Inspector: Matt Rhoads, Fox Mountain Property Inspections Cover...

Inspector: Matt Rhoads, Fox Mountain Property InspectionsCover Page

536 Ridge Rd, Shenandoah Junction, WV 25442Inspection prepared for: Emily Bourckel

Real Estate Agent: Sandy Snyder - RE/MAX Results (Hagerstown)

Date of Inspection: 5/13/2020 Time: 9:00 AMAge of Home: 1900 Size: 2088Weather: Sunny, 50 Degrees

Home Inspection, FHA Water Analysis

MD LIC# 33130, WV LIC# HI9925142-0418, VA LIC# 3380001588Phone: 301-685-3145

Email: [email protected]

Inspector: Matt Rhoads

Melissa Auldridge

Melissa Auldridge

Melissa Auldridge

Fox Mountain Property Inspections 536 Ridge Rd, Shenandoah Junction, WV

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Page 1 of 40

Inspection and Site Details

Conventions and Terms Used in this Report

1. Inspection TimeStart: 08:30 AMEnd : 11:30 AM

2. Attending Inspection• Client present• Client present

3. Residence Type/Style• Single Family Home

4. Garage• NO Garage

5. Age of Home or Year Built• Built in:• 1900

6. Square Footage• Approximately 2000+ sq. ft.

7. Occupancy• Vacant• The utilities were on at the time of inspection.

8. Weather Conditions• Clear, Sunny Sky• Temperature at the time of inspection approximately:• 50 degrees

USE OF PHOTOS: Your report includes many photographs. Some pictures are informational and of a general view, to help you understandwhere the inspector has been, what was looked at, and the condition of the item or area at the time of the inspection.Some of the pictures may be of problem areas. These pictures are to help you better understand what is documented inthis report and to help you see areas or items that you normally would not see. Not all problem areas or conditions will besupported with photos. TEXT COLOR SIGNIFICANCE: BLUE colored text: Denotes observations and information regarding the condition of the systems and components of thehome. These include comments of deficiencies which are less than significant; or comments which further expand on asignificant deficiency; or comments of recommendations, routine maintenance, tips, and other relevant resourceinformation. GREEN colored text: Denotes a brief comment of significant deficient components or conditions which need relativelyquick attention, repair, or replacement. These comments are also duplicated in the Report Summary page(s).

Melissa Auldridge


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Page 2 of 40

Exterior

COMMONLY USED TERMS: "SAFETY CONCERN": A condition, system or component that is considered harmful or dangerous due its presence orabsence."DEFERRED COST": Denotes a system or component that is near or has reached its normal service life expectancy orshows indications that it may require repair or replacement anytime within the next five (5) years."MAINTENANCE": Recommendations for the proper operation and routine maintenance of the home."IMPROVE": Denotes improvements which are recommended but not required. These may be items identified forupgrade to modern construction and safety standards."FMI": For More Information: Includes additional reference information and/or web links to sites which expand on installedsystems and components and important consumer product information."FYI": For Your Information: Denotes a general information and/or explanation of conditions; Safety information;Cosmetic issues; and useful tips or suggestions for home ownership. KEY TO RATINGS: Inspect = INSPECTED: A system or component was visually examined. It was observed to be functioning normally or asoriginally intended, at the time of inspection, with no apparent deficiencies. A system may not be operationally tested dueto limitations, in which case, these limitations will be listed in this report. A system or component may show signs ofnormal wear and tear. Not Inspect = NOT INSPECTED: A system or component was not ON or it was shut down at the time of inspection, andcould not be evaluated using normal control devices. A system or component was hidden from visual evaluation by itemssuch as furniture, personal property, or other coverings as indicated in this report. Reason for non inspection will beindicated on this report. Not Presnt = NOT PRESENT: A system or component did not exist or was not evident on this property at the time ofinspection. Repair Replac = REPAIR or REPLACE: A system or component was not operating normally, or as designed, at the timeof inspection. It may need further review and evaluation by an appropriate professional tradesperson to be repaired orreplaced as needed. It may include a condition that is hazardous or unsafe and could result in personal injury or propertydamage.

1. Driveway

InspectNot

InspectNot

PresntRepairReplac

XMaterials:• GravelObservations:• Gravel driveways need ongoing maintenance. Repair as needed.

2. Stoop, Steps

InspectNot

InspectNot

PresntRepairReplac

XMaterials:• BrickObservations:• No deficiencies noted.

3. Exterior Doors

InspectNot

InspectNot

PresntRepairReplac

XObservations:• Appeared functional and in satisfactory condition, at time of inspection.

Melissa Auldridge


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Page 3 of 40

4. Exterior Cladding

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• Vinyl SidingObservations:• The house siding has improper distance/clearance from the ground, mainly atthe front, &, left side. This condition can encourage wood destroying insects toenter the structure. There should be a minimum of 6"-8" of clearance from thesoil to the siding. Recommend qualified professional for correcting.

Melissa Auldridge


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Page 4 of 40

5. Eaves, Soffits, Fascia and Trim

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• Wood• VinylObservations:• Gaps observed at areas of repaired trim, mainly at the left side and rearwindows. Recommend qualified professional for repair or replacement asneeded.

