Sample 1994with deferred_maintenance

HomePro Inspection Inc 423-421-4913 ________________For Photo Integrity, Please Do Not Fax This Report

HomePro Inspection Inc Knowledge Experience Integrity

PROPERTY INSPECTION REPORT

Thank you for trusting me to perform your inspection so that you may

Know What I See!

Cover Page

Cover Photo distorted on purpose, Mytown GA, 30736Inspection prepared for: Deferred Maintenance

Inspection Date: 4/1/2011 Time: 1:00 PM Age: Built 1994 Size: 1950 Sqft

Weather: Overcast

Inspector: Roger WilliamsonLicense # 226 TN - ASHI Certified Member # 204213 - Proud Member BBB

2409 Haven Crest Dr, Chattanooga, TN, 37421Phone: 423-421-4913

Email: [email protected]

Roger Williamson HomePro Inspection Inc

Deferred Maintenance Cover Photo distorted on purpose,Mytown, GA

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INSPECTION AGREEMENT

Major Structural and Electromechanical Inspection COMPANY agrees to conduct an inspection for the purpose of informing the CLIENT of major deficiencies in thecondition of the property in accordance with the American Society of Home Inspectors (ASHI) and the State ofTennessee STANDARDS. The inspection and written report are performed and prepared for the sole, confidential andexclusive use and possession of the CLIENT; the report is nontransferable. The written report will include the following only:* general exterior, including roof, siding, windows, chimney, drainage and grading* structural condition of foundation &frame* electrical, plumbing, hot water heater, heating and air conditioning* general interior, including ceilings, walls, floors, windows, insulation and ventilation Maintenance and other items may be discussed but they are not a part of the inspection. The report is not a complianceinspection or certification for past or present governmental codes or regulations of any kind and is only based on theinspectors opinions. It is understood and agreed that the inspection will be of readily accessible areas of the building and is limited to visualobservations of apparent conditions existing at the time of the inspection only. Latent and concealed defects anddeficiencies are excluded from the inspection; equipment, items and systems will not be moved or dismantled. Detachedstructures are not included. The COMPANY will be under no obligation under any circumstances for any further follow-up inspection. ENVIRONMENTAL HAZARDS including Asbestos, Mold, Fungus, Lead, Radon, Cockroaches, Rodents, Pesticides,Treated Lumber, Mercury, Carbon Monoxide, Urea Formaldehyde, Toxic Wastes, Polluted Water, Contaminants and allPollutants and Hazardous Materials or other similar environmental hazards are not part of this Home Inspection. Inaddition, no inspection for household insects or unwanted animals will be done. This report does not address Subterranean Systems or system components for Sewage Disposal, Water Supply, or FuelStorage or Delivery. Auxiliary systems such as Alarm, Security, Intercom, other low voltage wiring, Private Water,Sprinkler, Elevator, Central Vacuum, Refrigerators, Laundry Equipment, Solar, Swimming Pools, Hot Tubs, Saunas,Space Heaters, Window Air Conditioners and or any system not considered a part of the major building systems are nota part of the inspection process. The parties agree that the COMPANY, and its employees and agents, assume no liability or responsibility for the cost ofrepairing or replacing any unreported defects or deficiencies, either current or arising in the future, or for any propertydamage, consequential damage or bodily injury of any nature. THE INSPECTION AND REPORT ARE NOT INTENDEDAS A GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED INCLUDING REGARDING THE ADEQUACY, ORPERFORMANCE OF ANY INSPECTED STRUCTURE, ITEM OR SYSTEM. THE COMPANY IS NOT AN INSURER OFANY INSPECTED CONDITIONS. It is understood and agreed that should COMPANY and/or its agents or employees be found liable for any loss ordamages resulting from a failure to perform any of its obligations, including but not limited to negligence, breach ofcontract or otherwise, then the liability of COMPANY and/or its agents or employees, shall be limited to a sum equal tothe amount of the fee paid by the CLIENT for the Inspection and Report. The parties agree that the faxed copy of the agreement is to be relied upon in lieu of the original. Roger T. WilliamsonRoger T WilliamsonASHI Certified Member # 204213TN License # 226Proud Member of the BBB



