HOME INSPECTION REPORT - Blue Ridge Residential …€¦ · HOME INSPECTION REPORT 100 My ... may...

HOME INSPECTION REPORT

100 My Street, Gaffney, SC 12345

Inspection Date:11/28/2016

Prepared For:Mr. & Mrs. New Homeowner

Prepared By:Blue Ridge Residential Inspections

780 Flat Shoals Rd, Walhalla, SC 29691

864-810-0501

Report Number:112816JB1Inspector:

John BatsonLicense Number - 48907

Blue Ridge Residential Inspections

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This confidential report is prepared exclusively for Mr. & Mrs. New Homeowner.Blue Ridge Residential Inspections

Table of Contents

REPORT OVERVIEW 3

SUMMARY 4

GROUNDS 7

ROOF 12

EXTERIOR 17

GARAGE/CARPORT 27

KITCHEN 32

LAUNDRY ROOM 36

BATHROOM #1 37

BATHROOM #2 39

BATHROOM #3 41

BATHROOM #4 43

ROOM #1 45

ROOM #2 46

ROOM #3 47

ROOM #4 48

INTERIOR 49

BASEMENT 53

CRAWL SPACE 56

PLUMBING 61

HEATING SYSTEM 63

ELECTRIC/COOLING SYSTEM 65

LIVING ROOM 67

DINING ROOM 68

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REPORT OVERVIEWScope of InspectionAll components designated for inspection in the ASHI Standards of Practice are inspected, except asmay be noted in the "Limitations of Inspection" sections within this report.

It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Notall improvements will be identified during this inspection. Unexpected repairs should still beanticipated. The inspection should not be considered a guarantee or warranty of any kind.

Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.

Main Entrance FacesEast

State Of OccupancyOccupied

Weather ConditionsSunny

Recent RainNo

Ground CoverDry

Approximate AgeApproximate 40 years.

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SUMMARYImprovement ItemsDriveway had several large cracks. Recommend repair or replace. Water penetration will causeheaving over time.Insides of gutters are full of debris recommend cleaningRecommend maintaining downspout discharge a minimum of 5-6' away from the house.Add down spout extension all corners.Outside fire place clean out below grade. Recommend digging out around clean out and maintainclearance. Water penetration point.Stub up receptacle in front of house not operating at time of inspection. Recommend repair bylicensed electrician.Cannot open disconnect unit 1 . Flex conduit will not allow. Recommend repair by licensedelectrician. Potential safety hazard.Slight damage to bottom edge of door. Recommend repairHose bib in garage leaking at valve stem. Recommend repairCabinet doors over built in oven slightly warped, but functional.Caulking needed main bath between tub and wall, sink and wallLarge amount of insulation missing from between floor joists as well as some that has fallen out overtime. Have replaced to conserve energy.

Items To MonitorSome slight heaving noted side steps of back porch as well as floor of back porch. Recommendmonitor this area for any continued changes.Rear hose bib leaking at the stem. Recommend repair or replacement.Excessive rusting on AC unit 2 - recommend budgeting for a new one.Outside condenser unit coils dirty recommend cleaningUnable to access evaporator coil for visual inspection. Both heat pumps are self contained units.Recommend evaluation by HVAC technician.Two layers of shingles installed. This adds a great deal if weight to roof system and decreases lifespan of shingles. Recommend monitor roof system for movement over time.

Potential Safety HazardsRecommend railing for steps off of back and side porches. - SAFETY CONCERN.Cannot open disconnect unit 1 . Flex conduit will not allow. Recommend repair by licensedelectrician. Potential safety hazard.Light on outside right of front door loose and twisted. Recommend repair by licensed electrician.Counter top stove functioning at time of inspection. However as pictured the flex conduit and junctionbox are laying loose under cabinet. Extreme safety hazard. Recommend immediate repair bylicensed electrician.Receptacle in master bath loose when tested. Tester shows change in polarity when moved.Recommend licensed electrician evaluate and repair.Ceiling fan in master bedroom hot wired . (no switch). Recommend evaluation by licensed electrician.Ceiling fan in secondary bedroom hot wired (no switch). Recommend evaluation by licensedelectrician.ceiling fan in living room hot (no switch). Recommend evaluation by licensed electrician.Smoke detector in dinning room did not function at time of inspection. Recommend replacement withnewer model smoke and CO detectors.NFPA National Fire Protection Agency chapter 11 states that smoke and CO detectors be placed oneach level and outside each sleeping area or in the vicinity of all sleeping areas and on each level ofthe house including basement if applicable.Open junction box in bedroom 2 closet. Recommend box cover be placed. Potential safety hazard.Roof vent fan inside garage access thermostat hanging by wire with open joints noted. Recommend

