This report published on Wednesday, January 9, 2019 9:51:04 AM PST
Thank you for using SOUND TO MOUNTAIN HOME INSPECTIONS, LLC for your home inspection. Buying a home is probably the most expensive purchase you will ever make. I understand how important your home inspection is to you and your family. Your business is very important to me and my family. If there is anyway I can help you after your home inspection, please do not hesitate to contact Caleb at the phone number or email provided on this report. If you find this report useful and informative please refer SOUND TO MOUNTAIN HOME INSPECTIONS, LLC to your friends, your realtor and anyone you believe could benefit from my services. SOUND TO MOUNTAIN HOME INSPECTIONS, LLC not only performs inspections for purchasers, but also for people planning to sell a home who wish to estimate the amount of work that needs to be completed before listing the house.
A home inspection is a visual, and not an exhaustive or invasive, inspection of a home by a trained and impartial inspector. The inspector role in a home inspection is to find issues and deficiencies in the home and property. As a result, this report may seem negative in content. Unfortunately, the best features of a home may go unmentioned in this report. Please read the full report, not just the summary.There is very valuable information included within the full report text.
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
Safety
Poses a safety hazard
Repair/Replace
Recommend repairing or replacing
Repair/Maintain
Recommend repair and/or maintenance
Minor Defect
Correction likely involves only a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Monitor
Recommend monitoring in the future
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
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool
Type of building: Single family
Buildings inspected: One house
Age of main building: 2004
Source for main building age: Realtor
Front of building faces: West
Main entrance faces: West
Occupied: Yes
1) Many areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
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, concealed sump pumps; 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; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Driveway material: Poured in place concrete
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
2) All deck guardrails were unstable and/or wobbly. A qualified contractor should repair as necessary. For example, by installing additional bracing or supports.
Photo 2-1 Wobbly front porch guardrail. Photo 2-2
Photo 2-3
3) Handrails at back of house flights of stairs was loose and wobbly. This is a safety hazard. Recommend that a qualified person repair as necessary.
4) Slight settlement, and/or deterioration resulting in possible trip hazard at driveway edge. For safety reasons, recommend to Monitor and have a qualified contractor evaluate repair as necessary.
Photo 4-1
5) Fungal rot was found in decking boards at back of house deck. Conducive conditions for this such as wood-soil contact should be corrected. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.
Photo 5-1 Rot in the deck board Photo 5-2
Photo 5-3
6) Soil was in contact with wooden stairs at back side of house and hole in ground. This is a conducive condition for wood-destroying organisms and a safety hazard. Stairs should sit on concrete and at minimum fill the hole and soil should be graded away. Recommend qualified contractor to for evaluation/repair.
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
Wall covering: Wood, Cement fiber, Stone or faux stone veneer
Apparent foundation type: Crawl space
Apparent wall structure: Wood frame
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete
7) Trees were close to the building. Damage to the building can occur, especially during high winds, Recommend that a qualified tree service contractor or certified arborist evaluate.
8) Vegetation such as shrubs was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
Photo 8-1 Photo 8-2
9) Some areas of the exterior paint were incomplete. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint. Any repairs needed to the siding or trim should be made prior to this.
Photo 9-1
10) Caulk was substandard in some areas. For example, at siding butt joints. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit: http://www.reporthost.com/?CAULK
Photo 10-1 Photo 10-2
11) Fascias getting moldy. A little TLC will keep these from future rot.
Photo 11-1 Photo 11-2
12) Firewood was stored on porch so that it was in contact with the building exterior. This is a conducive condition for wood-destroying organisms. Recommend storing firewood outdoors in an open area, and as far away from buildings as practical to keep insects away from buildings. For more information visit: http://www.reporthost.com/?FWWDI
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.
The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Condition of floor substructure above: Required repairs, replacement and/or evaluation (see comments below)
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below)
Insulation material underneath floor above: Fiberglass roll or batt
Vapor barrier present: Yes, Full
Condition of crawl space ventilation: Required repairs, replacement and/or evaluation (see comments below)
Ventilation type: with vents
13) Fungal rot is starting to appear at the northeast corner section of floor sheathing. This could be due to most of the crawl space vents being covered. Recommend qualified contractor to uncover all the vents and evaluate/repair as necessary.
Photo 13-1 Photo 13-2
14) Crawl space access hatch is earth to wood contact. Substandard access, no well at door. Water can enter the crawl space. Recommend that a qualified person install a well.
