This report published on Wednesday, October 4, 2023 9:11:54 PM EDT
Thank you for using Allied Home Inspections LLC for your inspection needs. I appreciate your business.
The following written report is prepared for the sole, confidential and exclusive use of the client(s) named above. It is designed to highlight major and significant defects observed on the day of the inspection, not minor or cosmetic ones. The report is intended as a general guide to help you evaluate the home. Read your entire Home Inspection Report before purchasing the property, paying close attention to all items noted on the report and to any exclusions and limitations listed. Any items noted that require further evaluation, any items not accessible or able to be located during the inspection or any areas noted as visually limited or inaccessible should be investigated or evaluated before you purchase the home. I do not give estimates for repair work - the only valid estimate for any work to be done should be in written form and submitted by a licensed and qualified contractor who is actually going to perform the work. You should obtain written estimates from licensed and qualified contractors for any repairs needed prior to the expiration of the inspection contingency period, hidden damage may exist. I recommend that any needed repairs always be made by a licensed, qualified contractor.
Your Home Inspection Report represents my good-faith opinions on the subjects listed within on the day of the inspection - no guarantee or warranty is either expressed or implied. Hidden or concealed defects are not included in this report. This report is not an insurance policy. Please be sure to read the entire report thoroughly and call promptly with any questions or concerns. This report shall supersede any written or verbal communication and comments made prior to providing the written report.
Best Wishes,
Tom Schlotter Allied Home Inspections, LLC
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 risk of injury or death. Have the appropriate contractor evaluate and correct the defect at once.
Upgrade / Repair / Replace
Recommend improvement, upgrading, repairing, or replacing.
Maintain
Recommend maintenance / repair, or will need ongoing maintenance / repair.
Evaluate
Recommend evaluation by a specialist before purchasing the home. Client to assess information and determine personal level of concern. Make any repairs or replacements as suggested or needed.
Monitor
Possible defect - check this at least monthly for any change or deterioration in condition. Have appropriate contractor repair or replace as needed.
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
Grading on the right side of the home: Away from the home
Drainage on lot appears to be: Fair, some water drains away and some will drain toward the structure. Possibility of water penetration to the home exists. Correct the grading as needed.
Driveway material: Asphalt
Trees, shrubs and plantings need to be cut back or pruned from structure: Shrubs growing too close to home need to be cut back, Trees or branches touch the home, needs correction.
Foundation materials: Poured in place concreteStone veneer
Amount of foundation wall exposed and able to be inspected: Only a small amount of the foundation was visible and able to be inspected.
Exterior walls appear to be generally: Straight
Siding / wall covering: Wood
Trim materials (includes eaves, soffits, fascias, window and door trim): Wood
Storm doors noted on all exterior doors?: Yes
Front stoop or porch made of: Stone
Sidewalk and walkway material: Paving stones
Rear or side stoop / porch made of: Appears serviceable
Retaining walls: Stone
Fences made of: None noted
Deck is made of: Wood
Deck and rails, surface condition: Appears serviceable, may need periodic maintenance
Joist hangars noted under deck / porch: Unknown, could not observe. Have carpenter evaluate and make any repairs as needed.
Bolts / fasteners noted securing deck / porch ledger to home: Unknown, could not observe. Have carpenter evaluate and make any repairs as needed.
Flashing seen between deck and/or porch and house: Unknown, could not see. Have carpenter evaluate and make any repairs as needed.
Support columns under deck made of: Wood
Patio made of: None noted
Window wells made of: Metal
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: No access or limited access under deck
1) Rails at exterior stairs missing. Contact appropriate contractor for repair or correction.
Photo 1-1
2) Recommend covering openings at window wells, installing a cover will keep the water out and help keep basement dry. Also a safety issue, a cover keeps animals and people from falling in and possibly getting hurt.
