Sample 2007 built_rural_area

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

Photo distorted on purpose, 30728Inspection prepared for: Rural 2007 Built Inspection Date: 4/1/2011 Time: 1:00 PM

Age: Built 2007 Size: 3300 Sqft Weather: Clear

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

Rural 2007 Built Photo distorted on purpose

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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

Adjust Grade - Some landscape grade work may improve storm water run off away from foundation. Slope grademinimum ten feet away from and around structure so that water does not collect at home.

2. Vegetation

Grass, shrubs and trees near dwelling were observed

No adverse conditions were observed

3. DrivewayMaterial:

Concrete

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

4. WalkwayObservations:

Concrete

Cracked Acceptable

5. Exterior StairsObservations:

Brick


6. PorchMaterial:

Tile

Covered




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7. Patio

TileWater appears to pond at rear patio. Monitor area brooming after rains or correct to meet your needs.

All guard rails are less than 36" tall, hand rail at steps is ok at 34"Guardrails where required at elevated walk areas should be at least 36" tall for safety to help reduce falls. The installedguardrail is less than 36” tall. Evaluate your risk exposure correcting as needed for function or safety.

Some spindle spacing is too wideSpindle Spacing – Railing spindles should be close together to help prevent falls or entrapment. Spindles should beconstructed to reject a 4” sphere or ball being passed through the spindles. Evaluate your risk exposure and properlycorrect as needed for safety and function.



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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

Fiberglass


2. SoffitMaterial:

Vinyl soffits with metal fascia

The exterior of the home was inspected and the eaves appears to be in overall good condition. No immediate repairsare needed at this time.

3. Siding - Masonry

Brick Veneer

PERIODIC MAINTENANCE NEEDED

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.

Brick size hole observed at right exteriorIncomplete - Typical scope of work for item inspected has not been completed. Additional work/repair should beproperly performed to complete area.

Brick size hole observed



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4. Trim

Material: Wood where installed

Repainting new homes - All painted exterior surfaces subject to decay on newer homes should be properly cleaned,caulked and repainted within the first three years after the home is built to preserve these components. Subsequentpaintings are typically scheduled every 8-10 yrs.

5. Covered Parking Condition

Attached Garage

Installed drywall was observed on the garage ceiling framing. This offers some protection against the spread of firefrom the garage to other areas.

Installed drywall was observed on the walls that separate the garage and living space framing. This offers someprotection against the spread of fire from the garage to other areas.

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

6. Garage Overhead Door

Metal

Sectional

Insulated

Garage overhead door was tested using electric operator.

7. Garage Overhead Door Operator

Electric Operator

Both units

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


Both units

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.



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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 walked portions of roofing

Weather was clear during inspection

Estimated Age

2-5 Years old

Style of roofing

Hip

Gable

Monitor irregular roof slope details correcting when necessary

2. Roof CoveringType of roofing installed

Composition Shingle

Metal

Damaged shingles were observedApparent moisture damage observed at dining room wall may or may not be related to roof condition.Roofing is ready for periodic maintenance. Have a qualified competent contractor check entire roof system andassociated flashings. Repair or replace affected areas as needed.

Monitor irregular roof sloping Monitor irregular roof sloping



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Damaged shingle Damaged shingle

3. Roof Penetration

Plumbing Vents - MONITOR this type of penetration as the gasket about the plumbing waste pipe penetrating the roofrequires periodic maintenance. Budget replacement of plumbing vent gaskets as they begin to split. This is neededeach 8-10 years after the roof is installed.

4. Flashing

Metal where visible

5. 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.


Discharge near foundation - Downspouts are discharging close to the foundation. This may cause water to enter thebuilding. It is recommended that all downspouts be extended to allow water to flow quickly away from and aroundstructure. Correct as needed.