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HOW TO READ THIS REPORTThis report is prepared with digital photos and therefore a faxed copy is not equivalent to the original and should not beutilized. The inspector when allowed posts the Home Inspection Report for download to the websitewww.HomeProInspection.com. This report is prepared using the Standards of Practice set forth by The American Society of Home Inspectors and TheTennessee Department of Commerce. A full copy of these standards is available at their respective websites: ASHI.organd Tennessee.gov. This report lists and describes specific attributes about the inspected property. Throughout the report you will findinformation regarding maintenance, upgrades or repairs that you should consider and act on when appropriate. PHOTOSPhotos included in this report are intended to help describe a reported item or area only. The photos, whilerepresentative, may not encompass the full scope of work required to correct the item or area listed. Repairs should bebased on actual condition of property and not solely on the photos included in this report. SUMMARYFor convenience the report contains a summary. You should evaluate your risk exposure for the items listed here andappropriately schedule proper repairs by qualified competent contractors. Occasionally the inspector may also include a reminder NOTE TO CLIENT in the summary to let you know to obtaincertain documentation or if the utilities were off during the inspection. ACCEPTABLEIn the body of the report you will see items listed as ACCEPTABLE. This term is used for items that are typicallystationary, non mechanical and considered generally serviceable within the parameters of their given service life.Cosmetic appearance is not taken into account when rating an item as Acceptable. HAZARDOUSItems listed as hazardous pose imminent danger to the inspected property or occupants. Hazardous situations should beproperly corrected by qualified competent contractors before occupying the property. PERIODIC MAINTENANCE NEEDEDIn the body of the report you may see items listed as PERIODIC MAINTENANCE NEEDED. These items are not unusualfor the type and age property inspected. Some of these items may be recurring maintenance that has been postponed.You should evaluate your risk exposure for the items listed here and appropriately schedule proper repairs by qualifiedcompetent contractors. MONITORIn the body of the report you may see items listed as MONITOR. Typically these are items or areas that need subsequentobservations and should be monitored over time to obtain historical data. These items may or may not require correctionin the future based upon their performance over time. If you are unable to do the monitoring the inspector recommendsyou appropriately schedule monitoring by a qualified competent contractor. PRE-DATEIn the body of the report you may see items listed as PRE-DATE. These items or areas are where construction may havebeen completed before the current safety standards were in place or in some cases where local code variances mayexist. You should evaluate your risk and liability exposure for these items or areas and consider upgrading for safety orfunction.

http://www.homeproinspection.com/



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Outdoor Areas The following opinion is based on an inspection of the readily accessible and visible portions of theoutdoor areas. Any exterior conditions requiring correction should be performed by a competentqualified contractor.

1. Site

Sloping

PERIODIC MAINTENANCE NEEDED

Negative drainage basement house - Drainage is negative and storm water will flow toward the structure. It may benecessary to alter the grade to divert water away from the building a minimum of ten feet. Be careful not to raise gradeat house above foundation water proofing.

2. Vegetation

Grass, shrubs and trees near dwelling were observed

No adverse conditions were observed

3. DrivewayMaterial:

Concrete

Cracked Acceptable

4. WalkwayObservations:

Concrete

Cracked Acceptable

5. Exterior StairsObservations:

Brick Steps at front

PRE-DATE - Consider for correction

Uneven Steps - Uneven steps were noted. This may pose trip hazard. Consider correction.


Deferred Maintenance - The inspected item suffers from deferred maintenance and is ready for reconditioning.



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Damaged and uneven front steps observed

6. Deck

Decks are inspected for structural integrity and fall prevention. Concealed areas such as deck footers are not includedin the inspection. As a general rule guard railings are required when a fall is 30" or greater and stairs having four ormore risers should have proper hand rails. Newer railings should be 36" tall and reject a 4" sphere (a ball) beinginserted betweenspindles as wider openings pose entrapment issues usually to smaller children.

Any deck conditions requiring correction should be performed by a competent qualified deck contractor.

Two useful sources for deck information arehttp://www.knoxcounty.org/codes/pdfs/deck_handout.pdf andhttp://www.strongtie.com/decktools/index.html?source=hpnav

Second level

Partially covered

Deck construction is irregular for age of home. Deck is also over due for periodic maintenance. Properly replace orrepair deck and deck steps as needed for safety and function.Deck Evaluation Needed - The deck installation or condition does not appear safe at this time and requires furtherevaluation and proper repair. A competent qualified decking contractor should further evaluate the deck and makeproper corrections as needed for safety and function.

