This report published on Friday, August 2, 2024 7:31:45 AM EDT
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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: No
Inspector: Johnson
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Hot
Ground condition: Damp
Recent weather: Rain
Overnight temperature: Warm
Buildings inspected: One house
Age of main building: 1964
Source for main building age: Municipal records or property listing
Occupied: Yes, Furniture or stored items were present
1) Comment - Some 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.
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: Required repairs, replacement and/or evaluation (see comments below)
Fence and gate material: Wood
Site profile: Level
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Pavers
2) Repair/Maintain - Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.
Photo 2-1 Photo 2-2
3) Minor Defect - One or more fences were leaning and in need of repair.
Photo 3-1
4) Maintain - An unlevel walking surface was not found on the decor pavers located on the left front of the home. This can be a trip hazard. Recommend that qualified person reset pavers so that the surface is level.
5) - The landing slab for the garage pedestrian door has settled. The slab is cracked, and the piping for the filtration system may be compromised as the filtration system is settling with the slab. Recommend a qualified person evaluate and repair as necessary.
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
Apparent wall structure: Concrete block
Wall covering: Stucco
Apparent foundation type: Concrete slab on grade
Footing material (under foundation stem wall): Poured in place concrete
6) Repair/Replace - An anomaly that appears to be a fractured masonry unit was found to the left of the garage door. Recommend that a contractor evaluate further and render recommendations or repairs.
Limitations: The following items are not included in this inspection: swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolate light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, remove pool covers, nor determine if swimming pool bodies, filters or skimmers leak, nor determine if swimming pool bodies are level.
Wall inspection method: Viewed from ground
Apparent wall structure: Concrete encased rebar
Wall covering: Plaster
7) Safety, Repair/Replace - There was no bonding wire found attached to the pool pump as required. Bonding wires are required in an attempt to lessen the shock potential for swimmers in the event of an arc fault with the pool pump motor. Recommend that an electrical contractor evaluate and install a bonding wire, per building standards.
Photo 7-1 Photo 7-2
8) Safety, Repair/Replace - The skimmer drain located in the pool body was missing. This is a drowning hazard. Recommend that a contractor install an approved cover per building standards.
Photo 8-1
9) Safety - Though likely not mandated during this pool construction, and as a safety recommendation, ground fault circuit interrupter (GFCI) protection was not visible for the pool pump and luminaire. This is a safety hazard due to the risk of shock. The Consumer Products Safety Commission recommends that GFCI protection be installed as follows: On underwater lighting circuits operating at more than 15 volts On all electrical equipment used with pools, spas and hot tubs, including heaters operated on 240-volt circuits On all outdoor receptacles and any indoor receptacles that could potentially be used to power electrical appliances within 20 feet of the water's edge In accordance with applicable local codes and the NEC A qualified electrician should evaluate and repair as necessary. For more information, visit: http://www.reporthost.com/?POOLGFC
Photo 9-1
10) Safety - The shock cover was missing from the pool timer. Exposed wiring can be contacted as a result.
Photo 10-1
11) Repair/Replace - The swimming pool Luminaire was inoperable when all provided switches were operated. Luminaires are mandated so that the depth of the pool can be established during nighttime hours, prior to entering the pool. Recommend inquiring with the seller as to the location of the luminaire switch or that a pool contractor repair or replace as necessary.
Photo 11-1
12) Repair/Maintain - Groutline cracks were found on some coping tiles. Water can enter the pool structure as a result. Recommend that a qualified person regrout affected coping tiles.
Photo 12-1 Photo 12-2
13) Evaluate - The pool surface had extensive staining or algae blooms present. Recommend that a pool contractor perform a clean with an acid wash and determine the condition of the plaster surface.
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.
Age of roof surface(s): 2023 Roof over existing shingles
Roof inspection method: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
Roof surface material: Metal panel
Roof type: Gable, Flat or low slope
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Metal
Gutter and downspout installation: Partial
14) Repair/Replace, Evaluate - The roof surface above the rear patio appeared to be near the end of its service life and will likely need replacing in the near future even if repairs are made now. Recommend discussing replacement options with a roofing contractor, and budgeting for a replacement roof surface in the near future.
Photo 14-1 Photo 14-2
15) Repair/Replace - Fascia flashing was not replaced during the recent reroof. Recommend considering replacement of any damaged or bent facia and soffit materials.
Photo 15-1 Photo 15-2
Photo 15-3
16) Repair/Replace - Extensions such as splash blocks or drain pipes for one or more downspouts were misaligned. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
Photo 16-1
17) Repair/Maintain, Evaluate - Corrosion was found on a few areas of the metal roof surface. Recommend that a licensed roofing contractor evaluate further and render recommendations, repairs, or replacement of affected areas.