3) The soil or grading appears to be pitched toward the house or is level in one or more locations. This may lead to water in the basement, crawlspace, and/or foundation areas. Soil should always be pitched AWAY from house to prevent water penetration. Monitor any areas of the basement where the soil is level or pitched against house for possible water penetration. Make sure gutters are clean and working properly, extensions should be in place on downspouts so water drains away from the house foundation. Have landscape contractor change the pitch at areas so water flows away from the structure as needed. Go to http://www.informit.com/articles/article.asp?p=426766&seqNum=3&rl=1 and http://www.informit.com/articles/article.asp?p=426766&seqNum=4 for more info.
4) Noted deteriorated or rotting wood at garage, windows, soffits/fascias, rear door, porch post(s), trim that will need repair or replacement. Contact carpenter for evaluation and repair.
Some areas of the structure need repainting due to peeling, cracking, fading, and/or blistering of paint. Recommend having a qualified painting contractor evaluate, prep (scrape, sand, prime and caulk) properly and repaint where necessary.
Photo 4-1 Photo 4-2
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5) Exterior door (front) will not open correctly and needs repair (it sticks).
6) Screen(s) missing from windows, correct as needed.
7) Hose spigot rear does not operate. May be broken, disconnected or most probably shut-off at the interior. Check with owner to see if they have been shut-off and have a plumber make any needed repairs.
8) Vegetation (trees, shrubs and/or vines) are too close to or are in contact with building exterior. Recommend pruning or removing vegetation as necessary so there's at least a one foot gap between all vegetation and the building exterior. This gap should exist to allow exterior building materials to dry quickly after it rains, and to eliminate pathways to the structure for wood destroying insects. If present tree limbs should be pruned so that they do not overhang or touch the house. Falling limbs will damage the roof while falling leaves clog the gutters and may cause water to fall close to the foundation and seep into the basement area.
9) Deck and/or deck stairs needs cleaning.
Small areas of mortar at the front steps need repair, starting to crack.
Photo 9-1
10) Underground sprinkler system noted - not operated or included as part of this home inspection. It will need to be winterized (drained) each winter to keep pipes from breaking or cracking. Contact landscaping company for evaluation, advice and service.
Roof inspection method: Viewed from ground using binoculars, Viewed from windows
Roof type(s): Gable, Flat
Estimated number of roofing layers: Appears to be one layer of roofing
Roof covering: Asphalt shingles, Rolled
General condition of roof: Good, appears serviceable
Roof conditions noted: Roofing appears flat and smooth, Fresh color noted (good, not yet faded by age), Square corners noted on roofing shingles (good, not yet eroded or worn)
Roof ventilation seen from exterior: Ridge Vent, Soffit Vents
Roof penetrations noted and flashings: Vent pipes, Chimney(s)
Vent pipe material: Plastic
Gutter & downspout material: Aluminum
Gutters / downspouts discharge to: Pipe buried in ground, could not determine where pipe exits
Number of chimneys: 2
Chimney(s) made of: Metal, Unknown in a surround or chase
Flue liner(s) noted at top of chimney: Yes
Spark arrestor / rain cap observed on top of chimney: Yes
Chimney location(s): Interior of structure, Exterior of structure
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: No access to inside of chimney, could not observe
11) Noted missing shingles on the roof. Recommend roofer evaluate and repair as needed.
Photo 11-1
12) Debris (leaves, pine needles, branches, etc.) noted on the roof, need to clean.
Photo 12-1
13) Appears chimney for attic heating unit may not be high enough or have enough clearance over the roof ridge. Chimneys should extend at least 2 feet higher than any portion of the roof or any structure within 10 feet, but must be not less than 3 feet above the point where the chimney passes through the roof. Recommend further evaluation by a heating or chimney contractor, make any repairs as needed. http://www.allied123.com/ChimClear
Photo 13-1 Photo 13-2
14) A section of the roof is sloped towards an exterior wall, may be no adequate provision for drainage. Organic debris such as leaves or needles may accumulate here. Recommend monitoring this area and cleaning as necessary.