6. Exterior Caulking

InspectNot

InspectNot

PresntRepairReplac

X XComments:• The purpose of exterior caulking is to minimize air flow and moisture throughcracks, seams, and utility penetrations/openings. Controlling air infiltration is oneof the most cost effective energy-efficient measures in modern constructionpractices. A home that is not sealed will be uncomfortable due to drafts and willuse about 30% more energy than a relatively air-tight home. In addition, goodcaulking and sealing will reduce dust and dirt in the home and is one of thesimplest energy efficient measures to install.Observations:• Sealant or caulking is missing at utility penetrations, mainly at the followingareas: Electrical Service Wire Penetration. Recommend qualified professional forsealing areas to prevent water/pest intrusion.

Melissa Auldridge


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Page 5 of 40

Deteriorated Caulking

7. Deck, Balcony

InspectNot

InspectNot

PresntRepairReplac

XMaterials:• Rear Deck- Pressure Treated Lumber, Wood Columns, Wood Decking, WoodRailingsObservations:• No deficiencies noted.• MAINTENANCE: Recommend cleaning, painting/staining, and sealing asneeded to extend the life of the deck.

8. Railings

InspectNot

InspectNot

PresntRepairReplac

X XObservations:• There is no handrail installed at the rear steps. Recommend qualifiedprofessional for installation of a proper handrail for safety.

Melissa Auldridge


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Page 6 of 40

9. Grading and Surface Drainage

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• Lot grading and drainage have a significant impact on the building, simplybecause of the direct and indirect damage that moisture can have on thefoundation. It is very important, therefore, that surface runoff water beadequately diverted away from the home. Lot grading should slope away and falla minimum of one (1) inch every foot for a distance of six (6) feet around theperimeter of the building.Observations:• Evidence of vermin activity along the foundation, mainly at the rear, evident byburrowing activity and disturbed soil. The burrowing activity can causefoundation damage and water intrusion into the structure. Recommend wildlifespecialist for removal of the vermin and other qualified professional for regradingareas.• There are some low spots along the foundation, mainly at the right side.Recommend adding additional backfill to create the proper slope away from thehouse to allow for effective drainage.

Vermin Activity Low Area

Melissa Auldridge


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Page 7 of 40

Roofing

10. Vegetation Affecting Structure

InspectNot

InspectNot

PresntRepairReplac

X XObservations:• MONITOR: There are large trees in close proximity to the home. Trees canpotentially damage the home, clog drainage pipes and block gutters. Large treesshould be reviewed annually for pruning, de-limbing, and/or removal.• Overgrown vegetation in contact with structure. Recommend having vegetationtrimmed, pruned, or removed from affected areas, and regular homeownermonitoring and landscaping maintenance thereafter.

11. Limitations of Exterior Inspection• A home inspection does not include an assessment of geological, geotechnical,or hydrological conditions -- or environmental hazards.• A representative sample of exterior components were inspected rather thanevery occurrence of components.• While performance of lot drainage and water handling systems may appearserviceable at the time of inspection, the inspector cannot always accuratelypredict this performance as conditions constantly change. Furthermore, itemssuch as leakage in downspout/gutter systems are very difficult to detect duringdry weather. Inspection of foundation performance and water handling systems,therefore, is limited to visible conditions and evidence of past problems.

Melissa Auldridge


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Page 8 of 40

1. Roof Covering

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• MetalAge:• Average life expectancy of metal roofs is 40 - 80 yearsObservations:• Previous repair observed at the right side. The repairs do not appear toadequate. There is a large gap between the roof covering and rake board and therepair is not properly sealed where it meets the original roof covering. Unable todetermine the integrity of the repairs. Recommend licensed roofer evaluate andmake necessary repairs.• Peeling paint observed at the metal roof. Recommend qualified professional forprep, prime, and paint to extend the life of the roof.

Previous Repair

2. Flashings

InspectNot

InspectNot

PresntRepairReplac

X XObservations:• Open areas of flashing observed around the chimney. Recommend a qualifiedprofessional to evaluate and repair as needed.

Melissa Auldridge


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Page 9 of 40

3. Roof Penetrations

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• PVC Piping For Plumbing Vent Stack(s)Observations:• Evidence of previous leaking around the roof penetration, evident by observedspray foam around the penetration and a bucket beneath. Area appeared dry attime of inspection. Recommend a qualified professional for repair or replacementof the flashing as necessary.

4. Chimney(s)

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• Type- MasonryObservations:• The masonry chimney has damaged/loose or missing bricks. Recommend amasonry specialist for evaluation and repair. Furthermore, recommend a level 2chimney inspection before use or capping the chimney if it will no longer beneeded.

Definition

Polyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines.

Melissa Auldridge


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Page 10 of 40

5. Roof Drainage System

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• Galvanized/AluminumObservations:• Leaves and debris observed inside the gutters. Recommend qualified individualfor cleaning the gutters, monitor, and clean as needed.

