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magiccityinspections@gmail.com

(205) 567-7803

6505 Mays Bend Rd
Pell City AL 35128-7145

Inspector: William Corbett

AL-HI #1030 and NACHI# 06051296

Property Inspection Report
Unofficial version!

Client(s):	Kevin Carrington and Deronda Brown
Property address:	1147 Willow Way N Alexander City AL 35010
Inspection date:	Monday, November 20, 2023

This report published on Tuesday, November 21, 2023 2:20:50 PM CST

This report is the exclusive property of Magic City Inspections and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

This report includes both a DETAIL SECTION and a SUMMARY SECTION. You may select to view and or print in either mode or both. Many areas of this inspection report will contain hyperlinks which will direct you to expert informative details on a subject of concern.

Please understand that all homes, regardless of their age, have some number of defects or issues to address or monitor. Home inspection reports by nature focus on defects and thus may seem negative in tone. Many or even most features of this property may be in excellent condition and of high quality and may have been deemed "adequate or acceptable" for purposes of this report. Therefore, many of the 545 plus items from the inspectors field notes list that were inspected/viewed or considered and were deemed adequate or acceptable, may not be specifically commented on in the written report. This is not meant to downplay this property's assets, but rather to focus attention on alerting you to the potentially important issues. These are those specific areas that need attention, evaluation, maintenance, or those items which may create safety concerns or possible major or costly repair and replacement expense.

This report will also contain items to alert or advise you of common things which a homeowner may want or need to know. These may include information on specific location of meters, shut-off switches, turn-off valves and other data which will help the owner better understand the items, systems or mechanics of the home.

This inspection complies with the National Association of Certified Home Inspectors' (NACHI) "Standards of Practice" and " Codes of Ethics"and in most cases meets or exceeds most other American and National standards of practice. These standards list items to be described in this report and items to be observed or evaluated during an inspection. Cosmetic items such as nicked or damaged molding, trim, interior paint or carpet issues are generally not a major concern of this report and may be excluded from this report.

Our report contains valuable information that is for your analysis now, as well as, specific maintenance details and reference information that will prove important to you for years to come.

Thank you for choosing, Magic City Inspections. You will benefit from the diligent approach taken in inspecting your property. This should assist you in getting the maximum return from your investment with the least amount of worry.

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
	Major defect	Correction likely involves a significant expense
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Minor defect	Correction only involves a minor expense
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	Comment	For your information
	Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	Conducive conditions	Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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

General Information

Grounds

Exterior and Foundation

Basement

Roof

Attic and Roof Structure

Garage or Carport

Electric

Plumbing / Fuel Systems

Water Heater

Heating, Ventilation and Air Condition (HVAC)

Fireplaces, Stoves, Chimneys and Flues

Kitchen

Bathrooms, Laundry and Sinks

Interior, Doors and Windows

View summary

General InformationTable of contents

Report number: 23112001

Time started: 7.30

Time finished: 6.00

Present during inspection: Client, Property owner

Client present for discussion at end of inspection: No

Inspector: William

Weather conditions during inspection: Dry (no rain)

Temperature during inspection: Cool

Ground condition: Damp

Recent weather: Rain

Overnight temperature: Cool

Inspection fee: 2299.00

Payment method: Cash

Type of building: Single family

Buildings inspected: One house

Number of residential units inspected: 1

Age of main building: 2002+/-

Source for main building age: Client

Occupied: Yes

Microbial growths were found at one or more locations in interior rooms. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:
https://www.reporthost.com/?MOLDCDC
https://www.reporthost.com/?MOLDEPA

Exterior closet near the exterior bathroom; Nursery bedroom closet; Upper-level mechanical closet; below the jetted tub in the upstairs bathroom; Guest house pantry; several ceilings on the main-level; Master bedroom closet (near the window); Office ceiling; Mechanical closet near the wine cellar; Mechanical closet near the elevator equipment room; Near the main dining room ceiling

Photo 1-30 Anomaly found in the living room ceiling where there were signs of past water leals

Many areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

GroundsTable of contents

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 retaining walls: Appeared serviceable

Site profile: Minor slope

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, Paving stones, Tile

Condition of deck, patio and/or porch covers: Appeared serviceable

Deck, patio, porch cover material and type: Covered (Refer to Roof section)

Condition of decks, porches and/or balconies: Appeared serviceable

Deck, porch and/or balcony material: Wood, Masonry, Stone, Aluminum

Exterior stair material: Wood, Masonry

Joist hangers decks or porches were missing. All nail holes for such hardware should be filled with approved fasteners such as "Teco" nails. Recommend that a qualified person install approved fasteners where missing.