Photo 14-1
15) Gutters appear to need adjustment, may not be sloped properly toward down spouts. Stains noted. Monitor during a rain, correct as needed.
Grading at driveway directs water away from garage: Yes
Garage Floor: Concrete
Garage walls on the interior made of: Sheetrock
Observed overhead in garage: Closed in ceiling
Number of auto doors: 3
Electric openers noted: Yes
Operated garage auto door(s): In working condition
Garage windows: Wood
Evidence of water penetration noted: None
Foundation materials: Poured in place concrete
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Areas blocked from view by stored items
16) One or more garage vehicle doors (middle and right) doesn't appear to "auto-reverse" or needs too much force before reversing. I applied pressure to the door and it did not reverse. The door should reverse when closing if strikes something. This is a safety hazard, especially for small children. Recommend adjusting (consult the operation manual for the electric opener) or repairing for safety.
Apparent evidence of wood destroying insects found: Wood Destroying Insect inspection performed by licensed pest control firm, see separate report for details
Inspection method for basement: Basement was traversed
Lower level interior: Basement unfinished
Insulation material noted in basement / crawlspace: Fiberglass roll or batt
Location of insulation (if observed): Ceiling
Pier or support post material: Metal
Beam material: Built up wood, Metal
Probed areas of main beam and support posts (if made of wood) for rot: No rot or damage noted
Floor framing: Wood joists, 2x10
Visible portions of basement / crawlspace floor: Concrete
Interior foundation walls were made of: Concrete
Amount of foundation wall exposed and able to be inspected: Most of foundation at least several inches exposed
Foundation wall cracks / deterioration noted: None noted at time of inspection
Water Penetration: Water stains and or rust noted at basement door to exterior
Dampness: Dehumidifier noted
Ventilation noted: Windows
Floor drains noted in basement / crawlspace: None Noted
Sump pump: The pump appears to discharge outside, The pump was not tested, it is sealed under a cover and could not be operated manually
Basement Egress: Through stairway / bulkhead
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Finished areas of basement or crawl space prevent observation of framing, foundation, plumbing, electric, etc. in areas, Clutter or stored items limits observation in areas, Sump hole and/or pump covered, lid atached, could not observe, Limited or no access under stairs, could not inspect, Insulation blocks observation of framing, plumbing, electrical in areas.
17) Insulation is missing, fallen, damaged, or uneven in areas. Recommend fixing and installing additional insulation where necessary. Block all air gaps between the basement / crawlspace areas and the living areas above for maximum energy efficiency.
18) Noted sealed sump holes in the basement, probably containing sump pumps. They appear to drain to the gutter downspouts. Could not test, sealed shut at time of inspection.
Although there are no signs of a flood in the basement the fact that there are (3) sump holes leads me to believe that this base,net has taken on water in the past. Plan appropriately.
Observed water stains in the basement or crawlspace indicating water penetration or a leak at some time. Monitor this area for further water intrusion, make sure soil is graded away from house around the perimeter and that the gutters are properly sized and working correctly. Repair, install, or improve underground footing and/or curtain drains as needed. If area still continues to take on water consider adding a sump pump and/or have a waterproofing contractor evaluate the area and make any needed repairs. Keep stored items off the floor until the area stays dry and any possible water penetration is corrected to prevent water damage.
Photo 18-1 Photo 18-2
19) Noted pump at the front right basement wall, the valves were closed at the time of inspection. Use unknown. Could be part of the irrigation system.
Pipe and fitting at pump starting to corrode, needs repair.