6. Limitations of Roofing Inspection• Roofs may leak at any time. Leaks often appear at roof penetrations, flashings,changes in direction or changes in material. A roof leak should be addressedpromptly to avoid damage to the structure, interior finishes and furnishings. A roofleak does not necessarily mean the roof has to be replaced. We recommend anannual inspection and tune-up to minimize the risk of leakage and to maximizeroof life.• Estimates of remaining roof life are approximations only and do not preclude thepossibility of leakage.

Melissa Auldridge


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Page 11 of 40

Structure 1. Foundation Type

Combination Basement and Crawlspace

2. Foundation Walls

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• StoneObservations:• Deteriorated mortar observed at numerous areas of the exterior foundation wall.Recommend professional mason for repointing as needed.

Deteriorated Mortar Deteriorated Mortar

Melissa Auldridge


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Page 12 of 40

3. Foundation Floor

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• Basement- Dirt Floor• Crawl Space- Dirt FloorObservations:• There is no vapor barrier installed at the foundation floor of the basement orcrawlspaces. Recommend a qualified professional for installation of a vaporbarrier on the dirt floor to reduce humidity and protect mechanical equipment andstructure from damage.

4. Under Floor Crawlspace(s)

InspectNot

InspectNot

PresntRepairReplac

X XMethod of Inspection:• CrawledInsulation & Ventilation:• Insulation- Fiberglass BattsObservations:• INFO: Good crawlspace resource information can be found at the followingwebsite: http://www.crawlspacedepot.com• Insulation is falling down in the crawlspace. Recommend qualified professionalfor correcting.• Evidence of active termite activity, evident by visible tubes inside the left rearcrawlspace and damage observed at the wall sheathing at the right of thecrawlspace access door. Recommend pest control contractor for treatment andqualified contractor to evaluate for repairs.

Melissa Auldridge


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Page 13 of 40

Termite Activity Termite Activity

5. Columns and Beams

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• Wood Beams• Steel Screw JacksObservations:• Temporary screw jacks have been used for supports in the basement. Properinstallation would include a beam, metal columns with footings and fastening atthe top and bottom. The columns do not appear to be on proper footings and arenot attached at both ends. Recommend inquiring the seller about the purpose ofthe existing installation and qualified professional to make repairs as needed.

Melissa Auldridge


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Page 14 of 40

6. Floor Structure

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• 2 X 8 Wood Joists• Wood Plank Sub FloorObservations:• Areas of damaged/altered floor joists. Unable to validate the integrity of repairs.Recommend inquiring with the seller regarding the nature of the repairs andstructural engineer to evaluate if further information is desired.• Undulating floors observed at the first floor. It appears that the floors joists aresagging at the middle of the front crawlspace area. Unable to determine thereason for the movement. Recommend structural engineer to evaluate, makerecommendations, and a qualified professional for repairs as needed.

Altered Joists Altered Joists

7. Wall Structure

InspectNot

InspectNot

PresntRepairReplac

XDescription:• Wood FrameObservations:• Limited view due to finishing materials.

Melissa Auldridge


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Page 15 of 40

Attic and Insulation

8. Ceiling and Roof Structure

InspectNot

InspectNot

PresntRepairReplac

XDescription:• Rafters• 1x Solid Plank SheathingObservations:• Visible areas appear satisfactory, at time of inspection.• Limited view of ceiling framing due to insulation.• IMPROVE: Recommend installing rafter ties to prevent rafter spread.

9. Limitations of Structure Inspection• Full inspection of all structural components (posts/girders, foundation walls, subflooring, and/or framing) is not possible in areas/rooms where there are finishedwalls, ceilings and floors.• A representative sample of the visible structural components was inspected.• No representation can be made to future leaking of foundation walls.• Engineering or architectural services such as calculation of structural capacities,adequacy, or integrity are not part of a home inspection.

1. Attic Access

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• StairsObservations:• There is no handrail or railing installed at the attic access stairs. Recommendqualified professional for installing a railing for safety.

2. Method of Attic Inspection• Viewed and Walked In The Attic

Melissa Auldridge


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Page 16 of 40

3. Insulation in Unfinished Spaces

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• Cellulose Loose FillDepth/R-Value:• Approximately 1-3 inches• Standard for this area is 12"-15" for approximately R30-R38 insulating value.Observations:• IMPROVE: Add insulation to improve to R-49 -- The Department of Energy R-Value recommendation for attic insulation in the North/East U.S.• The house insulation is minimal. Expect high energy costs. Recommendprofessional insulation contractor to evaluate for adding insulation to reduceenergy expenses.

4. Attic Ventilation

InspectNot

InspectNot

PresntRepairReplac

XDescription:• Windows At Gable EndsObservations:• Windows at gable ends are the only available attic venting. Recommendopening of the windows in the summer months and adding screens to thewindows.

5. Vent Piping Through Attic

InspectNot

InspectNot

PresntRepairReplac

XMaterials:• PVC Plumbing VentsObservations:• No deficiencies noted.

6. Limitations of Attic and Insulation Inspection• Insulation/ventilation type and levels in concealed areas, like exterior walls, arenot inspected.• Any estimates of insulation R values or depths are rough average values.• An analysis of indoor air quality is not part of this inspection unless explicitlycontracted-for seperately.• Insulation and vapor barriers are not disturbed and no destructive tests (such ascutting openings in walls to look for insulation) are performed.

