This report published on Thursday, August 10, 2023 8:41:56 AM EDT
Thank you for choosing Porch Light Home Inspections. I am confident you will be satisfied with the services I have provided. This report outlines the inspection observations, concerns, problems, and any recommendations.
Included in this report is a summary page for your convenience, this is just an overview of major items and/or significant safety related issues that were observed at the time of the inspection. This is not a complete listing of problems, further evaluations needed, or recommendations. In addition, pictures are included to help you understand what I saw at the time of the inspection. They are intended to show an example or illustration of an area of concern but may not show every occurrence and may not accurately depict its severity. Also note that not all areas of concern will be pictured. Do not rely on pictures alone. Please read the complete inspection report before your inspection contingency period expires.
Please read through the entire report and review the photographs with any commentary.
If you have any questions about the report, or conditions of the house, please feel free to contact me. I would be happy to clarify anything that is unclear.
This report is confidential and the exclusive property of Porch Light Home Inspections and the client(s) listed in the report title. Use or duplication of this report by any unauthorized persons is prohibited. Inspector assumes no liability for any third party misuse or reliance.
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
Major Defect
Correction likely involves a significant expense
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
Comment
For your information
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at https://www.reporthost.com/glossary.asp
Client present for discussion at end of inspection: Yes
Inspector: Keith Hastman
Weather conditions during inspection: Rain
Temperature during inspection: Warm, 67
Ground condition: Wet
Recent weather: Dry (no rain), Rain
Overnight temperature: Warm, 72
Inspection fee: $325 ($345.05)
Payment method: Credit card
Buildings inspected: One house, One detached garage
Age of main building: 120+yrs
Source for main building age: Municipal records or property listing
Front of building faces: Northwest
Main entrance faces: Northwest
Occupied: No
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit: https://www.reporthost.com/?EPA https://www.reporthost.com/?CPSC https://www.reporthost.com/?CDC
Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.
Visible evidence of active wood-destroying insects: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood-destroying insects: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood-destroying insects: No
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood-destroying organisms: No
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Condition of fences and gates: Appeared serviceable
Fence and gate material: Chain link
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Concrete
Condition of stairs, handrails and guardrails: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Concrete
2) The stairs at the entrance to the basement/crawl space posed a fall or trip hazard. Risers should be 7 3/4 inches or shorter. 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.
3) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
4) Some porches were obscured by carpeting and couldn't be fully evaluated.
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Stone or faux stone veneer
Condition of foundation and footings: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Apparent foundation type: Crawl space, Unfinished basement
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
5) The masonry (brick or stone) was deteriorated or damaged in some areas. Where cracks or openings are exposed, water may enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.
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: Viewed from hatch(es)
Location of crawl space access: Basement
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Bearing wall
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not determined (inaccessible or obscured)
Insulation material underneath floor above: None visible
Condition of vapor barrier: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space, with vents
6) The vapor barrier in some areas of the crawl space was loose or askew and/or missing. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.
7) Cellulose material such as scrap wood and/or cardboard or paper was found in the crawl space. This is a conducive condition for wood-destroying organisms. Recommend removing all cellulose-based debris or stored items.
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Bearing wall
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not determined (inaccessible or obscured)
Insulation material underneath floor above: None visible
9) Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains or rust at support post bases, efflorescence on the foundation, etc. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. Recommend reviewing any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:
Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
Improving perimeter grading
Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.
10) Standing water was found in one or more sections of the basement. Accumulated water can be a conducive condition for wood-destroying organisms and should not be present in the basement. Review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. Recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:
Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
Improving perimeter grading
Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.
11) The basement exterior entry door appeared to be leaking, or has leaked in the past based on visible stains. At a minimum, monitor this door in the future to determine if active leaks exist. If leaks are confirmed, a qualified person should repair as necessary to prevent water from infiltrating the basement. Note that leaks are a conducive condition for wood-destroying organisms.
12) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
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: Viewed from ground
Condition of roof surface material: Appeared serviceable
Roof surface material: Metal panel, Rolled composition
Roof type: Gable, Flat or low slope
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Metal
Gutter and downspout installation: Full
13) Stains were found on one or more gutters that indicate past leaks have occurred. However, the inspector was unable to verify that the gutters do or don't leak because of lack of recent rainfall. Monitor the gutters in the future while it's raining to determine if gutters leak. If they do, then recommend that a qualified person repair as necessary to prevent water from coming in contact with the building or accumulating around the building foundation.
