|
Property Inspection Report
|
||||||||
 |
Final Analysis Property Inspections 1385 Fordham Dr. Ste. 105, Virginia Beach VA 23464 |
|||||||
|
Prepared exclusively for removed for privacy |
||||||||
| xxxx Stoney Point South Norfolk VA 23502 |
||||||||
 |
||||||||
|
||||||||
|
||||||||
|
Report ID:
xxxx060316 |
||||||||
|
|
||||||||
| Inspection Date:
6/3/2016 |
||||||||
|
Inspector: |
||||||||
|
757.495.2300 |
||||||||
|
|
||||||||
| Date: 6/3/2016 | Time: 01:00 PM | Report ID: Little060316 |
| Property: xxxx Stoney Point South Norfolk VA 23502 |
Customer: removed for privacy |
Real Estate Professional: Raquel Carr Reality Executives |
Type of Inspection: Home Buyers inspection | Inspectors: Reuben Autery, DPOR 3380000742 | Inspection Procedures: American Society of Home Inspectors, Standards of practice |
Inspection Restrictions/limitations: None | General inspection accessibility: Vaccant, Unoccupied | All Utility services are on?: Yes |
In Attendance: Buyer, Buyers Agent | Type of building: Townhome | Square Feet of conditioned space: 1,509 SF |
Age of building (year built): 1975 | # of Bedrooms: 3 Bedrooms | # of Bathrooms: 2.5 bathrooms |
Temperature during inspection: 79 degrees | Weather: Clear | Ground/Soil surface condition: Dry |
Garage: None |
Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it is satisfactory and appeared to be functioning as intended allowing for normal wear and tear.
Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.
Not Present (NP) = This item, component or unit does not exists in this home or building.
Information & Disclosures (ID) =
Indicated with an ORANGE flag and text. This is
Important information you should know about this house or building including,
disclosures, alerts, advisories and warnings about typical conditions or circumstances for this home. Not necessarily something abnormal or unusual or in need of action, but none the
less critical information that may pose significant concern for health risk, environmental safety or additional cost. These "orange flag" items will also be separately listed in the Information
and Disclosure summary page of this report.
Repair or Replace (RR) =
Indicated with a RED Flag and text. Corrective action recommended. These items, systems, components or unit is not functioning as intended,
defective, broken or otherwise needs further inspection and evaluation by a qualified contractor. Items, components or units that should be repaired, replaced or corrected or otherwise
represent significant, unusual, abnormal cost or safety concerns. These "red flag" items will also be separately listed in the DEFECT summary page of this report.
Inspection standards of practice: This inspection was completed in compliance with the professional standards of practice set forth by the American Society of Home inspectors (ASHI) and VA Dept. of Professional Occupation and Regulation (DPOR) for Home Inspectors. These standards and regulations describe the scope, procedures and limitations of a standard home inspection and are provided for your review. Additionally the ASHI standards of practice are included in the appropriate header section of each corresponding system of the report.
Purpose and Objective: This inspection is not technically exhaustive and can not be conclusive of every detail. The primary objective of this building inspection is to identify and report MATERIAL DEFECTS. Material Defects are defined as a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The fact that a system or component is near, at or beyond the end of its normal useful life is not, in itself, a material defect. Normal wear and tear, maintenance typical defects or deficiencies are not defined as material defects. That is not to say that the home inspector will not report smaller defects such as cracked glass, broken outlets or leaky faucet washers but this is not the primary objective of an inspection. The home inspection is a first look attempt at ascertaining the general condition of a property. While it is the purpose of this inspection to discover and disclose those major items and concerns that may have an adverse impact on the value of this property and the health and safety of it's occupants, it is not an exhaustive list of defects or discrepancies and it certainly should not be used as a punch list of repairs. Repair list and cost estimates should be obtained from contractors. It is important to know that home inspectors are general practitioners with a limited amount of time and capabilities and are primarily focused on major issues in the home. Outside of normal testing and observation, Inspectors do not engage in troubleshooting or diagnostics and can not offer repair advice. Home inspections are limited to visual observations only and does not include technically exhaustive or invasive analysis. However, this report attempts to identify and recommend conditions that should have further evaluation by experts prior to closing or taking ownership.
Typically found on any home and included in any inspection report will be smaller issues, discrepancies, observations and suggestions. These may not be considered serious or significant problems but common to find on all homes and is mostly provided as courtesy in an attempt to give you a more comprehensive understanding of the home. These smaller, typical or common discrepancies are not intended to be all inclusive.
