This report published on Monday, May 20, 2024 11:35:08 AM EDT
"No home is perfect. Keep things in perspective. Do not kill your deal over things that do not matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure or nit-picky items."
The above is an excerpt from Sell Your Home For More by Nick Gromicko.
Acceptance of this report and/or relying on the information within constitutes acceptance of the real estate inspection agreement limits for the client listed above even if the agreement is not signed. Reliance on a home inspection report that was originally performed for a different home buyer removes warranties. Home Inspections are not a pass/fail. The purpose is to identify the condition of the home as much as can be done at the time of the inspection. It is out of the scope of the home inspection to give estimates for repairs. We recommend that contractors be utilized prior to closing to provide repair estimates.
If you are not the person identified as the client above then you need to attain permission from the client above and you need to have your own home inspection completed.
It is not typical to request to remedy those items which are small maintenance items. Your real estate agent will be your best source to help determine which items (if any) are appropriate to request for correction or improvement
1) Comment - The Basic Commercial Inspection was conducted according to International Standards of Practice for Inspecting Commercial Properties. The inspection, the Report, and its uses are strictly limited to the scope as described herein and as expressed in the agreement. The inspection is in no way intended to be a warranty or guarantee, express or implied, regarding the future use or operability of the building or its components.
2) Comment - The scope of service for this Basic Commercial Inspection includes the following: Walk-through survey to visually observe the subject property so as to obtain information on material systems and components for the purposes of providing a brief description and identifying physical deficiencies to the extent that they are easily visible and readily accessible. The focus is upon larger expense items, typically well above the $500-$1000 range
3) Comment - Photos are only a representative sample of conditions observed. There may be more than one area of concern not shown by photo
4) Comment - Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
6) Comment - This is a reminder that inspections are not code inspections, zoning checks nor a check for permits. Most buildings more than only a few years old are not up to current codes due to codes changing over time. It is normal and expected for homes and buildings not to be "up to code". Codes themselves are subject to locations and interpretation.
Inspections are also not a pest/rodent inspection. It is not uncommon for critters to move into buildings when weather gets colder and/or there are food sources available. Keep food sources away and monitor always.
It is recommended that you get estimates for repairs prior to closing to fully understand the costs involved. Cost estimates are not part of the inspection. Our inspectors do not provide repairs so any estimate provided is very rough if given and should not be relied on due to large variations from contractors and materials.
Life expectancy of materials, appliances and systems is outside the scope of the inspection. Any information regarding this should not be relied upon due to variations of opinions from contractors and materials.
7) Comment - Issues that are considered cosmetic are not the goal of this report. For example, holes, stains, scratches, unevenness, not perfectly level or square, missing trim, paint and finish flaws or odors.
Inspections and inspection reports are not a guaranty of future performance or future functionality. The inspection company is not responsible for failure to properly maintain the property or damage that occurs or uncovered after taking possession.
8) Comment - Additional Inspector(s):
Jim Troth
9) - The purpose of the Basic Commercial Inspection is to determine the current condition of the improvements located on a parcel of commercial real estate, by performing a walk-through survey and conducting research. The goal is to identify and communicate physical deficiencies to the user. The term physical deficiencies means the presence of conspicuous defects or material deferred maintenance of a subject property's material systems, components, or equipment as observed during the field observer's walk-through survey.
10) Safety, Repair/Replace, Evaluate - The parking area had significant cracks and/or deterioration/trip hazards in areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.
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11) Safety, Repair/Maintain, Evaluate - Stairs/walkways have settled. Recommend evaluation and repair. Consider slab jacking as a repair method to ensure proper slope away from the building and to help remove any trip hazards.
12) Repair/Replace, Evaluate - Lintels were rusted and should be protected against rusting and further deterioration. A lintel is a horizontal architectural member supporting the weight above an opening, as a window or a door, typically it is made of iron. Consider having a contractor evaluate to determine if it should be replaced.