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secure thermostat and install junction box by a licensed electrician. Safety hazardRecommend hand rails balusters on basement steps. Safety hazardIn basement. There appears to be mold growth in ceiling tiles, as well as some noted old moisturestains.Basement exterior door had some towels laying in front of interior door which would indicate thatwater may leak in during times of rain.Surface mount receptacle is hanging from the wire mold, and has large amount of old moisture stains.Safety hazard.TPR valve on water heater has no extention . Recommend licensed plumber add TPR extension .Please note. the inspector was unable to open any window in the house. Most if not all of them arepainted shut. This will not allow easy egress during a fire situation. Recommend immediate repairbefore occupying residence. SAFETY HAZARD.

Items Not OperatingStub up receptacle in front of house not operating at time of inspection. Recommend repair bylicensed electrician.Cannot open disconnect unit 1 . Flex conduit will not allow. Recommend repair by licensedelectrician. Potential safety hazard.Receptacle inside of garage not operating at time of inspection. Recommend repair by licensedelectrician.Receptacle in basement bathroom is painted closed unable to test.

Major ConcernsSide walkway had some cracking and settlement, recommend repair and/or replacementDriveway had several large cracks. Recommend repair or replace. Water penetration will causeheaving over time.Recommend railing for steps - SAFETY CONCERN.Rear hose bib leaking at the stem. Recommend repair or replacement.Chimney cap cracked and flaking off. Major concern. Recommend Repair by licensed contractor. Thisis definite water penetration point.Insides of gutters are full of debris recommend cleaningRecommend maintaining downspout discharge a minimum of 5-6' away from the house.Outside fire place clean out below grade. Recommend digging out around clean out and maintainclearance. Water penetration point.Hose bib in garage leaking at valve stem. Recommend repairCounter top stove functioning at time of inspection. However as pictured the flex conduit and junctionbox are laying loose under cabinet. Extreme safety hazard. Recommend immediate repair bylicensed electrician.Please note, during operation of cook top range hood gets very hot. Safety Hazard.Crown molding separated at ceiling. Cabinet appears to be pulling away from wall. Recommendevaluation by licensed contractor.Caulking needed main bath between tub and wall, sink and wallSmoke detector in dinning room did not function at time of inspection. Recommend replacement withnewer model smoke and CO detectors.NFPA National Fire Protection Agency chapter 11 states that smoke and CO detectors be placed oneach level and outside each sleeping area or in the vicinity of all sleeping areas and on each level ofthe house including basement if applicable.Roof vent fan inside garage access thermostat hanging by wire with open joints noted. Recommendsecure thermostat and install junction box by a licensed electrician. Safety hazardIn basement. There appears to be mold growth in ceiling tiles, as well as some noted old moisturestains.Basement exterior door had some towels laying in front of interior door which would indicate thatwater may leak in during times of rain.Surface mount receptacle is hanging from the wire mold, and has large amount of old moisture stains.Safety hazard.Some moisture damage noted behind sink in basement bathroom. Some old water staining noted

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bathroom ceiling. Moisture readings in wall behind sink as high as 19%. recommend licensedcontractor evaluate and repair.Extensive repair noted to back of house floor joists These run the length of the back of house.Repairs appear to be structurally sound, however I recommend a licensed contractor evaluaterepaired area.TPR valve on water heater has no extention . Recommend licensed plumber add TPR extension .Recommend extensions be installed on the two plumbing vent stacks on garage side of roof. Severalpictures for reference.Recommend extensions be installed on the two plumbing vent stacks on garage side of roof. Severalpictures for reference.North east corner of crawl space. improper foundation pier. 4x4 post in contact with soil, as well aspost pier placed in same area. Recommend repair by licensed contractor.South west corner post pier placed. Have area evaluated by licensed contractor as well.Brick pier visible from basement crawl access has a large amount of soil washed out from under.Cannot guarantee its stability. Have evaluated.Dinning room: Crack noted under window. Dinning room wall bows in slightly. This movement couldbe due to damage repair to floor system noted in the crawl space section of the report. Haveevaluated by licensed contractor.