Definition

Cellulose insulation: Ground-up newspaper that is treated with fire-retardant.

Melissa Auldridge


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Page 17 of 40

Interior 1. Walls and Ceilings

Inspect

NotInspect

NotPresnt

RepairReplac

XMaterials:• DrywallObservations:• General condition of walls and ceilings appeared satisfactory.

2. Floor Surfaces

InspectNot

InspectNot

PresntRepairReplac

XMaterials:• Hardwood• VinylObservations:• No deficiencies noted - with normal wear and age.

Melissa Auldridge


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Page 18 of 40

3. Windows

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• Vinyl- Double Hung With Tilt-Out FeatureObservations:• Missing and damaged screens observed. Recommend replacement as needed.• Broken sash wire/cord observed on window frame, mainly in the left front livingroom and second floor left front, right front, and rear bedroom . This is a "SafetyConcern". Sash wire/cord holds window in open position. Recommend qualifiedprofessional for repair as needed.• Cracked or broken window glass was observed, mainly in the second floor leftfront bedroom . Recommend qualified professional for repair or replacement ofthe damaged glass.• The window pane in the lower sash is missing/damaged at the right side diningroom window. Recommend qualified professional for repair or replacement.

Broken Sash Cord Broken Sash Cord

Melissa Auldridge


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Page 19 of 40

Broken Sash Cord Broken Sash Cord

Damaged Glass Cracked Glass

4. Interior Doors

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• WoodObservations:• Several of the interior doors do not latch/shut properly. Recommend qualifiedprofessional to evaluate all the doors and make repairs as needed.• The door rubs on the floor at the front living room. Recommend qualifiedprofessional for repair as needed.

5. Stairways and Railings

InspectNot

InspectNot

PresntRepairReplac

X XObservations:• The railing is too short at the second floor hallway . The minimum height for aninterior railing is 36 inches. Recommend qualified professional for installation of aproper railing.

Melissa Auldridge


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Page 20 of 40

6. Cabinets and Vanities

InspectNot

InspectNot

PresntRepairReplac

XMaterials:• Solid WoodObservations:• No deficiencies observed.

7. Countertops

InspectNot

InspectNot

PresntRepairReplac

XMaterials:• LaminateObservations:• No discrepancies observed, with normal wear for age.

Melissa Auldridge


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Page 21 of 40

8. General Information

InspectNot

InspectNot

PresntRepairReplac

X XObservations:• Vermin activity observed, mainly in the attic. Vermin can damage insulation &electrical wiring. Recommend a professional pest contractor evaluate fortreatment.• Evidence of previous snake activity, evident by snake skins observed in theattic. Recommend qualified professional to evaluate and remove snakes asneeded.

Snake Skin Nest

Melissa Auldridge


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Heating and Air Conditioning

9. Limitations of Interiors Inspection• Home Inspectors cannot determine the integrity of the thermal seal in double-glazed windows. Evidence of failed seals may be more or less visible from oneday to the next depending on the weather and inside conditions(temperature,humidity, sunlight, etc.).• Carpeting, window treatments, central vacuum systems, household appliances,recreational facilities, paint, wallpaper, and other finish treatments are notinspected.• Given the age of the residence, asbestos and lead-based paint could bepresent. In fact, any residence built before 1978 should not be assumed to befree from these and other well-known contaminants. Regardless, we do not havethe expertise or the authority to detect the presence of environmentalcontaminants, but if this is a concern you should consult with an environmentalhygienist, and particularly if you intend to remodel any area of the residence.

1. Thermostat(s)

InspectNot

InspectNot

PresntRepairReplac

XDescription:• Type: Analog- Non-Programmable TypeObservations:• No deficiencies noted.

2. Heating System

InspectNot

InspectNot

PresntRepairReplac

XDescription:• Electric Baseboard HeatObservations:• No deficiencies observed.

3. Energy Source

InspectNot

InspectNot

PresntRepairReplac

XFor Heating:• ElectricFor Cooling:• N/AObservations:• No deficiencies noted.

4. Cooling System

InspectNot

InspectNot

PresntRepairReplac

X

5. Heating & Cooling Distribution

InspectNot

InspectNot

PresntRepairReplac

XDescription:• Electric Baseboard HeatersObservations:• No deficiencies noted.

Melissa Auldridge


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Page 23 of 40

Electrical

6. Limitations of Heating and Air Conditioning Inspection• Heat gain calculations, adequacy, efficiency, or the balanced distribution of airthroughout the home are not performed as part of a home inspection. Thesecalculations are typically performed by designers to determine the required sizeof HVAC systems. As a very rough rule of thumb -- Air conditioning adequacy is600-800 sq. feet of living area per ton (12,000 BTU) of A/C cooling capacity.• Determining heating and cooling supply adequacy or distribution balance is notpart of this inspection.

1. Service Drop

InspectNot

InspectNot

PresntRepairReplac

XDescription:• Overhead Stranded Triplex Cable• Meter Location- Exterior, Right SideObservations:• No deficiencies noted.