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13) Repair/Replace - The perimeter grading sloped towards the structure in areas. This is a common find. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure. The grade should drop at least 6 inches within the first 10 feet. Correct any negative slope of brick/concrete areas as well to direct water away from structure. https://homeinspectionsinohio.com/negative-grading/
Where the site does not allow for the necessary fall away from the structure, drains or swales could be used.
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14) Repair/Replace - Perimeter pavement/bricked area sloped towards structure in one area(s). This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Recommend having repairs made as necessary so all perimeter areas slope down and away from the structure.
15) Repair/Maintain, Evaluate - Minor cracks were found in one or more section(s) of brick/stone. This is a commonly found item. Recommend repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.
17) Maintain - Caulk was missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.
All the windows
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18) Evaluate, Comment - Weep holes did not appear to be installed in the brick/stone veneer. Weep holes are designed to allow moisture to evaporate in the event moisture gets behind the brick veneer. Recommend evaluation.
19) Comment - The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Exterior buildings such as sheds, barns and garages are not included unless specifically requested. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight. Inspector is unable to determine condition of underlying materials (see through solid objects) such as materials behind siding and facia positioned behind gutters or flashing for examples.
20) - The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, take measurements of plumbness, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (estimated): 120/240
Location of Main Service Switch: Utility Closet
Location of Sub panel: Closet
Location of main disconnect: Breaker at top of main service panel
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed
21) Safety, Repair/Replace, Evaluate - Exterior electric receptacles did not have ground fault circuit interrupter (GFCI) protection. An electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all exterior recepticles have GFCI protection for increased safety. For example, install GFCI receptacles or circuit breaker(s) as needed.
Common for buildings built prior to 1973
22) Safety, Repair/Replace, Evaluate - Wires (in addition to the service conductor wires) were tapped into the service conductor lugs in the main service panel. This "tapping before the main" is a safety hazard because no overcurrent protection exists for these circuit(s). A qualified electrician should evaluate and repair as necessary.
Photo 22-1
23) Safety, Repair/Replace, Evaluate - Neutral wires were doubled or bundled with other conductors on the neutral bus bar in the sub panel. Neutral wires should each have their own terminal and not placed together. This is unsafe due to the need to turn off multiple circuit breakers to work on any of the circuits using these wires. A qualified electrician should evaluate and repair as necessary.
If a neutral wire is bundled with a ground it is considered a lesser concern and very common for homes prior to 2002 typically.
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24) Safety, Repair/Replace - Waterproof cover(s) over one electric receptacle was damaged or broken. This is a safety hazard due to the risk of shock and fire. Damaged covers should be replaced where necessary.
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25) Safety, Repair/Maintain, Evaluate, Monitor - Rusting and or corrosion observed in the main panel, this indicates past moisture intrusion or high humidity levels. Recommend evaluation by an electrician and correction of any water entry points and moisture issues.
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26) Safety, Minor Defect - Cover plates were missing for one electric box(s), such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. Cover plates should be installed where missing.
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27) Serviceable, Comment - No observable concerns with the electric sub panel wiring.
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28) Comment - The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring condition or materials; 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch or outlet. Inspectors do not remove outlet covers and are unable to determine the type of wiring inside walls or in concealed spaces. Inspection are not code inspections.
Note: National safety standards require electrical panels to be weatherproof, readily accessible, and have a minimum of thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, and each circuit within the panel should be clearly labeled. Industry standards only require us to test a representative number of accessible switches, receptacles, and light fixtures. However, we attempt to test every one that is unobstructed, but if a building is furnished we will obviously not be able to test each one.
29) Comment - All accessible electrical outlets were tested, and they all had power and the outlet tester indicated no concerns.
30) Safety, Repair/Maintain - Debris, dirt and/or dust are visible in sections of supply and/or return air ducts. This can be an issue, especially for those with allergies or respiratory problems. At a minimum, the visible debris should be cleaned or hire a duct cleaning company clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit: http://www.epa.gov/iaq/pubs/airduct.html
31) Repair/Replace, Evaluate - The cooling fins on air handler's evaporator coils are bent, damaged and/or deteriorated. This may result in reduced efficiency and higher energy costs. A qualified heating and cooling contractor should evaluate and repair as necessary.
