This report published on Monday, January 17, 2022 1:27:20 PM EST
Please review your report completely and carefully. Home inspection association Standards of Practice do not require inspectors to determine code compliance, if you have any questions please feel free to contact the inspector who will answer them for you. This report is the final published edition and any verbal comments will not supersede this report.
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
Safety
Poses a risk of injury or death
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: MARCEL CHEVANNES
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Hot
Ground condition: Dry
Recent weather: Dry (no rain)
Overnight temperature: Warm
Number of residential units inspected: 1
Occupied: No
1) Repair/Maintain, Evaluate - Microbial growths were found at one or more locations in hvac housing. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit: http://www.cdc.gov/mold/ http://www.epa.gov/mold/
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2) Evaluate - Based on substandard construction observed, additions and/or modifications to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. Consult with the property owner about this, and if necessary research permits.
At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.
The costs may vary widely as underlying concerns may be revealed. Cost estimate: $40000-28000
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveway: Serviceable
Driveway material: Poured in place concrete
Condition of deck, patio and/or porch covers: Required repairs, replacement and/or evaluation (see comments below)
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood
3) Safety, Repair/Maintain - Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the driveway, For safety reasons, recommend that a qualified contractor repair as necessary. Cost estimate: $1750-1250
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4) Repair/Replace, Evaluate - Plastic composite decking boards were delaminated or deteriorated. Typically, this material is designed to last longer than wood. Softwoods such as cedar normally last 15 to 20 years, and hardwoods longer. Based on the short period during which this composite decking has been installed, it appears to have failed prematurely and is likely defective. Numerous actions have been filed against composite decking manufacturers. The inspector cannot determine the manufacturer of this particular decking material. Consult with the property owner to determine the manufacturer, the installation date, if receipts for documentation purposes are available, and what options there are for reimbursement by the manufacturer. Recommend that a qualified contractor repair as necessary. Typically, deteriorated composite decking must be replaced. For more information, visit: http://www.google.com/search?q=composite+decking+failure+lawsuit Cost estimate: $550
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5) Repair/Maintain - Some nails securing decking boards were loose and were not flush with the surfaces of boards. Boards are more likely to loosen and warp. This may pose a safety hazard to those with bare feet. Recommend that a qualified person repair as necessary. For example, by replacing nails or installing screws. Note that existing nails that are simply pounded back in will be likely to loosen again.
6) Maintain - One or more significantly-sized diseased or dead trees were found on the property grounds and may pose of risk of damaging building(s). Recommend that such trees be removed by a qualified tree service contractor or certified arborist. Cost estimate: $1800
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7) Maintain - One or more large tree stumps were close to the building exterior. Wood-destroying insects such as carpenter ants nest in such stumps and are more likely to infest the building as a result. Recommend that large tree stumps within a few feet of the building be removed by a qualified tree service contractor. Cost estimate: $750
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8) - Large tree roots were observed close to the building exterior. The client should be advised that these tree roots have known to cause considerable damage to buildings and their components, specifically water supply and drainage lines. the nature of this tree is to aggressively seek out sources of moisture. Recommend consulting with an arborist to remediate/monitor tree roots now and in the future
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9) - Patio screened enclosure is deteriorated. Recommend a qualified contractor repair screen as necessary to prevent insect intrusion. Cost estimate: $750-550
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10) - The garden lamp installed was broken/damaged at time of inspection
11) - The irrigation system could not be operated at the time of inspection. The control valve did not respond to inputs.
Limitations: The following items are not included in this inspection: swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolate light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, remove pool covers, nor determine if swimming pool bodies, filters or skimmers leak, nor determine if swimming pool bodies are level.