Photo 13-1 Southwestern side
14) Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to type of roof covering (slippery or fragile) and/or slippery conditions, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Partially traversed
Location of attic access: Closet between dining room and bedroom
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt
Vermiculite insulation present: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Gable end vents
15) Some attic areas and roof structures were inaccessible due to possible damage to insulation if traversed and/or lack of permanent walkways. These areas were not evaluated and are excluded from the inspection.
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 exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of garage vehicle door(s): Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): No
Condition of garage floor: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of detached garage or carport structure: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Concrete block
Condition of roof structure: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Roof inspection method: Viewed from ground
Roof type: Gable
Roof surface material: Asphalt or fiberglass composition shingles
17) No photoelectric sensors were installed for one or more garage vehicle doors' automatic opener. These have been required on all automatic door openers since 1993 and improve safety by triggering the door's auto-reverse feature without need for the door to come in contact with the object, person or animal that is preventing the door from closing. Recommend that a qualified contractor install photoelectric sensors where missing for improved safety. For more information on garage door safety issues, visit: https://www.reporthost.com/?GDPES
18) The roof surface appeared to be nearing the end of its service life and will likely need replacing in the near future. Recommend discussing replacement options with a qualified contractor, and budgeting for a replacement roof surface in the near future.
19) One or more minor cracks (1/8 inch or less) were found in the block wall. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
Photo 19-1 Photo 19-2
20) Weatherstripping sealing one or more garage vehicle doors was missing, damaged and/or substandard. Recommend replacing or installing weatherstripping where necessary to prevent water and/or pest intrusion.
21) One or more exterior doors had minor damage and/or deterioration. Although serviceable, the client may wish to repair or replace such doors for appearances' sake.
22) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
23) Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to type of roof covering (slippery or fragile) and/or slippery conditions, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface.
24) The garage perimeter were obscured by stored items. In general, the inspector does not move personal belongings or debris. All areas or items that are obscured, concealed or not readily accessible are excluded from this inspection. The client should be aware that when stored items, vehicle(s) and/or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
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: Overhead
Number of service conductors: 2
Service voltage (volts): 120-240
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
System ground: Not determined, not readily apparent
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Condition of sub-panel(s): Required repair, replacement and/or evaluation (see comments below)
Location of main service panel: Kitchen closet
Location of sub-panel: Kitchen closet
Location of main disconnect: No single main disconnect, use all breakers in main service panel
Condition of branch circuit wiring: Serviceable, Required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: non-metallic sheathed, Knob and tube
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested
Smoke alarm power source(s): Battery
25) Energized "knob and tube" wiring was found at one or more locations in the attic. This type of wiring was commonly installed prior to 1950. It is ungrounded and considered unsafe by today's standards. Over time, the wire's insulation can become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.
It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob-and-tube type, or to determine what percentage of the knob and tube wiring is energized versus abandoned. Recommend that a qualified electrician evaluate this wiring and make repairs or replace wiring as necessary.
Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Consult with your insurance carrier regarding this. For more information, visit: https://www.reporthost.com/?KNOBTUBE
Photo 25-1
26) The main panel breakers were not being used. The power was directed to the Generac generator panel. The breakers in that panel were being used. The electric service was configured so that too many hand movements were necessary to turn off all power for the service. Six or fewer circuit breakers should be required to turn off all power to a residence. This is a potential safety hazard during an emergency when the power needs to be turned off quickly. Recommend that a qualified electrician evaluate and repair per standard building practices.
27) Panels were located in a closet. This is not an approved location for electric panels per current standard building practices. Recommend that a qualified electrician move the panel(s) or make repairs per standard building practices.
28) Panels 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.
29) One or more modern, 3-slot electric receptacles were found with an open ground. Three-slot receptacles should have a hot, a neutral and a ground wire connected. Homeowners often install new 3-slot receptacles on older, 2-wire circuits that only have hot and neutral wires. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Where the electric system was installed prior to when grounded circuits were required (1960s), it is permissible to replace 3-slot receptacles with 2-slot receptacles to prevent appliances that require a ground from being plugged in to an ungrounded circuit. However, the client should be aware of this limitation when planning use for various rooms, such as an office. For newer electric systems, circuits should be repaired so grounded, 3-wire cables provide power to 3-slot receptacles. Recommend that a qualified electrician repair per standard building practices.