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32) Maintain, Evaluate - The last service date of the heating and cooling systems appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary prior to closing. This servicing should be performed every few years in the future, or as per the contractor's recommendations.
33) Maintain, Comment - The estimated useful life for air conditioning compressors is 8 to 15 years. The York unit was at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Periodic maintenance will help ensure continued operation.
34) Maintain - The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.
Also be aware that heating and cooling systems should have regular maintenance on them yearly to help ensure long life spans.
35) Monitor, Comment - Stains observed on the exhaust vent. It appears that there may have been repairs such as sealing any gaps on the exterior. It is also possible that the stains can be caused by the exhaust fumes cooling and condensing. Monitor.
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36) Monitor - Rust/stains observed in/on the furnace cabinet. Active leaking did not occur during time of inspection. Recommend monitoring for leaks from condensation.
If leaks do develop then get it evaluated and repaired to help prevent rusting/deterioration of the furnace.
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37) Serviceable, Comment - The flames on the furnace looked good and the blower motor operated.
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38) Comment - We check heating and cooling for basic function. Our inspection is not technically exhaustive. Our inspection of ducts is naturally limited to observable areas. Therefore large areas of ducts cannot be seen. Since dirt, dust, mold, even toys are commonly found in ducts we recommend that you have the ducts cleaned.
Location of main water shut off: Utility Closet/ Room
Location of main water meter: Utility Closet/ Room
Location of main fuel shut off: Exterior
Water service: Public
Service pipe material: Polyethelene
Apparent supply pipe material(s): Copper
Estimated Year of water Heater: 2019
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 29
Manufacturer: Rheem
41) Safety, Repair/Maintain - The drain line was missing for the temperature-pressure relief valve on the water heater. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. Recommend installing a drain line extending to 6 inches from the floor, or routed so as to drain outside.
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42) Repair/Replace - The bathroom with a shower did not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
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43) Minor Defect, Comment - An expansion tank was not installed. These are recommended to help relieve pressure in water line from getting too high due to the heating of water. Too high of water pressure can result in plumbing issues such as a leaking TPR valve. Recommend checking with local plumber to determine if needed or required by the municipality.
44) Maintain - Caulk was missing or deteriorated along the base of the shower, where flooring meets the shower. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.
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45) Monitor - Corrosion was found on fittings and/or water supply lines for the water heater. No active leaking. Monitor
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46) Serviceable, Comment - The flames on the water heater looked good.
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47) Comment - The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing materials / 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 is not required to 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 determining the existence or condition of underground or above-ground fuel tanks.
48) Comment - "In accordance with industry standards, we do not normally test washing machines and their water connections and drainpipes if present. However, there are a few things of which you should be aware. The water supply to washing machines is usually left on, and their hoses can leak or burst under pressure and continue to flow. Therefore, we recommend replacing the rubber hose type with newer, braided, stainless steel ones that are much more dependable and that they be operated only during times you will be present. You should also be aware that the newer washing machines discharge a greater volume of water than many of the older drainpipes can handle, which causes the water to back up and overflow, and the only remedy would be to replace the standpipe and trap with one that is larger. Although not required, whenever structural damage may result from an overflow, we recommend a pan with a plumbed drain. An alternative is a flood or leak detection device that will terminate the water supply in a water pipe failure."
49) Comment - It is beyond the scope of the inspection to confirm if the structure uses a septic or a public sewer system. This includes determination or inspection of aerators designed for septic systems. Recommend confirming with seller if there is any questions regarding this. It is always a great idea to have the county health department inspect any septic system.
50) Comment - Your water meter and main water shut off location.
Photo 50-1
51) Comment - Both hot and cold water flow was checked and each flowed in all sinks, tubs, toilets, and showers.