Elevated Screened Deck - Insect screen is not a sufficient barrier to prevent falls from elevated decks. A proper railingwith spindles is needed for safety.



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Elevated screened deck is not considered safe and propercorrection is needed

Deck steps require proper correction for safety and function

Separation of structural elements were observed

7. PorchMaterial:

Concrete




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Exterior The following opinion is based on an inspection of the readily accessible and visible portions of theexterior and exterior surfaces of the structure. Any exterior conditions requiring correction should beperformed by a competent qualified contractor.

1. Exterior Entry DoorsMaterial:

Metal Clad

Exterior doors were operated and were found generally serviceable within the parameters of their given service life.

2. Other Entry Doors


Basement door to garageInterior door to unfinished area - An interior door should not be used as an entry door from an unfinished area.Consider upgrading to an exterior rated door with weather stripping to lower utility costs. This door also may berequired to be fire rated for safety.

3. SoffitMaterial:

Wood soffit and fascia



Some typical rotting was observed. Check all exterior areas subject to decay properly correcting damage and affectedadjacent areas as needed.

Refurbish before painting - A quality paint or stain job will include washing/cleaning all areas to be painted,repair/replacement of damaged siding and trim, seal all gaps, prime all unpainted areas and sufficient paint coverage toachieve desired color without bleed through.

4. Siding - Masonry

Brick Veneer

Cracks Minor - Some cracks were noted that are minor in nature. Small settlement cracks are a common occurrenceand can be repaired, providing that the settlement has stopped.



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5. Siding - CompositionObservations:




Paint Failing - One or more layers of paint do not appear to be properly bonded to painted surface. This can be causedby age, poor preparation, excessive thickness or moisture. Properly correct as needed before repainting.


Siding too low - The inspector noted that portions of the siding are too close to ground level, making the siding orsubstrate subject to decay. Siding should be a minimum of 6 inches above ground level and 2 inches above pavement.Properly provide separation at siding. If it is not cost effective to lower the soil grade or raise the siding area then youshould budget periodic replacement of affected areas.

Siding too close to roofing shingles - Siding should be 1-2" away from roofing shingles to facilitate shingle replacementand to prevent siding from wicking moisture from roofing causing damage to siding and adjacent areas. Monitor sidinginstallation budgeting corrections as needed. Consider upgrading area either before painting or when replacing roofing.

Siding too low - The inspector noted that portions of thesiding are too close to ground level, making the siding or

substrate subject to decay. Siding should be a minimum of6 inches above ground level and 2 inches above pavement.

Properly provide separation at siding. If it is not costeffective to lower the soil grade or raise the siding area thenyou should budget periodic replacement of affected areas.

Siding too close to roofing shingles - Siding should be 1-2"away from roofing shingles to facilitate shingle replacement

and to prevent siding from wicking moisture from roofingcausing damage to siding and adjacent areas. Monitor

siding installation budgeting corrections as needed.Consider upgrading area either before painting or when

replacing roofing.



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Paint Failing - One or more layers of paint do not appear tobe properly bonded to painted surface. This can be causedby age, poor preparation, excessive thickness or moisture.

Properly correct as needed before repainting.

Some typical rotting was observed. Check all exterior areassubject to decay properly correcting damage and affected

adjacent areas as needed.

Sheathing is not present behind siding at gable ends of home. MONITOR this area correcting if condition changes

6. Trim







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7. Covered Parking Condition

Basement Garage

Stored items were present during inspection limiting view and access to some areas.

For Garage FloorCracks expansion/settlement - Noticeable cracking was observed. This is not unusual. Monitor and repair as needed.


Open Ceiling - Ceiling framing exposed or not covered with drywall. In case of fire, drywall installed on framing or firesprinklers offer some protection against spread of fire from garage to other areas. Local code requirements vary.Consider upgrading area.

8. Garage Overhead Door

Sectional

Wood

Fiberboard

Not Insulated

Heated Space Above Garage - Garage doors are typically the largest opening in a home. Insulated garage doors maylower utility costs as well help make the garage and the heated living space above the garage less drafty.


