U.S. Home Inspector Training Completion Certificate #629577
Property Inspection Report
Client(s):
Test report #1
Property address:
11111 Main Street City, state zip
Inspection date:
Monday, September 2, 2024
This report published on Wednesday, September 11, 2024 5:19:30 PM MDT
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
Safety
Poses a safety hazard
Repair/Replace
Recommend repairing or replacing
Repair/Maintain
Recommend repair and/or maintenance
Minor Defect
Correction likely involves only a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Monitor
Recommend monitoring in the future
Serviceable
Item or component is in serviceable condition
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
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Hot, 86F
Inspection fee: 0
Payment method: Check, #1234
Type of building: Single Family, Detached garage
Buildings inspected: One house, One detached garage
Number of residential units inspected: 1
Age of main building: 2017
Source for main building age: Municipal records or property listing
Front of building faces: West
Main entrance faces: West
Occupied: Yes
1) Many areas and items at this property were obscured by furniture and 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.
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete, Stones, Gravel
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open
Condition of decks, porches and/or balconies: Appeared serviceable
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Plastic fiber
2) The risers for stairs at one or more locations varied in height and pose a fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
Photo 2-1 Rear deck.
3) 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. At a minimum, the client should be aware of this hazard. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
Photo 3-1 Rear deck baluster gap.
Photo 3-2 Rear deck stair riser gap.
4) Decking boards were installed with little or no gap between them. Organic debris such as leaves or evergreen needles may accumulate in between the boards will likely cause rot or deterioration. This is a conducive condition for wood-destroying organisms. At a minimum, keep decking boards clean in the future. Ideally boards should be reinstalled with a 3/8 inch gap between them.
Photo 4-1 Back deck stairs.
5) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
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, with binoculars
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Cement fiber
Condition of foundation and footings: Appeared serviceable, Not determined
Apparent foundation type: Crawl space, Finished basement
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
6) Untreated wood siding and/or trim was in contact with concrete or masonry at the exterior. Moisture collected between the two materials or wicking up into the wood is a conducive condition for wood-destroying organisms. Wood siding or trim should be installed with a minimum clearance of 1-2 inches between it and concrete or masonry below it at building exteriors. Monitor these areas for rot or infestation in the future and repair if needed. Recommend that a qualified person repair per standard building practices. For example, by trimming siding or trim as needed.
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.
The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Not determined (inaccessible or obscured)
Beam material: Not determined (inaccessible or obscured)
Floor structure above: Engineered wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Condition of vapor barrier: Appeared serviceable
Vapor barrier present: Full
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Conditioned (heated) space, with vents
7) Evidence of prior water intrusion or accumulation was found in one or more sections of the crawl space. 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 crawl space. Recommend that the client review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space 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 crawl spaces 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 crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.
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 floor substructure above: Not determined (inaccessible or obscured)
Floor structure above: Not determined (inaccessible or obscured)
Condition of insulation underneath floor above: Not determined (inaccessible or obscured)
8) Basement egress window well ladder has less than 3 inches of tread for toes which can make the climb out difficult, especially in an emergency escape. Recommend that a qualified person repair per standard building practices.
Photo 8-1 Basement egress ladder.
9) Basement window well appears to have pulled away from house foundation. Recommend that a qualified person evaluate and repair as necessary.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles, Metal panel
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below), Limited evaluation due to little or no rainfall during and prior to the inspection
10) One or more downspouts appear to not shed water away from the foundation as it should. Recommend that a qualified person repair per standard building practices.
Photo 10-1 SE house downspout.
Photo 10-2 SE house downspout near foundation.
11) One or more gutter hangers are not fastened to the fascia which could cause damage to the structure or persons underneath if it were to fall off. Recommend that a qualified person repair per standard building practices.
Photo 11-1 North side house gutter.
12) Nail heads were exposed at one or more shingles. More than just a few exposed nail heads may indicate a substandard roof installation. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.
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: Viewed from hatch(es), Traversed
Condition of roof structure: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below), Missing rafter-rafter ties
Roof structure type: Trusses
Ceiling structure: Ceiling joists
Ceiling insulation material: Cellulose loose fill
Approximate attic insulation R value (may vary in areas): R50
Vapor retarder: None
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s)
13) One or more areas appear to be missing supports between trusses which could increase the chance of rafter spread and roof failure. Recommend that a qualified person inspect and repair as necessary per standard building practices.
Photo 13-1 Attic trusses on North side.
Photo 13-2 Attic trusses on North side #2.