In the boat house (under the guest house)

One or more sets of stairs were unstable and/or wobbly. A qualified contractor should repair as necessary. For example, by installing additional bracing or supports.

Boat house

Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.

Boat house

Guardrails at one or more locations with drop-offs higher than 30 inches had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. Recommend that a qualified contractor repair or replace guardrails per standard building practices.

Guardrails at one or more locations with drop-offs higher than 30 inches were too low. This poses a fall hazard. Guardrails should be at least 36 inches in height. Recommend that a qualified contractor replace or repair guardrails per standard building practices.

The fencing around the pool and/or spa was missing. This is a safety hazard because it is intended to control access to areas with a drowning hazard. Fences and gates for this purpose should:

Be a minimum of 5 feet (60 inches) in height
Not be climbable by children
Not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter

Recommend that a qualified person repair per standard building practices.

Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the driveway. For safety reasons, recommend that a qualified contractor repair as necessary.

10)

A swimming pool and/or spa were installed on the premises. Pools, spas and related pumps, heaters, filters, electric or gas-fired systems, buildings, decks, landings and stairs are specialty systems and are excluded from this inspection. Comments in this report related to pools, spas and related equipment are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Many potential safety, maintenance and/or repair issues related to the pool and/or spa may exist. Recommend the following:

Have a qualified specialist fully evaluate the pool and/or spa, and related systems as mentioned above
Consult with the property owner about past maintenance and repairs, and review available documentation about installed systems
Research safety and maintenance issues related to pools and spas

For more information, visit:
https://www.reporthost.com/?POOLSPA

11)

Guardrails above retaining walls higher than 30 inches were missing. This is a safety hazard due to the risk of falling. At a minimum, the client should be aware of this hazard, especially when children are present. Recommend that a qualified contractor install or repair guardrails per standard building practices (e.g. minimum 3 feet high, no gaps wider than 4 inches, not climbable). Dense shrubbery or vegetation may be acceptable as a barrier, but only when mature enough to be effective.

12)

Fungal rot was found in decking boards at one or more decks or porches. Conducive conditions for this such as wood-soil contact should be corrected. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.

Small deck near the boat house

13)

Fungal rot was found in stringers and/or treads at one or more sets of exterior stairs. Fungal rot in some stair components may pose a safety hazard. Recommend that a qualified person evaluate and repair as necessary. All rotten wood should be replaced.

Boat house

14)

The waterproof membrane at one or more decks, porches and/or balconies was substandard. Recommend that a qualified contractor evaluate and repair or replace membrane sections as necessary. Further evaluation may reveal damage due to water intrusion. Additional and/or structural repairs may be needed.

Especially around the pool area

15)

Aluminum decking boards were damaged or deteriorated. Typically, this material is designed to last longer than wood. Consult with the property owner to determine the manufacturer, the installation date, if receipts for documentation purposes are available, and what options there are for repairs. Recommend that a qualified contractor repair as necessary.

16)

Pavement sloped down towards building perimeters in one or more areas. Based on observations made during the inspection, significant amounts of water appear to have accumulated around building foundations or under buildings as a result. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing old pavement and installing new.

Near the master bedroom

17)

Significant amounts of standing water or evidence of past accumulated water were found at one or more locations in the yard or landscaped areas, and no drain was visible. If evidence of past water was found (e.g. silt accumulation or staining), monitor these areas in the future during periods of heavy rain. If standing water exists, recommend that a qualified person repair as necessary. For example, installing one or more drains, or grading soil.

18)

Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.

19)

Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or patios. Recommend that qualified contractor repair as necessary.

20)

The concrete, tile or stone patio is overdue for regular maintenance. A water resistant coating should be applied. A qualified contractor should repair as needed.

21)

Minor cracks, deterioration, leaning or bowing were found in one or more retaining walls. The retaining walls appeared to be serviceable, but recommend monitoring them in the future. Further deterioration may occur and retaining walls may need significant repairs or replacement at some point. Note that such repairs are often expensive.

22)

The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. At a minimum, monitor these areas, and areas under the structure in the future for accumulated water. If water does accumulate, recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.

Exterior and FoundationTable of contents

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

Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)

Apparent wall structure: Wood frame

Wall covering: Stone or faux stone veneer

Condition of foundation and footings: Appeared serviceable

Apparent foundation type: Unfinished basement, Finished basement, Garage below

Foundation/stem wall material: Poured in place concrete, Concrete block

Footing material (under foundation stem wall): Poured in place concrete

23)

Fungal rot was found at one or more window frames and/or soffits. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.