52) Comment - Image of water heater and data plate
53) Repair/Replace, Evaluate - One area(s) of the roof structure was wet or had elevated levels of moisture at the time of the inspection. This indicated an active leak in the roof or structure exterior. A qualified contractor should evaluate and repair as necessary.
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54) Repair/Replace, Evaluate - Indications of standing water was found on the flat roof. It should evaporate within 48 hours after it rains. If standing water remains after 48 hours, then the roof installation is likely substandard. A qualified roofing contractor should evaluate and repair if necessary to prevent prolonged standing water.
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55) Repair/Replace, Evaluate - Gaps were found in 2 roof surface seams. These may result in leaks. Recommend evaluation and repair/sealing as necessary.
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56) Repair/Replace, Evaluate - The membrane roof was bridging in areas. Bridging is where the rubber begins lifting (due to shrinking) and creating space between the membrane and vertical areas such as walls or platforms. This is an indication of an older membrane or inadequate installation. Recommend evaluation and repairs to relax the tension on the membrane to help prevent gaps from being created.
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57) Repair/Replace - Ceiling insulation was missing in some areas. Recommend installing insulation where missing for better energy efficiency.
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58) Repair/Replace - Rubber roof had a damaged area. Recommend repair/patching to help prevent water infiltration.
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59) Maintain - Moss was growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit http://bryophytes.science.oregonstate.edu/page24.htm
60) Maintain - Gutter guards were out of place, fallen in the gutter or missing. Recommend correction to help ensure proper water management.
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61) Comment - Be aware that lifting and or moving around insulation is beyond the scope of the inspection, therefore the areas directly buried and under insulation are not visible. Due to attic structures access to some areas are limited due to physical spaces and safety.
62) Comment - Some attic areas were inaccessible due to stored items, lack of permanently installed walkways, the possibility of damage to loose fill insulation, and/or low height. These areas are excluded from this inspection.
63) Comment - Attic structure looked good.
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64) Comment - 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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life nor any guarantee of roofs age, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
65) Comment - Recommend asking building owner and or the person in charge of maintenance for the records of health and safety inspections from the local jurisdiction.
66) Repair/Replace, Evaluate, Comment - Organic growth /mold like substance observed. Unable to determine type of growth without lab testing. Recommend evaluation/ testing.
Photo 66-1
67) Repair/Replace, Evaluate - Seals between double-pane glass in multiple window(s) had failed based on condensation or stains between at least one of the panes of glass. A qualified contractor should evaluate entire window and replace glass where necessary.
The client(s) should be aware that evidence of aging seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.
68) Repair/Replace, Evaluate - Rot / deterioration observed at several windows. Recommend evaluation and repair/replacement as needed.
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69) Repair/Maintain, Evaluate - Tile, stone and/or grout flooring is damaged and/or deteriorated in one or more areas. Recommend repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.
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70) Repair/Maintain, Evaluate - Ceiling panels/tiles were deteriorated/damaged. Recommend evaluation and repairs/replacements as needed.
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71) Repair/Maintain - Two or more windows had gaps. This is likely to result in air leakage and increased heating and cooling costs. Recommend improving / applying sealant for better energy efficiency.
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72) Monitor - Stains were found in one ceiling area(s). However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain.
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73) Monitor - Stains were found at one area at a window however, no elevated levels of moisture were found. The stain(s) may be due to past water infiltration. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
75) Safety, Repair/Maintain, Minor Defect, Evaluate - The corrugated stainless steel tubing (CSST) used for gas supply, was not bonded. In rare cases lightening strikes have resulted in damaged CSST and fires. Recommend evaluation of the CSST bonding to the electrical system and then recommend having it done for increased safety.
Bonding of CSST is something that came about approx 2008. Improvement is typically done simply by connecting a bare copper wire to the electrical panel bar and to the csst connector by an electrician. http://www.csstsafety.com/CSST-solution.html
Photo 75-1
76) Repair/Maintain, Evaluate - Rust or corrosion was found on sections of gas pipe and/or fittings. This may cause leaks if present for a long period of time. If deeply rusted, then qualified plumbing contractor should evaluate and repair as necessary.