14) One or more soffit vents were blocked by insulation. This can reduce air flow through the roof structure or attic and result in reduced service life for the roof surface materials because of high temperatures. Moisture from condensation is also likely to accumulate in the roof structure and/or attic and can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary so air flows freely through all vents. For example, by moving or removing insulation and installing cardboard baffles.
Photo 14-1 Attic baffles on South side.
Photo 14-2 Attic insulation on baffle.
15) One or more areas of attic sheathing appear to have a puncture which could lead to water or insect intrusion. Recommend that a qualified person evaluate and repair as necessary per standard building practices.
Photo 15-1 Attic sheathing on West end.
16)
Photo 16-1 Attic insulation tag.
Photo 16-2 Attic joists and insulation from opening.
Limitations: The inspector cannot reasonably determine the integrity of all elements of limited fire resistance at residential construction or verify firewall ratings at multi unit construction. Requirements for ventilation in garages vary between municipalities.
Type: Detached
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists, No soffit intake vents for ridge vent, suggest to be evaluated by professional
17) One or more joists appear to have cracked which could weaken the roof. Recommend that a qualified person inspect and repair as necessary per standard building practices.
Photo 17-1 Garage rafter.
18) One or more areas appear to be missing supports between trusses which could increase the chance of rafter spread and roof failure. Recommend that a qualified person inspect and repair as necessary per standard building practices.
Photo 18-1 Garage trusses.
19) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
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: 2
Service voltage (volts): 120-240
Estimated service amperage: Not determined (components inaccessible or obscured)
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Not determined (components inaccessible or obscured)
Main disconnect rating (amps): 200
System ground: Not determined, not readily apparent
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Building exterior
Location of sub-panel #C: Garage
Location of main disconnect: Breaker at top of main service panel, At main disconnect panel outside
20) One or more electric receptacles at the 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)
21) Panel(s) # had inadequate working space. This is a safety hazard when opening or working in panels. Electric panels should have the following clearances:
An open area 30 inches wide by 3 feet deep in front of the panel
6 feet 6 inches of headroom in front of the panel
The wall below the panel is clear to the floor
The center of the grip of the operating handle of the switch or circuit breaker not more than 6 feet 7 inches above the floor or working platform
Recommend that a qualified contractor repair or make modifications per standard building practices. If panels must be opened for repairs, then a qualified electrician should perform repairs.
Photo 21-1 Garage sub-panel.
22) Neutral and equipment ground wires were bonded (connected) at sub-panel(s) # . This should only occur in the main service panel, not sub-panels, and is a shock hazard. Neutral wires should be attached to a "floating" neutral bar not bonded to the panel, and grounding wires should be attached to a separate grounding bar bonded to the sub-panel. Recommend that a qualified electrician repair per standard building practices. For more information, visit: https://www.reporthost.com/?SUBGRND
Photo 22-1 Garage sub panel without deadfront.
Photo 22-2 Garage sub-panel.
23) Non-metallic sheathed wiring in the attic was routed on surfaces within 6 feet of one or more access hatches or doors, and was subject to damage. Wiring can be damaged when hatches are lifted and set aside, when stored items are moved into or out of the attic, etc. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair per standard building practices.
Photo 23-1 Attic wire at opening.
24) One or more plug ends were installed on non-metallic sheathed wiring. This type of wiring is only intended for permanent, immovable installations. Wiring may be damaged by repeated movement. This is a safety hazard for shock and/or fire. Recommend that a qualified electrician repair per standard building practices.
Photo 24-1 Under basement stairs.
25) One or more wires inside panel(s) # were loose, and were not terminated. This poses a safety hazard for shock and/or fire. Recommend that a qualified electrician remove any abandoned wiring or repair as necessary. For example, by trimming wires to length and installing wire nuts.
26) One or more holes in wall studs are less than 1-1/4 inch from edge of stud without a protective plate. Recommend that a qualified person inspect and repair as necessary per standard building practices.
Photo 26-1 Garage stud hole depth.
27) One or more panel deadfront fasteners were of the incorrect type which could cause an electrical short. Recommend that a qualified person inspect and repair as necessary per standard building practices.
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water shut-off: Basement, In right hand closet behind service panel
Condition of supply lines: Appeared serviceable
Supply pipe material: PEX plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Not determined (inaccessible, obscured, or water service off)
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: Yes
Condition of sump pump: Appeared serviceable
Sewage ejector pump installed: None visible
Type of irrigation system supply source: Public
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meter
29) Exterior gas line is missing cap. The gas line should be capped incase valve handle is accidentally opened or left open. Recommend that a cap be installed by a qualified professional.