Clean Gutters - The gutters were viewed with debris in them and some downspouts may be obstructed. Although thisis a maintenance item, the condition viewed may cause damage to the soffits or fascia and should be corrected soon.PERIODIC MAINTENANCE NEEDED

6. ChimneyMaterials:

Top of chimney was not accessed by inspector



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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

MONITOR or correctHurricane ties were not observed at attic area. These ties are needed to prevent damage during high winds. Considerhaving a competent framing carpenter further evaluate area correcting as needed.

3. Wall Insulation

Roll fiberglass

Where visible

4. Attic Insulation

Blown

In January 2006 attic insulation standards set by the Department of Energy for this part of the country were increasedto R-49 to help lower energy use. Local minimum insulation requirements may be less than DOE standards and oftenare R-30.

R-30 attic insulation observed

Where compressedR-19 Attic Insulation - Insufficient insulation viewed in attic for this area. Consider adding attic insulation to R-30 or R-49 to lower utility costs.

5. Attic ventilation

Gable End Vent

Soffit Vents

Ridge Roof 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

Scuttle hole to crawl space

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

Installed ductwork in crawl space - Visibility or access limited in this area due to installed ductwork.

2. FoundationMaterials:

Concrete block foundation wallsObservations: Cracks Minor - Some cracks were noted that are minor in nature. Small settlement cracks are acommon occurrence and can be repaired, providing that the settlement has stopped.

3. Crawl Space Floor FramingMaterials:


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

Floor Joist - Solid Wood

Beam - Built-up Wood

Column - Concrete Block

Sub floor - OSB

4. Floor Insulation

Roll Fiberglass where installed at crawl space


Some insulation observed falling in crawl spaceFalling Insulation - Portions of the insulation are falling from their original position. Have the affected areas re-attachedproperly.

5. Crawl Space Issues

Construction Debris - Construction debris noted in crawl space. Remove debris and wood scraps from crawl spacearea. Do not forget to check beneath plastic sheeting on ground too if installed.

6. Water Control MeasuresObservations: None observedWater Stains - Water stains were noted. Stains are evidence of prior water penetrations. Monitor and repair as neededStanding water was observed in crawl space. Further evaluation is needed to determine source of unwanted water.Take appropriate measures to prevent recurrence and properly correct affected areas as needed.



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Standing water was observed in crawl space. Furtherevaluation is needed to determine source of unwanted

water. Take appropriate measures to prevent recurrenceand properly correct affected areas as needed.

Water Stains - Water stains were noted. Stains are evidenceof prior water penetrations. Monitor and repair as needed



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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 main level

Brand Furnace: Amana / Location: Exterior Package Unit / Fuel: Electric Heat Pump

Size: 4 Ton / Date of Manufacture: 2007

Heat pumps typically have a service life of 10-15 years when properly maintained

Filter Type: Disposable / Thermostat Type: Digital

Brand AC: Amana / Location: Exterior Package Unit / Fuel: Electric Heat Pump

Size:4 ton / Date of Manufacture: 2007

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

AC condensate disposal method: Gravity drain for condensate

• Central Heating and Cooling System 2 System serves upstairs area

Brand Furnace: Amana / Location: Attic / Fuel: Electric Heat Pump

Size: 2.5 Ton / Date of Manufacture: 2007

Heat pumps typically have a service life of 10-15 years when properly maintained

Filter Type: Disposable / Thermostat Type: Digital

Brand AC: Amana / Location: Exterior / Fuel: Electric Heat Pump

Size:2.5 ton / Date of Manufacture: 2007

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. FuelObservations: NOTE TO CLIENT - gas logs viewed but not operatedGas appears off to dwelling - The gas service appears off or out of fuel to the dwelling. The inspector was unable toview any of the gas appliances in operation or check the pipes for gas leaks. Verify appliances functioning normally andno leaks are present prior to settlement.



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3. Heating Function

For both units

Run in cool only - Due to outside air temp, the heat pump was checked in cooling mode only.

4. AC Function

For both unitsDownstairs unit appeared to be cooling some but not as designed.Upstairs unit was not coolingProperly put both systems back in service correcting as needed for function or safety.