Upstairs bedroom windows, Guest house

24)

The masonry (brick or stone) veneer was deteriorated or damaged in some areas. Where cracks or openings are exposed, water may enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.

25)

One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.

Near the A/C unit for the guest house

26)

Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.

27)

Caulk was substandard in some areas. For example, around windows. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
https://www.reporthost.com/?CAULK

Near the sunroom

28)

Many foundation walls below the house were obscured by stored items. The inspector was unable to evaluate these areas. They are excluded from this inspection.

BasementTable of contents

Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.

Condition of exterior entry doors: Appeared serviceable

Condition of floor substructure above: Appeared serviceable

Beam material: Steel

Floor structure above: Engineered steel trusses

Condition of insulation underneath floor above: Not applicable, none installed

29)

Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains or rust at support post bases, efflorescence on the foundation, etc. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. Recommend reviewing any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:

Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
Improving perimeter grading
Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.

30)

The basement exterior entry door appeared to be leaking, or has leaked in the past based on visible stains. At a minimum, monitor this door in the future to determine if active leaks exist. If leaks are confirmed, a qualified person should repair as necessary to prevent water from infiltrating the basement. Note that leaks are a conducive condition for wood-destroying organisms.

31)

Sealant or water-proofing coating was found on basement walls and/or floors. This may indicate that water has infiltrated or accumulated in the basement previously. Monitor the basement for excessive moisture conditions in the future, and review any disclosure statements related to accumulated moisture in the basement. Note that the inspector does not guarantee or warrant that water will not accumulate in the basement in the future.

32)

Many areas were not evaluated due to lack of access from stored items. These areas are excluded from the inspection.

RoofTable of contents

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): 20 years+/-

Roof inspection method: Drone

Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)

Roof surface material: Clay tile, Copper

Roof type: Hipped

Condition of exposed flashings: Appeared serviceable

Gutter and downspout material: Metal

Gutter and downspout installation: Full

33)

This home had underground extension tubes for the gutters. Such extensions are not visible and may be damaged or clogged underground. These drains are excluded from the inspection. When drain holes or gutters do clog, subsequent water leaks may allow moisture to penetrate the home's exterior walls. Some homeowners choose to convert underground extensions to surface tubes (on top of the ground). The client may wish to have these extensions video scoped to determine if they are clogged or damaged.

34)

One or more gutters were very long and had too few downspouts. At least one downspout should be installed for every 30-40 feet of gutter. Too few downspouts may result in gutters being overwhelmed and then overflowing during heavy rain. Keep gutters clear of debris and monitor such gutters during periods of heavy rain. If they overflow, recommend that a qualified person install additional downspouts and extensions per standard building practices.

35)

One or more roof-top appurtenances such as vents, masts, pipes, etc. were significantly corroded. Metal may deteriorate to the point of needing replacement. Leaks can occur around such items if flashing or sealant doesn't form a waterproof seal with the corroded metal. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by cleaning rust and repainting with a rust-inhibiting paint.

Chimney cap (viewed from the attic)

36)

Some clay roof tiles were cracked, broken and/or chipped. Leaks may occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person replace tiles or make repairs as necessary.

37)

One or more downspouts were dented. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

Near the basement garage

38)

One or more metal roof panels were corroded. Leaks may occur as a result. Recommend that a qualified person repair as necessary.

39)

One or more roof surface sections were designed so as to be prone to accumulating debris and/or snow. For example, where two slopes converged and/or a steeper slope met a shallow slope. Accumulated debris in these areas can result in leaks. At a minimum, monitor such areas for accumulated debris in the future and clean as necessary. Consult with a qualified contractor to determine what repairs or modifications may be possible to prevent leaks.

40)

Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to type of roof covering (slippery or fragile) and/or roof configuration (steep or very high), the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface.

Attic and Roof StructureTable of contents

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: second floor, Bedroom closet

Location of attic access point #B: second floor, Bedroom closet

Location of attic access point #C: Master bedroom closet, first floor

Attic access points that were opened and viewed, traversed or partially traversed: A, B, C

Condition of roof structure: Appeared serviceable

Roof structure type: Rafters

Ceiling structure: Ceiling joists

Ceiling insulation material: Fiberglass loose fill, Fiberglass roll or batt

Approximate attic insulation R value (may vary in areas): R-30, +/-

Roof ventilation type: Enclosed soffit vents, Mechanical vents with powered fan

41)

Tarps, buckets or rags were found in the attic. They appeared to be there in an attempt to catch water from roof leaks. Consult with the property owner, and/or having a qualified contractor evaluate and repair if necessary.