Water level: Full
Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below)
Fence and gate material: ALUMINUM
Condition of body: Appeared serviceable
Body type: Below ground ~
Body material: Plaster-Gunite ~
Condition of deck: Appeared serviceable
Deck material: Concrete
Condition of coping: Appeared serviceable
Coping material: Tile
Condition of pumps, lines and valves: Appeared serviceable
Water is refilled through: Hose
Types of pumps installed: Circulation
Line material: PVC
Condition of heater and related equipment: Required repair, replacement and/or evaluation (see comments below)
Heater energy source: Electricity
Condition of filter and related equipment: Required repair, replacement and/or evaluation (see comments below)
Filter type: Cartridge
Filter air relief valve installed: Yes
Filter pressure gauge installed: Yes
Condition of skimmers: Required repair, replacement and/or evaluation (see comments below)
Condition of electrical equipment: Appeared serviceable
Location of electrical disconnect: In sub-panel at equipment
Type of wiring: Nonmetallic sheathed (Romex)
12) Safety, Repair/Replace, Evaluate - The alarm for doors between the house and the pool was missing. While regulations vary between municipalities, all doors which give access to a swimming pool should be equipped with an audible alarm that should:
Sound for 30 seconds or more when the door and/or screen are opened
Sound within seven seconds after the door is opened
Be loud; at least 85 dBA (decibels) at 10 feet away
Be distinct from other sounds in the house
Have a manual switch to disable it temporarily where the switch is located at least 54 inches above the door's threshold
13) Safety, Repair/Replace, Evaluate - The configuration of the drain in the pool appears to pose a risk of entrapment, drowning and/or disembowelment. The suction from pool and spa drain outlets is strong enough to cause entrapment of hair or body parts, and drowning. Numerous related drownings have been documented by the Consumer Products Safety Commission along with incidents of disbowelment. Configurations that cause this usually involve:
A single drain for a pump rather than multiple drains
Small sized drains
Loose, missing or easily removable drain grates
Lack of a Vac-Alert Safety Valve that stops the pump suction when entrapment is detected
14) Safety, Repair/Replace - Self-closing devices on one or more gates used with pool or spa fencing were missing. This is a safety hazard because these devices are intended to control access to the pool or spa, especially for children. A qualified person should repair, replace or install as necessary. For more information, visit: http://www.reporthost.com/?POOLBARR Cost estimate: $175
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15) Safety, Comment - This municipality has no established barrier requirements for privately owned pools and spas. Regardless, the client should be aware of the associated drowning hazards. For pool and spa barrier safety guidelines, visit: http://www.reporthost.com/?POOLBARR
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16) Repair/Replace, Evaluate - The filter pressure gauge was deteriorated. A qualified contractor should evaluate and repair as necessary. Cost estimate: $225
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17) Repair/Replace, Evaluate - One or more underwater lights were inoperable. Bulb(s) may be burned out or repairs may be needed. A qualified person should evaluate and repair as necessary. Cost estimate: $275
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18) Repair/Replace - Minor cracks, settlement, heaving and/or deterioration were found in the decking. Recommend that a qualified person caulk or seal cracks as necessary to prevent water intrusion and further cracking or movement. Cost estimate: $1700-1500
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19) Repair/Replace - The skimmer was used as a port for the barracuda cleaner. Baskets should be replaced as necessary.
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20) Evaluate, Comment - The heater was not fully evaluated because it was inoperable and/or lines severed. Recommend that a qualified person evaluate fully after heater is made operable. Note that as per the standards of practice for InterNACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to light pilot lights, operate overcurrent protection devices or operate any controls other than "normal controls". Cost estimate: $325
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21) Comment - The motor for the circulation pump appeared to be near, at or beyond its service life. Typically this is eight years but may be longer. The motor may need rebuilding or replacement in the near future. Cost estimate: $550
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Exterior and Foundation- Section cost estimate: $3975
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.
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Concrete block
Wall covering: Wood fiber, Stucco
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
22) Repair/Replace - Some sections of siding and/or trim were deteriorated and/or warped. Recommend that a qualified person repair, replace or install siding or trim as necessary. Cost estimate: $525-475
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23) Repair/Replace - Fungal rot was found at one or more soffits and/or fascia. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified person repair as necessary. All rotten wood should be replaced. Cost estimate: $1500
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24) Repair/Replace - One or more exhaust duct end caps were deteriorated. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and can pose a fire hazard. Recommend that a qualified person repair or replace caps as necessary. Cost estimate: $75
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25) Repair/Maintain - The front door's doorbell appeared to be inoperable. Recommend that a qualified person repair as necessary. Cost estimate: $125
26) - The rolling patio cover was inoperable. The motor actuated but the roller was disconnected from the side rails. The rail asm was damaged, deteriorated. Cost estimate: $1750
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. 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 performed adequately or were leak-free.