At a minimum reduce the moisture surrounding the pipe consider applying a protective paint to protect the pipe from deterioration.
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IMPORTANT INFORMATION CONTINUES You should not regard this inspection and report as a guarantee or warranty of the property and its components. It is not. It is simply a report on the general condition of the property at a given point in time. Furthermore, as a homeowner, you should expect problems to occur; roofs will leak, drain pipes will become blocked, and components and systems will fail without warning. For these reasons, you should take into consideration the age of the house and its components and keep a comprehensive insurance policy current. If you have been provided with a home protection policy, read it carefully. Such policies usually only cover insignificant costs, such as that of rooter service, and the representatives of some insurance companies are very likely to charge you for a service call and then deny coverage on the grounds that a given condition was preexisting or not covered because of an alleged code violation or a manufacturers defect. Therefore, you should read such policies very carefully, and depend upon our company for any assistance and consultation that you may need. It is highly recommended that the suggested repairs, corrections, evaluations, etc be done prior to the end of your due diligence time period if possible or before closing. Evaluations and repairs can reveal issues not visible during a home inspection or beyond the scope of a home inspection.
It is beyond the scope of the inspection to confirm if the structure uses a septic or a public sewer system. Recommend confirming with seller.
Heating and Cooling systems Furnaces typically will last 15-20 years. With proper maintenance they can last longer. Air conditioners also have a typical life expectancy of 8-15 years. Heat pumps typically last 15-20 years. The estimated useful life for boiler system is 25-40 years. It is normal to have issues with systems as they age. Be sure to have regular maintenance done.
As of January 2006, air conditioning manufacturers are no longer allowed to manufacture products, or certain individual components (condensers, evaporator, compressors) for systems with less than a 13 SEER rating. As existing inventories of older efficiency style components are depleted, replacement of the A/C unit may be required in place of repairs.
Note: R22 has been the standard refrigerant used in air conditioners for many years. The problem with this refrigerant is that it is both less efficient and less environmentally friendly than R410a refrigerant. The government-mandated shift away from R22 refrigerant is an attempt to make homes more efficient and reduce the emissions of greenhouse gasses into the environment. As of 2010 R22 is no longer allowed to be used in newly-manufactured air conditioners. R-22 can not be added to current systems after Jan 2019. MO99 is a refrigerant that can be used to replace R-22. Identifying the type of refrigerant used in a system is not within the scope of the home inspection.
Crawl Spaces Crawl spaces should all be viewed periodically. Although not desirable it is common for moisture levels to be higher here than in other areas of the home. Recommend quarterly viewing so as to catch water intrusion and moisture related issues quickly.
Roof materials It is beyond the scope of the inspection to give the life expectation of roofing materials. There are many factors that effect the aging process such as color, angle, orientation, ventilation and type of material. Any mention of age is a rough estimate based upon experience and is in no way an guarantee of the actual age. We recommend asking seller if you want specific age information. It is also beyond the scope to determine if a roof has more than one layer of materials. lower layer can be concealed by drip edges and flashings.
Roofs are designed to shed water like an umbrella and are not “waterproof”. In events of wind driven rains, and periods of intense rain, water can sometimes blow into areas such as ridge vents, roof vents and valleys and present leaking conditions. This occurrence is rare, but can possibly happen in severe storm events. Unless it is raining at the time of inspection, some roof leaks may not be identified during the inspection process. As prescribed in the inspection authorization and agreement, this is a visual inspection only. Roofing life expectancies can vary depending on several factors. Any estimates of remaining life are approximations only.
Ceiling fans cannot be checked for proper mounting inside attic spaces where concealed by insulation.
The accuracy of breaker labeling is beyond the scope of the inspection.