Master bedroom attic access

42)

One or more attic access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency. For more information, visit:
https://www.reporthost.com/?ATTACC

43)

The ceiling insulation in one or more areas of the attic was compacted or uneven. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).

44)

Attic insulation at one or more skylight chases or attic walls was missing. Heating and cooling costs will likely be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices.

Above the master bedroom access area

45)

What appeared to be past water stains were visible on the roof structure at one or more locations in the attic. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.

46)

All attic areas and roof structures more than 12 feet from attic access point(s) #A, B and C were inaccessible due to lack of permanent walkways and/or limited height. These areas were not evaluated and are excluded from the inspection.

47)

An attic exhaust fan was installed and controlled by a thermostat. However the inspector was unable to operate the fan or fully evaluate it because either the temperature was too cool to activate the thermostat or the thermostat wasn't readily accessible (e.g. no walkway, insulation would be damaged if attic traversed, limited height). It is excluded from this inspection.

Garage or CarportTable of contents

Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.

Type: Attached, Garage

Condition of door between garage and house: Appeared serviceable

Condition of exterior entry doors: Appeared serviceable

Type of garage vehicle door: Sectional

Condition of garage floor: Appeared serviceable

Condition of garage interior: Appeared serviceable

48)

One or more automatic door openers were inoperable. Recommend that a qualified contractor evaluate and repair or replace opener(s) as necessary.

Rear basement garage door

49)

One or more garage vehicle doors were damaged or deteriorated. Recommend that a qualified contractor repair or replace door(s) as necessary.

50)

Evidence of prior water intrusion or accumulation was found in one or more sections of the garage. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the garage. Recommend that the client review any disclosure statements available and ask the property owner about past accumulation of water in the garage. The garage should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in garage include:

Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
Improving perimeter grading
Repairing, installing or improving underground footing and/or curtain drains

51)

Many floor areas were obscured by vehicles and/or stored items and couldn't be fully evaluated.

52)

Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.

ElectricTable of contents

Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.

Electric service condition: Appeared serviceable

Primary service type: Underground

Number of service conductors: 4

Service voltage (volts): 120-240

Estimated service amperage: 600+/-

Primary service overload protection type: Circuit breakers

Service entrance conductor material: Stranded aluminum

Main disconnect rating (amps): 100, 200

Condition of main service panel: Appeared serviceable

Condition of sub-panel(s): Appeared serviceable

Location of main service panel #A: Basement

Condition of branch circuit wiring: Serviceable

Branch circuit wiring type: Non-metallic sheathed, (BX) Armor clad flexible, Copper

Solid strand aluminum branch circuit wiring present: None visible

Ground fault circuit interrupter (GFCI) protection present: Yes

Arc fault circuit interrupter (AFCI) protection present: No

Smoke alarms installed: Yes, but not tested

Carbon monoxide alarms installed: Yes, but not tested

Smoke alarm power source(s): Hard wired

53)

Panel(s) #A were corroded. This is a potential shock and fire hazard. Recommend that a qualified electrician evaluate and repair as necessary.

Under the pool area

54)

One or more ground fault circuit interrupter (GFCI) devices protecting receptacles at the exterior wouldn't trip when tested and/or wouldn't reset when tripped. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.

Front of the house, courtyard, near the guest house, aluminum dock, exterior near the pool area; Main level laundry room;

55)

One or more circuit breakers in panel(s) # were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:
https://www.reporthost.com/?DBLTAP

HVAC equipment panel

56)

Wire splices 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.

Basement garage ceiling (under the master bathroom area)

57)

One or more modern, 3-slot electric receptacles were found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.

Basement garage (near the exterior door)

58)

One or more conduits or conduit fittings installed outside were loose. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.

Near the water pumps near the guest house

59)

Smoke alarms were missing from one or more bedrooms, from one or more hallways leading to bedrooms and/or on one or more levels. 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:
https://www.reporthost.com/?SMKALRM

Including the guest house

60)

One or more slots where circuit breakers are normally installed were open in panel(s) #A. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.

61)

One or more multi-strand aluminum wires in panel(s) #(all) exterior lacked anti-oxidant paste at their connections with other equipment (e.g. circuit breakers, lugs, bus bars). Oxidation can occur without it and result in reduced conductivity and overheating. This is a potential fire hazard. Recommend that a qualified electrician apply anti-oxidant paste per standard building practices.

62)

One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated or GFCI/AFCI protection may need to be reset to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.

Multiple areas of the interior and exterior of the house; Half bath closest to the master bedroom; Basement garage (near the sub-panel)

63)

One or more circuit breakers in panel(s) # were in the tripped and/or off position. Consult with the property owner to determine why breakers were tripped or off, and that a qualified electrician evaluate and repair if necessary. Note that the inspector does not operate circuit breakers.