2. Electrical Service RatingDescription: 200 Amps

3. Main Disconnect

InspectNot

InspectNot

PresntRepairReplac

XDescription:• 200 Amp Breaker• Location- On Main Panel (See Photo)Observations:• No deficiencies observed.

Definition

Abbreviation for air conditioner and air conditioning

Melissa Auldridge


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Page 24 of 40

Main Disconnect

4. Main Service Panel(s)

InspectNot

InspectNot

PresntRepairReplac

XDescription:• Manufacturer- SQUARE D• Location- BasementObservations:• No deficiencies noted.• The wiring within the panel appeared satisfactory and functional.• The main panel appears to have some room for future upgrades or additions tothe system.

5. Service Entrance Wires

InspectNot

InspectNot

PresntRepairReplac

XMaterial:• AluminumObservations:• No deficiencies noted.

Melissa Auldridge


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Page 25 of 40

6. Service Grounding

InspectNot

InspectNot

PresntRepairReplac

XMaterial:• CopperObservations:• No deficiencies noted.

7. Overcurrent Protection

InspectNot

InspectNot

PresntRepairReplac

XType:• BreakersObservations:• No deficiencies noted.

8. Distribution Wiring

InspectNot

InspectNot

PresntRepairReplac

X XMaterial:• CopperObservations:• Exposed, active wire observed in the attic. Recommend a licensed electricianfor repair.

Active Wire

9. Sub Panel(s)

InspectNot

InspectNot

PresntRepairReplac

XDescription:• Rating- 50 Amps• Location- Next To Main Panel• Breakers in UseObservations:• No deficiencies noted.• The wiring within the subpanel appeared satisfactory and functional.• The auxiliary panel ground & neutral wires are properly un-bonded.

Melissa Auldridge


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Page 26 of 40

10. Lighting, Fixtures, Switches, Outlets

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• GroundedObservations:• A representative sampling of outlets, switches and light fixtures were tested. Nodeficiencies observed except as noted below.• One or more receptacle(s) have a "reverse polarity" fault, mainly at the left frontliving. This is an electrical shock hazard. Recommend a licensed electrician forrepair.• Damaged receptacle observed at the right rear bedroom. Recommend licensedelectrician for replacement.• Missing switch plate covers at the attic stairway . Recommend installing cover.• Missing cover on junction box/s, mainly in the attic. Recommend installingcover.• The light fixtures are not properly secured at the basement ceiling. Recommendqualified professional for repair.• Light inoperable, mainly at the front porch and rear deck. Recommend replacingbulb and retesting.

Reverse Polarity Damaged Receptacle

Melissa Auldridge


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Page 27 of 40

Missing Cover Missing Cover

Loose Fixture

11. GFCI - Ground Fault Circuit Interrupter

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• GFCI is an electrical safety device that cuts power to the individual outlet and/orentire circuit when as little as .005 amps is detected leaking--this is faster than aperson's nervous system can react. Kitchens, bathrooms. whirlpools/hot-tubs,unfinished basements, garages, and exterior circuits are normally GFCIprotected. This protection is from electrical shock.Observations:• There is no GFCI protection at the left side of the first floor bathroom sink. Alloutlets in wet locations should be GFCI protected. Recommend licensedelectrician to install GFCI protected outlets for safety.

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.

Melissa Auldridge


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Page 28 of 40

Plumbing

Non GFCI Receptacle

12. Smoke/Heat Detector(s)

InspectNot

InspectNot

PresntRepairReplac

XDescription:• Location- Each Level At Hall CeilingObservations:• No deficiencies noted.• Operated when tested• Current safety standards state that smoke alarms should be placed in eachhallway outside of bedrooms and in each bedroom. Hardwired alarms must bereplaced with hardwired alarms. Battery powered alarms must have a 10 yearsealed battery. Any alarms older than 10 years old should be replaced.

13. Limitations of Electrical Inspection• Only a representative sampling of outlets, switches and light fixtures weretested.• Electrical components concealed behind finished surfaces are not visible to beinspected.• Labeling of electric circuit locations on Main Electrical Panel are not checked foraccuracy.• The inspection does not include remote control devices, alarm systems andcomponents, low voltage wiring, systems, and components, ancillary wiring,systems, and other components which are not part of the primary electrical powerdistribution system.

1. Water Supply SourceSource: Private Well Water Supply

2. Description of Service PipingMaterials:• ABS Plastic

Definition

Acronym for acrylonitrile butadiene styrene; rigid black plastic pipe used only for drain lines.

Melissa Auldridge


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Page 29 of 40

3. Main Water Shut Off

InspectNot

InspectNot

PresntRepairReplac

XLocation:• At Water Pressure TankObservations:• No deficiencies noted.

Main Water Shut Off

4. Visible Supply Branch Piping

InspectNot

InspectNot

PresntRepairReplac

X XMaterials:• CopperObservations:• Uninsulated pipes observed in the basement and crawlspace . The piping issusceptible to freezing. Recommend a qualified professional evaluate for addingappropriate insulation.