Age of roof surface(s): 2009
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Metal
Gutter and downspout installation: Full
27) Repair/Replace - Extensions such as splash blocks or drain pipes for one or more downspouts were missing and/or misaligned. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure. Cost estimate: $125
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28) Repair/Maintain - Some concrete roof tiles were broken and/or chipped. Leaks may occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person replace tiles or make repairs as necessary. Cost estimate: $750-525
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29) Repair/Maintain - One or more gutters were loose and/or leaking. 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. Cost estimate: $275
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30) Maintain - The coating on the flat or low-slope roof surface was deteriorated. Such coatings are designed to protect against ultraviolet light and moisture, help prevent leaks and cracks, lower-roof surface temperatures, and maintain waterproofing properties. Recommend that a qualified person apply a new roof coating now and as necessary in the future. Typically this is done every four to five years. Cost estimate: $5500-4500
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31) Comment - Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to safety concerns about the solar heating, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface.
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32) - This inspection is not a warranty against future roof leaks. Even a roof that appears to be in good, functional condition may leak under certain circumstances. Inspector does not take responsibility for a roof leak that happens in the future. This inspection is not a warranty or guarantee of the condition of the roof system.
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33) - There was a buildup of debris/ foliage accumulated in the gutters, this is a condition conducive to leaks overflowing the gutter system and penetrating the soffits. Recommend gutter cleaning now and periodically. Cost estimate: $450
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Attic and Roof Structure- Section cost estimate: $7025
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.
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass loose fill
Approximate attic insulation R value (may vary in areas): R-15
34) Repair/Replace - The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices. Cost estimate: $2500-2200
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35) Evaluate, Monitor - What appeared to be past water stains were visible on the roof structure at one or more locations in the attic. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.
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36) - Debris left in attic from prior roof work
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37) - The ceiling fan bar hanger was installed to the manufacturers installation. The bar was incorrectly sized and secured with 2 screws instead of 4 Cost estimate: $325
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38) - Rotted wood damaged by wood destroying insects was found in the attic wood framing. Recommend that a qualified contractor evaluate the extent of the damage and the structural integrity of the framing.
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Type of door between garage and house:
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of garage vehicle door(s): Required repair, replacement and/or evaluation (see comments below)
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
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
Condition of garage interior: Appeared serviceable
Garage ventilation: Adequate
39) Safety, Repair/Replace - One or more springs were broken on garage vehicle door(s). This is a safety hazard since the door(s) can fall shut when opened. The garage door opener does not provide enough lift to over the weight of the door. A qualified contractor should repair as necessary. Cost estimate: $750-550
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40) Repair/Replace, Evaluate - One or more automatic door openers were inoperable and/or malfunctioning. Recommend that a qualified contractor evaluate and repair or replace opener(s) as necessary. Cost estimate: $550-475
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41) Repair/Replace - One or more garage vehicle doors were damaged or deteriorated. Recommend that a qualified contractor repair or replace door(s) as necessary. Cost estimate: $325
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42) Repair/Maintain, Minor Defect - The screen at the garage ventilation wall was deteriorated. Recommend that a qualified contractor repair the holes per standard building practices to prevent rodents or vermin from entering the living space. Cost estimate: $125
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43) Comment - Many floor areas were obscured by stored items and/or debris and couldn't be fully evaluated.