Photo 14-1 Crawl space hatch. No well to prevent water getting in. Photo 14-2 Water coming into crawl space.
15) Under-floor insulation was falling down and/or missing in some areas. This may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary.
16) Cellulose material such as scrap wood, form wood and/or cardboard forms was found in the crawl space. This is a conducive condition for wood-destroying organisms. Recommend removing all cellulose-based debris or stored items.
Photo 16-1 Wood debri. Photo 16-2 Cardboard being ate by bugs.
17) Most of the crawl space vents were intentionally blocked (e.g. removable panels, rigid foam). This restricts ventilation in the crawl space and can result in increased levels of moisture inside. This is a conducive condition for wood-destroying organisms. Such vents should be left open at all times except during severe freezing weather. Recommend removing materials or items blocking vents as necessary.
Photo 17-1 Vents being blocked. Photo 17-2 Results of vents being block. High moisture content through out the crawl space.
Photo 17-3 More readings of high moisture in crawl space.
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. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Roof inspection method: Traversed
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of gutters, downspouts and extensions: Maintain
18) Composition shingles were loose because the adhesive, self-sealing strips weren't sealed. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Self-sealing strips secure the lower edge of shingles and reduce vulnerability to wind damage. Strips may not be sealed because the sealant has failed or because the sealant never activated and cured after the original installation. Recommend that a qualified contractor repair as necessary. For example, by hand sealing shingles with an approved sealant.
Photo 18-1
19) Couple roof flashings were substandard and/or missing. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Photo 19-1 Exposed nails. Prone to rust. Photo 19-2 Need kick out flashing.
20) One or more downspouts were incomplete. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Photo 20-1 Not connected to drain. Photo 20-2 Downspout drain on roof. Conducive area for mold and fast wear on shingles.
21) Significant amounts of debris have accumulated in the downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
Photo 21-1 Downspouts full of debri.
22) Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-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://www.reporthost.com/?MOSS
Photo 22-1 Mold collecting on roof Photo 22-2 Debri in gutters and mold on roof.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Viewed from hatch(es), Partially traversed
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof structure type: Trusses
Ceiling structure: Trusses
Ceiling insulation material: Fiberglass loose fill, Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): N/A, none visible
Vermiculite insulation present: None visible
Vapor retarder: None visible
Roof ventilation type: Open soffit vents
23) Insulation was slightly damaged and or deteriorated, apparently by rodents. This may result in reduced energy efficiency or further damage. Recommend that a qualified person replace insulation as necessary. For sanitary reasons and to reduce odors from rodent waste, consider having all insulation replaced.
Photo 23-1 Rodent trails. Photo 23-2 More rodent trails
24) Couple soffit vents were blocked by insulation. This can reduce air flow through the roof structure or attic and result in reduced service life for the roof surface materials because of high temperatures. Moisture from condensation is also likely to accumulate in the roof structure and/or attic and can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary so air flows freely through all vents. For example, by moving or removing insulation and installing cardboard baffles.
Photo 24-1 Gap for rodents and insulation falling into soffit vent.
25) Protruding nails in roof structure appear to have moisture on them. Recommend monitoring them and having a qualified contractor evaluate.