Deferred Cost ItemsDriveway had several large cracks. Recommend repair or replace. Water penetration will causeheaving over time.Excessive rusting on unit - recommend budgeting for a new one.Heat pump nearing its life expectancy recommend budgeting for new unitTwo layers of shingles installed. This adds a great deal if weight to roof system and decreases lifespan of shingles. Recommend monitor roof system for movement over time.

* Items listed in this report may inadvertently have been left off the Summary Sheet.Customer should read the entire report, including the Remarks.

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GroundsService WalksMaterial: Brick

Condition: MarginalTypical cracksSettling cracks

Comments: Side walkway had some cracking and settlement, recommend repair and/orreplacement

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Driveway/ParkingMaterial: Concrete

Condition: MarginalTypical cracks

Comments: Driveway had several large cracks. Recommend repair or replace. Water penetrationwill cause heaving over time.

PorchCondition: Marginal

Support Pier: Other: Tile

Floor: Marginal

Comments: Some slight heaving noted side steps of back porch as well as floor of back porch.Recommend monitor this area for any continued changes.Need to reseal area between porch and house to prevent future water penetration.

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Stoops/StepsMaterial: Other: Brick

Railing/Balusters recommended

Condition: MarginalSafety Hazard

Comments: Recommend railing for steps - SAFETY CONCERN.

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PatioMaterial: Concrete

Condition: Satisfactory

Landscaping affecting foundationNegative Grade: Satisfactory

Hose bibsCondition: Satisfactory

Operable: Yes

Comments: 82 psi outside pressure.Rear hose bib leaking at the stem. Recommend repair or replacement.Hose bib in garage leaking at valve stem. Recommend repair

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RoofGeneralVisibility: All

Inspected From: Roof

Style of RoofType: Hip

Pitch: Medium

Roof #1: Type: AsphaltLayers: 2+ Layers

Age: 1-5+

Roof #2: None

Roof #3: None

Comments: Two layers of shingles installed. This adds a great deal if weight to roof system anddecreases life span of shingles. Recommend monitor roof system for movement overtime.

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Ventilation SystemType: Soffit

Ridge

FlashingMaterial: Galv/Alum


ValleysMaterial: Asphalt


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Condition of Roof CoveringsRoof #1: Satisfactory

Roof #2: N/A

Roof #3: N/A

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Plumbing VentsCondition: Marginal

Comments: Recommend extensions be installed on the two plumbing vent stacks on garage sideof roof. Several pictures for reference.

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ExteriorChimney(s)Location(s): North

Viewed From: Roof

Rain Cap/Spark Arrestor: Yes

Chase: Brick

Evidence of: Cracked chimney capFlaking

Flue: Tile

Evidence of: Have flue(s) cleaned and re-evaluated

Condition: PoorRecommend Repair

Comments: Chimney cap cracked and flaking off. Major concern. Recommend Repair by licensedcontractor. This is definite water penetration point.

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Gutters/Scuppers/EavestroughCondition: Satisfactory

Needs to be cleaned

Material: Galvanized/Aluminum

Leaking: No apparent leaks

Attachment: Satisfactory

Extension needed: NorthSouthEastWest

Comments: Gutters were in overall adequate condition.Insides of gutters are full of debris recommend cleaningRecommend maintaining downspout discharge a minimum of 5-6' away from thehouse.Add down spout extension all corners.

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SidingMaterial: Block/Brick

Typical cracks


Comments: Light on outside right of front door loose and twisted. Recommend repair by licensedelectrician.