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 detectors is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide detectors 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: Required repair, replacement and/or evaluation (see comments below)
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Condition of sub: Appeared serviceable
Location of main service panel #A: Building exterior
Location of sub-panel #B: Laundry room
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: Copper clad
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install
Smoke alarm power source(s): Battery
44) Safety, Repair/Replace - One or more circuit breakers in panel(s) #A were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit: http://www.google.com/search?q=double+tap+circuit+breaker Cost estimate: $1800-550
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45) Safety, Repair/Replace - Extension cords were being used as permanent wiring at one or more locations. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring is a potential fire and shock hazard, and indicates that wiring is inadequate and needs updating. Extension cords may be undersized. Connections may not be secure resulting in power fluctuations, damage to equipment, overheating and sparks that could start a fire. Recommend that a qualified electrician repair per standard building practices and eliminate extension cords for permanently installed equipment.
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46) Safety, Repair/Replace - One or more electric receptacles (outlets) had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit: http://www.google.com/search?q=reverse+polarity+receptacle Cost estimate: $225
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47) Safety, Repair/Replace - Smoke alarms were missing from bedrooms and/or in the attached garage. Additional smoke alarms should be installed as necessary so a functioning detector exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit: http://www.cpsc.gov/cpscpub/pubs/5077.html Cost estimate: $450
48) Safety, Minor Defect - One or more screws used to secure the cover or dead front to panel(s) #B had sharply pointed tips or were too long. Energized wires can be damaged by such screws. This is a potential shock hazard, especially when screws are being removed or installed. Recommend that a qualified person replace such screws with screws that are approved for this purpose (e.g. blunt-tip screws of the correct length). Because energized wires may be in contact with these screws, the client should consider having a qualified electrician replace the screws. Cost estimate: $75
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49) Safety, Comment - The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Recommend that a a carbon monoxide detector be installed near sleeping areas in homes with a fuel-burning appliance or attached garage. For more information, visit: http://www.cpsc.gov/cpscpub/pubs/5077.html
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50) Repair/Replace, Evaluate - One or more electric receptacles (outlets)master closet had no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair. Cost estimate: $225
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51) Repair/Replace - One or more light fixtures were damaged and/or deteriorated. Recommend that a qualified electrician repair or replace light fixtures as necessary. Cost estimate: $275
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52) Repair/Maintain, Evaluate - The electric meter seal was broken. The utility company installs these seals to prevent tampering with the meter or tapping into the electric supply before the meter. Consult with the property owner about this and/or contacting the utility company to have the seal reinstalled.
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: Near, at or beyond service life
Type: Tank
Energy source: Electricity
Estimated age: 12
Capacity (in gallons): 65
Temperature-pressure relief valve installed: Yes
Manufacturer: Rheem
Model number: 82V66-2
Serial number: RH0909D05156
Location of water heater: Laundry room
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 102
53) Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be at and/or beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak. Cost estimate: $850
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: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
Type: Tank
Energy source: Electricity
Estimated age: 36
Capacity (in gallons): 65
Temperature-pressure relief valve installed: Yes
Manufacturer: Rudd
Model number: PE66-2
Serial number: 0485C09415
Location of water heater: Closet, ESAT SIDE
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 125
54) Safety - 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: http://www.cpsc.gov/CPSCPUB/PUBS/5098.pdf
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55) Repair/Replace, Evaluate - Significant corrosion or rust was found at the supply pipes or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and replace components or make repairs as necessary.
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56) Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak. Cost estimate: $850
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Heating, Ventilation and Air Condition (HVAC)1- Section cost estimate: $5250
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, Heat pump
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Required repair, replacement and/or evaluation (see comments below)
Forced air heating system fuel type: Electric
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)
Cooling system and/or heat pump fuel type: Electric
Location: EAST SIDE
Type: Packaged unit
Estimated age: 17
Approximate tonnage: 5 TON
Heat pump or air conditioner model number: WCH060F100AB
Heat pump or air conditioner serial number: 42522HE2H
Condition of controls: Appeared serviceable
57) Major Defect, Comment - The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
Photo 57-1 Photo 57-2
58) Repair/Replace, Evaluate - The heat pump or air conditioning condensing unit did not respond to normal heating controls (thermostat). It appeared to be inoperable. The inspector was only able to perform a limited evaluation. If possible, consult with the property owner and/or review documentation on this system. Recommend that a qualified HVAC contractor evaluate and perform maintenance or make repairs as necessary. Cost estimate: $5250
59) Repair/Replace, Evaluate - Supply air from the air conditioning or heat pump cooling system was not cool enough. It should be 14-20 degrees Fahrenheit cooler than at the return duct(s) or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an over-sized fan, or a deficient return-air system. Recommend that a qualified HVAC contractor evaluate and repair as necessary.