5. Exterior Hose Bibs/Spigots

InspectNot

InspectNot

PresntRepairReplac

XDescription:• Location- Right SideObservations:• No deficiencies noted.• Operated properly when tested• IMPROVE: Missing shut off valves at the interior. Recommend licensedplumber evaluate for the installation of shut off valves as desired.

6. Water Flow and Pressure

InspectNot

InspectNot

PresntRepairReplac

X XObservations:• Less than functional flow observed, mainly associated with the hot water supplyto the second floor. Recommend licensed plumber evaluate and giverecommendations for repair.

Melissa Auldridge


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Page 30 of 40

7. Faucets

InspectNot

InspectNot

PresntRepairReplac

XObservations:• No deficiencies noted.

8. Sinks

InspectNot

InspectNot

PresntRepairReplac

XObservations:• No deficiencies observed.

9. Traps and Drains

InspectNot

InspectNot

PresntRepairReplac

XObservations:• Water was run through the fixtures and drains. Functional drainage wasobserved.

10. Waste SystemDescription:• Private Sewage Disposal- Septic System

Melissa Auldridge


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Page 31 of 40

Bathrooms

11. Water Heater(s)

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• Water Heater: Manufacturer- A.O. SMITH Energy Source- Electric Capacity- 50 Gallons Age- 22 years Location- Basement• Water heaters have a typical life expectancy of 8-12 years.Observations:• A Temperature Pressure Relief (TPR) valve present. This safety valve releaseswater (and thus relieves pressure) if either the temp or pressure in the tank getstoo high. The TPR valve discharge tube must be made of copper, iron, or CPVC(NOT regular PVC). It must terminate within 6" above the floor--the end cannot bethreaded or have a fitting.• No deficiencies noted with the Temperature Pressure Relief (TPR) valve anddischarge pipe.• DEFERRED COST: The water heater is past the end of its typical service lifeand had areas of rusting on the tank. Recommend budgeting for replacement.

12. Limitations of Plumbing Inspection• The sections of the plumbing system concealed by finishes and/or storage(below sinks, etc.), below the structure, or beneath the ground surface are notinspected.

1. Tub(s)

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• Plastic/FiberglassObservations:• Stopper is missing, mainly at the second floor tub. Recommend replacing thestopper.• Deteriorated/missing caulking observed at the second floor tub . Recommendqualified individual for repair.

Definition

The thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200° F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves

Melissa Auldridge


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Page 32 of 40

Appliances

Deteriorated/Missing Caulking

2. Shower(s)

InspectNot

InspectNot

PresntRepairReplac

XObservations:• No deficiencies noted.

3. Toilet(s)

InspectNot

InspectNot

PresntRepairReplac

XObservations:• Operated when tested. No deficiencies noted.

4. Exhaust Fan(s)

InspectNot

InspectNot

PresntRepairReplac

XObservations:• Appeared functional, at time of inspection.

1. Ranges, Ovens, Cooktops

InspectNot

InspectNot

PresntRepairReplac

X XDescription:• Manufacturer- GE• Cooktop- Glass/Ceramic Surface• Oven(s)- ElectricObservations:• All heating elements operated when tested.• Oven(s) operated when tested.• Anti-tip bracket is missing from range installation. Anti-Tip brackets providesprotection when excess force or weight is applied, potentially by a small child, toan open oven door. Recommend installation of anti-tip bracket by a qualifiedindividual for SAFETY.

Melissa Auldridge


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Page 33 of 40

2. Hood/Exhaust Fan

InspectNot

InspectNot

PresntRepairReplac

XDescription:• Manufacturer- BROAN• Type- RecirculatingObservations:• Functioned and operated normally when tested.

3. Refrigerator

InspectNot

InspectNot

PresntRepairReplac

XManufacturer:• GEObservations:• Appeared functional, at time of inspection.

4. Washer

InspectNot

InspectNot

PresntRepairReplac

XManufacturer:• MAYTAGObservations:• Operated as designed using normal controls• IMPROVE: Highly recommend upgrading to the braided metal washing machinewater supply hoses instead of the rubber ones--which are prone to burst.• DEFERRED COST: Older Unit

Melissa Auldridge


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Page 34 of 40

5. Dryer

InspectNot

InspectNot

PresntRepairReplac

XDescription:• Manufacturer- GE• Energy/Fuel- Electric/240 Volt CircuitObservations:• Operated as designed using normal controls

6. Dryer Vent

InspectNot

InspectNot

PresntRepairReplac

XObservations:• Appeared functional, at time of inspection.• Properly vented to exterior.• MAINTENANCE: Annual cleaning of dryer vent duct recommended, as firesafety.

Melissa Auldridge


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Page 35 of 40

END OF REPORT

7. Limitations of Appliances Inspection• Appliances are tested by turning them on for a short period of time. Recommenda one-year Homeowner’s Warranty or service contract be purchased. This coversthe operation of appliances, as well as associated plumbing and electrical repairs-- with a $50-100 deductable. It is further recommended that appliances beoperated once again during the final walkthrough inspection prior to closing.• Oven(s), Range and Microwave thermostats, timers, clocks and otherspecialized cooking functions and features are not tested during this inspection.• Drain lines and water supply lines serving clothes washing machines are notoperated--as they may be subject to leak if turned.