System was not cooling properly during inspection. System should be properly serviced correcting as needed forsafety and function.

5. Duct

Metal and flexible duct installed

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.

Ducts need cleaning - Some ducts appear dirty and are ready for cleaning.

Ductwork Damaged - The inspector noted damage to the ductwork which requires repair. Check all ductwork and repairas needed.

Ductwork Damaged - The inspector noted damage to theductwork which requires repair. Check all ductwork and

repair as needed.

Clean construction debris from installed duct work



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6. Furnace Location Issue

Upstairs furnace does not have proper access and was only viewed from a distance by inspector. Consult a competentheating contractor correcting as needed.Irregular construction observed - The inspector recommends further evaluation and proper correction as needed forsafety and function.

Upstairs furnace does not have proper access and was only viewed from a distance by inspector. Consult a competentheating contractor correcting as needed.



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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 use nonessential - Installed fireplace is not the sole heating system for this home and does not have tofunction if you do not desire to use the fireplace. Typically deficient fireplaces are not listed in the summary of thereport. Properly repair fireplace if use desired.

Fireplace #1Type: Wood Burning / Location: Living Room

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

Sooted - Fireplace and chimney were observed sooted. Both should be professionally cleaned and checked bychimney specialist prior to use.

Fireplace #2Type: Gas Logs Installed - Ventless Prefabricated Firebox / Location: Master BedroomVerify this gas appliance is approved for a sleeping area before use

Isolation Valve - A gas isolation valve was not viewed at or near the inspected unit to fully shut off the gas whenservicing unit or to leave unit off for an extended period of time. The inspector recommends properly adding anaccessible gas isolation valve for safety.



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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

Underground

200 Amp Service

2. Electrical DistributionObservations:

200 Amps / 120/240 Volts / Breaker PanelPanel Location:At Meter

Package heat pump is installed interfering with dedicated service access at exterior main breaker panel.Working Access - This equipment should have unobstructed access of no less than 30" in width and 36" depth asmeasured out from the inspected item. This clear area is needed for safe access to this type of equipment. Considerrelocating equipment or obstruction as needed.

3. Electrical Sub PanelObservations:

200 Amps / 120/240 Volts / Breaker PanelPanel Location: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.

4. Electrical Branch Wiring

Material: Nonmetallic-Sheathed CableObservations:

Unterminated wiring observed at exterior front yard.Unterminated exposed energized wiring observed at rear exterior patio.Unterminated wiring - Some wires viewed not terminated. Add wire nuts to all unterminated wiring in junctionboxes/panel or otherwise properly terminate in junction box with cover as needed.

Properly relocate wiring away from attic access as required for safety.Improper wiring - Improper wiring was noted. Have a qualified electrician check and repair as needed for function andsafety.



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Unterminated wiring observed at exterior front yard. Unterminated exposed energized wiring observed at rearexterior patio.

Properly relocate wiring away from attic access as required for safety.

5. Electrical Receptacle Outlets

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


Missing cover plate -Install switch or receptacle cover plates where missing or damaged to reduce electrical hazard.

6. Electrical GFCIObservations:

GFCI Ok - Using a ground fault circuit interrupter (GFCI) tester, receptacles were checked and indicated properlyfunction.



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7. 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.

Not Observed - Street lights at end of drive

8. Smoke Alarms


Check - Check smoke detectors regularly and no less than twice a year when time changes. Refer to installation andcare instructions 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

Material: PEX

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.

3. Plumbing Equipment

Water pressure acceptable - The water pressure was checked at an outlet located after the pressure reducer, if onewas present. The pressure was found to be within the acceptable 40-80 PSI range. See any additional notes regardingfunctional water flow recorded under plumbing supply piping.

Water pressure reducer was observed inside crawl space

A water isolation valve was not observed near pressure reducing valve for servicing of pressure reducer. Considerinstalling isolation valve where missing.