TrimMaterial: Aluminum/Steel


SoffitMaterial: Vinyl


FasciaMaterial: Wood

Aluminum/Steel


FlashingMaterial: Aluminum/Steel


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CaulkingCondition: Satisfactory

Recommend around windows/doors/masonry ledges/corners/utility penetrations

Windows/ScreensCondition: Poor

Failed/fogged insulated glass

Material: Wood

Screens: Satisfactory

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Slab-On-Grade/FoundationFoundation Wall: Other: Brick


Concrete Slab: N/A

Service EntryLocation: Underground


Exterior receptacles: YesOperable: YesCondition: Marginal

GFCI present: NoOperable: NoSafety HazardRecommend GFCI Receptacles

Comments: Stub up receptacle in front of house not operating at time of inspection. Recommendrepair by licensed electrician.

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Building(s) Exterior Wall ConstructionType: Masonry


Exterior DoorsMain Entrance: Weatherstripping: Marginal

Door condition: Satisfactory

Patio: Weatherstripping: SatisfactoryDoor condition: Satisfactory

Rear door: Weatherstripping: SatisfactoryDoor condition: Satisfactory

Other door: Weatherstripping: SatisfactoryDoor condition: Satisfactory

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Exterior A/C - Heat pump #1Unit #1: Location: South

Brand: BryantApproximate Age: 1-5+


Energy source: Electric

Unit type: Air cooled

Outside Disconnect: Yes

Level: Yes

Condenser Fins: Satisfactory

Insulation: No

Improper Clearance (airflow):

No

Comments: Cannot open disconnect unit 1 . Flex conduit will not allow. Recommend repair bylicensed electrician. Potential safety hazard.

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Exterior A/C - Heat pump #2Unit #2: Location: North

Brand: Lennox

Model #: CHP20R-411-2P

Serial #: 5694M03708Approx. Age: 10-15+


Unit type: Air cooled

Outside Disconnect: Yes

Level: Yes

Condenser Fins: Need cleaning

Insulation: No

Condition: MarginalCabinet/housing rusted

Improper Clearance (airflow):

No

Comments: Excessive rusting on unit - recommend budgeting for a new one.Heat pump nearing its life expectancy recommend budgeting for new unitOutside condenser unit coils dirty recommend cleaning

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Garage/Carport

TypeType: Attached

2-Car

Automatic OpenerOperation: Operable

Safety ReverseOperation: Operable

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RoofingMaterial: Same as house

Gutters/EavestroughCondition: Satisfactory

Same as house

SidingMaterial: Same as house


TrimMaterial: Same as house


FloorMaterial: Concrete

Condition: SatisfactoryTypical cracks

Source of Ignition within 18"of the floor:

No

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Overhead Door(s)Material: Metal

Condition: Marginal

RecommendPriming/Painting Inside &Edges:

No

Comments: Slight damage to bottom edge of door. Recommend repair

Exterior Service DoorCondition: Satisfactory

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Electrical ReceptaclesYesOperable: No

Reverse polarity: No

Open ground: No

GFCI Present: NoOperable: NoRecommend GFCI Receptacles

Comments: Receptacle inside of garage not operating at time of inspection. Recommend repair bylicensed electrician.

Not working

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Fire Separation Walls & CeilingCondition: Satisfactory

Moisture Stains Present: No

Typical Cracks: No

Fire door: Not a fire door

Self closure: N/A

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Kitchen

CountertopsCondition: Satisfactory

CabinetsCondition: Satisfactory

Comments: Cabinet doors over built in oven slightly warped, but functional.

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PlumbingFaucet Leaks: No

Pipes leak/corroded: No

Sink/Faucet: Satisfactory

Functional drainage: Satisfactory

Functional flow: Satisfactory

Comments: FYI built in water filtration system. Change cartridges as needed.