Melissa Auldridge


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Page 36 of 40

Glossary

GlossaryTerm DefinitionA/C Abbreviation for air conditioner and air conditioningABS Acronym for acrylonitrile butadiene styrene; rigid black plastic

pipe used only for drain lines.Cellulose Cellulose insulation: Ground-up newspaper that is treated with

fire-retardant.GFCI A special device that is intended for the protection of personnel

by de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

PVC Polyvinyl chloride, which is used in the manufacture of whiteplastic pipe typically used for water supply lines.

TPR Valve The thermostat in a water heater shuts off the heating sourcewhen the set temperature is reached. If the thermostat fails, thewater heater could have a continuous rise in temperature andpressure (from expansion of the water). The temperature andpressure could continue to rise until the pressure exceeds thepressure capacity of the tank (300 psi). If this should happen, thesuper-heated water would boil and expand with explosive force,and the tank would burst. The super-heated water turns to steamand turns the water heater into an unguided missile. To preventthese catastrophic failures, water heaters are required to beprotected for both excess temperature and pressure. Usually, themeans of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Mostof these devices are set to operate at a water temperature above200° F and/or a pressure above 150 psi. Do not attempt to testthe TPR valve yourself! Most water heating systems should beserviced once a year as a part of an annual preventivemaintenance inspection by a professional heating and coolingcontractor. From Plumbing: Water Heater TPR Valves

Melissa Auldridge


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Page 37 of 40

Report Summary

Report SummaryThe summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues. All repairs should be done by a licensed & bonded tradesman or qualified professional. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.ExteriorPage 3 Item: 4 Exterior Cladding • The house siding has improper distance/clearance from the

ground, mainly at the front, &, left side. This condition canencourage wood destroying insects to enter the structure.There should be a minimum of 6"-8" of clearance from the soilto the siding. Recommend qualified professional forcorrecting.

Page 4 Item: 5 Eaves, Soffits,Fascia and Trim

• Gaps observed at areas of repaired trim, mainly at the leftside and rear windows. Recommend qualified professional forrepair or replacement as needed.

Page 5 Item: 6 Exterior Caulking • Sealant or caulking is missing at utility penetrations, mainlyat the following areas: Electrical Service Wire Penetration.Recommend qualified professional for sealing areas toprevent water/pest intrusion.

Page 5 Item: 8 Railings • There is no handrail installed at the rear steps. Recommendqualified professional for installation of a proper handrail forsafety.

Page 6 Item: 9 Grading andSurface Drainage

• Evidence of vermin activity along the foundation, mainly atthe rear, evident by burrowing activity and disturbed soil. Theburrowing activity can cause foundation damage and waterintrusion into the structure. Recommend wildlife specialist forremoval of the vermin and other qualified professional forregrading areas.• There are some low spots along the foundation, mainly atthe right side. Recommend adding additional backfill to createthe proper slope away from the house to allow for effectivedrainage.

Page 7 Item: 10 VegetationAffecting Structure

• Overgrown vegetation in contact with structure. Recommendhaving vegetation trimmed, pruned, or removed from affectedareas, and regular homeowner monitoring and landscapingmaintenance thereafter.

RoofingPage 8 Item: 1 Roof Covering • Previous repair observed at the right side. The repairs do

not appear to adequate. There is a large gap between the roofcovering and rake board and the repair is not properly sealedwhere it meets the original roof covering. Unable to determinethe integrity of the repairs. Recommend licensed rooferevaluate and make necessary repairs.• Peeling paint observed at the metal roof. Recommendqualified professional for prep, prime, and paint to extend thelife of the roof.

Melissa Auldridge


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Page 38 of 40

Page 8 Item: 2 Flashings • Open areas of flashing observed around the chimney.Recommend a qualified professional to evaluate and repair asneeded.

Page 9 Item: 3 Roof Penetrations • Evidence of previous leaking around the roof penetration,evident by observed spray foam around the penetration and abucket beneath. Area appeared dry at time of inspection.Recommend a qualified professional for repair or replacementof the flashing as necessary.

Page 9 Item: 4 Chimney(s) • The masonry chimney has damaged/loose or missing bricks.Recommend a masonry specialist for evaluation and repair.Furthermore, recommend a level 2 chimney inspection beforeuse or capping the chimney if it will no longer be needed.

Page 10 Item: 5 Roof DrainageSystem

• Leaves and debris observed inside the gutters. Recommendqualified individual for cleaning the gutters, monitor, and cleanas needed.

StructurePage 11 Item: 2 Foundation Walls • Deteriorated mortar observed at numerous areas of the

exterior foundation wall. Recommend professional mason forrepointing as needed.

Page 12 Item: 3 Foundation Floor • There is no vapor barrier installed at the foundation floor ofthe basement or crawlspaces. Recommend a qualifiedprofessional for installation of a vapor barrier on the dirt floorto reduce humidity and protect mechanical equipment andstructure from damage.