Missing Cables Inside Springs - Cables should be properly installed inside garage door springs to prevent springs frombecoming missiles when the spring breaks. A correctly installed cable greatly reduces the risk of property damage orpersonal injury.

Left unit as facing from exterior

Replace Spring - Garage door spring is pulled and ready for proper replacement.



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Replace Spring - Garage door spring is pulled and ready for proper replacement.

9. Garage Overhead Door Operator

Electric Operator

Two operators installed


Non-Contact Reversal Satisfactory - The electronic eye of the operator was tested and found to be functioningnormally.



Contact Reversal Failed - The contact reversal was tested using a 1.5 inch obstruction on the floor at the center of thedoor. The operator pinned the obstruction without reversing. Adjust the force of the operator or the door mechanics asneeded for proper operation and safety.

Right unit as facing from exterior

Operator failed to respond to push button. Have unit serviced properly correcting as needed for function and safety.



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Roofing The following opinion is based on an inspection of the readily accessible and visible portions of theroof on the day of inspection. This inspection is not a warranty of the roof system or a determinationof how long it may be water tight. Any roof conditions requiring correction should be performed by acompetent qualified contractor.

1. Access/WeatherAccess:

Inspector was able to walk on roofing

Weather was overcast during inspection

Estimated Age

15-20 Years old

Style of roofing

Gable

2. Roof CoveringType of roofing installed

Composition Shingle

For house roofing - missing shingles and split plumbing vent flashings observedRoofing is ready for periodic maintenance. Have a qualified competent contractor check entire roof system andassociated flashings. Repair or replace affected areas as needed.

For covered deck roofingSlope - Roof slopes less than 2/12 require specific materials designed for low slopes. A competent qualified roofingcontractor should properly install approved roofing for area noted.

Missing roof shingles observed

3. Roof Penetration

Plumbing Vents boots are split- Plumbing vent boot noted split or damaged. Water may enter at split. These boots arelocated where plumbing pipe penetrates roof. Replace plumbing vent boots as needed. These boots typically last forapproximately 10 years.



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Replace all plumbing vent flashing

4. Gutters / DownspoutsMaterial:

Metal

Discharge Underground - One or more downspouts are discharging into a below grade drainage system. The drainagesystem is inaccessible and therefore not inspected.

The best time to replace guttering is while you are having the roof covering replaced.

5. ChimneyMaterials:

Metal Fabricated Type




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Attic The following opinion is based on an inspection of the readily accessible and visible portions of theattic. Attic conditions requiring correction should be performed by a competent qualified contractor.

1. Attic Access

Scuttle hole to attic

2. Attic Framing

Wooden Rafters

OSB roof decking

ACCEPTABLE where observed

3. Wall Insulation

Roll fiberglass

Where visible

4. Attic Insulation

Blown

R-30 attic insulation observed

5. Attic ventilation

Gable End Vent

Soffit Vents

Ridge Roof Vents

Roof Deck Vents



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Foundation The following opinion is based on an inspection of the readily accessible and visible portions of thefoundation. Foundation conditions requiring correction should be performed by a competent qualifiedcontractor.

1. Foundation Access

Door to basement area

2. FoundationMaterials:

Concrete block foundation wallsObservations: Cracks expansion or settlement - Noticeable cracking was observed. This is not unusual. Monitor andrepair as needed.

3. Garage FramingObservations:


Floor Joist - Solid Wood

Insulation Installed - Visibility limited due to installed insulation in this area.

Beam - Built-up Wood

Sub floor - Plywood


Some bridging straps are damaged or not nailed correctly, add blocking or straps where neededNail Bridging straps - Bridging is not nailed at bottom of floor joists. This could result in some twisting, bouncing, ordisplacement of the joists. Attach bridging as needed.

Damaged and missing bridging straps observed at garage

4. ColumnObservations: WoodFasten Garage Columns - Garage support columns subject to vehicle contact should be properly fastened at the floorand the top on the column to help prevent displacement should slight vehicle contact occur.



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5. Floor Insulation

Roll Fiberglass where installed

Garage ceilingMissing Insulation - Insulation is missing at some areas. Inspector recommends insulation be properly installed wheremissing to lower utility costs.



