside air handler/top of air handler
Due to normal design constraints, the heat exchanger in a hot air furnace is largely obscured and CANNOT be fully assessed within the scope of a standard inspection.
Complete heat exchanger evaluation requires use of special equipment and/or dismantling of the furnace. Independent evaluation by a specialist HVAC contractor is STRONGLY advised DURING your inspection contingency, particularly if unit is older, exhibits wear, and/or the HVAC systems are recommended for ANY type of servicing or maintenance in this report.
The primary (older) furnace did not respond to normal controls (thermostat). It appeared to be inoperable. The inspector was only able to perform a limited evaluation. If possible, consult with the property owner and/or review documentation on this system. Recommend that a qualified HVAC contractor evaluate and repair as necessary.
Corrosion is visible at the induced draft exhaust fan housing inside the furnace cabinet of the older furnace. This may be an indication of improper drafting or other combustion concerns. Recommend qualified HVAC contractor investigate further and repair per standard building practices.
The hot tub room addition air conditioning condensing unit did not respond to normal controls (thermostat), and was otherwise inoperable. The inspector was only able to perform a limited visual evaluation. If possible, recommend consult with the property owner about this, and/or review documentation on this system. At minimum a qualified HVAC contractor should investigate and perform maintenance or make repairs as necessary.
One or more heating or cooling ducts in an unconditioned space (e.g. crawl space, attic or basement) were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.
The blower cut-off switch at the older furnace was inoperable or has been disabled. This switch is meant to stop the blower from operating when the blower compartment cover is removed. If the cover is removed and the blower operates, air from the vicinity of the furnace will be drawn into the heating system. In some circumstances, such as when the furnace is located in a garage or if when the furnace is gas or oil-fired, this is a potential safety hazard due to carbon monoxide poisoning. Recommend HVAC contractor repair cut-off switch so it works as intended.
The covers for the heating and/or cooling system air filters were missing. Unfiltered air can enter the return air supply and reduce indoor air quality. Recommend that a qualified person repair as necessary.
Some heating or cooling ducts had significant amounts of corrosion or rust. Holes may develop and result in reduced energy efficiency or return air being drawn in from locations other than intended. Recommend that a qualified HVAC contractor repair as necessary. For example, by replacing ducts or sections of ducts.
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.
The louvers for the whole house fan did not open and close properly. A qualified contractor should repair as necessary.
System air filters were dirty. Improperly maintained air filters may result in reduced service life and efficiency of the heating and cooling system as well as air quality concerns. Recommend qualified person replace or clean filter now. Filters should be checked monthly in the future, and cleaned or replaced as necessary. Due to apparent neglected maintenance, complete servicing and cleaning of the heating and cooling system by a qualified contractor is recommended.
Significant amounts of debris, dirt and/or dust were visible in one or more sections of supply and/or return air ducts for the heating or cooling system. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers." At a minimum, the visible debris should be thoroughly cleaned. Recommend that a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit:http://www.reporthost.com/?DUCTCLEAN
Gaps were present at the air handler, ducts, and/or plenum. Reduced efficiency may result. Recommend qualified person repair as necessary and per standard building practices.
Common cloth or vinyl backed tape has been used to seal ducts in one or more locations. This is substandard practice as the tape is prone to deterioration where leaks and reduced efficiency may occur. Recommend qualified contractor repair as necessary and per standard building guidelines using approved sealants or metal backed tapes.
The last service date of the heating and cooling systems appears to be more than one year ago based on information obtained from service tags. The client(s) should ask the property owner(s) when the systems were last serviced.
If complete and annual service records for the equipment (including a FULL diagnostic service and inspection performed within the last 12 months) cannot be obtained, inspector STRONGLY recommends a COMPLETE system evaluation by a qualified heating and cooling professional DURING your inspection contingency time period.
