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Peace of Mind Home Inspections

http://www.pomhi.net

mark@pomhi.net

(301) 514-8243

Inspector: Mark Long

MD HI License # 30090

Home Inspection Report

Client(s):	New Home Owner
Property address:	Frederick, MD
Inspection date:	Sunday, January 1, 2017

This report published on Friday, May 8, 2020 7:30:54 PM EDT

INTRODUCTION to the Home Inspection Report. It is IMPORTANT to read this Introduction, as well as all other items in this report.

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. Except as otherwise required by law, the home inspector shall not deliver a home inspection report to any person other than the client(s) of the home inspector without the client's consent.

The Home Inspection is conducted within the Scope of the Maryland Home Inspector Minimum Standards of Practice. Refer to the Standards of Practice for the full scope and exclusions.

The following Disclosures are to be noted per Maryland regulation

(i) "An inspection is intended to assist in the evaluation of the overall condition of a building. The inspection is based on observation of the visible and apparent condition of the building and its components on the date of the inspection";

(ii) "The results of this home inspection are not intended to make any representation regarding latent or concealed defects that may exist, and no warranty or guaranty is expressed or implied";

(iii) "Your home inspector is not a licensed structural engineer or other professional whose license authorizes the rendering of an opinion as to structural integrity of a building or the condition of its components or systems. You may wish to seek the professional opinion of a
licensed structural engineer or other professional regarding any possible defects or other observations set forth in this report"; and

(iv) "Only home inspections performed by Maryland licensed home inspectors will be recognized as a valid home inspection under a real estate contract".

How to Read this Report

This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information. Concerns are shown and sorted according to these types:

	Safety	Poses a risk of injury or death
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	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

General information
Exterior
Roof
Garage
Electric service
Water heater
Heating and cooling
Fireplace
Plumbing
Basement
Kitchen
Bathrooms
Interior rooms
Attic

View summary

General information

Table of contents

Report number: SampleNewConstruction3

Structures inspected: Single family Home with attached garage

Age of building: <1

Time started: 9:00 am

Time finished: 11:07 am

Payment method: Check

Present during inspection: Client and Realtor

Occupied: No

Weather conditions: Cloudy

Temperature: Warm

Ground condition: Dry

Foundation type: Finished basement

This was the final inspection for a newly constructed home.

Exterior

Table of contents

Foundation material: Poured in place concrete

Wall covering: Vinyl siding

Driveway material: Asphalt

Sidewalk material: Poured in place concrete

There is some damaged siding on the rear of the home. Siding should be repaired/replaced as necessary.

There is a gap at the edge of the garage roof where it meets the wall structure. This may allow bird/vermin intrusion. This area should be repaired as necessary to close gap.

The screen on the kitchen exhaust vent is loose. Screen should be secured as necessary.

With the exception of the noted concerns, overall the Exterior appeared to be in satisfactory condition. GFCI receptacles operated as intended.

Roof

Table of contents

Roof inspection method: Viewed from ground with binoculars

Roof type: Cross gable

Roof covering: Asphalt or fiberglass composition shingles

Estimated age of roof: <1

Gutter & downspout material: Aluminum

Roof ventilation: Adequate

There were a few raised shingles on the rear of the roof. This is usually caused by nails that were not driven in far enough during the initial installation or sometimes by nails that have loosened and then raised. This may cause premature wear/damage to shingles and leaks may occur as a result. The roofing contractor should evaluate and make repairs as necessary, such as re-seating nails.

With the exception of the noted concern, no other problems were observed with the shingles or roof in general.

This inspection is not a guarantee that a roof leak will not occur in the future. Even a roof that appears to be in good, functional condition may leak under certain circumstances. This is not a warranty or guarantee of the roof system. Also, we do not inspect under upper roof coverings. Doing so may damage the roof covering or create a condition for wind damage. For a guarantee, a roof contracting company would have to perform a water-test and issue a roof certification.

Garage

Table of contents

The garage-house door doesn't close and latch via the force of the automatic closing device(s) (spring loaded hinges). This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. Recommend that adjustments be made as necessary to the spring loaded hinges, so that this door self closes and self latches.

10)

There is no way to lock the manually operated vehicle door from the exterior. The clients may want to install a locking mechanism that can be operated from the exterior.

11)

Appropriate fire rated surfaces and garage-house door are in place. Except for the noted concerns, overall the garage appeared to be in satisfactory condition.

Electric service

Table of contents

Primary service type: Underground

Primary service overload protection type: Circuit breakers

Service amperage (amps): 200

Service voltage (volts): 120/240

Location of main service switch: Basement

Location of main disconnect: Breaker at top of main service panel

Main disconnect rating (amps): 200

Branch circuit wiring type: Non-metallic sheathed

Smoke detectors present: Yes, , and CO monitors

12)

No problems were observed with the electric service.

Water heater

Table of contents

Estimated age: <1

Type: Tank

Energy source: Natural gas

Capacity (in gallons): 75

Manufacturer: State

13)

The water heater operated as intended at time of inspection.