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Central Heating and Cooling The following opinion is based on an inspection of the readily accessible and visible portions of thecentral heating and cooling systems. These systems are tested using the normal operating controlsonly. Improperly maintained heating and cooling can cause uncomfortable areas, higher utility billsand safety concerns. Heating and Cooling installation conditions and functional issues requiringcorrection should be performed by a competent licensed mechanical contractor.

1. Installed Central Heating and Cooling

• Central Heating and Cooling System 1 System serves entire house

Brand Furnace: Heil / Location: Basement Garage / Fuel: Natural Gas; Forced air system

Size: 100,000 BTU / Date of Manufacture: 1994

Gas furnaces typically have a service life of 15-20 years when properly maintained

Filter Type: Disposable / Thermostat Type: Digital

Brand AC: Heil / Location: Exterior / Fuel: Electric

Size:3 ton / Date of Manufacture: 1994

Central AC units typically have a service life of 10-15 years when properly maintained

AC condensate disposal method: Gravity drain piping - service annually

2. Heating Function

Fired OK - Inspector adjusted thermostat, system engaged and was found to be functional.

The inspector recommends annual servicing for all equipment ten years old and older.

3. Heating Flue

Metal flue vents through roof

Flue appears acceptable for visible areas

4. AC Function

The inspector recommends annual servicing for all equipment ten years old and older.

Refrigerant lines were observed freezing over and condensing coil is ready for repair.System was not cooling properly during inspection. System should be properly serviced correcting as needed forsafety and function.

Condensing coil damage - AC condenser coil fins are pushed in restricting airflow. Observed damage warrantscorrection. A competent AC contractor should further evaluate system and repair as needed for proper function.



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Coil fins observed pushed in at exterior condensing unit Refrigerant lines observed frosting over at exterior

5. Duct

Calculating load of central system - Several factors are considered when performing a load evaluation for centralheating and cooling systems to determine the appropriate size system for the area served. Factors such as installedductwork, insulation, ceiling height, basement area served if present, shade, climate zone along with size, number andplacement of windows have to be taken into account before sizing a system. Inspector does not calculate load during ahome inspection.

Metal and flexible duct installed

Single air return - The central heating/cooling system serves multiple levels with only one air return installed. MONITORyour comfort level properly correcting if needed.

Single unit multiple floors - When one central unit serves multiple floors expect some temperature disparity betweenfloors. Seasonal adjustment of vent diffusers helps. A heating contractor may also be hired to modify system.MONITOR your comfort level and correct as desired.



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Fireplace/ Space heat-cool The following opinion is based on an inspection of the readily accessible and visible portions of thefireplaces, other solid fuel burning systems and permanently installed space heating and coolingsystems as present. Any type of space heating equipment should be serviced annually and maintainproper clearance from combustibles year round. Any conditions requiring correction should beperformed by a competent qualified contractor.

1. Fireplace

Fireplace #1Type: Gas Logs Installed - Prefabricated Firebox / Location: Living Room

Logs Operated - The installed logs were operated using the normal operating controls. The unit appeared to befunctioning normally. The inspector recommends that you read and follow the operating and safety instructions thataccompany the installed gas logs.

Damper Operated - The fireplace damper was opened and closed and functioned normally.



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Electrical The following opinion is based on an inspection of the readily accessible and visible portions of theelectrical system. Electrical installation conditions and functional issues requiring correction shouldbe performed by a competent licensed electrical contractor.

1. Electrical Service

Overhead

200 Amp Service

Exposed utility splice - The splice at the utility service drop is exposed. Arcing or fire may occur causing equipment orproperty damage if contact is made with bare grounded wire. Notify utility and have repaired as soon as possible. Theutility typically repairs this item same day at no charge.

Exposed utility splice - The splice at the utility service drop is exposed. Arcing or fire may occur causing equipment orproperty damage if contact is made with bare grounded wire. Notify utility and have repaired as soon as possible. The

utility typically repairs this item same day at no charge.

2. Electrical DistributionObservations:

200 Amps / 120/240 Volts / Breaker PanelPanel Location:Basement Garage

Panel Inspected - The cover was removed from the electrical panel. The interior components were viewed and found tobe in satisfactory condition and appear to be properly installed. No repairs are needed to panel or interior componentsat this time.

Index - All breakers should be labeled to index what areas or devices they are protecting.