A sewage pump was noted. Obtain installation and warranty information. Such pumps should be accessible as theyrequire periodic servicing and have high water alarms. It is outside the scope of the home inspection to remove the thesewage pump lid to verify the unit is functioning properly. Monitor this type of equipment servicing when necessary.

The recirculation pump installed at water heater does not appear to be connected electricallyNot Working - The inspected item is not operating properly. Properly repair as needed for function and safety.



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A sewage pump was noted. The recirculation pump installed at water heater does notappear to be connected electrically

4. Electric Water Heater

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

Location:

GarageSize: Covered With Insulation - Water heater is covered with additional insulation over the tank and was not visible.Inspector was unable to determine size or age of water heater.

Water heater was observed functional during home inspection



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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. Walls

Material: Drywall


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

Cracks from expansion or settlement - Noticeable cracking was observed. This is not unusual. Monitor and properlyrepair as needed.

Dining room crown trim and wall appear to have moisture damage. Verify cause of damage, take corrective measuresto prevent recurrence and properly repair any affected areas.Stained - 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.

Dining room crown mouldingPhysical Damage - Physical damage was noted and should be properly repaired.

Dining room crown trim and wall appear to have moisture damage. Verify cause of damage, take corrective measures toprevent recurrence and properly repair any affected areas.

Stained - 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.

2. Ceilings

Material: Drywall

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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3. Flooring

Material:

Carpet

Wood

UpstairsIncomplete - Typical scope of work for item inspected has not been completed. Additional work/repair should beproperly performed to complete area.

Right rear roomWorn Flooring - The flooring shows wear and may be ready for replacement/refinishing soon.

4. DoorsMaterial:

Wood

Fiberboard


Minor adjustment needed - The inspected item is functional overall but requires minor routine adjustment for properoperation.

5. Interior Steps


Carpeted steps observed

6. Railings


7. WindowsMaterials:

Vinyl

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

8. Window Glazing

Insulated glass observed at windows



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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: Granite

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 and Wood Composition

Painted

3. Sink and FaucetObservations: PERIODIC MAINTENANCE NEEDEDCorrect leak at aeratorDouble Bowl Composition

4. 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.


Refer to installation instructions properly securing dishwasher in place

Incomplete - Typical scope of work for item inspected has not been completed. Additional work/repair should beproperly performed to complete area.

5. 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 InstalledGlass tray at bottom of microwave did not move during operation, correct if needed



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6. Cooking Ventilation

Above range integral with microwave

Ductless

15" deep cabinet above microwave blocks exhaust opening at top front of microwave.Exhaust observed obstructed and proper correction is needed.

15" deep cabinet above microwave blocks exhaust opening at top front of microwave. Exhaust observed obstructed andproper correction is needed.

7. Kitchen FloorObservations: No adverse conditions were observedMaterial: Wood

8. Laundry ConnectionsObservations:

Washer and dryer connections are available but appliances were not present during inspection.

Clothes dryer exhausts to an interior area The dryer should exhaust directly to exterior through a metal pipe to reducemoisture inside the home that could be detrimental to building components.

9. RefrigeratorA refrigerator was not present



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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: Hydro massage tub and separate shower

Sink: Two basins in vanity

Toilet: Water tank type

Hydro massage tub - The hydro massage tub was filled and tested. The unit was observed functioning normally.

Sink FaucetNo 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.

ToiletFunctional - The toilet was flushed no less than two times. On each operation the toilet refilled and shut off properly. Noleaks were noted at toilet.


Shower floor tile are cracked and should be monitored or repairedTile Cracked - Cracked tile were observed. This can be due to settlement or improper installation. Monitor areabudgeting corrections if condition worsens.

2. Ventilation Type

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 FloorMaterial:


Material: Tile



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Bath 2 1. Plumbing Fixtures

LOCATION: Hall Bath

Installed Fixtures

Bathing: Hydro massage tub and separate 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 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.

Hydro massage tub - The hydro massage tub was filled and tested. The unit was observed functioning normally.