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of garage vehicle door(s): Required repair, replacement and/or evaluation (see comments below)
Type of garage vehicle door: Sliding
Number of vehicle doors: 1
Condition of automatic opener(s): Required repair, replacement and/or evaluation (see comments below)
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): No
Garage ventilation: Adequate
26) Some gaps, holes and/or areas with missing or substandard surface materials were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, by patching openings or holes, firestopping holes or gaps with fire-resistant caulking, and/or installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit: http://www.reporthost.com/?AGFR
Photo 26-1 Photo 26-2
27) The pull-down attic stairs installed in the attached garage ceiling had no visible fire-resistance rating. Current standard building practices call for wooden-framed ceilings that divide the house and garage to have a fire-resistance rating. Installing pull-down attic stairs intended for interior spaces compromises the ceiling's fire resistance. Recommend that a qualified person repair as necessary to restore the ceiling's fire resistance. For example, by modifying, replacing or removing the stairs. Note that commercially made, fire resistance-rated stairs are available. For more information, visit: http://www.reporthost.com/?FIREATTSTR
28) The wall-mounted control for automatic garage vehicle door opener was less than 5 feet off the floor, or within reach of children. This is a safety hazard. Children should not be able to operate automatic garage vehicle door openers. A qualified person should relocate controls for door openers so they are at least 5 feet above floors and/or out of reach of children. For more information on garage door safety issues, visit: http://www.reporthost.com/?NRGD
Photo 28-1
29) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Primary service type: Underground
Number of service conductors: 2
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Garage
Location of sub-panel #C: Garage
Location of main disconnect: Breaker at top of main service panel
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: No, recommend install
Carbon monoxide alarms installed: No, recommend install
30) Some electric receptacles at the laundry area, garage and/or exterior had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
Outdoors (since 1973)
Bathrooms (since 1975)
Garages (since 1978)
Kitchens (since 1987)
Crawl spaces and unfinished basements (since 1990)
31) Electric receptacles at the bedrooms had no visible arc fault circuit interrupter (AFCI) protection, or the inspector was unable to determine if AFCI protection was present. This is a potential safety hazard. Recommend that a qualified electrician evaluate and install AFCI protection if necessary and per standard building practices. General guidelines for AFCI-protected receptacles include the following locations:
Bedrooms (since 1999)
Kitchens, laundry areas, family rooms, dining rooms, living rooms, parlors, libraries, dens and recreation rooms, sunrooms, closets and hallways (since 2014)
32) Cover plate installed outside was missing and proper cover for outside use. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.
Photo 32-1
33) All smoke alarms were missing. Smoke alarms should be replaced as necessary. For more information, visit: http://www.reporthost.com/?SMKALRM
34) Handle ties were missing at most of the circuit breakers at the sub panel. Approved, "identified" handle ties should be installed to prevent one side from being turned off while the other is turned on. Nails, screws or wires or other nonconforming material are not permitted for use as handle ties. This is a potential shock hazard, especially for someone working on the system. Recommend that a qualified electrician repair per standard building practices.
Photo 34-1 Handles needed on a multi-wire system.
35) One slot where circuit breakers are normally installed were open in service panel. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.
Photo 35-1
36) Main bathroom cover plate receptacle 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.
Photo 36-1
37) No permanently installed carbon monoxide alarms were found. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit: http://www.reporthost.com/?COALRM
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Water service: Public
Location of main water shut-off: Front of house, by street
Supply pipe material: Not determined (inaccessible or obscured)
Drain pipe material: Plastic
Waste pipe material: Plastic
Vent pipe material: Plastic
Sump pump installed: No
Condition of sump pump:
Sewage ejector pump installed: No
Condition of sewage ejector pump:
Visible fuel storage systems: propane tank
Location of main fuel shut-off valve: At propane tank
38) leak found in drain fittings at laundry sink. A qualified plumber should evaluate and repair as necessary.
Photo 38-1 Leaking at the start of the P-trap.
39) Insulation for some water supply pipes in the crawl space was missing and/or substandard. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.
Photo 39-1 Incomplete insulation over water pipe. Photo 39-2 No insulation on pipe.
Photo 39-3 Pipe does not have pipe insulation.
40) No sediment trap was installed in the gas supply line at the furnace. Sediment traps prevent damage to gas-fired appliances by trapping oil, scale, water condensation and/or debris. Recommend that a qualified contractor install a sediment trap per standard building practices.
Photo 40-1
41) Plumbing going through floor structure without proper flashing or barrier. Result is lose of heat and access for rodents. Recommend a licensed contractor to repair. Might need further insulation contractor to replace disturbed insulation from repair.
Photo 41-1
42) Front hose bib leaked when tested. When hose bibs leak while turned off, it's often caused by a worn valve seat or a loose bonnet. When hose bibs leak while turned on, it may be due to worn "packing" around the stem or a defective backflow prevention device. Recommend that a qualified plumber repair as necessary.
Photo 42-1
43) The main water shut-off valve was in contact with soil. Corrosion or rust can occur as a result. Recommend removing or grading soil, or making modifications as necessary so the valve is not in contact with soil.
Photo 43-1 Photo 43-2 Location of main water shut off.
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.
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): Furnace, Wood-burning fireplace or stove
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: 2012
Source for last service date of primary heat source: Label
Forced air heating system fuel type: Propane
Estimated age of forced air furnace: 2003
Location of forced air furnace: Garage
Forced air system capacity in BTUs or kilowatts: 80,000
Location for forced air filter(s): At base of air handler
Type of combustion air supply: Intake duct
44) The last service date of the gas forced air furnace appeared to be more than 1 year ago. 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 or oil, 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: http://www.reporthost.com/?ANFURINSP
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.