Photo 59-1 Photo 59-2
Heating, Ventilation and Air Condition (HVAC)2- Section cost estimate: $1650
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, Heat pump
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Required repair, replacement and/or evaluation (see comments below)
Forced air heating system fuel type: Electric
Estimated age of forced air furnace: 6
Forced air heating system manufacturer: Rheem
Forced air furnace model #: RBHP-17J06SH1
Forced air furnace serial number: N371501460
Location of forced air furnace: Closet
Forced air system capacity in BTUs or kilowatts: 5KW
Condition of furnace filters: Required replacement
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Split system, Heat pump
Estimated age: 6
Approximate tonnage: 3.5 TON
Manufacturer: Rheem
Heat pump or air conditioner model number: RA1424AJ1NA
Heat pump or air conditioner serial number: W23500786
Condition of controls: Appeared serviceable
60) Safety, Repair/Replace - Significant amounts of debris, dirt and/or dust were visible in one or more sections of supply and/or return air ducts for the heating or cooling system. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Agency (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers." At a minimum, the visible debris should be thoroughly cleaned. Recommend that a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit: http://www.epa.gov/iaq/pubs/airduct.html Cost estimate: $750
Photo 60-1
61) Safety, Evaluate - The wooden support platform for the air handler was severely deteriorated/rotted at the time of inspection. Recommend that a qualified contractor replace to provide adequate support. Cost estimate: $575
62) Repair/Replace - One or more heating or cooling ducts in an unconditioned space (e.g. crawl space, attic or basement) were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8. Cost estimate: $325
Photo 62-1 Photo 62-2
63) Repair/Maintain, Evaluate - The last service date of the forced air heating/cooling system appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. 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 service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.
Photo 63-1
64) Repair/Maintain - The HVAC ductwork was constructed with paper facing insulation. This type of ductwork is subject to water absorption and has generally been replaced with foil faced flexible ductwork as an industry standard. Recommend that a qualified HVAC contractor repair as necessary. For example, by replacing ducts or sections of ducts.
Photo 64-1
65) Maintain - Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
Heating, Ventilation and Air Condition (HVAC)3- Section cost estimate: $550
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, Heat pump
General heating distribution type(s): Ducts and registers
Condition of furnace filters: Required replacement
Location for forced air filter(s): At base of air handler
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Split system, Heat pump
Estimated age: 6
Approximate tonnage: 3.5TON
Manufacturer: Rheem
Heat pump or air conditioner model number: RA1424AJ1NA
Heat pump or air conditioner serial number: W141502482
Condition of controls: Appeared serviceable
66) Repair/Maintain - The HVAC ductwork was constructed with paper facing insulation. This type of ductwork is subject to water absorption and has generally been replaced with foil faced flexible ductwork as an industry standard. Recommend that a qualified HVAC contractor repair as necessary. For example, by replacing ducts or sections of ducts.
67) Repair/Maintain - The pad for the heat pump or air conditioning condensing unit was undermined and/or not hurrivane rated. This unit requires adequate support. The compressor may be damaged if this unit is tilted 10 degrees or more. Also, the pad should elevate the unit above the soil to prevent corrosion. Recommend that a qualified person repair as necessary. Cost estimate: $550
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: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Tested, functioning serviceable
Condition of under-sink food disposal: Tested functioning serviceable
Condition of dishwasher: Tested, functioning serviceable
Condition of range, cooktop: Tested, functioning serviceable
Range, cooktop type: Electric
Condition of refrigerator: Required repair, replacement and/or evaluation (see comments below)
Condition of built: Tested functioning serviceable
68) Repair/Replace - Countertops and/or backsplashes were damaged or deteriorated. Recommend repairing or replacing as necessary.