30) A 3-slot receptacle was installed for the clothes dryer. Most modern clothes dryers use both 120 and 240 volts (120 for timers and motors, and 240 for heating elements) and either require or are more safely installed with a 4-slot receptacle. With 3-conductor wiring, the ground wire rather than a neutral wire is used to carry the return current back for the 120 volt leg. The clothes dryer's metal frame can become energized if the neutral wire becomes loose at the receptacle or panel. While 3-wire clothes dryer circuits were allowed prior to 1996 and are commonly found, they are considered unsafe due to the risk of shock. Recommend that a qualified electrician convert this to a 4-wire circuit. Note that this may require installing a new circuit wire from the panel to the clothes dryer location.
31) Light fixtures with fully or partially exposed incandescent/fluorescent bulbs were installed in one or more closets. This is a fire hazard. Flammable stored items can come into contact with hot bulbs, or hot fragments from broken bulbs can fall on combustible materials. Closet lighting should use fluorescent light fixtures or fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. If globes or covers are missing, they should be replaced. Otherwise recommend that a qualified electrician replace closet lights per standard building practices. At a minimum replace with LED bulbs.
32) One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit: https://www.reporthost.com/?SMKALRM
33) One or more cover plates for switches, receptacles or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
34) 2-slot receptacles rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits.
35) The ground fault circuit interrupter (GFCI) receptacles (kitchen and bathroom) and/or circuit breakers were defective. Because of this, the inspector was unable to determine if all electric receptacles that should be protected by GFCI devices, were protected. After defective GFCI devices have been replaced or repaired, recommend that a qualified electrician verify that receptacles throughout the house have GFCI protection per standard building practices, and make repairs if necessary.
36) The legend for circuit breakers in panels was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
37) The side door's doorbell appeared to be inoperable. Recommend that a qualified person repair as necessary.
38) One or more screws that attach the cover or dead front to panels were missing or not installed. Recommend installing screws where missing so the cover or dead front is secure. Only screws with blunt tips approved for this purpose should be installed, so wiring inside the panel is not damaged. Because energized wires may be located directly behind screw holes, the client should consider having a qualified electrician replace missing screws.
39) The electric service to this property appeared to be rated at substantially less than 200 amps and may be inadequate. Depending on the client's needs, recommend consulting with a qualified electrician about upgrading to a 200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.
40) One or more light bulbs/fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
41) Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
42) No doorbell was installed at the main entrance. The client wish to have one installed for convenience sake.
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 meter: By street
Location of main water shut-off: Not determined (obscured, inaccessible or none found)
Service pipe material: Not determined (inaccessible or obscured)
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Cast iron
Location(s) of plumbing clean-outs: Not determined (obscured, inaccessible or none found)
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic, Galvanized steel
Sump pump installed: Yes
Condition of sump pump: Required repairs, replacement and/or evaluation (see comments below)
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
43) Either no pit liner was installed for the sump pump, or the liner was substandard or significantly deteriorated. Sediment can clog and damage the pump. A pit liner such as a plastic bucket or molded concrete should be installed. Typical dimensions are 18 inches in diameter and 2-3 feet deep. Recommend that a qualified person repair per standard building practices. For more information, visit: https://www.reporthost.com/?IASP
Photo 43-1
44) The inspector did not determine the location of the main water shut-off valve, or verify that a readily accessible shut-off valve in the building exists. Recommend consulting with the property owner to determine if a main shut-off valve exists, locating it yourself, or that a qualified plumber find it if necessary. If no readily accessible main shut-off valve is found in the building, then recommend that a qualified plumber install one so the water supply can be quickly turned off in the event of an emergency, such as when a supply pipe bursts.
45) A sump pump was installed in the basement. These are specialty systems and only a limited evaluation was performed as part of this inspection. The inspector does not determine the adequacy of sump pumps and their associated drainage systems. The presence of a sump pump may indicate that water routinely accumulates below or inside the structure. Recommend asking the property owner how often the sump pump operates and for how long at different times of the year. The client should be aware that the service life of most sump pumps is 5-7 years, and that the pump may need replacing soon depending on its age and how often it operates.