Front gate breaker was off; HVAC equipment panel (irrigation pump);

64)

One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.

65)

Equipment for a generator system was found. Generators, transfer switches and any associated wiring are excluded from this inspection. Recommend that the client consult with the property owner or review documentation to familiarize themselves with the operation of this system.

Plumbing / Fuel SystemsTable of contents

Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.

Water service: Public

Water pressure (psi): 75+/-

Location of main water meter: Not determined (obscured, inaccessible or none found)

Location of main water shut-off: Garage, Basement

Service pipe material: Copper

Condition of supply lines: Appeared serviceable

Supply pipe material: Copper

Condition of drain pipes: Appeared serviceable

Drain pipe material: Plastic

Condition of waste lines: Appeared serviceable

Waste pipe material: Plastic

Location(s) of plumbing clean-outs: Basement

Vent pipe condition: Appeared serviceable

Vent pipe material: Plastic

Sump pump installed: None visible

Sewage ejector pump installed: None visible

Condition of fuel system: Appeared serviceable

Visible fuel storage systems: Below ground, propane tank

Location of main fuel shut-off valve: At gas meter

66)

One or more leaks were found in drain and/or waste pipes or fittings. A qualified plumber should evaluate and repair as necessary.

Under the master bathroom area

67)

Water supply pipes were located outdoors and were subject to freezing. Recommend asking the property owner about any indoor shut-off valves that may exist for these supply pipes . If unable to determine or if none do, then recommend that a qualified plumber evaluate and repair as necessary. For example, by installing indoor shut-off valves or rerouting supply pipes indoors.

Courtyard area

68)

No expansion tank was installed for the water supply system. Expansion tanks are recommended when a property is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. In a closed system with no provision for expansion, its effects can include:

Backflow into the water main
Damage to water heater connections, gas water heater flue tubes and pumps serving washers and dishwashers
Leaking faucets
"Weeping" of water through the water heater temperature-pressure relief (TPR) valve
Noisy water hammer in the pipes

Expansion tanks can eliminate these problems by giving water a place to go when thermal expansion occurs. When a water heating cycle ends, or when any fixture is opened within the system, the impact of thermal expansion is reduced, and water drains out of the expansion tank back into the system. Recommend that a qualified plumber install an expansion tank per standard building practices.

69)

One or more sinks or fixtures used mechanical or auto vents. These are commonly installed in manufactured homes where it's difficult to install vents to the outside. However, most municipalities don't allow them for "stick-built" homes. The spring mechanisms in them can fail, resulting in sewer gases entering living spaces, and they have no screen to keep out vermin (mice). "Air admittance valves" (AAV) are recommended instead of these vents. AAVs have no spring to fail and have built-in screens. Recommend that a qualified plumber upgrade mechanical vents to AAVs. For more information, visit:
https://www.reporthost.com/?AUTOVENT

Many plumbing fixtures had this type of vent

70)

Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) 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. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.

71)

One or more plumbing vent pipes terminated in the attic (Nursery attic access). Blocked vent pipes can cause sewer gases to enter living spaces. Recommend that a qualified person repair per standard building practices. For example, by extending pipe(s) to terminate at least 6 inches above the roof surface.

72)

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

For more information, visit:
https://www.reporthost.com/?SEPTIC

73)

The inspector did not determine the location of the water meter. Recommend consulting with the property owner to determine the meter location, that you locate it yourself, or consult with the local water municipality if necessary. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.

Water HeaterTable of contents

Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.

Condition of water heater: Appeared serviceable

Type: Tank, Tankless

Energy source: Electricity, Propane

Estimated age: 2001; 2019;

Capacity (in gallons): 40, 50, 48

Temperature-pressure relief valve installed: Yes

Manufacturer: Bradford White, Rheem, Rheem; Navien

Location of water heater: Basement, Closet

Hot water temperature tested: Yes

Water temperature (degrees Fahrenheit): 145+/-

Condition of burners: Appeared serviceable

Condition of venting system: Appeared serviceable

Condition of combustion air supply: Appeared serviceable

74)

The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
https://www.reporthost.com/?SCALD

75)

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)?
Is combustion air and the venting system serviceable?
Is the wiring for the electric supply safe?
Is a temperature-pressure relief valve and drain line installed?

Any concerns observed related to the above items are noted in this report.

76)

The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

Heating, Ventilation and Air Condition (HVAC)Table of contents

Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).