For safety reasons, and because the heating system is fueled by gas or oil, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when serviced. For more information visit:http://www.reporthost.com/?ANFURINSP
The estimated typical service design life for most forced air furnaces is 15-20 years. This furnace appeared to be at and/or beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Due to the apparent age of the equipment, client(s) should anticipate and budget for repairs and/or replacement in the near future.If complete and annual service records for the equipment (including a FULL diagnostic service and inspection performed within the last 12 months) cannot be obtained, inspector STRONGLY recommends a COMPLETE system evaluation by a qualified heating and cooling professional DURING your inspection contingency time period.
The estimated typical service design life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be at and/or beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Due to the apparent age of the equipment, client(s) should anticipate and budget for repairs and/or replacement in the near future.If complete and annual service records for the equipment (including a FULL diagnostic service and inspection performed within the last 12 months) cannot be obtained, inspector STRONGLY recommends a COMPLETE system evaluation by a qualified heating and cooling professional DURING your inspection contingency time period.
A whole house fan was installed. These fans provide cooling for interior spaces by blowing hot interior air up into the attic and out through attic vents, and by drawing cooler air in from the outside through open windows. They are intented to operate only when the outside temperature is cooler than inside. Multiple windows should be opened to equal or exceed 3 times the area of the fan opening. If air conditioning is installed it should not be operated while the whole house fan is operated. These fans do not dehumidify. They may be noisy during operation.
In some cases, additional attic venting is required for whole house fans to allow blown air to exit the attic. Attic vents should be kept clear at all times. Inadequate attic venting may result in attic air blowing through ceiling penetrations such as lights, or down through wall framing. It's beyond the scope of a home inspection to determine if attic venting is adequate. If concernced, review the fan's documentation and/or consult with a qualified contractor.
Be aware of safety issues related to whole house fans. Injury can occur if people come in contact with fan blades or belts. Louvers should always be open and the area above the fan should be unobstructed during operation, otherwise the fan may overheat and pose a fire hazard. Items should never be stored on top of the fan. Negative interior air pressure can cause gas-fired appliances such as water heaters and clothes dryers to backdraft, or cause flame rollout or pilot lights to blow out. Carbon monoxide and/or fire hazards may result. Children should never be allowed to operate whole house fans.
Whole house fans should be shut down during cooler months when not needed. This includes installing an insulated cover over the fan and turning power off to the the fan.
The client should be aware that some routine maintenance is required for whole house fans such as lubrication, cleaning, and tightening or replacing belts. Consult with a heating and cooling specialist on this. Note also that motors and other components have a limited lifespan.
For more information visit:http://www.reporthost.com/?WHFAN
Based on its appearance and the age of this house, the whole house fan may be near, at or beyond its service life. Typically such equipment lasts 20-25 years. The client should be aware that even if the fan was operable during the inspection it may need replacing in the near future.
Fireplaces, Stoves, Chimneys, and Flues
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.
Wood-burning fireplace type: Metal pre-fab
Wood-burning stove type: Freestanding, platform and flue only installed
Chimney type: Metal, with wood enclosure
Gas-fired flue type: B-vent
The wood stove metal chimney extended higher than 5 feet above the roof surface, and supports for the flue were missing. This is a potential safety hazard due to the risk of the flue pipe moving and possibly being damaged or becoming loose. Surrounding flashing, roof sheathing and/or roof surface materials may also be over-stressed during chimney movement. Recommend that a qualified person install bracing per standard building practices.
One or more metal chimney crowns were deteriorated or corroded, and did not fully protect the top edge of the wood sided chase. Crowns are meant to keep water off of the chimney structure and prevent leaks. Recommend that a qualified contractor repair or replace crowns as necessary, and per standard building practices.
The log grate in the fireplace was deteriorated or damaged. Recommend replace as necessary.
The metal fireplace liner was rusty. Significant rust can cause holes in metal. Fireplaces with metal liners typically circulate indoor air behind the firebox and act as a "heatilator" where warmed air is blown or drawn back into the living area. When holes form in liners, smoke and combustion gases can enter the heatilator chamber and living spaces. This is a potential safety hazard. Recommend that a qualified specialist evaluate and repair if necessary.