Walls & CeilingCondition: Satisfactory

FloorCondition: Satisfactory

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AppliancesDisposal: Operable: Yes

Oven: Operable: Yes

Range: Operable: Yes

Dishwasher: Operable: Yes

Trash Compactor: Operable: Yes

Exhaust fan: Operable: Yes

Refrigerator: Operable: Yes

Microwave: Not tested

Other: Operable: No

Dishwasher airgap: No

Dishwasher drain linelooped:

Yes

Receptacles present: YesOperable: Yes

GFCI: NoOperable: NoRecommend GFCI Receptacles: YesPotential Safety Hazard(s)

Open ground/Reversepolarity::

No

Comments: Counter top stove functioning at time of inspection. However as pictured the flexconduit and junction box are laying loose under cabinet. Extreme safety hazard.Recommend immediate repair by licensed electrician.Please note, during operation of cook top range hood gets very hot, see picture forreference. Safety Hazard.

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Laundry Room

LaundryLaundry sink: N/A

Faucet leaks: No

Pipes leak: Not Visible

Cross connections: No

Heat source present: No

Room vented: No

Dryer vented: WallPlastic dryer vent not recommended

Electrical: Open ground/reverse polarity: No

GFCI present: NoOperable: NoRecommend GFCI Receptacles

Appliances: WasherDryer

Washer hook-uplines/valves:

Satisfactory

Gas shut-off valve: N/A

Comments: Crown molding separated at ceiling. Cabinet appears to be pulling away from wall.Recommend evaluation by licensed contractor.

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Bathroom #1

BathLocation: First floor half bath

Sinks: Faucet leaks: NoPipes leak: No

Tubs: N/A

Showers: N/A

Toilet: Bowl loose: NoOperable: Yes

Whirlpool: NoOperable: NoGFCI: NoGFCI Recommended

Shower/Tub area: FiberglassCondition: SatisfactoryCaulk/Grouting needed: No

Drainage: Satisfactory

Water flow: Satisfactory

Moisture stains present: No

Doors: Satisfactory

Window: Poor


GFCI: NoOperable: NoRecommend GFCI

Open ground/Reversepolarity:

No


Exhaust fan: YesOperable: Yes

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Bathroom #2

BathLocation: First floor bath


Tubs: Faucet leaks: YesPipes leak: Not Visible

Showers: Faucet leaks: YesPipes leak: Not Visible


Whirlpool: NoOperable: NoGFCI: No

Shower/Tub area: Other: Cast ironCondition: SatisfactoryCaulk/Grouting needed: YesWhere: Caulking needed main bath between tub and wall, sink and wall




Doors: Satisfactory

Window: Poor




No


Exhaust fan: NoOperable: No

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Bathroom #3

BathLocation: Master bath


Tubs: N/APipes leak: Not Visible

Showers: Faucet leaks: NoPipes leak: Not Visible



Shower/Tub area: Other: TileCondition: SatisfactoryCaulk/Grouting needed: No




Doors: Satisfactory

Window: Poor




No



Comments: Receptacle in master bath loose when tested. Tester shows change in polarity whenmoved. Recommend licensed electrician evaluate and repair.

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Bathroom #4

BathLocation: Basement bath


Tubs: N/AFaucet leaks: NoPipes leak: Not Visible

Showers: Faucet leaks: NoPipes leak: Not Visible



Shower/Tub area: FiberglassCondition: SatisfactoryCaulk/Grouting needed: No



Moisture stains present: YesWallsCeilings

Doors: Satisfactory

Window: None

Receptacles present: YesOperable: No



Potential Safety Hazard



Comments: Some moisture damage noted behind sink in basement bathroom. Some old waterstaining noted bathroom ceiling. Moisture readings in wall behind sink as high as 19%.recommend licensed contractor evaluate and repair.Receptacle in basement bathroom is painted closed unable to test.

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Room #1

RoomLocation: First floor

Type: MASTER BEDROOM

Walls & Ceiling: Satisfactory

Moisture stains: No

Floor: Satisfactory

Ceiling fan: Satisfactory

Electrical: Switches: Yes, OperableReceptacles: Yes, OperableOpen ground/Reverse polarity: No

Heating source present: No

Bedroom Egress restricted: Yes

Doors: Satisfactory

Windows: Poor

Comments: Ceiling fan in master bedroom hot wired . (no switch). Recommend evaluation bylicensed electrician.