Checked electrical outlets that were accessible and not in use and noted the following: No defects noted
Probable grounding for the main electrical panel observed: Ground wire to metal water main or pipe noted
Any "double-taps" noted on the circuit breakers or bus bar: Yes, contact licensed electrician for evaluation
Was a minimum of twelve circuits found in the electrical main panel to service the home: Yes
Minimum 30AMP circuit noted for electric dryer: Yes, appears serviceable
Number of 110 / 120v 15AMP breakers noted in main panel: 20 or more
Number of 110 / 120v 20AMP breakers noted in main panel: 12
Number of 220 / 240v 100AMP breakers noted in main panel: 1
Is each 240v breaker correctly tied together: Yes, appears serviceable
20) In the electrical panel(s) one or more circuit breakers or bus bars are "double tapped", where 2 or more wires are clamped in a terminal and the connection is only designed for 1 wire. This is a possible safety hazard since wires may loosen and cause arcing, sparking and fires. Recommend having an electrician evaluate, repair as needed.
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21) Exposed wiring exists in an electrical service panel(s) due to covers missing from open circuit breaker slots or from missing "knockout" plates. Recommend that a licensed electrician install covers over all openings for safety.
Photo 21-1
22) Noted a generator. Recommend electrician evaluate. Do not attempt to operate unless a properly installed transfer switch is in place and it has been evaluated by an electrician for safety.
23) Noted a circuit breaker or breakers switched off at the electrical panel(s). Unknown as to why - may not be in use, could be a defective breaker or wiring. Please note that the breaker may be in the "off" position due to an unsafe condition, and turning it "on" may be a hazard. Suggest you contact the owner for clarification, have electrician evaluate and repair as needed. Probable cause is the installation of the generator.
Breaker switched off at the generator, needs further evaluation.
24) Breakers in each electrical panel are specific to the manufacturer - in most cases they cannot be interchanged between manufacturers, even if they appear to fit correctly. Noted a mix of circuit breakers made by different companies inside the panel, recommend further evaluation for safety. Replace breakers as needed.
Apparent age of water heater based upon: Manufacturers' date code on unit
Energy source: Gas
Location of shut-off for hot water heater: Gas valve at the gas pipe leading to the hot water heater
Capacity (in gallons) per label: 50
Temperature - pressure relief valve with extension noted: Yes
After running the hot water for at least 20 minutes, the water temperature was: Hot
Water temperature: Between 120 and 130 degrees (too hot)
Hot water heater flue type: Water heater is direct vented through wall
25) Hot water temperature greater than 120 degrees. Needs to be corrected so water temperature doesn't exceed 120 degrees to avoid scalding danger. For more information, visit http://www.tap-water-burn.com/
Water supply system has not been inspected but the type of water service is stated by Realtor / real estate listing / owner / client to be: Public ('city water"), but was not verified. This information is considered reliable, however, client should verify all information provided by third parties
Type of waste disposal system has not been inspected but is reported by Realtor / real estate listing / seller / client to be: Public ("city sewer"), but was not verified. This information is considered reliable, however, client should verify all information provided by third parties
Location of water main entry into home: Front of home
Location of Water Meter: Basement
Water entry pipes appear to be made of: Copper
Location of water shut-off valve (main): At water meter
Water treatment equipment noted (not tested or evaluated): None noted at the time of inspection
Interior water supply pipes made of: Copper
Insulation noted on all the plumbing supply pipes: No
Tested functional flow of water by opening multiple fixtures and flushing toilet to stress the system. Noted the following: Minimal decrease in flow, appears normal
Ran water at kitchen sink: No leaks noted
Kitchen sink made of: Stainless steel
Garbage disposal noted at sink: Yes
Kitchen Sink Disposal: Turned on, sounds OK
Waste ejectors noted?: No
Waste pipe material: Plastic
Waste pipe location: Front
Waste clean-outs observed?: Yes
Location of laundry area: In or near the kitchen
Turned washer on: Washer not operated, it was unplugged or otherwise disconnected and could not be tested
Washer discharges to: Drain pipe
Tested dryer: Could not test dryer, access blocked or unit disconnected
Dryer powered by: Electric
Dryer vented to: Unknown, could not see
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Insulation blocks areas of plumbing from view, Finished areas block full observation of plumbing, could not fully inspect
26) The clothes dryer was equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, visit: http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
27) Non or poorly insulated water supply pipes were noted. Recommend insulating the pipes. This will A) help prevent any condensation forming on the pipes and decrease resulting moisture B) help keep the pipes from freezing during a cold spell , and C) increase energy efficiency.