General heating system type(s): Forced air, Furnace, Gas fireplace or stove

General heating distribution type(s): Ducts and registers

Condition of forced air heating/(cooling) system: Appeared serviceable, Near, at or beyond service life

Forced air heating system fuel type: Electric, Propane

Estimated age of forced air furnace: 20 years+/-;

Forced air heating system manufacturer: Goodman, Rheem

Condition of furnace filters: Appeared serviceable

Location for forced air filter(s): Behind return air grill(s)

Condition of forced air ducts and registers: Appeared serviceable

Condition of burners: Appeared serviceable

Condition of venting system: Appeared serviceable

Condition of combustion air supply: Appeared serviceable

Condition of cooling system and/or heat pump: Near, at or beyond service life

Cooling system and/or heat pump fuel type: Electric

Type: Split system

Estimated age: 2001; 2001; 2001; 2019; 2023; 2015; 2001; 2001; 2001; 2001; 2001; 2001

Approximate tonnage: 3 ton; 3.5 ton; 2.5 ton; 3 ton; 3 ton; 5 ton; 3.5 ton; 3.5 ton2.5 ton; 2 ton; 5 ton; 2.5 ton

Condition of cooling system and/or heat pump: Goodman, Rheem

Condition of controls: Appeared serviceable

77)

One or more registers for the HVAC system were installed so they opened into the garage. This forms a direct connection between the garage and living spaces in the house. This is a safety hazard for carbon monoxide poisoning, fumes and fire. Recommend that a qualified person remove the register and make permanent repairs to patch the ductwork per standard building practices.

78)

The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be at this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

79)

The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

80)

The furnace burner chamber had significant rust. Recommend that a qualified heating contractor evaluate further. Repairs or replacement may be necessary.

81)

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.

Main-level living room area; Basement garage

82)

Ice was found on the evaporator coils and/or refrigerant lines at the air handler. This can be caused by:

Lack of refrigerant in the system due to a leak
Reduced air flow due to dirty filters
Bad fan motors
Too many closed vents

This can result in damage to equipment, reduced efficiency and increased energy costs. Recommend that a qualified HVAC contractor evaluate and repair as necessary.

83)

The air handler's primary condensate drain line, pan or nearby components were wet or water stained. This may indicate a prior leak or blockage at the evaporator or drain line. Condensate drain water may accumulate, leak and cause water damage to surrounding areas or components. Recommend that a qualified HVAC contractor repair as necessary.

84)

One or more ceiling fans wobbled excessively during operation. This is a potential safety hazard and may be caused by loose fasteners, blades, rod-fan body junction, the fan itself being loose, or bent, misaligned or unbalanced blades. Recommend that a qualified person repair as necessary. For more information, visit:
https://www.reporthost.com/?FANBAL

85)

This home appeared to have a radiant floor heating system. The distribution piping is mostly hidden and inaccessible. Only a limited evaluation was performed, typically by measuring floor temperatures at the beginning of the inspection and again at the end after the system has been turned on for some time. Even if this system is operable, the inspector does not determine if it is adequate or fully functional. Manufacturers of these systems typically recommend that they be serviced annually, especially if a boiler is used for the heat source. Recommend consulting with the property owner about past maintenance or repairs, and reviewing documentation if possible. If this system has not been serviced within the last year, or if unable to determine when it was last serviced, recommend that a qualified specialist evaluate and perform maintenance or repairs if necessary.

The inspector was unable to get the floor heating system to respond to normal controls. A qualified contractor should evaluate and repair as needed.

86)

The last service date of the forced air heating/cooling system appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

87)

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.

88)

Vegetation such as trees, shrubs and/or vines were too close to the heat pump or air conditioning condensing unit. There should be at least 12 inches of clearance on all sides and at least 4-6 feet above. Inadequate clearance around and above can result in reduced efficiency, increased energy costs and/or damage to equipment. Recommend pruning and/or removing vegetation as necessary.

89)

The digital display on the thermostat was dim or displayed readings in a substandard way. This may be caused by a low or dead battery. The batteries should be replaced. If this condition persists after replacing the batteries, then recommend that a qualified HVAC contractor evaluate and repair or replace as necessary.

Fireplaces, Stoves, Chimneys and FluesTable of contents

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.

Gas fireplace or stove type: Converted wood-burning fireplace

Fan or blower installed in gas-fired fireplace or stove: No

Condition of chimneys and flues: Appeared serviceable

Wood-burning chimney type: Metal, with wood enclosure

Gas-fired flue type: PVC

90)

A fireplace was equipped with a gas burner and the chimney damper could close. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. Modifications should be made to prevent the damper from ever closing to prevent this. A qualified contractor should repair per standard building practices so the damper cannot close.