46) One or more drain line traps were substandard (e.g. "S", "U" or drum traps) to current standard building practices. Traps can siphon or run dry and cause sewer gases to enter living spaces. Recommend that a qualified plumber repair per standard building practices. For example, by replacing with modern "P" traps. For more information, visit: https://www.reporthost.com/?TRAPS
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Estimated age: 5+yrs
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Manufacturer: A.O. Smith
Model number: G9-T5040NV 400
Serial number: 1713105521455
Location of water heater: Basement
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 138.5
Condition of burners: Appeared serviceable
Condition of venting system: Required repair, replacement and/or evaluation (see comments below)
Condition of combustion air supply: Appeared serviceable
47) The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit: https://www.reporthost.com/?SCALD
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 1+yrs
Forced air heating system manufacturer: International Comfort Products
Forced air furnace model #: N95ESN0801716A
Forced air furnace serial number: A213744688
Location of forced air furnace: Basement
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
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Type of combustion air supply: Intake duct, Vent(s) to exterior
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: Building exterior
Type: Split system
Estimated age of heat pump or air conditioning unit: 1yr
Manufacturer of cooling system and/or heat pump: International Comfort Products
Heat pump or air conditioner model number: N4A330GKG101
Heat pump or air conditioner serial number: E220403582
Condition of controls: Appeared serviceable
48) The inspector was unable to determine the last service date of the gas forced air furnace. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit: https://www.reporthost.com/?ANFURINSP
49) The cover for one or more heating and/or cooling system air filter was missing. Unfiltered air can enter the return air supply and reduce indoor air quality. Recommend that a qualified person repair as necessary. At a minimum cover opening with duct tape.
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplaces, stoves: Not determined (inaccessible or obscured)
Condition of gas-fired fireplaces or stoves: Not determined (didn't respond to normal controls, gas off, etc.)
Gas fireplace or stove type: Metal pre-fab fireplace
Fan or blower installed in gas-fired fireplace or stove: Not determined (inaccessible or obscured)
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Gas-fired flue type: B-vent, Vent-free, PVC
50) One or more sections of metal flue pipe for the water heater had a substandard rise or reverse slope. This is a safety hazard due to the risk of exhaust gases entering living spaces. Flue pipes should have a minimum rise of 1/4 inch per foot of length to ensure safe venting and to minimize accumulation of corrosive condensation. Recommend that a qualified contractor repair per standard building practices.
Photo 50-1
51) A "vent-free" gas fireplace or stove was installed. The client should be aware that exhaust gases from these appliances are vented directly into the living space where they are located, not outdoors. Exhaust gases can contain carbon monoxide, nitrogen dioxide, sulfur dioxide, particles and other pollutants. They can also contain very high levels of moisture (up to 25%), which can be be detrimental to a house over time. Unpleasant odors may be emitted.
Vent-free fireplaces or stoves are not allowed in some municipalities. They must be used exactly as described by the manufacturer, normally for limited times, not in bedrooms and not while occupants are sleeping. They must be serviced periodically. Consult with a qualified HVAC contractor knowledgeable of local codes, and that this appliance be evaluated. For more information, visit: https://www.reporthost.com/?VENTFREE
52) The gas fireplace or stove was not fully evaluated because the gas supply was turned off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
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 cabinets: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Not determined
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: Not determined
Condition of built-in microwave oven: N/A (none installed)
53) The inspector was unable to determine if the dishwasher's drain line had a high loop or air gap (e.g. drain line not visible). A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. Recommend reviewing the dishwasher's installation instructions, consulting with the property owner and/or having a qualified contractor evaluate further to determine if a high loop and air gap are installed or needed. If not installed, and none is built into the dishwasher, then recommend that a qualified contractor install a high loop and air gap per standard building practices.
Photo 53-1 Photo 53-2
54) Substandard repairs were found at the sink drain (e.g. tape, sealant, non-standard components). Recommend that a qualified individual repair per standard building practices.
Photo 54-1
55) One or more cabinet drawers were loose and/or damaged. Recommend that a qualified person repair as necessary.
Photo 55-1
56) The fan switch on the exhaust hood wouldn’t work every time it was used.