Photo 68-1 Photo 68-2
Photo 68-3 Photo 68-4
Photo 68-5 Photo 68-6
69) Repair/Replace - One or more cabinets, drawers and/or cabinet doors were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary. Cabinet backboard missing, left open to accommodate pipes Cost estimate: $225
Photo 69-1 Photo 69-2
70) Repair/Replace - The cooktop exhaust fan was inoperable. Recommend that a qualified person repair or replace as necessary. Cost estimate: $750
Photo 70-1
71) Repair/Replace - The refrigerator's ice maker was malfunctioning. Recommend that a qualified person repair as necessary. Cost estimate: $850
Photo 71-1
72) Repair/Maintain - One or more cabinet drawers were substandard installation vertical cabinets turned horizontal. Recommend that a qualified person repair as necessary.
Photo 72-1 Photo 72-2
73) Repair/Maintain - The sink faucet was loose. Recommend that a qualified person repair as necessary. Cost estimate: $225
Photo 73-1
74) Minor Defect - The light in the exhaust hood was inoperable. Recommend replacing light bulb(s) or that repairs be made by a qualified person if necessary. Cost estimate: INCL
Photo 74-1
Bathrooms, Laundry and Sinks- Section cost estimate: $5500
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: Full bath
Location #B: 3/4 bath
Location #C: Full bath, Master bath
Location #D: 3/4 bath, CABANA
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
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)
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
Bathroom ventilation type: Spot fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
Location #E: Full bath, Bar sink
75) Repair/Replace, Evaluate - The toilet at location(s) #B was loose where it attached to the floor. Leaks can occur. Flooring, the subfloor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking. Cost estimate: $225
Photo 75-1 Photo 75-2
Photo 75-3 Photo 75-4
76) Repair/Replace, Comment - Countertops and/or backsplashes at location(s) #C were damaged or deteriorated. Recommend repairing or replacing as necessary. Cost estimate: $450
Photo 76-1 Photo 76-2
Photo 76-3
77) Repair/Replace - Shelving or other components were missing from one or more cabinets at location(s) #C. Recommend that a qualified person replace as necessary. Cost estimate: $550
Photo 77-1 Photo 77-2
78) Repair/Replace - The toilet tank was cracked or broken at location(s) #C. Recommend that a qualified plumber replace toilet(s) or components as necessary. Where cracks have resulted in leaks, additional repairs due to water damage may be needed. Cost estimate: $450
Photo 78-1 Photo 78-2
79) Repair/Replace - One or more handles controlling water flow to the shower at location(s) #D were missing. Recommend that a qualified person repair or replace handles as necessary. Cost estimate: $325
Photo 79-1
80) Repair/Replace - The hot and cold water supplies appeared to be reversed at the sink at location(s) #E. Normally, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is supplied with the handle to the right and hot when when the handle is to the left, or as indicated by the faucet's markings. At a minimum this is an inconvenience, but it can also result in accidental scalding. Recommend that a qualified plumber repair as necessary. Cost estimate: $175
Photo 80-1 Photo 80-2
81) Repair/Maintain - Tile, stone and/or grout in the flooring at location(s) #B was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the the subfloor as a result. Recommend that a qualified contractor repair as necessary. Cost estimate: $325-275
Photo 81-1 Photo 81-2
Photo 81-3
82) Repair/Maintain - One or more sink drains evidence of leaking at location(s) #C. A qualified person should repair as necessary. Cost estimate: $125
Photo 82-1
83) Repair/Maintain - Substandard repairs were found at the sink drain at location(s) #B (e.g. tape, sealant, non-standard components). Recommend that a qualified plumber repair per standard building practices. Cost estimate: $125
Photo 83-1 Photo 83-2
84) Repair/Maintain - Ribbed, flexible drain pipe was used at the sink at location(s) #A. This type of drain pipe accumulates debris more easily than smooth wall pipe and is likely to clog. Recommend that a qualified plumber replace flexible piping with standard plumbing components (smooth wall pipe) to prevent clogged drains. Cost estimate: $125
Photo 84-1 Photo 84-2
85) Repair/Maintain - The sink drain stopper mechanism at location(s) #C was inoperable. Recommend that a qualified person repair or replace as necessary. Cost estimate: $225
Photo 85-1 Photo 85-2
86) Repair/Maintain - Tile and/or grout in the shower enclosure at location(s) #B and D were deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary. Cost estimate: $750-550
Photo 86-1 Photo 86-2
Photo 86-3 Photo 86-4
87) Comment - The sink at location(s) #C was worn, blemished or deteriorated. Cost estimate: $450
88) Comment - The bathtub at location(s) #A was worn, blemished or deteriorated. Cost estimate: $1200-950
Photo 88-1 Photo 88-2
89) - Laundry appliances functional observed operating at time of inspection.