91)

One or more chimney flue terminations had no spark screen. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Recommend that a qualified person install spark screens per standard building practices where missing.

92)

Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now. Any needed repairs noted in this report should be brought to the attention of the specialist when it's serviced. For more information visit:
https://www.reporthost.com/?ANGFINSP

93)

One or more gas fireplaces or stoves did not respond to normal controls (e.g. on/off switch, thermostat, remote control) and were not fully evaluated as a result. The pilot light or gas supply may have been turned off, or some other condition may have prevented operation. The inspector only operates normal controls and does not light pilot lights or operate gas shut-off valves. Consult with the property owner, review all documentation for such gas appliances, and become familiar with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.

KitchenTable of contents

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.

Permanently installed kitchen appliances present during inspection: Range, Oven, Cooktop, Dishwasher, Refrigerator, Under-sink food disposal, Microwave oven

Condition of counters: Appeared serviceable

Condition of cabinets: Appeared serviceable

Condition of sinks and related plumbing: Appeared serviceable

Condition of under-sink food disposal: Appeared serviceable

Condition of dishwasher: Appeared serviceable

Condition of range, cooktop or oven: Appeared serviceable

Range, cooktop or oven type: Propane, Electric

Type of ventilation: Hood or built into microwave over range or cooktop

Condition of refrigerator: Appeared serviceable

94)

The microwave oven was inoperable. Recommend that a qualified person evaluate and repair or replace as necessary.

Guest house

95)

The under-sink food disposal was inoperable. Recommend that a qualified contractor repair or replace as necessary.

Guest house

96)

The oven door springs malfunctioned. The door should not fall open quickly, and it should stop securely in a horizontal position. Recommend that a qualified specialist repair as necessary.

97)

No exhaust hood, ceiling or wall-mounted exhaust fan or downdraft exhaust system was found for the cook top or range. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor install a venting system per standard building practices.

Upper level kitchenette.

98)

The sink faucet was dripping. Recommend that a qualified person repair as necessary.

Guest house kitchen

99)

The dishwasher wasn't securely attached to the counter or cabinets. Fasteners were substandard. Recommend that a qualified person install fasteners per standard building practices.

Upstairs kitchenette

100)

Stains were found in the shelving or cabinets below the sink. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary a qualified person evaluate and repair.

101)

The countertops and/or areas below sink(s) were obscured by stored items or dishes and couldn't be fully evaluated.

102)

The microwave oven didn't have a built-in turntable. The client may want to purchase a manually wound turntable such as a "Micro-go-round" for better cooking performance. For more information, visit:
https://www.reporthost.com/?MGR

Upstairs kitchenette

Bathrooms, Laundry and SinksTable of contents

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.

Location #A: Full bath

Location #B: Full bath

Location #C: Full bath

Location #D: Full bath

Location #E: Full bath

Location #F: Full bath

Condition of counters: Appeared serviceable

Condition of cabinets: Appeared serviceable

Condition of flooring: Appeared serviceable

Condition of sinks and related plumbing: Appeared serviceable

Condition of toilets: Appeared serviceable

Condition of bathtubs and related plumbing: Appeared serviceable

103)

The toilet at location(s) Guest house master bathroom didn't flush or had a weak flush. Recommend that a qualified plumber evaluate and repair or replace the toilet as necessary.

104)

Tub fixture was leaking at the base (jetted tub upstairs). A qualified plumber should repair as needed.

105)

The sink at location(s) #basement garage utility sink was damaged or significantly deteriorated. Recommend that a qualified contractor replace the sink.

106)

The toilet at location(s) #B ran water continuously or didn't shut off after being flushed, and water leaked from the tank into the bowl. Significant amounts of water can be lost through such leaks. If this system uses a septic system, the septic system can be overloaded and cause significant and potentially expensive damage. A qualified person should repair or replace components as necessary.

107)

One or more bathtub faucet handles at location(s) #Master bath tub were loose. Recommend that a qualified person repair or replace handles as necessary.

108)

The shower head at location(s) # was damaged and/or leaking. Recommend that a qualified person repair as necessary.

Most shower heads had issues with leaking

109)

Caulk was missing around the base of the bathtub spout, or there was a gap behind it, at location(s) #Jack and Jill bathroom;. Water may enter the wall structure behind the bathtub. Recommend that a qualified person repair as necessary to eliminate the gap. For example, by installing or replacing caulk if the gap is small enough. For larger gaps, a shorter spout nipple or an escutcheon plate can be installed.

110)

Tile and/or grout in the shower enclosure at location(s) #A and B were deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary.