Page 12 Item: 4 Under FloorCrawlspace(s)

• Insulation is falling down in the crawlspace. Recommendqualified professional for correcting.• Evidence of active termite activity, evident by visible tubesinside the left rear crawlspace and damage observed at thewall sheathing at the right of the crawlspace access door.Recommend pest control contractor for treatment andqualified contractor to evaluate for repairs.

Page 13 Item: 5 Columns andBeams

• Temporary screw jacks have been used for supports in thebasement. Proper installation would include a beam, metalcolumns with footings and fastening at the top and bottom.The columns do not appear to be on proper footings and arenot attached at both ends. Recommend inquiring the sellerabout the purpose of the existing installation and qualifiedprofessional to make repairs as needed.

Page 14 Item: 6 Floor Structure • Areas of damaged/altered floor joists. Unable to validate theintegrity of repairs. Recommend inquiring with the sellerregarding the nature of the repairs and structural engineer toevaluate if further information is desired.• Undulating floors observed at the first floor. It appears thatthe floors joists are sagging at the middle of the frontcrawlspace area. Unable to determine the reason for themovement. Recommend structural engineer to evaluate,make recommendations, and a qualified professional forrepairs as needed.

Attic and InsulationPage 15 Item: 1 Attic Access • There is no handrail or railing installed at the attic access

stairs. Recommend qualified professional for installing arailing for safety.

Melissa Auldridge


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Page 39 of 40

Page 16 Item: 3 Insulation inUnfinished Spaces

• The house insulation is minimal. Expect high energy costs.Recommend professional insulation contractor to evaluate foradding insulation to reduce energy expenses.

InteriorPage 18 Item: 3 Windows • Missing and damaged screens observed. Recommend

replacement as needed.• Broken sash wire/cord observed on window frame, mainly inthe left front living room and second floor left front, right front,and rear bedroom . This is a "Safety Concern". Sash wire/cordholds window in open position. Recommend qualifiedprofessional for repair as needed.• Cracked or broken window glass was observed, mainly inthe second floor left front bedroom . Recommend qualifiedprofessional for repair or replacement of the damaged glass.• The window pane in the lower sash is missing/damaged atthe right side dining room window. Recommend qualifiedprofessional for repair or replacement.

Page 19 Item: 4 Interior Doors • Several of the interior doors do not latch/shut properly.Recommend qualified professional to evaluate all the doorsand make repairs as needed.• The door rubs on the floor at the front living room.Recommend qualified professional for repair as needed.

Page 19 Item: 5 Stairways andRailings

• The railing is too short at the second floor hallway . Theminimum height for an interior railing is 36 inches.Recommend qualified professional for installation of a properrailing.

Page 21 Item: 8 GeneralInformation

• Vermin activity observed, mainly in the attic. Vermin candamage insulation & electrical wiring. Recommend aprofessional pest contractor evaluate for treatment.• Evidence of previous snake activity, evident by snake skinsobserved in the attic. Recommend qualified professional toevaluate and remove snakes as needed.

ElectricalPage 25 Item: 8 Distribution Wiring • Exposed, active wire observed in the attic. Recommend a

licensed electrician for repair.Page 26 Item: 10 Lighting, Fixtures,

Switches, Outlets• One or more receptacle(s) have a "reverse polarity" fault,mainly at the left front living. This is an electrical shockhazard. Recommend a licensed electrician for repair.• Damaged receptacle observed at the right rear bedroom.Recommend licensed electrician for replacement.• Missing switch plate covers at the attic stairway .Recommend installing cover.• Missing cover on junction box/s, mainly in the attic.Recommend installing cover.• The light fixtures are not properly secured at the basementceiling. Recommend qualified professional for repair.• Light inoperable, mainly at the front porch and rear deck.Recommend replacing bulb and retesting.

Page 27 Item: 11 GFCI - GroundFault CircuitInterrupter

• There is no GFCI protection at the left side of the first floorbathroom sink. All outlets in wet locations should be GFCIprotected. Recommend licensed electrician to install GFCIprotected outlets for safety.

Plumbing

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.

Melissa Auldridge


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Page 40 of 40

Page 29 Item: 4 Visible SupplyBranch Piping

• Uninsulated pipes observed in the basement andcrawlspace . The piping is susceptible to freezing.Recommend a qualified professional evaluate for addingappropriate insulation.

Page 29 Item: 6 Water Flow andPressure

• Less than functional flow observed, mainly associated withthe hot water supply to the second floor. Recommendlicensed plumber evaluate and give recommendations forrepair.

Page 31 Item: 11 Water Heater(s) • DEFERRED COST: The water heater is past the end of itstypical service life and had areas of rusting on the tank.Recommend budgeting for replacement.

BathroomsPage 32 Item: 1 Tub(s) • Stopper is missing, mainly at the second floor tub.

Recommend replacing the stopper.• Deteriorated/missing caulking observed at the second floortub . Recommend qualified individual for repair.

AppliancesPage 32 Item: 1 Ranges, Ovens,

Cooktops• Anti-tip bracket is missing from range installation. Anti-Tipbrackets provides protection when excess force or weight isapplied, potentially by a small child, to an open oven door.Recommend installation of anti-tip bracket by a qualifiedindividual for SAFETY.

Melissa Auldridge

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