2. Ventilation TypeType:


3. Bath Floor


Material: Tile



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Bath 3 1. Plumbing Fixtures

LOCATION: Half Bath

Installed Fixtures

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 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:


3. Bath FloorMaterial:


Material: Tile



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Report SummaryReport Summary

Outdoor AreasPage 4 Item: 7 Patio All guard rails are less than 36" tall, hand rail at steps is ok at 34"

Guardrails where required at elevated walk areas should be at least 36"tall for safety to help reduce falls. The installed guardrail is less than 36”tall. Evaluate your risk exposure correcting as needed for function orsafety.

Some spindle spacing is too wideSpindle Spacing – Railing spindles should be close together to helpprevent falls or entrapment. Spindles should be constructed to reject a 4”sphere or ball being passed through the spindles. Evaluate your riskexposure and properly correct as needed for safety and function.

RoofingPage 8 Item: 2 Roof Covering Damaged shingles were observed

Apparent moisture damage observed at dining room wall may or may notbe related to roof condition.Roofing is ready for periodic maintenance. Have a qualified competentcontractor check entire roof system and associated flashings. Repair orreplace affected areas as needed.

FoundationPage 10 Item: 5 Crawl Space

IssuesConstruction Debris - Construction debris noted in crawl space. Removedebris and wood scraps from crawl space area. Do not forget to checkbeneath plastic sheeting on ground too if installed.

Page 11 Item: 6 Water ControlMeasures

None observedWater Stains - Water stains were noted. Stains are evidence of prior waterpenetrations. Monitor and repair as neededStanding water was observed in crawl space. Further evaluation is neededto determine source of unwanted water. Take appropriate measures toprevent recurrence and properly correct affected areas as needed.

Central Heating and CoolingPage 12 Item: 2 Fuel NOTE TO CLIENT - gas logs viewed but not operated

Gas appears off to dwelling - The gas service appears off or out of fuel tothe dwelling. The inspector was unable to view any of the gas appliancesin operation or check the pipes for gas leaks. Verify appliances functioningnormally and no leaks are present prior to settlement.

Page 13 Item: 4 AC Function For both unitsDownstairs unit appeared to be cooling some but not as designed.Upstairs unit was not coolingProperly put both systems back in service correcting as needed forfunction or safety.

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

Page 13 Item: 5 Duct Ducts need cleaning - Some ducts appear dirty and are ready for cleaning.

Ductwork Damaged - The inspector noted damage to the ductwork whichrequires repair. Check all ductwork and repair as needed.

Page 14 Item: 6 Furnace LocationIssue

Upstairs furnace does not have proper access and was only viewed from adistance by inspector. Consult a competent heating contractor correctingas needed.Irregular construction observed - The inspector recommends furtherevaluation and proper correction as needed for safety and function.

Electrical



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Page 17 Item: 4 Electrical BranchWiring

Unterminated wiring observed at exterior front yard.Unterminated exposed energized wiring observed at rear exterior patio.Unterminated wiring - Some wires viewed not terminated. Add wire nuts toall unterminated wiring in junction boxes/panel or otherwise properlyterminate in junction box with cover as needed.

Properly relocate wiring away from attic access as required for safety.Improper wiring - Improper wiring was noted. Have a qualified electriciancheck and repair as needed for function and safety.

PlumbingPage 20 Item: 3 Plumbing

EquipmentThe recirculation pump installed at water heater does not appear to beconnected electricallyNot Working - The inspected item is not operating properly. Properlyrepair as needed for function and safety.

KitchenPage 24 Item: 6 Cooking Ventilation 15" deep cabinet above microwave blocks exhaust opening at top front of

microwave.Exhaust observed obstructed and proper correction is needed.

Page 24 Item: 8 LaundryConnections

Clothes dryer exhausts to an interior area The dryer should exhaustdirectly to exterior through a metal pipe to reduce moisture inside thehome that could be detrimental to building components.

Sample 2007 built_rural_area

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