The hot tub room addition has been prepared for a free-standing wood stove, but one was not installed at time of inspection. Clients should consult with qualified contractor for any necessary modifications when a new wood stove is installed. Manufactures have varying requirements for exhaust flue configurations and appliance clearances.
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.
Sections of wiring that weren't terminated were found above kitchen cabinets. This is a safety hazard due to the risk of shock. A qualified electrical contractor should repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.
Countertops were cracked and/or broken in one or more areas. A qualified contractor should make repairs as necessary, such as sealing cracks and/or replacing broken sections.
The light in range hood (bottom of microwave) is inoperable. Recommend replacing light bulb(s) or having repairs made by a qualified contractor as necessary.
The cooktop and oven elements were functional at time of inspection.
Bathrooms, Laundry, and Sinks
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.
A radiant convector/heater was obstructed or blocked by the toilet. This may result in uneven heating and uncomfortable room, and may prove a fire hazard for flammable items stored at the back or top of the toilet tank. This also does not comply with recommended clearance for such heaters. Clients should have repairs or modifications performed by a qualified contractor. If modifications are not made, this heater should be disabled to prevent fire from stored items on the toilet tank.
The master bath toilet was loose, and evidence of damage or possible damage to the floor structure below was found. A qualified contractor should remove the toilet where necessary for further evaluation and repairs. The floor structure and flooring material below may need repair or replacement. Adequate time should be allowed for enclosed, wet floor structures to dry out after repairs are made and before floor cavities are closed off to prevent mold growth.
Plumbing supply lines were not anchored securely to framing inside the wall (shower head tub supply in hall bathroom). Movement from routine use may damage pipes or fittings and cause leaks to occur. Recommend qualified contractor repair as necessary.
One or more sink drains had an active leak (hall bathroom). For example, at pipe fittings and/or junctions between pipe and sink. A qualified plumber should repair as necessary.
One or more vanity counters were not securely fastened to the wall or vanity (master bath). A qualified contractor should repair as necessary.
The shower door for the master bath shower was missing; however, a curtain has been installed. Clients may wish to replace shower door for aesthetic reasons.
Interior Rooms, Doors, and Windows
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. Determining the cause and/or source of odors is not within the scope of this inspection.
One or more electric receptacles, light switches, and/or the boxes they are installed in were loose and/or not securely anchored (various throughout). Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrical contractor should repair as necessary.
Floor guides are missing from one or more sliding closet doors (various throughout). This is a safety hazard especially for small children as the doors can be pulled out or pushed in, and fall from the tracks above. Recommend install floor guides as needed.
One or more interior doors had a keyed lockset or deadbolt installed (middle bedroom). This is a potential safety hazard for small children in the event that they lock themselves in the room, do not know how to unlock the door, and the key is not available. Keyed locksets and/or deadbolts should be replaced as necessary with "privacy" locksets that don't require a key.
Lamp holders or light fixtures with fully or partially exposed bulbs were installed in one or more closets (most 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 fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
Open ground, three-slot grounding type receptacles were found (master bedroom closet and addition mechanical closet). Open ground three-slot receptacles present a hazard for equipment and occupants. A qualified electrical contractor should make repairs as necessary.
Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-slot receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles have a properly installed equipment ground as per standard building practices.
Crank handles at many windows were missing, stripped and/or broken. Recommend that a qualified person replace handles or make repairs as necessary.
The open-close mechanisms for one or more casement windows were difficult to operate, inoperable or damaged. Recommend that a qualified person repair as necessary.
Glass in the sliding glass door was broken and/or damaged. A qualified contractor should replace glass, sash, or window assembly where necessary.
Seals between double-pane glass in the sliding glass doors appear to have failed based on condensation or stains between the panes of glass. A qualified contractor should replace glass where necessary.
The client(s) should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Glass doors or windows other than those that the inspector identified may also have failed seals and need glass replaced too.
Several casement windows were deteriorated. Damage and decay was observed in wood components of these windows. Recommend repair or replace as necessary.