28) Laundry sink isn't anchored to wall or floor. Recommend having a qualified contractor securely anchor sink to wall and/or floor to prevent damage to water supply and/or drainage pipes and causing leaks.
29) Washing machine is installed on or over finished living space and no catch-pan or drain is visible. If there is no drain or pan I recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces if the washing machine leaks, overflows or is drained.
30) Handle on kitchen sink loose, repair as needed.
Furnace manufacturer and build date (if listed): Trane 2007 (2 units)
Location furnace: Basement, Attic
Cooling compressor manufacturer and build date (if listed): Trane 2007 (2 units)
Location of compressor: Exterior
Air supplied to furnace / boiler from: Exterior
Oil or Gas entry location: Left Side
Location of fuel shut-off: On the gas line
Tags or labels indicating annual servicing of heating system visible: No - find out if owner has any paperwork indicating unit has been serviced and maintained
Heat exchanger / combustion chamber: Heat exchangers / combustion chamber are located inside the unit, obscured from view, not visible to inspect without dismantling unit. Have a heating contractor evaluate, especially if the unit is midlife or older.
Distribution system: Ducts
Location of emergency shut-off switch for heating system: Top of the stairs, Hallway
Location of heating air filter, if noted: At furnace / air handler
Heating filter type and condition (clean or replace at least twice a year): Disposable, Clean
Flue pipe pitches up toward chimney or wall for safety: Yes
Flue pipes and joints secure: Yes
Humidifier noted on system?: Yes(Basement only)
Number of zones noted: Three
Location of thermostats: 1st floor, 2nd floor, Bonus room
Boiler / furnace / air handler came on when thermostat was turned on: Yes
Heat felt in all rooms that have a heat source?: Yes
Heat in use at start of the inspection: No
No visible heat source (and cooling if using shared ducts) in the following rooms: 1st floor bathroom
Central Air Conditioning type: Electric Compressor
Tested central cooling system: Could not test - outside temperature at or below 60 degrees in the last 24 hours, damage could occur to unit if operated.
Location of air filter for cooling system (if noted): At the air conditioning air handler, (Same filter as the heating system)
Located condensate line from cooling system: Yes
Insulation noted on heating / cooling ducts: Yes
Individual room air conditioning units observed: No
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Heat exchanger for furnace / air handler not accessible or inspected, Inside of flue pipe / chimney was not accessible or inspected
31) The electrical disconnect at the exterior cooling compressor is missing a safety plate - electrical wires are exposed. Have cooling contractor add for safety.
Photo 31-1
32) Insulation on heating / cooling ducts missing, loose or damaged and needs repair.
Photo 32-1
33) Last service date of this system is more than two years ago or is unable to be determined. Recommend asking seller when it was last serviced. If unable to determine or if more than two years ago, recommend that this system be inspected, cleaned, serviced and repaired if necessary by a qualified heating and cooling technician. Recommend that this servicing be made every two years in the future.
The float switch in the pan at the attic air handler may not be operational and needs evaluation.
Photo 33-1
34) Noted flue pipe (attic) that is close to flammable building materials. Recommend heating contractor evaluate and correct as needed.
Photo 34-1
35) Did not test the central cooling system - temperature at or below 60 degrees in the last 48 hours. Turning on the cooling system now would damage the compressor. Accordingly, only a visual inspection was made and the unit(s) were not powered on. Recommend you have it evaluated during warmer weather, repair as needed.
36) Noted rust and/or water stains in the catch-pan under the air handler. This unit has leaked at some time. Recommend you monitor for any further leaking, have a heating / cooling contractor repair as needed.
Photo 36-1
37) No visible source of heat (and cooling if central air) noted in room(s), add as needed.