Heating and cooling

Table of contents

Estimated age: <1

Primary heating system energy source: Natural gas, Electric

Primary heat system type: Forced air, Heat pump, High efficiency

Primary A/C energy source: Electric

Primary Air conditioning type: Split system, Heat pump

Distribution system: Sheet metal ducts, Flexible ducts

Manufacturer: Goodman

Filter location: In return air duct below furnace, Behind return air grill

14)

Condensation is dripping off of the condensate drain line in the attic. This does not appear to be a leak, but is condensation that is formed when the cold condensate going out through the drain meets the warm drain pipe.

Most of the moisture is being caught by the back up drain pan, but some water is dripping down the vertical drain above the particle board platform.

Recommend that the contractor make repairs to ensure that condensate does not drip onto the wood or ceiling.

Photo 14-1 Condensation dripping off of bottom of loop mostly falls into catch pan

Photo 14-3 Condensation is also forming on vertical pipe that is above wood platform

15)

Recommend that the filters for the heating/cooling systems be checked monthly, or per manufacturer's recommendations, and replaced or washed as necessary.

16)

There was moisture in several areas around the furnace/air handler located in the basement. The carpet just outside of the door to the utility room was also wet.

There didn't appear to be any on-going leaks and whatever caused the moisture may be remedied. Recommend asking the contractor about this and ensure that carpet is dried.

17)

The heating and cooling systems appeared to operate as intended at time of inspection.

Fireplace

Table of contents

Fireplace type: Gas Insert

18)

Trim components are missing around the fireplace. They should be installed.

19)

The fireplace appeared to operate as intended.

Plumbing

Table of contents

Location of main water shut-off valve: Basement

Location of main fuel shut-off: At gas meter

Water service: Public

Supply pipe material: CPVC

Vent pipe material: Plastic

Drain pipe material: Plastic

Waste pipe material: Plastic

20)

There is a leak at a secondary shut off valve above the main shut off valve. Recommend that a plumber repair as necessary.

21)

Except for the noted concern, no other plumbing leaks were observed and overall visible plumbing appeared to be in satisfactory condition.

Basement

Table of contents

Insulation material underneath floor above: Fiberglass roll or batt

Pier or support post material: Steel

Beam material: Steel

Floor structure above: Engineered wood joists

22)

Trim is missing around the egress window. Trim should be installed where missing.

23)

There are blemishes on walls in a number of areas and the escutcheon is missing around a sprinkler head. Blemishes should be repaired where necessary and the escutcheon installed.

24)

Carpet is wet in front of the utility room. See comments in Heating/Cooling Section.

25)

With the exception of the noted concerns, overall the basement appeared to be in satisfactory condition.

Kitchen

Table of contents

26)

Tile is missing above the stove top. Tile should be installed where missing.

27)

Trim is missing at the dishwasher. Trim should be installed as necessary.

28)

It appears that water is not available at the dispenser on the refrigerator. Recommend installing water connection as necessary.

29)

The sink, appliances and GFCI receptacles appeared to operate as intended at time of inspection. Overall, the kitchen appeared to be in satisfactory condition.

Bathrooms

Table of contents

30)

Some wall tile is missing in the master bathroom. Tile should be installed where missing.

31)

Caulk is missing around the base of the bathtub spout in the basement bathroom. There are also gaps in the caulk along the tub, as well as gaps in the master shower.

Caulk should be applied where necessary to prevent water intrusion and damage to wall structures.

32)

Toilets, sinks, tubs/showers and GFCI receptacles operated as intended at time of inspection. Functional water flow appeared to be satisfactory.

Interior rooms

Table of contents

33)

Several heating/cooling registers do not fit into their openings in the floor. Openings should be enlarged as necessary so that registers fit as intended.

34)

The window to the right of the fireplace makes an excessively loud noise when it is opened and is difficult to open. Recommend that repairs be made as necessary so that window opens and closes as intended.

35)

Screens should be installed where necessary.

36)

Escutcheons are missing at several sprinkler heads. Escutcheon should be installed where necessary.

Photo 36-3 Gap along escutcheon should be closed

37)

There are blemishes on walls in a number of locations. Blemishes should be repaired and repainted where necessary.

38)

With the exception of the noted concerns, overall the interior of the home appeared to be in satisfactory condition.

39) Shoe molding is missing on either side of the fireplace, and trim is missing in front of the fireplace hearth. Trim should be installed where necessary.

Attic

Table of contents

Inspection method: Partially traversed

Roof structure type: Trusses

Ceiling structure: Trusses

Insulation material: Fiberglass loose fill

Insulation depth: 13"

Insulation estimated R value: 38

40)

Ceiling insulation is less than its required depth in an area near the hatch, and along the air handler platform.

Insulation should be installed where necessary to bring it up to the required R rating.

41)

With the exception of the noted concerns, no other problems were observed with the roof structure or the attic in general.

If you have any questions or concerns about your report, please contact Mark as soon as possible. Thank You for choosing Peace of Mind Home Inspections.

Peace of Mind Home Inspections

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