Photo 17-1 Photo 17-2
Photo 17-3
18) Maintain - Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
Photo 18-1
19) Maintain - A splash guard was missing at the base of the rear valley. This condition can lead to water splashing over and into the pool and onto the pool coping area. Recommend that a qualified person install a component necessary to prevent splash over.
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
Location of attic access point #A: Garage, Bathroom
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof structure type: Trusses
Ceiling structure: Trusses
Ceiling insulation material: Fiberglass loose fill, Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-25
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Open soffit vents
20) Repair/Replace, Evaluate - A few roof trusses were cut or modified to allow passage of the HVAC plenum. This condition occurred when the air-handler was moved into the laundry room. The roof structure has likely been weakened as a result. Trusses are engineered components and shouldn't be cut or modified by builders or homeowners. Repairs may involve restoring the trusses to their original condition or configuration. Recommend that a licensed structural engineer evaluate and prescribe repairs as necessary. A qualified contractor should perform repairs per the engineer's specifications.
Photo 20-1 Photo 20-2
Photo 20-3 Photo 20-4
21) Maintain - Recommend installing an insulation batt over the attic hatch. This will lesson radiant attic heat into the master bedroom and bath.
Photo 21-1
22) Comment - The ceiling insulation installed in the attic appeared to have an R rating that is less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend considering installation of additional insulation for better energy efficiency and per standard building practices.
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Required repair, replacement and/or evaluation (see comments below)
Type of door between garage and house: Hollow core
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood, Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): See below
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): No
Condition of garage interior: Required repair or evaluation (see comments below)
23) Safety, Repair/Replace - The door between the garage and the house did not appear to be fire resistant, or the inspector was unable to verify that it was via a label. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices. For more information, visit: http://www.reporthost.com/?AGFR
Photo 23-1
24) Safety, Repair/Replace - One or more cracks and pillowing were found in the attached garage ceiling. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, by patching openings or holes, firestopping holes or gaps with fire-resistant caulking, and/or installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit: http://www.reporthost.com/?AGFR
Photo 24-1 Photo 24-2
25) Safety, Repair/Maintain - The photoelectric sensors that trigger the auto-reverse feature on the garage vehicle door automatic opener was located at the opener, instead of at the vehicle door base. This is a potential safety hazard. A qualified person should relocate sensors so they are 4-6 inches from the floor per standard building practices. For more information on garage door safety issues, visit: http://www.reporthost.com/?GDPES
Photo 25-1
26) Repair/Replace - Fungal rot and corrosion were found at the garage pedestrian door. You may wish to replace this door in the near future.
Photo 26-1 Photo 26-2
27) Repair/Replace - The strike latch for the pedestrian door was loose. Recommend a qualified Person repair as necessary, so that movement is not present.
Photo 27-1
28) Minor Defect - No luminaire or light fixture was found at the garage pedestrian door landing. All entry doors should be illuminated during night hours to prevent trip hazards. Recommend that electrician install a fixture per building standards.
Limitations: The inspector is not a licensed electrician. Therefore, dismantling or removal of dead front or panel covers. Any removal of such covers is beyond the scope of a home inspection. Any removal of above is a courtesy. 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, sensors or electrical disconnect boxes and internal components for HVAC and other components. 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 and any mention of electrical defects should be grounds for full electrical inspection by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 175
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 175
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Left exterior
Location of main service panel #B: Garage
Location of main disconnect: At main disconnect panel outside
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
29) Safety, Repair/Replace, Evaluate - One or more electric receptacles at the garage, exterior and/or pool 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)
30) Safety, Repair/Replace - A wire conductor indicated by green was found attached to the neutral bus-bar in the distribution panel. This wire is spliced with an unsheathed wire circuit. If this wire is indeed, a neutral wire, unsheathed wiring is not approved for neutral wire conductors. Recommend that an electrician evaluate further and repair as necessary.
31) Safety, Repair/Replace - Non-metallic sheathed wiring was installed at one or more locations, and was subject to damage such as on easily accessible wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it, resulting in exposed, energized wires. Also, copper conductors can break after being repeatedly moved or bent. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing protective conduit or re-routing wires through walls or ceilings.
Photo 31-1 Photo 31-2
Photo 31-3 Photo 31-4
Photo 31-5
32) Safety, Repair/Replace - Non-metallic sheathed wiring was loose, unsupported, or inadequately supported at one or more locations. Such wiring should be trimmed to length if necessary and attached to runners or to solid backing with fasteners at intervals of 4 1/2 feet or less. Fasteners should be installed within 12 inches of all enclosures. Recommend that a qualified electrician repair per standard building practices.
Photo 32-1
33) Safety, Repair/Replace - Bare wire ends, or wires with a substandard termination, were found at the left front corner of the home. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.