3. Electrical Branch Wiring

Material: Nonmetallic-Sheathed Cable

The visible portions of the branch electrical wiring were found generally serviceable within the parameters of its givenservice life. No immediate repair concerns were observed.



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4. Electrical Receptacle Outlets

Using a circuit tester, a representative number of grounding type electrical receptacles were randomly checked andcorrect wiring was indicated.


Front exterior receptacleLoose Receptacles - One or more electrical receptacles were observed to be loose. These should be properly re-attached in order to prevent a shock hazard.

Loose receptacle at exterior front porch

5. Electrical GFCIObservations:

For front exterior electrical receptacle, garage and kitchen counter receptacles where not already GFCI protectedGFCI needed - The inspector suggests a GFCI for this location to reduce the risk of shock. These Ground FaultCurrent Interrupters are important safety devices and are relatively inexpensive.

6. Electrical Lighting Outlets

A representative number of installed lighting fixtures were observed and appeared to be generally serviceable withinthe parameters of their given service life.


Deck ceiling fan bladesPhysical Damage - Physical damage was noted and should be properly repaired.



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Fan blades damaged at exterior covered deck

7. Electrical Switches

For foyer light, switch itself is miswired or perhaps a single pole dimmer switch is installed.Three Way Switch Miswired - Two switches are installed to operate the same electrical light or receptacle outlet. Theswitches appear to be miswired as each of the two switches do not appropriately turn the area on and off as expected.Properly correct as needed.

8. Smoke Alarms

Check - Check smoke alarms regularly and no less than twice a year when time changes. Refer to installation and careinstructions for proper locations and periodic maintenance.



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Plumbing The following opinion is based on an inspection of the readily accessible and visible portions of theplumbing system. Plumbing installation conditions and functional issues requiring correction shouldbe performed by a competent licensed plumbing contractor.

.1. Supply PipingFlow:

Adequate functional water flow observed

The visible portions of water supply piping were found generally serviceable within the parameters of its given servicelife. No immediate repair concerns were observed.

Material: Copper

2. Waste PipingFlow:

Functional waste water flow observed

The visible portions of waste water piping were found generally serviceable within the parameters of its given servicelife. No immediate repair concerns were observed.

Material: Plastic

3. Gas Water Heater

Typical service life of a water heater is 8-12 years.

Older - Inspected item noted nearing or past age of normal life expectancy. You should budget replacement of the itemin the near future.

15+ years old

Location:

Basement GarageSize: 40 gallon

Water heater was observed functional during home inspection

4. Plumbing Equipment

Water pressure reducer was observed at garage

Water pressure recorded at 90 PSIExcess Water Pressure - Water pressure noted abnormally high. Typical water pressure is 40-80 PSI. Have plumberrepair or replace pressure reducing valve. Excess pressure may cause toilets to run, leaks to develop or causepressure/temperature valve at water heater to open.



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5. Location of supply water shut off valves

At meter

At Garage

6. Plumbing OtherObservations: Two exterior hose faucets were observedFunctional



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Interior The following opinion is based on an inspection of the readily accessible and visible portions of theinterior including Walls, Ceilings, Floors, Steps, Stairways, Balconies, Railings, and Doors. Cosmeticissues are not addressed for these areas but significant physical damage, questionable staining andsignificant improper function are addressed in this inspection report. Conditions requiring correctionfor these areas should be performed by a competent qualified contractor.

1. AccessObservations: Furnishings were present during inspection limiting view and access to some areas.

2. Walls


Material: Drywall

3. Ceilings


Material: Drywall

4. Flooring


Carpet

Wood / Laminate

5. DoorsMaterial:

A representative number of doors were operated and were found generally serviceable within the parameters of theirgiven service life.

Fiberboard

Hollow

6. Interior Trim


Painted

7. Interior Steps


Carpeted steps observed



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8. Railings


Some interior handrails are missing and balcony spindles spacing is too wideConsider modernizing handrails or guard rails - Installed railings do not meet current safety standards and should beevaluated considering appropriate upgrades where needed for safety or function.

9. WindowsMaterials:

Metal

Single Hung

A representative number of windows were operated and were found generally serviceable within the parameters oftheir given service life.

10. Window Glazing

Insulated glass observed at windows

Right front bedroomCracked window pane - Broken window glass should be replaced for safety and to reduce conditioned air loss. Replaceany cracked or broken windows as needed.