Hearth 16" wide or greater?: Yes, appears serviceable
Could inside of chimney / fireplace be seen and evaluated: No, parts of the fireplace / chimney not visible and not able to be fully inspected. Contact chimney contractor for cleaning / evaluation.
Looking past the damper opening was a flue liner visible: Unknown, could not see past damper to observe
38) The glass on the gas fireplace is "fogged". It may be possible to clean this fogging by removing the glass from the fireplace and using a gas appliance ceramic glass cleaner, available through gas fireplace and stove distributors and installers. If any other type of cleanser has been used to try and remove the fogging, it's likely that the fogging won't be able to be removed.
It may be possible for a homeowner to remove the glass for cleaning, depending on if the instructions or manual for the fireplace are available, and if the homeowner is experienced in such repairs. Recommend consulting with a gas fireplace installation distributor or contractor for more information.
Bathroom ventilation noted: Window, Fan that vents to unknown location, cannot determine termination, needs to vent to the exterior. Correct as needed.
Received hot and cold water at sink, shower or bath: Yes
Flushed toilet(s): Working
Number of sinks: Two
Sinks attached securely: Yes
Shower / tub surround made of: Tile
Floor: Tile
Ground fault interrupt circuit(s) noted: Yes, tested and working at time of inspection
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Excessive stored items under sink prevents observation
40) Sink drains slowly. Recommend clearing drain. If it still drains slowly contact a plumber for repair. Possible causes are debris in the trap, clogged or missing vent, corroded or deteriorated waste pipe.
41) Noted cracked grout and/or caulking in the bathroom, recommend repair to avoid water penetration and damage to the materials below and behind the tiles.
Type of fixtures: Shower stall with separate whirlpool tub
Bathroom ventilation noted: Window, Fan that vents to unknown location, cannot determine termination, needs to vent to the exterior. Correct as needed.
Received hot and cold water at sink, shower or bath: Yes
Flushed toilet(s): Working
Number of sinks: Two
Sinks attached securely: Yes
Shower / tub surround made of: Tile
Floor: Appears to be marble
Ground fault interrupt circuit(s) noted: Yes, tested and working at time of inspection
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Excessive stored items under sink prevents observation
42) Noted rot or deterioration at the exterior of the tub / shower. Need to caulk or otherwise correct source of leaking (shower curtain, door, sprayer, etc.) and then repair damaged materials.
Area was wet at time of inspection.
Photo 42-1 Photo 42-2
43) No panel noted to get access to the motor, plumbing and electrical for the whirlpool tub. This will pose a problem if / when the tub needs repair as you will have to damage the surround to get to the machinery. Recommend you have an access panel added.
44) Could not get whirlpool tub to power on. Could be a tripped breaker, tripped GFCI switch, hidden power switch, or the tub may need repair. Have plumber / electrician repair as needed.
The handle for the faucet is not attached and needs repair.
Photo 44-1
45) Cracked, loose, or broken flooring was noted in the bathroom. Contact a tile contractor for repair.
Bathroom ventilation noted: Window, Fan that vents to unknown location, cannot determine termination, needs to vent to the exterior. Correct as needed.
Received hot and cold water at sink, shower or bath: Yes
Flushed toilet(s): Working
Number of sinks: One
Sinks attached securely: Yes
Shower / tub surround made of: Tile
Floor: Tile
Ground fault interrupt circuit(s) noted: Yes, tested and working at time of inspection
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Excessive stored items under sink prevents observation
Operated range: All burners turned on and gave heat
Oven Type: Gas
Apparent age of oven: Newer to mid-life
Range hood vents: Unknown
Operated range hood / vent: Appears to be working
Estimated age of dishwasher: Newer to mid-life
Operated dishwasher: Heard water come in, splash, pump out, appears to be working
Age of built-in microwave: Newer to mid-life
Operated Microwave: Heated up, appears to be working
Ground Fault Interrupt outlet installed near sink(s) in kitchen: Yes
Kitchen counters appear to be made of: Granite
Kitchen floor appears to be made of: Wood or wood laminate
General condition of the interior rooms: Good - floors ceilings and walls mostly in good condition. There may be some small cracks, holes or nail pops that are cosmetic and need repair.