Wood-burning fireplace type: Masonry
Wood-burning stove type: Freestanding
Wood-burning chimney type: Metal
45) The metal chimney for the wood stove or fireplace was too close to combustible materials such as wood or insulation. This is a fire hazard. Minimum clearances
6-9 inches around double-wall metal chimneys, or single-wall with shield
Recommend that a qualified contractor evaluate and make repairs or modifications as necessary so minimum clearances from combustibles are maintained around all chimney and flue pipes, per the manufacturer's specifications.
Photo 45-1
46) The wood stove insert's hearth appears to be undersized. Check manufacturer requirements. Hearths for inserts should extend at least 18 inches to the front and sides. Recommend that a qualified person make repairs or modifications per standard building practices, if necessary. For example, by installing a non-flammable hearth pad, or by extending the existing hearth with non-flammable materials.
Photo 46-1
47) Wood-burning stove was found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at: http://www.reporthost.com/?CSIA
48) One sections of B-vent metal flue pipe were too close to combustible materials and/or insulation. This type of vent requires a minimum of 1 inch clearance to such materials. This is a fire hazard. Recommend that a qualified person repair as necessary.
Photo 48-1 B-vent in contact with wood.
49) The gasket for the wood stove door was some what deteriorated. The door may leak and efficiency can be reduced. Recommend to monitor and that a qualified person evaluate/replace the gasket.
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared to be in good condition
Condition of cabinets: Appeared to be in good condition
Condition of under-sink food disposal: Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Not determined
Condition of range, cooktop or oven: Not determined
Range, cooktop or oven type: Propane
Type of ventilation: ducted to exterior
Condition of refrigerator: Not determined
Condition of built-in microwave oven: Not determined
50) Electrical wiring for the under-sink food disposal was substandard. Non-metallic sheathed wiring was exposed and subject to damage. The wiring can be damaged by repeated bending or contact with sharp objects. BX-armored conduit should be installed to protect wiring, or a flexible appliance cable should be installed. This is a potential shock hazard. Recommend that a qualified contractor repair per standard building practices.
Photo 50-1
51) No air gap was visible for the dishwasher drain. An air gap is a device that makes the drain line non-continuous, and prevents waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have this device built in. Recommend determining if an air gap device is built in to this brand and model of dishwasher (e.g. review installation instructions). If not, or if this cannot be determined, then recommend that a qualified contractor install an air gap per standard building practices.
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Half bath
Location #B: Master bath
Location #C: Full bath
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: Spot exhaust fans
52) The toilet at upstairs bathroom didn't flush. May be due to no toilet supply from valve. Recommend that a qualified plumber evaluate and repair or replace the toilet as necessary.
Photo 52-1 Missing toilet supply.
53) The shower enclosure at master bath was deteriorated, damaged or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair or replace the surround as necessary.
Photo 53-1
54) The exhaust fan at master bathroom was weak or slow. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.
55) The sink to the right in the master bath drained slowly. Recommend clearing drain and/or having a qualified plumber repair if necessary.
56) No caulk, or substandard caulking was found between the bathtub and the floor at upstairs. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
Photo 56-1
57) Clothes dryer vent has lint build up. This restricts air flow and can cause overheating. Recommend cleaning out and maintaining.
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Exterior door material: Wood
Type(s) of windows: Multi-pane, Sliding, Single-hung, Fixed
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Flooring type or covering: Carpet, Laminate, Tile
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
58) Handrails at interior flight of stairs were not graspable and posed a fall hazard. Handrails should be 1 1/4 - 2 inches in diameter if round, or 2 5/8 inches or less in width if flat. Recommend that a qualified person install graspable handrails or modify existing handrails per standard building practices.
59) Handrails at one or more flights of stairs were loose and/or wobbly. This is a safety hazard. Recommend that a qualified person repair as necessary.
Photo 59-1
60) Condensation or staining was visible between multi-pane glass in one or more . This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.
Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.
Photo 60-1 Photo 60-2
61) First upstairs bedroom interior doors wouldn't latch or was difficult to latch. Recommend that a qualified person repair as necessary.
62) Ghosting on the living room ceiling. This sometimes happen from a cold spot that gets damp from condensation and dust clings to it. This could be missing insulation or moisture getting in. Recommend further evaluation by a qualified contractor.