Photo 89-1
Interior, Doors and Windows- Section cost estimate: $9875
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.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Glass panel, Sliding glass
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Jalousie
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Laminate
90) Safety, Evaluate, Monitor - There were some water damaged areas with apparent microbial growth ongoing. It is beyond the scope of this inspection to identify this growth as harmful or not. Recommend that mold sampling tests be conducted.
91) Repair/Replace - Trim or jambs around one or more exterior doors was damaged. Recommend that a qualified person repair, replace or install as necessary. Cost estimate: $550
Photo 91-1 Photo 91-2
Photo 91-3 Photo 91-4
92) Repair/Replace - 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. Cost estimate: $750
Photo 92-1 Photo 92-2
Photo 92-3 Photo 92-4
93) Repair/Replace - Crank handles at many windows were missing, stripped and/or loose. Recommend that a qualified person replace handles or make repairs as necessary. Cost estimate: $650
Photo 93-1 Photo 93-2
Photo 93-3 Photo 93-4
Photo 93-5
94) Repair/Replace - One or more walls and/or ceilings were damaged and/or were cracked. Recommend that a qualified person repair as necessary. Cost estimate: $2750-2500
Photo 94-1 Photo 94-2
Photo 94-3 Photo 94-4
Photo 94-5 Photo 94-6
Photo 94-7 Photo 94-8
Photo 94-9 Photo 94-10
Photo 94-11 Photo 94-12
Photo 94-13 Photo 94-14
Photo 94-15 Photo 94-16
95) Repair/Replace - Evidence of direct water damage can cause “bubbling” around the edges of the planks. This is caused by water or other liquid seeping into the laminate flooring joints, where the locking system connects. Damage like this can also be caused from too much humidity in the air. Recommend that a qualified contractor install continuous waterproof flooring in wet areas as necessary. Cost estimate: $1800
Photo 95-1 Photo 95-2
Photo 95-3 Photo 95-4
96) Repair/Replace - Vinyl, linoleum flooring in one or more areas(garage office) was damaged and/or deteriorated. If in a wet area, water can damage the the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary. Cost estimate: $1100-950
Photo 96-1 Photo 96-2
Photo 96-3
97) Repair/Maintain - The lock mechanisms on one or more sliding glass doors were inoperable. Recommend that a qualified person repair as necessary. Cost estimate: $225
Photo 97-1 Photo 97-2
98) Repair/Maintain - Trim was water damaged and/or deteriorated in one or more areas. Recommend that a qualified person repair as necessary. Cost estimate: $1500
Photo 98-1 Photo 98-2
Photo 98-3
99) Repair/Maintain - Tile, stone and/or grout in the flooring in one or more areas was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. If in a wet area, water can damage the the sub-floor. Recommend that a qualified contractor repair as necessary. Cost estimate: $550
Photo 99-1
100) Comment - Screens were missing from many windows. These windows may not provide ventilation during months when insects are active.
Heating, Ventilation and Air Condition (HVAC)- Section cost estimate: $750
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).
101) Safety, Major Defect, Evaluate, Monitor - There were large gaps around the HVAC plenum and supply routing. This is a major cause of dust mites, allergens and mold causing bacteria entering the hvac duct where conditions are ripe for mold spore growth. Cost estimate: $750