The door jamb at the master bedroom was cracked or damaged. Recommend qualified contractor repair or replace.
One or more ceiling fans wobble excessively when operating (master bedroom and dining room). A qualified contractor should repair as necessary. For example, balancing the fan blades.
One or more skylight wells (the inside structure around living room skylights) was damaged, possibly by past condensation. Recommend that a qualified person repair as necessary.
One or more interior doors (middle and end bedroom) are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close (dining room double door). A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
One or more closet door guides appear damaged or prevent the door from opening and closing easily. Adjustment or repairs may be required. Recommend qualified person repair or replace doors guides as necessary.
The lock mechanisms on one or more sliding glass doors are inoperable and/or difficult to operate. A qualified contractor should repair as necessary.
The handle(s) on one or more sliding glass doors were damaged or broken. Repairs should be made and/or handles replaced as necessary, and by a qualified contractor if necessary.
Screens in one or more sliding doors are torn or have holes in them. Screens should be replaced where necessary.
The doorbell button was missing. It should be replaced as necessary, and by a qualified contractor if necessary.
Light bulbs were expired in one or more light fixtures. Recommend replacing bulb(s) and/or consulting with the property owner(s) to determine if switches are inoperable.
Privacy locks at one or more interior doors were inoperable. Recommend qualified person repair or replace as necessary.
Door latch strike plates were missing at one or more interior doors. Doors may not latch or close properly as a result. Recommend qualified person replace or install strike plates as necessary.
Cover plate(s) were missing at one or more electric boxes, such as for receptacles, switches and/or junction boxes (closet in master bedroom). They are intended to contain fire and prevent electric shock from exposed wires. This is a potential safety hazard due to the risk of fire and shock. Cover plates should be installed where missing especially where children may be present.
Objectionable odors were detected in one or more rooms at time of inspection. There are a host of contaminants, allergens, and odors, as well as odors from household pets, high humidity, hidden moisture intrusion, pest or vermin intrusion, cooking, cigarette smoke, general living habits, etc. that can permeate walls, carpets, heating and air conditioning ducts, and other porous surfaces. These contaminants can negatively affect homes and occupants, and can often be difficult to eradicate without professional remediation. Identification and sources of such contaminants, allergens, and odors fall outside the scope of a general home inspection and are expressly excluded from this report.
Recommend that clients make this determination for existence of objectionable odors for themselves especially if odor masking products were in use during prior visits to the property, and particularly if client or any member of clients family suffers from allergies or asthma. Professional remediation should be performed as may be deemed necessary, before the close of escrow.
One or more electric receptacles appeared to have no power (dining room). Recommend asking the property owner(s) about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.
One or more switches were taped so that they're inoperable. Consult with the property owner regarding this. If necessary, recommend that a qualified electrician repair.
One or more light fixtures appeared to be malfunctioning (kitchen recessed light). Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
Patches or evidence of prior repairs were found in one or more walls or ceilings. Recommend asking the property owner about the repairs (e.g. why necessary, whether prior leaks have occurred).
Screen(s) in one or more windows were missing or have been removed, and appear to be stored in the Addition mechanical closet. The client(s) should ask the property owner(s) about this and assure all screens are accounted for. Note that a full inventory of screens was not performed by the inspector.
The functionality of, power source for and placement of smoke alarms was not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Ideally it is considered best practice to replace all existing alarms (and install new where missing) regardless of their age upon ownership transfer of the home. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or
attached garage. For more information, visit:http://www.reporthost.com/?SMKALRMhttp://www.reporthost.com/?COALRM
A hot tub was installed. Hot tubs, related equipment and supply hookups are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Regular maintenance is required, and safety issues may exist. Recommend that a qualified specialist evaluate and, if needed, maintain or repair.Note that the hot tub is located inside the home. Significant amounts of moisture are released from these systems which can contribute to moisture related damage throughout the home and attic areas. Numerous concerns or indications of excessive moisture were observed. See Attic section of this report for related concern items.
This is a sample report for reference only. Actual reports will vary in content and descriptions.