Photo 56-1
57) The supply for the dishwasher and refrigerator was inoperable (e.g. not plugged in) and the inspector was unable to fully evaluate. Repairs may be needed. If concerned, have a qualified person fully evaluate.
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: Full bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: Windows
Gas supply for laundry equipment present: Not determined
240 volt receptacle for laundry equipment present: Yes
58) Vinyl floor tiles was installed in the bathroom. Spilled water can penetrate seams and damage the sub-floor. Recommend that a qualified contractor install continuous waterproof flooring in wet areas such as bathrooms.
59) The bathroom with a shower or bathtub didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.
60) No access or only limited access was available to the back of the clothes washer and dryer, and to utility hook-ups located behind the appliances. The inspector normally attempts to determine the presence of a gas vs. electric power supply, the configuration of the stand pipe, whether the dryer exhaust duct is serviceable, etc. Because of the lack of access, the inspector was unable to fully evaluate and/or describe the hook-ups and appliances.
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, Fiberglass or vinyl
Condition of interior doors: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Multi-pane, Sliding, Double-hung
Condition of walls and ceilings: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall or plaster, Paneling, Wallpaper
Ceiling type or covering: Drywall or plaster, Tiles
Condition of flooring: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Laminate
61) The kitchen exterior door had double-cylinder deadbolt installed, where a key is required to open them from both sides. This can be a safety hazard in the event of an emergency because egress can be obstructed or delayed. Recommend replacing double-cylinder deadbolts with single-cylinder deadbolts where a handle is installed on the interior side.
Photo 61-1
62) Floors in one or more areas were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams. Significant repairs may be needed to make floors level. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.
63) One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
64) Vinyl flooring in one or more areas was damaged. If in a wet area, water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.
Photo 64-1 Kitchen
65) Carpeting in one or more areas was damaged or deteriorated. Recommend that a qualified contractor replace as necessary.
Photo 65-1 Photo 65-2
66) Lock mechanisms on one or more windows were difficult to operate. This can pose a security risk. Recommend that a qualified person repair as necessary.
67) Trim was missing/damaged in one or more areas. Recommend that a qualified person repair as necessary.
68) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product: https://www.reporthost.com/?ECC
69) Carpeting in one or more areas was stained or soiled. Recommend having carpeting professionally cleaned as necessary.
70) One or more interior/exterior doors had minor damage and/or deterioration. Although serviceable, the client may wish to repair or replace such doors for appearances' sake.
71) One or more window screens were missing/damaged. These windows may not provide ventilation during months when insects are active.
72) Wallpaper in one or more areas was torn and/or deteriorated.
Photo 72-1 Photo 72-2
Photo 72-3
Virtually all real estate has problems, regardless of age or usage. It is not my purpose to compile a complete, definitive, or exhaustive list of items that need repair, but to document the general condition of the residence and to note any visible major defects. This is not a comprehensive document about the structure and should not be relied upon as such. Cosmetic considerations (paint, wall covering, carpeting, window coverings, etc.) and minor flaws are not within the scope of the inspection. Although some minor and cosmetic flaws might be noted in this report as a courtesy to you, a list of the minor and cosmetic flaws noted here should not be considered a complete, definitive, or exhaustive list and should not be relied upon as such. Routine maintenance and safety items are not within the scope of this inspection unless they otherwise constitute visible major defects as defined in the Home Inspection Agreement. This report does not include all maintenance items and should not be relied upon for such items.
Your inspection is like a snapshot of the property's condition as they existed at the time of the inspection. The information contained in this report may be unreliable beyond the date of the inspection due to changing conditions. That being said, conditions will change, so you need to keep inspecting your property during the time you own it. Verify that the air conditioning condensate water is draining properly to the exterior after operation on a hot day. Verify that the dryer vent is exhausting properly. Verify that the gutters and downspouts are performing during a hard rain. Verify that no water is ponding on the property after a hard rain. Verify that no dimming or flickering of lights occurs. Verify that no repeated resetting of any circuit breakers is necessary. Verify that the quantity of the hot water supply is adequate. Verify that the performance of the HVAC systems is adequate. Verify that any thermostat controlled electric fans are operating.