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Room #2


Type: BEDROOM


Moisture stains: No

Floor: Satisfactory





Doors: Satisfactory

Windows: Poor

Comments: Open junction box in bedroom 2 closet. Recommend box cover be placed. Potentialsafety hazard.

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Room #3


Type: BEDROOM


Moisture stains: No

Floor: Satisfactory





Doors: Satisfactory

Windows: Poor

Comments: Ceiling fan in secondary bedroom hot wired (no switch). Recommend evaluation bylicensed electrician.

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Room #4


Type: BEDROOM


Moisture stains: No

Floor: Satisfactory





Doors: Satisfactory

Windows: Poor

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Interior

FireplaceLocation(s):

Family room

Type: Wood

Material: Metal insert

Miscellaneous: Blower built-inOperable: NoDamper operable: Yes

Damper modified for gasoperation:

No

Hearth extension adequate: Yes

Mantel: N/A

Physical condition: MarginalRecommend having flue cleaned and re-examined

Comments: Outside fire place clean out below grade. Recommend digging out around clean outand maintain clearance. Water penetration point.

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Smoke/Carbon Monoxide detectorsSmoke Detector: Present

Operable: NoSafety Hazard

CO Detector: Not PresentOperable: Not testedSafety Hazard

Comments: Smoke detector in dinning room did not function at time of inspection. Recommendreplacement with newer model smoke and CO detectors.NFPA National Fire Protection Agency chapter 11 states that smoke and CO detectorsbe placed on each level and outside each sleeping area or in the vicinity of all sleepingareas and on each level of the house including basement if applicable.

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Attic/Structure/Framing/InsulationAccess: Scuttlehole/Hatch

Inspected from: Other

Location: HallwayAccess limited by: Size of access hole

Flooring: None

Insulation: Rock woolCompressedRecommend additional insulation

Installed in: Between ceiling joists

Vapor barriers: Not Visible

Ventilation: Ventilation appears adequate

Fans exhausted to: Not Visible

HVAC Duct: N/A

Chimney chase: N/A

Structural problemsobserved:

No

Roof structure: Trusses

Ceiling joists: Wood

Sheathing: Plywood

Evidence of condensation: Yes

Evidence of moisture: No

Evidence of leaking: No

Firewall between units: N/A

Electrical: Open junction box(es)

Comments: Access panel is 13 inch by 21 inch.Second access panel found above drop ceiling in garage. Still cannot enter space.Roof vent fan inside garage access thermostat hanging by wire with open joints noted.Recommend secure thermostat and install junction box by a licensed electrician.Safety hazard

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Basement

StairsCondition: Satisfactory

Handrail: YesHandrail/Railing/Balusters recommended

Headway over stairs: Low clearance

Comments: Recommend hand rails balusters on basement steps. Safety hazard

FoundationCondition: Satisfactory

Material: Concrete block

Horizontal cracks: None

Step cracks: None

Vertical cracks: None

Covered walls: None

Movement apparent: None

Indication of moisture: No

FloorMaterial: Concrete

Condition: Not Visible

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DrainageSump pump: No

Floor drains: Not Visible

Comments: In basement. There appears to be mold growth in ceiling tiles, as well as some notedold moisture stains.Basement exterior door had some towels laying in front of interior door which wouldindicate that water may leak in during times of rain.Surface mount receptacle is hanging from the wire mold, and has large amount of oldmoisture stains. Safety hazard.

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Crawl Space

Crawl spaceType: Combination basement/crawl space/slab

Conditioned(heated/cooled):

No

AccessLocation: Exterior

Via basement

Inspected from: Access panel

Foundation wallsCondition: Satisfactory

Material: Concrete blockBrick

FloorMaterial: Dirt

Condition: Typical cracks

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DrainageSump pump: No

Operable: No

Standing water: Not Visible

Evidence of moisturedamage:

No

VentilationLocation: Wall vents

Condition: Additional ventilation recommended

Girders/Beams/ColumnsMaterial: Steel

Masonry

Condition: Marginal

Comments: North east corner of crawl space. improper foundation pier. 4x4 post in contact withsoil, as well as post pier placed in same area. Recommend repair by licensedcontractor.South west corner post pier placed. Have area evaluated by licensed contractor aswell.Brick pier visible from basement crawl access has a large amount of soil washed outfrom under. Cannot guarantee its stability. Have evaluated.