Upper-level bathrooms; Master bathroom; Basement full bathroom

111)

Water was leaking at the sink faucet base or handles at location(s) #Jack and Jill bathroom; nursery bathroom; Guest house master bathroom; Basement full bathroom. Recommend that a qualified plumber repair as necessary.

112)

The wall by the bathtub at location(s) #Upper-level (back of house); Half-bath (near main-level laundry room); Guest house master bathroom was water-damaged. Recommend that a qualified person repair as necessary.

113)

The sink faucet was loose at location(s) #in the pool table room (half bathroom). Recommend that a qualified person repair as necessary.

114)

No access or only limited access was available to the back of the clothes washer and dryer, and to utility hook-ups located behind the appliances. The inspector normally attempts to determine the presence of a gas vs. electric power supply, the configuration of the stand pipe, whether the dryer exhaust duct is serviceable, etc. Because of the lack of access, the inspector was unable to fully evaluate and/or describe the hook-ups and appliances.

Interior, Doors and WindowsTable of contents

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: Appeared serviceable

Condition of interior doors: Appeared serviceable

Type(s) of windows: Wood, Multi-pane, Casement, Fixed

Condition of walls and ceilings: Appeared serviceable

Wall type or covering: Drywall

Ceiling type or covering: Drywall

Condition of flooring: Appeared serviceable

Flooring type or covering: Carpet, Wood or wood products, Tile

Condition of stairs, handrails and guardrails: Appeared serviceable

115)

Condensation or staining was visible between multi-pane glass in one or more windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.

Upper-level hallway, Nursery room, Upper-level back bedroom; Near the foyer;

116)

Stains and elevated levels of moisture were found in one or more ceiling areas. The stains appear to be due to an active roof and/or plumbing leak. Recommend that a qualified contractor evaluate and repair as necessary.

Upper-level bedroom closet; half-bath near the main-level laundry room; Pool table room; Master closet; Wine cellar; Mechanical closet near the wine cellar; Basement den (back of the house)

117)

Floors in one or more areas were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams. Significant repairs may be needed to make floors level. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.

Upper-level bedroom closet

118)

Some exterior door hardware, including locksets were loose. Recommend that a qualified person repair or replace as necessary.

Guest house

119)

Some interior door hardware (locksets) were loose. Recommend that a qualified person repair or replace as necessary.

120)

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.

121)

One or more walls and/or ceilings were cracked. Recommend that a qualified person repair as necessary.

122)

One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.

123)

Tile, stone and/or grout in the flooring in one or more areas was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. If in a wet area, water can damage the sub-floor. Recommend that a qualified contractor repair as necessary.

124)

Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.

125)

No window screens were installed. Windows may not provide ventilation during months when insects are active.

Thank you for allowing Magic City Inspection Services, LLC the opportunity to inspect and report on your home. We appreciate your business.

To prepare this report, a visual inspection was made of the visible and accessible areas of the structures on property.
This report is for your exclusive use in determining the physical condition of the property inspected. Although a thorough inspection of the property was made, we wish to CAUTION you that conditions may change and equipment may become defective. The report should not be construed as a guarantee or warranty of the premises or equipment, or of future uses thereof. The section (2) of our SERVICE AGREEMENT, entitled "Standards of Practice of the National Association of Certified Home Inspectors posted at http://www.nachi.org/sop.htm", provides additional details. PLEASE READ IT CAREFULLY!

THE INSPECTION, BY NECESSITY, DEALS WITH AN EXISTING STRUCTURE THAT MAY HAVE OLDER TYPES OF PLUMBING OR WIRING. ALTHOUGH THE SYSTEMS DID MEET REQUIREMENTS AT THE TIME THEY WERE INSTALLED, IT IS VERY PROBABLE THAT THEY WOULD NOT MEET PRESENT STANDARDS.

A good example of this situation is the current requirement for Ground Fault Interrupter (GFI) circuits in kitchens, bathrooms, garages, basements, and for outdoor outlets. To determine the Durability and Serviceability of the components of the home for this report, the current requirements were not applied in these types of circumstances.

“Too many” numbered items in the property report doesn’t necessarily mean that there are “too many” problems; it only means that there is site-specific information that needs to be conveyed to you to protect your interests—from safety, maintenance, and financial standpoints. Often, what looks like a serious defect can be corrected at minimal expense. On the other hand, sometimes a trivial-sounding item can be very expensive to repair, or not repairing it could result in significant property deterioration, injury, or death, usually because of additional problems related to the so-called trivial item. If you have any questions or concerns, though, please always feel free to contact me directly.

Property Inspection ReportUnofficial version!

Table of Contents

Property Inspection Report
Unofficial version!