Signs of roof or plumbing leaks in the interior: Water stains or other water-damaged material noted - need to monitor for any future leaks, repair as needed
Wall insulation: Unknown, not seen. Add more as needed.
Interior floors consist of: Wood or wood laminate, Wall to wall carpet
When floors were bounced on noticed: A normal amount of bounce
Door types: Hollow Core
Types of windows: Double Hung, Casement
Window glazing: Windows appear to be insulated glass
Random tested a sampling of windows and found: Windows open and close under normal pressure
Tempered glass noted in required locations: Yes
Were "fogged" window(s) noted (leaking seal between glass panes): None noted at the time of inspection. Note that evidence of broken seals may be more or less visible from one day to the next depending on the weather (temperature, humidity, sunlight, etc.), and that windows may have bad seals and not be able to be detected.
Skylights: None noted
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Clutter, furniture or stored items prevented access or observation of areas
46) When turned on the broil function on the oven did not appear to work, have repaired / replaced by appliance repair person.
47) Noted some lights that did not light when the switch was flipped or some switches where the use could not be ascertained. This is common, the switch may actually control an outlet or some other device not seen by the inspector. Bulbs may be burnt-out. If not, it may need repair.
48) Carpeting in one or more rooms is loose. Recommend having a qualified carpeting installation contractor re-stretch carpet as necessary.
Portions of the carpeting and/or padding in the home appear worn, dirty, or stained and should be cleaned or replaced.
49) Interior ceilings, walls, trim, etc. will need some cosmetic work (cracks, nail pops, paint, peeling wallpaper, small holes, missing trim, or the like).
Interiors generally need painting when you move in. Once the paintings or pictures are removed from walls you'll see outlines.
50) Some doors do not open, close, or latch correctly, need adjustment or repair.
51) Unknown where the microwave exhaust vent terminates.
52) Patching noted on ceiling(s) In dining room, may indicate an existing or repaired plumbing or roofing leak. While no water was observed at the time of inspection this area should be monitored for future water penetration - make any repairs as needed.
Tested with moisture meter, dry at time of inspection.
Photo 52-1
53) Security system noted in home, it was not tested and is not part of this inspection report. Contact the alarm company before moving in to test the system (especially smoke and carbon monoxide detectors), repair as needed. Have any codes changed the day you move in.
Inspection method: Partially traversed, some access blocked
Attic access: Pull down stairs
Attic floor framing size: 2x10 wood
Attic flooring: Most of the attic has flooring, some areas not floored.
Roof framing: Rafters, 2x6 wood
Collar ties noted: Yes
Roof decking: OSB / Particleboard
Evidence of rafter spreading noted on roof rafters: No, appears serviceable
Were plumbing vent pipes observed in the attic extending through the roof: Yes
Water stains observed in attic: No
Water observed in attic: No
Ventilation noted from inside attic: Ridge Vent, Soffit Vents
Whole house fan noted: No
Attic fan noted: No
Insulation material: Fiberglass roll or batt
Insulation location(s): Floor
Vapor barrier or retarder noted: Yes
Approximate insulation R value (will probably vary in areas): R30
Attic insulation noted touching or covering light fixtures?: No
Any gaps / deterioration / missing pieces found in the insulation: Yes, needs repair
Was enough insulation noted in the attic: No, needs correction
Inspection was limited by (but not restricted to) the following conditions. Have areas further evaluated or inspected, hidden damage may exist: Noted limited access to attic, areas not observed, Insulation obscures areas from observation, Clutter and/or excessive stored items obscures areas from observation
54) Soffit vents blocked by insulation, needs correction. Pull insulation back or install barrier so vent remains open, allowing fresh air into attic. This will prolong the life of the roof and help to reduce ice dams in winter.