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Kitchen The following opinion is based on an inspection of the readily accessible and visible portions of thekitchen including counters and a representative number of cabinets. The following built in appliancesare checked as part of this inspection report if present: Range, Cook top, Oven, Garbage Disposal,Microwave, Trash Compactor, Ventilation Equipment such as a Range Hood. Installed Dishwashersare run through a normal cycle. Appliance inspection does not cover clocks, timers, self cleaningfunction, calibration or automatic functions. Refrigerators are outside the scope of this inspection andonly their presence or absence is noted. Installation conditions and functional issues for this arearequiring correction should be performed by a competent qualified contractor.

1. Countertop

Countertop Acceptable - The countertop was inspected and found to be generally serviceable within the parameters ofits given service life

Material: Laminate

2. Cabinets

Cabinets Acceptable - A representative number of built-in cabinets were inspected and found to be generallyserviceable within the parameters of their given service life

Material: Wood

3. Sink and FaucetObservations: No Leaks Observed - The inspected faucet was run for longer than one minute. No leaks were viewed atthe visible supply lines, faucet or the visible waste drain lines just beneath the sink.Double Bowl Stainless Steel

4. Range / OvenObservations: Both range and oven were checkedOn/Off Tested - Inspected appliance was turned on and off by the normal operating controls. The main function of theappliance appeared to be operating normally. Inspector does not test calibration of appliances or check the function ofoptional equipment on appliances.Electric Range and Oven

5. Dishwasher

Dishwasher Functional - The dishwasher was run through a normal wash cycle and appeared to be functioning.Additionally, no leaks were observed about the dishwasher during the inspection.

Dishwasher service life - Typically dishwashers are designed to last approximately 10 years.

6. Microwave

On/Off Tested - Inspected appliance was turned on and off by the normal operating controls. The main function of theappliance appeared to be operating normally. Inspector does not test calibration of appliances or check the function ofoptional equipment on appliances.

Microwave - Permanently Installed



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7. Cooking Ventilation

Ductless unit appears functional

Above range integral with microwave

8. Kitchen FloorObservations: No adverse conditions were observedMaterial: Sheet Vinyl

9. Laundry ConnectionsObservations:

Laundry appliances were present but were not operated by the inspector as they are outside the scope of a homeinspection and typically do not convey with the home.


Plastic clothes dryer exhaust piping was observed. This type of piping is combustible and poses a risk of fire whenused with a clothes dryer. Properly install metal exhaust system for clothes dryer that exhausts directly to the exteriorfor safety.

10. RefrigeratorA kitchen refrigerator was present but was not checked by the inspector as they are outside the scope of a homeinspection and typically do not convey with the home. Areas concealed by the refrigerator were not observed.



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Bath 1 The following opinion is based on an inspection of the readily accessible and visible portions of thebathrooms. Installation conditions and functional issues for this area requiring correction should beperformed by a competent qualified contractor.

1. Plumbing Fixtures

LOCATION: Master Bath

Installed Fixtures

Bathing: Combination tub and shower

Bathing Area Acceptable - The inspected faucet was run for no less than five minutes checking the tub and shower flowas present. No visible leaks were observed during the inspection and the water containment area appearedserviceable.

Sink: Two basins in vanity

No Leaks Observed - The inspected faucet was run for longer than one minute. No leaks were viewed at the visiblesupply lines, faucet or the visible waste drain lines just beneath the sink.

Toilet: Water tank type

Toilet Functional - The toilet was flushed no less than two times. On each operation the toilet refilled and shut offproperly. No leaks were noted at toilet.

2. Ventilation Type

Window present to ventilate bathroom

3. Bath FloorMaterial:


Material: Sheet Vinyl



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Bath 2 1. Plumbing Fixtures

LOCATION: Hall Bath

Installed Fixtures

Bathing: Combination tub and shower

Bathing Area Acceptable - The inspected faucet was run for no less than five minutes checking the tub and shower flowas present. No visible leaks were observed during the inspection and the water containment area appearedserviceable.

Sink: Vanity with basin

No Leaks Observed - The inspected faucet was run for longer than one minute. No leaks were viewed at the visiblesupply lines, faucet or the visible waste drain lines just beneath the sink.