Photo 33-1 Photo 33-2
34) Safety, Repair/Replace - Wire splices for the garage door opener were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
Photo 34-1 Photo 34-2
35) Safety, Repair/Replace - The electrical receptacle under the kitchen sink tested open ground. 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: http://www.reporthost.com/?FLSGRND
Photo 35-1
36) Safety, Repair/Replace - Smoke alarms were missing from one or more bedrooms. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit: http://www.reporthost.com/?SMKALRM
37) Repair/Maintain, Evaluate - The right SER conductor is routed in the manner that the conductor protrudes from the panel enclosure when the dead front/panel cover is removed. This condition makes it difficult for the panel cover to be secured as a result. Recommend evaluation by an electrician and repairs if deemed necessary.
Photo 37-1
38) Evaluate - The electric service to this property appeared to be rated less than 200 amps and may be inadequate when the water heater is rated at 120 Amps. 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 38-1 Photo 38-2
39) Evaluate - The inspector was unable to locate the switch for the breakfast nook light. Inquire with the seller as to the location of this switch. If there is no switch available and no remote switch is available, an electrician should be contacted to install a switching device.
Photo 39-1
40) Evaluate - The Luminaire located above the full bath shower enclosure may not be rated for installation above a shower. Additionally, the trim was missing.
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 (not visible); 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.
Water service: Private well
Location of main water shut-off: Well
Service pipe material: Copper
Supply pipe material: Copper
Drain pipe material: Plastic, Copper
Condition of waste lines: Required repair, replacement and/or evaluation (see comments below)
Waste pipe material: Cast iron
Location(s) of plumbing clean-outs: Building exterior
Vent pipe material: Cast iron
Sump pump installed: No
Sewage ejector pump installed: No
Type of irrigation system supply source: None found
41) Repair/Replace, Evaluate - Significant corrosion was found in drain and/or waste pipes or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and repair as necessary.
Photo 41-1 Photo 41-2
42) Repair/Replace, Evaluate - Water backed up and leaked from the clean-out located opposite the kitchen sink area. Recommend that a plumber evaluate and repair as necessary. Note: The kitchen sink drained slowly.
Photo 42-1 Photo 42-2
43) Maintain, Evaluate - Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) system. These 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. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:
Consult with the property owner about this system's maintenance and repair history
Review any documentation available for this system
Review inspection and maintenance requirements for this system
That a qualified specialist evaluate, perform maintenance and make repairs if necessary
44) Evaluate - Based on visible equipment or information provided to the inspector, the water supply to this property appeared to be from a private well. Private well water supplies 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. 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 and accessible components are evaluated. 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 (coliforms, pH, contaminants, etc.)
Research the well's history (how/when constructed, how/when maintained or repaired, past performance, past health issues)
Document the current well capacity and water quality for future reference
45) Evaluate - Dark, granular sediment was found in sink basins, when basins were filled with hot water. Recommend that a plumber evaluate further. Note: There was no excess sediment found when cold water was operated.
Photo 45-1 Basin Filled with Hot Water Photo 45-2 Basin Filled with Cold Water
46) Evaluate - Based on the age of this structure and/or worn or newer waste clean-out caps, recommend that a qualified plumber inspect the waste lines using a video scope device to determine if they need repair or replacement. Property owners are usually responsible for repairs to the side sewer and publicly owned lateral lines. Such repairs can be expensive.
47) Comment - All plumbing fixtures were operated. Sink basins were operated above capacity. A thermal imaging scan for leaks was completed during and post draining.
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.
Type: Tankless
Energy source: Electricity
Estimated age: 2018
Manufacturer: A.O. Smith
Model number: R4LR 28E 100
Serial number: 1832111464553
Location of water heater: Laundry room
48) Repair/Replace - An error code was present. Area code E06 is described as software determined that water temperature is too high. Based on the drop in temperature between the setting and actual temperature obtained, a plumber should evaluate the water heater further, and repair or replace as necessary.
Photo 48-1 Error Code E-06 Photo 48-2 Thermostat Set at 137 degrees (Scald Hazard)
49) Comment - One or more tankless water heaters were observed at this property. It is beyond the scope of this inspection to determine the adequacy of this system since demand varies significantly with water usage. For example, with simultaneous showers while washing clothes or dishes, etc. During such usage, tankless water heaters may not keep up with demand. This inspection includes a limited evaluation of the water heater to determine the following:
Does it supply hot water?
Is the water pressure adequate for the unit (typically minimum 30-50 psi)?
If fuel-fired, is combustion air and the venting system serviceable?
Is the wiring for the electric supply safe?
If required, is a temperature-pressure relief valve and drain line installed?
Any concerns observed related to the above items are noted in this report.
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). Lastly, inspector is not a licensed HVAC Technician, therefore dismantling of HVAC equipment, covers, disconnect boxes or panels is limited to those with appropriate HVAC license.