Rodents Please be aware that inspecting for rodents is outside the scope of home inspections. If we see obvious indications of activity we will note it. If we note it that should not be taken that we conducted a pest inspection. It is also very common for mice and similar sized critters to enter all homes at sometime. Please do not be alarmed if you have such house guests at sometime.
What are Molds? Molds are simple, microscopic organisms, present virtually everywhere, indoors and outdoors. Molds, along with mushrooms and yeasts, are fungi and are needed to break down dead material and recycle nutrients in the environment. For molds to grow and reproduce, they need only a food source and any organic material, such as leaves, wood, paper, or dirt and moisture. Because molds grow by digesting the organic material, they gradually destroy whatever they grow on. Sometimes, new molds grow on old mold colonies. Mold growth on surfaces can often be seen in the form of discoloration, frequently green, gray, brown, or black but also white and other colors. Molds release countless tiny, lightweight spores, which travel through the air. Everyone is exposed to some mold on a daily basis without evident harm. It is common to find mold spores in the air inside homes, and most of the airborne spores found indoors come from outdoor sources. Mold spores primarily cause health problems when they are present in large numbers and people inhale many of them. This occurs primarily when there is active mold growth within home, office or school where people live or work. People can also be exposed to mold by touching contaminated materials and by eating contaminated foods. Molds produce health effects through inflammation, allergy, or infection. Allergic reactions (often referred to as hay fever) are most common following mold exposure. Typical symptoms that mold-exposed persons report (alone or in combination) include: Respiratory problems, such as wheezing, difficulty breathing, and shortness of breath Nasal and sinus congestion, Eye irritation (burning, watery, or reddened eyes) Dry, hacking cough, Nose or throat irritation, Skin rashes or irritation Headaches, memory problems, mood swings, nosebleeds, body aches and pains, and fevers are occasionally reported in mold cases, but their cause is not understood. Molds will grow and multiply whenever conditions are right and sufficient moisture is available and organic material is present. Be on the lookout in your home for common sources of indoor moisture that may lead to mold problems: If you suspect that you may have mold, contact a specialist.
When Things Go Wrong There may come a time that you discover something wrong with the house, and you may be upset or disappointed with your home inspection.
Intermittent Or Concealed Problems. Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets were lifted, furniture is moved or finishes are removed.
No Clues. These problems may have existed at the time of the inspection but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.
We Always Miss Some Minor Things Some might say we are inconsistent because our reports identify some minor problems but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people's decisions to purchase.
Contractors' Advice The main source of dissatisfaction with home inspectors comes from comments made by contractors. Contractors' opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement when we said that, with some minor repairs, the roof will last a few more years.
Last Man In Theory While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the "Last Man In Theory". The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether the roof leak is his fault or not. Consequently, he won't want to do a minor repair with high liability when he could re-roof the entire house for more money and reduce the likelihood of a callback. This is understandable.
Most Recent Advice Is Best There is more to the "Last Man In Theory". It suggests that it is human nature for homeowners to believe the last bit of "expert" advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of "First Man In" and consequently it is our advice that is often disbelieved.
Why Didn't We See It Contractors may say "I can't believe you had this house inspected, and they didn't find this problem". There are several reasons for these apparent oversights:
1. Conditions During Inspection It is difficult for homeowners to remember the circumstances in the house, at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere in the basement or that the furnace could not be turned on because the air conditioning was operating, et cetera. It's impossible for contractors to know what the circumstances were when the inspection was performed. Contractors also rarely understand the standards home inspectors are to follow.
2. The Wisdom Of Hindsight When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 inches of water on the floor. Predicting the problem is a different story.
3. A Long Look If we spent 1/2 an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems too. Unfortunately, the inspection would take several days and would cost considerably more.
4. We're Generalists We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do.
5. An Invasive Look Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform any invasive or destructive tests.
6. Taking advantage of a situation Contractors may be desperate or eager for extra work. Is is too tempting for some to attempt to get work approval asap by telling the home owner that someone else will be paying for it.
Not Insurance In conclusion, a home inspection is designed to better your odds. It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.