Inspectors are generalists, are not acting as experts in any craft or trade and are conducting what is essentially a visual inspection. Some state and local laws, therefore, require that inspectors defer to qualified and licensed experts (e.g., plumber, electrician, et al.) in certain instances. If inspectors recommend consulting specialists or experts, it is possible that they will discover additional problems that a home inspector generalist cannot. Any listed items in this report concerning areas reserved by West Virginia law to such licensed experts should not be construed as a detailed, comprehensive, and/or exhaustive list of problems or areas of concern. This report is CONFIDENTIAL and is for the use of the client only. It is not intended to be for the benefit of or to be relied upon by any other buyer, lender, title insurance company, or other third party. DO NOT DUPLICATE WITHOUT PERMISSION. Duplication without permission is a violation of federal copyright law. Terms and conditions crucial to interpretation of the report are contained in a separate Pre-Inspection Agreement. Do not use this report without consulting the Pre-Inspection Agreement.
Home Maintenance Check List
Monthly: 1. Clean any removable dishwasher filters. 2. Purge food disposal by filling the kitchen sink with clean water, then turn on the device until the water drains through. 3. Wash refrigerator/freezer interior walls and door gaskets with a solution of one quart of warm water to two tablespoons of baking soda and wipe dry. 4. Vacuum and clean "return" air ducts/grills. 5. Inspect lighting fixtures and replace any burned-out bulbs. 6. Clean clothes dryer lint trap and/or duct for better energy efficiency and to decrease the risk of fire.
Quarterly: 1. Inspect and service doors by cleaning and lubricating latches, hinges or replacing weatherstrippings as might be required. 2. Inspect and repair, if necessary, exterior caulking and finish around windows, doors, and siding. 3. Replace/clean, at least quarterly, furnace, heating and cooling system filters. 4. Re-tighten knobs and pulls on cabinets. Clean and lubricate drawer tracks and guides.
Semi-annually: 1. Inspect and test smoke and carbon monoxide alarms. Replace backup batteries as might be required. 2. Test (GFCI) ground fault circuit interrupters and (AFCI) arc fault breakers. 3. Inspect and maintain/clean gutters and downspouts. Runoff water must be directed away from the home. 4. Inspect attics and substructure areas for rodent droppings or other signs of pests or leaks/standing water, etc. 5. Prior to the beginning of the rainy season, test sump pumps for adequacy and function. 6. Look for moisture or decay, outside and inside the house, where flat surface decks and landings attach to the home. This is especially important if the landings do not have proper flashings. 7. Clean range hood fan grills and housings. 8. Use a vacuum cleaner to remove dust on coils behind the refrigerator/freezer.
Annually: 1. Licensed contractor to inspect and service heating and air conditioning systems. 2. Professional contractor to inspect and service wood burning appliances and chimneys. 3. Seal any foundation cracks. 4. Inspect, clean and lubricate garage vehicle door tracks and test auto-reverse functions. 5. Clean and lubricate sliding glass door and window tracks. 6. Inspect exterior paint for cracking and wear. Repaint, caulk and seal as needed. 7. Reseal, as required, wood decks and landings. 8. Inspect, for water damage, pests or rot, any substructure and attic areas. 9. Inspect roof flashings, chimney caps, shingles. 10. Inspect outside electrical service lines for damage, exposed wires or proximity to tree limbs. 11. Inspect all supply hoses at sinks, toilets and washing machines. 12. Clean and repair caulking or grout in bathrooms or kitchens. 13. Clean bathroom exhaust fan blades and grills. 14. Inspect all electric cords and replace as needed. 15. Change water filters and have fresh water systems professionally serviced.
Tips for keeping drains clear: 1. Pour a pot of hot water down the drain once a week to help clear away fat or grease that may have built-up in the drain line or the P-trap. 2. If a drain is clogged, try pouring 1/2 cup of baking soda and 1/2 cup of white vinegar down the drain. Cover the drain and let the mixture sit for a few minutes. Then pour a pot of water down the drain.
General safety tips: Ensure that you know where the following items are located: 1. Emergency contact telephone numbers. 2. Fire extinguishers and water hose pipes. 3. Heating gas/fuel main shutoff valve. 4. Main electrical disconnect circuit breaker(breaker box/service panel). 5. Main drain line clean-out. 6. Main water shut-off valve. 7. All window and door exits.