55) While the amount of insulation found in the attic may of been sufficient when the home was built most experts now agree that more insulation here would result in added energy savings. The Department of Energy recommends at least R-38 insulation for the attic in this part of the country. Recommend adding more insulation and / or vapor barriers to the area as needed to increase energy efficiency, reduce air flow, block moisture and help prevent ice dams on the roof. Go to www.owenscorning.com for recommendations and advice.
No insulation or weatherstripping is installed on the attic access hatch. Recommend installing insulation and weatherstripping on hatch for better energy efficiency and help prevent mold / mildew in the attic.
Insulation / vapor barrier is missing, fallen, damaged, or uneven in areas. Recommend fixing and installing additional insulation where necessary. Block all air gaps between the attic and the living areas for maximum energy efficiency and to help prevent ice dams on the roof and help prevent mold / mildew in the attic.
56) Some of the truss tooth plates in the attic framing are not attached and need correction.
Photo 56-1
This inspection report is intended as a general guide to help you make an evaluation as to the overall condition of the home. It is not intended to place a value on the home nor make any representation as to the advisability of purchase. It is not a guarantee or warranty. It is not an insurance policy.
The report reflects the opinion of the inspector(s), based upon visual impressions of conditions that existed at the time of inspection. The inspection is not intended to be technically exhaustive or to imply that every component in the home was inspected. No disassembly of equipment, opening of walls, moving of furniture or stored items was performed or is compulsory by state requirements. Any and all components which were concealed or obscured from observation at the time of inspection (including those concealed by clutter and stored items) are necessarily excluded from the report. I recommend that any systems or components be made accessible and inspected by a professional prior to expiration of the inspection contingency period - hidden damage may exist. Unless noted otherwise the house exterior was inspected from the ground. Only a representative sampling of parts and components (windows, electrical outlets, roof shingles, exterior wall trim and cladding, etc.) were examined and are within the scope of this inspection. Unless noted otherwise roofs and roofing materials may be inspected from the ground with binoculars, from the roof edge when possible, or from windows overlooking the roof.
Environmental hazards are not within the scope of the inspection and are excluded from the report. Hazards not covered or within the scope of the inspection include but are not limited to radon gas, uranium, pesticides, VOC's, arsenic, carbon monoxide, lead and lead paint, buried storage tanks, asbestos, vermiculite, Chinese (sulfur) drywall, urea formaldehyde, and mold. Also excluded from the report are heating system heat exchangers, heat-recovery and energy recovery ventilators, solar heating systems, heating / cooling adequacy or distribution balance, pools, hot tubs, spas, fountains, exterior lighting, water wells (including yield and recovery), zoning ordinances, intercoms, playground equipment, sports courts, elevators, outbuildings (gazebos, barns, sheds, etc.), ponds, wetlands, septic tanks and sewage systems, water treatment equipment, security systems, sprinkler systems (both fire and lawn), bridges (over culverts, streams, ponds, etc.), generators, docks and sea walls, boathouses, greenhouses, invisible fencing, low voltage lighting systems and central vacuum systems. Condo common areas are excluded. This is not an inspection for insects (including wood destroying), rodents birds, or other infestations. Re-inspection or additional testing is not included and will incur an additional fee if needed. No warranty or guaranty of the home or components is implied by Allied Home Inspections. Any comments made regarding excluded components are a courtesy only.
This inspection does not include testing or evaluation of any water well systems. Any above-ground and observable well components that may need repair will be remarked upon in this section as a courtesy. Evaluation by a licensed well contractor is always advised. Water testing is advised on a yearly basis.
This inspection report is not a compliance inspection for any government codes or regulations, nor as a property or land survey. It does not include a search for proper construction permits, certificates of occupancy, or proof of having passed a final inspection from local authorities. The types of water supply (public supply or private well) and waste disposal (public sewer or private septic system) cannot be accurately determined by a home inspection and were not part of your home examination. I recommend you check with your local Town Hall or other source of building records / permits to verify your type of system before purchase.