General heating system type(s): Split System
General heating distribution type(s): Ducts and registers
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: See below
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)
Cooling system and/or heat pump fuel type: Electric
Type: Split system
Estimated age of heat pump or air conditioning unit: 2015
Approximate tonnage: 3.5
Heat pump or air conditioner model number: Goodman: GSX140421KA
Heat pump or air conditioner serial number: 1510099554
Condition of controls: Appeared serviceable
50) Repair/Replace, Evaluate - Supply air from the air conditioning or heat pump cooling system was not cool enough. It should be 14-20 degrees Fahrenheit cooler than at the return duct(s) or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an over-sized fan, or a deficient return-air system. Recommend that a qualified HVAC contractor evaluate and repair as necessary.
Photo 50-1 Photo 50-2
51) Repair/Replace - The insulation was damaged or deteriorated on sections of the metal ductwork. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. This ductwork is original to the home. Recommend considering replacement with a modern flex duct.
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
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: Cycled Twice
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Type of ventilation: See microwave below
Condition of refrigerator: Required repair, replacement and/or evaluation (see comments below)
Condition of built-in microwave oven: Required repair, replacement and/or evaluation (see comments below)
52) Repair/Replace - The cooktop exhaust fan was obstructed by the cabinet in which mounted. Recommend that a qualified person repair or reconfigure as necessary.
Photo 52-1
53) Repair/Replace - The freezer door was difficult to open. It appears to be striking the wall to the right.
Photo 53-1
54) Repair/Maintain - The sink drained slowly. See plumbing section for additional clean-out leak defect. Recommend clearing drain and having a qualified plumber repair evaluate the back-up necessary.
Photo 54-1 Photo 54-2
55) Repair/Maintain - The microwave is installed too far back into the niche. This condition is leading to obstruction of the recirculating vent. Recommend that an appliance technician install the microwave per manufacturer’s specifications.
Photo 55-1 Photo 55-2
56) Minor Defect - No ice or water were found in the refrigerator's ice maker and water dispenser. It may be in the "off" position or be inoperable. The ice maker's condition is unknown, and it is excluded from this inspection. If concerned, have a qualified person evaluate and repair if necessary.
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 sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below), I
Condition of toilets: Appeared serviceable
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: Windows
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
57) Repair/Replace, Evaluate - The hot water supply flow for the full bath sinks was low or inoperable. Recommend that a qualified plumber evaluate and repair as necessary.
Photo 57-1
58) Repair/Replace, Evaluate - The hot water temperature or flow for the master bath shower was low or inoperable. Recommend that a qualified plumber evaluate and repair as necessary.
Photo 58-1
59) Repair/Replace - The master bath shower door was difficult to open or close. Recommend that a qualified person repair as necessary.
Photo 59-1
60) Repair/Replace - Water leaked from the flow and temperature control valve for the master bath shower. Recommend that a plumber evaluate and repair or replace as necessary.
Photo 60-1
61) Repair/Maintain - The aerator for the left full bath sink appears to be partially obstructed. Recommend that a qualified person repair or replace as necessary.
Photo 61-1
62) Evaluate - The master bath tile shower enclosure has been painted over. It is unknown to the inspector as to the type of paint utilized. Most paints will not last in a shower enclosure and will peel. Recommend inquiring with the seller as to the paint utilized for coverage.
Photo 62-1
63) Comment - The clothes washer was cycled.
Photo 63-1
64) Comment - Snappy Trap drain systems were utilized under both bath sinks. Though Uniformed Plumbing Commission (UPC) approved, this condition indicates that a plumber very likely did not complete the drain portion of this renovation.
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.
Condition of exterior entry doors: See below
Exterior door material: Wood, Sliding glass
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Single-hung, Crank
Condition of walls and ceilings: Fresh paint walls and baseboards
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Flooring type or covering: Carpet, Laminate
65) Repair/Replace - One or more doors dragged on the carpet below and were difficult to open and close. Recommend that a qualified person repair as necessary. For example, by trimming bottoms of doors.
Photo 65-1
66) Repair/Maintain - The lock mechanism on the rear sliding glass door was difficult to operate. Recommend that a qualified person adjust or repair as necessary.
Photo 66-1
67) Repair/Maintain - One or more "pocket" doors were stuck or difficult to operate. Recommend that a qualified person repair as necessary.
Photo 67-1 Photo 67-2
68) Minor Defect - Corroded door hinges were found on the bath/pool entry door. Recommend replacing rotted hinges as necessary.
Photo 68-1 Photo 68-2
69) Evaluate - Floors in one or more areas were not level. This can be caused by foundation settlement or that flooring was installed over other flooring. Recommend that a qualified contractor evaluate and render recommendations.
Limitations: The State of Florida, Florida Statute 482, limits wood destroying organisms (WDO) or termite inspections to licensed pest control companies. It is always recommended to have a WDO inspection by a licensed pest control company prior to the end of the inspection period.
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