Photo 29-1 North house gas line.
30) The sump pump pit was sealed. As a result, the inspector was unable to determine if the pump was operable by lifting the float mechanism. Its condition is unknown. It may need repairs. If concerned, have a qualified contractor evaluate further to determine if it's serviceable.
Photo 30-1 Sealed sump pit cover.
Photo 30-2 Inside sump pit.
31) A water softener system was installed on the premises. 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. Water softeners typically work by removing unwanted minerals (e.g. calcium, magnesium) from the water supply. They prevent build-up of scale inside water supply pipes, improve lathering while washing, and prevent spots on dishes. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit: https://www.reporthost.com/?WTRSFT https://www.reporthost.com/?HRDWTR
Photo 31-1 Water filtration system.
32) A water filtration system was installed on the premises. 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. Filter cartridges typically need replacing periodically. Cleaning and other maintenance may also be needed. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit: https://www.reporthost.com/?WTRFLTR
Photo 32-1 Water filtration system.
33) No battery backup system was found for the sump pump. If the power goes out during heavy rains, the sump pump won't be able to eliminate accumulated water. Consider installing a battery backup system for the sump pump.
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: Tankless
Energy source: Natural gas
Capacity (in gallons): Not determined (label obscure or inaccessible)
Temperature-pressure relief valve installed: Yes
Location of water heater: Closet, In closet in main floor bathroom
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 105F
Condition of burners: Not determined (inaccessible, obscured, or gas service off)
Condition of venting system: Appeared serviceable
34) Floor drain appears to have leaked in the past based on water marks around drain perimeter. Recommend that a qualified person inspect and repair as necessary per standard building practices.
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: Unknown
Condition of forced air heating/(cooling) system: Appeared serviceable, Appears to have had previous leak since rust is present
Forced air heating system fuel type: Natural gas
Location of forced air furnace: Mechanical room, Basement
Forced air system capacity in BTUs or kilowatts: 56,000 btu
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Type of combustion air supply: Intake duct
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location of heat pump or air conditioning unit: south
Condition of controls: Appeared serviceable
35) There are one or more open wires in air handler electronics. Recommend that a qualified person inspect and cap off open wires as necessary per standard building practices.
Photo 35-1 Furnace wiring.
36) Permanent structures 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 clearances around and above can result in reduced efficiency, increased energy costs and/or damage to equipment. Recommend making repairs or modifications as necessary to maintain these clearances, by a qualified contractor if necessary.
Photo 36-1 A/C condenser to structure gap.
37) Air handler shows signs of previous water contact creating rust. Recommend that a qualified person inspect and repair as necessary per standard building practices.
Photo 37-1 Furnace rust.
38) The furnace heating system was not fully evaluated because the outside temperature was too warm. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that the inspector does not operate shut-off valves, pilot lights or circuit breakers, or any controls other than normal controls (thermostat).
Photo 38-1 Furnace burners.
39) One or more air duct runs have been dented. Recommend that a qualified person inspect and repair as necessary per standard building practices.
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: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of ranges, cooktops and/or ovens: Appeared serviceable
Range, cooktop, oven type: Natural gas
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
43) One or more areas in the kitchen sink signs of possible mold. Recommend that a qualified person inspect and remove any mold as necessary.
Photo 43-1 Kitchen sink to counter caulking.
44) Gaps, no caulk, or substandard caulking were found . Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.
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: Half bath, east, Main floor near rear entrance
Location #B: Full bath, west, Upstairs West end
Location #C: Full bath, Master bath, east, Master
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, Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below), Test for mold in master shower
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
47) The sink at location(s) #C drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
Photo 47-1 Master bathroom right-hand sink.
48) The bathtub drain stopper mechanism at location(s) #B was loose. Recommend that a qualified person repair or replace as necessary.
Photo 48-1 Upstairs West bathroom tub drain.
49) One or more areas in the shower shows signs of possible mold. Recommend that a qualified person inspect and remove any mold as necessary.
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood, Glass panel
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Multi-pane, Sliding, Single-hung, Casement
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall, Paneling, Wallpaper
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products, Tile
51) Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the sub-floor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering and the access to the underside of the sub-floor. Recommend that a qualified contractor evaluate and repair as necessary. For more information, visit: https://www.reporthost.com/?SQUEAK
One specific location with squeaking floors is in the NW upstairs bedroom.
52) One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors.
Photo 52-1 Upstairs West bathroom door jam.
Photo 52-2 Basement mechanical room door binding.
This inspection report adheres to the Home Inspection Standards of Practice (January 2018) from InterNACHI.