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JoistsMaterial: 2x8

Comments: Extensive repair noted to back of house floor joists These run the length of the back ofhouse. Repairs appear to be structurally sound, however I recommend a licensedcontractor evaluate repaired area.

Condition: Marginal

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InsulationType: Fiberglass

Location: Between floor joists

Comments: Large amount of insulation missing from between floor joists as well as some that hasfallen out over time. Have replaced to conserve energy.

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Vapor barrierPresent: Yes

Improperly installed

Material: Plastic

Condition: Marginal

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Plumbing

Water serviceMain shut-off location: Outside at curbside

Water entry piping: CPVC PlasticPolybutylene Plastic

Lead other than solderjoints:

No

Visible water distributionpiping:

Copper

Flow: Satisfactory

Pipes Supply/Drain: Cross connection: No

Drain/Waste/Vent pipe: PVC

Support/Insulation: N/A

Traps proper P-Type: Yes


Interior fuel storage system: N/A

Fuel line: N/A

Condition: N/A

Water heater #1General: Brand Name: unknown

Capacity: 40

Approx. age: 1-5+

Type: Electric

Combustion air ventingpresent:

N/A

Seismic restraints needed: N/A

Relief valve: YesExtension proper: No

Vent pipe: N/A


Comments: TPR valve on water heater has no extention . Recommend licensed plumber add TPRextension .

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Heating System

Heating systemUnit #1: Satisfactory

Recommended HVAC technician examine

Unit #2: SatisfactoryRecommended HVAC technician examine


Warm air system: Central system

Heat exchanger: N/A

Carbon monoxide: N/A

Combustion air ventingpresent:

N/A

Controls: Disconnect: YesGas shut off valve: No

Distribution: Metal duct

Flue piping: N/A

Filter: Standard

When turned on bythermostat:

FiredProper operation: Yes

Heat pump: Supplemental electric

Sub-slab ducts: N/AWater/Sand Observed: No

System not operated due to: N/A

Comments: Heat pumps pictured were operated using normal controls. both operated normally attime of inspection.

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Electric/Cooling System

Main panelLocation: Laundry room


Adequate Clearance toPanel:

Yes

Amperage/Voltage: 200a

Breakers/Fuses: Breakers

Appears grounded: Yes

GFCI breaker: NoOperable: No

AFCI breaker: NoOperable: No

Main wire: Aluminum

Branch wire: Copper

Branch wire condition: SatisfactoryRomex

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Evaporator Coil Section Unit #1General: Central system

Location: South outside wall

Age: 1-5+

Evaporator coil: Not Visible

Condensate line/drain: To exterior

Secondary condensateline/drain:

Present: NoNeeded: No

Condition: SatisfactoryRecommend HVAC technician examine/clean/serviceNot operated due to exterior temperature

Comments: Unable to access evaporator coil for visual inspection. Both heat pumps are selfcontained units. Recommend evaluation by HVAC technician.

Evaporator Coil Section Unit #2General: Central system

Location: North outside wall

Age: 10-15+

Evaporator coil: Not Visible

Condensate line/drain: To exterior

Secondary condensateline/drain:

Present: NoNeeded: No

Condition: MarginalRecommend HVAC technician examine/clean/serviceNot operated due to exterior temperature

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Living Room

Living RoomLocation: First floor


Moisture stains: No

Floor: Satisfactory




Doors: None

Windows: Poor

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Dining Room

Dining RoomLocation: First floor


Moisture stains: No

Floor: Satisfactory

Ceiling fan: None



Doors: None

Windows: Poor

Comments: Dinning room: Crack noted under window. Dinning room wall bows in slightly. Thismovement could be due to damage repair to floor system noted in the crawl spacesection of the report. Have evaluated by licensed contractor.

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Property Inspected By: John Batson

Inspector’s Signature:License Number: 48907

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