Toilet: Water tank type

Toilet Functional - The toilet was flushed no less than two times. On each operation the toilet refilled and shut offproperly. No leaks were noted at toilet.

2. Ventilation TypeType:

Fan on/off tested - The bathroom vent fan was switched on and the sound heard appeared to be appropriate for thefan. It is beyond the scope of the home inspection to determine the effectiveness of the bathroom fan such as to verifyair flow quantity or discharge location.

3. Bath Floor


Material: Sheet Vinyl

4. Bath Wall / Ceiling


Hall bath ceiling, see summary at roofingStained - The material is stained. Some stains may be very difficult to remove. Before repairing, be sure the source ofthe stain has been located and cured.



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Report SummaryReport Summary

Outdoor AreasPage 5 Item: 6 Deck Deck construction is irregular for age of home. Deck is also over due for

periodic maintenance. Properly replace or repair deck and deck steps asneeded for safety and function.Deck Evaluation Needed - The deck installation or condition does notappear safe at this time and requires further evaluation and proper repair.A competent qualified decking contractor should further evaluate the deckand make proper corrections as needed for safety and function.

Elevated Screened Deck - Insect screen is not a sufficient barrier toprevent falls from elevated decks. A proper railing with spindles is neededfor safety.

ExteriorPage 10 Item: 8 Garage Overhead

DoorLeft unit as facing from exterior

Replace Spring - Garage door spring is pulled and ready for properreplacement.

Page 10 Item: 9 Garage OverheadDoor Operator

Right unit as facing from exterior

Operator failed to respond to push button. Have unit serviced properlycorrecting as needed for function and safety.

RoofingPage 11 Item: 2 Roof Covering For house roofing - missing shingles and split plumbing vent flashings

observedRoofing is ready for periodic maintenance. Have a qualified competentcontractor check entire roof system and associated flashings. Repair orreplace affected areas as needed.

For covered deck roofingSlope - Roof slopes less than 2/12 require specific materials designed forlow slopes. A competent qualified roofing contractor should properlyinstall approved roofing for area noted.

Page 12 Item: 3 Roof Penetration Plumbing Vents boots are split- Plumbing vent boot noted split ordamaged. Water may enter at split. These boots are located whereplumbing pipe penetrates roof. Replace plumbing vent boots as needed.These boots typically last for approximately 10 years.

FoundationPage 15 Item: 4 Column Fasten Garage Columns - Garage support columns subject to vehicle

contact should be properly fastened at the floor and the top on the columnto help prevent displacement should slight vehicle contact occur.

Central Heating and CoolingPage 17 Item: 4 AC Function Refrigerant lines were observed freezing over and condensing coil is ready

for repair.System was not cooling properly during inspection. System should beproperly serviced correcting as needed for safety and function.

Condensing coil damage - AC condenser coil fins are pushed in restrictingairflow. Observed damage warrants correction. A competent ACcontractor should further evaluate system and repair as needed for properfunction.

ElectricalPage 19 Item: 1 Electrical Service Exposed utility splice - The splice at the utility service drop is exposed.

Arcing or fire may occur causing equipment or property damage if contactis made with bare grounded wire. Notify utility and have repaired as soonas possible. The utility typically repairs this item same day at no charge.



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Page 21 Item: 7 Electrical Switches For foyer light, switch itself is miswired or perhaps a single pole dimmerswitch is installed.Three Way Switch Miswired - Two switches are installed to operate thesame electrical light or receptacle outlet. The switches appear to bemiswired as each of the two switches do not appropriately turn the area onand off as expected. Properly correct as needed.

PlumbingPage 22 Item: 4 Plumbing

EquipmentWater pressure recorded at 90 PSIExcess Water Pressure - Water pressure noted abnormally high. Typicalwater pressure is 40-80 PSI. Have plumber repair or replace pressurereducing valve. Excess pressure may cause toilets to run, leaks to developor cause pressure/temperature valve at water heater to open.

InteriorPage 25 Item: 10 Window Glazing Right front bedroom

Cracked window pane - Broken window glass should be replaced forsafety and to reduce conditioned air loss. Replace any cracked or brokenwindows as needed.

Sample 1994with deferred_maintenance

Education

Transcript of Sample 1994with deferred_maintenance