It is the objective of the inspection and report to provide you the means by which you can progress in an informed manner thereby protecting yourself as much as possible before taking ownership of a property. This may mean obtaining further evaluation and repairs by an expert, purchase price adjustments, escrow of funds for repair, or withdrawing from a buyers purchase agreement altogether. If you are subject to an inspection contingency removal purchase addendum your conditions and disposition of removing that contingency should be clearly stated with details of expected outcomes. Furthermore, it should also be stated that any dispositions agreed to should be subjective to your re-inspection and final acceptance of satisfactory completion prior to closing of escrow.
Repairs - No matter how big or small, All repairs, corrections or replacements should be requested to be completed by licensed, qualified professionals with copies of their credentials, licensing, labor and product warranties and receipts of work. It is not recommend that you ask the seller to make the repairs unless they are qualified in the trades and you feel confident that they'll do a good quality job. It should be expected and required that all work be accompanied by any required city permits and inspections. Mostly all work except minor repairs require city permits and inspections. Finally, all repairs should be subject to your re-inspection, satisfaction and approval a couple days before closing. If you are submitting a Property Inspection Contingency Removal Addendum with list of requested repairs (PICRA), you should consider adding the above verbiage to your PICRA because at that point you will be agreeing to buy the house subject to seller repairs and might need assurance they are done correctly.
Reinspection - Due to liability restrictions, reinspections are not the policy of Final Analysis home inspections. All repairs or corrections should be completed by qualified, licensed professional in their trade and should be accompanied by permits, work orders, receipts and warranties. If you feel a reinspection is necessary we can provide on a case by case basis and subject to schedule availability. The property inspection contingency removal addendum (PICRA) should be provided to us when the re-inspection is requested. All re-inspections are subject to a minimum fee of $200 and will be accompanied by an updated report.
NOTICE OF URGENCY: If you are buying this property, any discrepancies, concerns or issues revealed in this report should be resolved to your satisfaction before close of escrow and/or taking possession.
NOTICE - A Termite and moisture inspection was completed during this inspection by Final Analysis Property inspections LLC. The termite inspection forms are not part of but are attached to this report. See the documents dashboard to download or forward these reports.
Not for 3rd party use - The inspection and report are performed and prepared only for the sole, confidential and exclusive use and possession of the named client(s). Final Analysis Property Inspections accepts no responsibility for use or misrepresentation of this report by third parties who "rely" on the report information but have not directly retained our inspection services and council and are not named in the inspection agreement.
Overview: A thorough home inspection was completed at the subject property in accordance with the American Society Home Inspections (ASHI) standards. The inspection reveals that this dwelling has little wear and tear and has some recent remodeling. Its structure and systems are generally in good repair. There were two major defects noted: one related to the HVAC system and other related to the aluminum wiring in the electrical system. All observations made and items reported here should be carefully reviewed and considered for correction where needed as they are specific to this home and can have a significant impact on it's condition, safety and value.
The inspector is NOT required to inspect: A. antennae. B. interiors of vent systems, flues, and chimneys that are not readily accessible. C. other installed accessories.
GENERAL ROOF CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Roof service life remaining::
50% - 80% (Good - No concerns outside of normal maintenance) |
Roof covering material:
3 tab asphalt shingle |
Methods used to inspect the roof:
Walked roof |
Roof drainage system:
Gutters and downspouts |
Attic Ventilation:
8x8 static roof outlet vents installed Attic ventilation is minimal Improvements recommended |
| 1.0 |
ROOF MATERIALS
Comments and observations: Inspected |
|
|
Defect - The ridge of the roof has been cut to allow for installation of a roof ridge vent. However, no ridge vent was installed. A ridge vent would allow superior ventilation than the existing
static vents. Recommend installation a ridge vent paired with installation of roof edge intake vents for supply air (see attic ventilation section).
Re-inspected 7/7/2016 The repairs appear to be completed in a satisfactory manner(Item 2). 
1.0 (Item 1)
1.0 (Item 2)
|
| 1.1 |
FLASHINGS
Comments and observations: Inspected |
| Disclosure - Roof flashings by design are mostly concealed and therefore inspection is limited to visible areas only followed by examinations and testing of the interiors where leaks are suspected. Some leaks can not be detected and will only show during certain weather conditions. |
| 1.2 |
SKYLIGHTS, CHIMNEYS and Other ROOF PENETRATIONS
Comments and observations: Not Present |
| 1.3 |
ROOF DRAINAGE SYSTEMS
Comments and observations: Inspected |
| 1.4 |
ATTIC VENTILATION
Comments and observations: Inspected |
|
|
(1) Deficiency - This home is constructed with little or no overhang with no soffits for roof ventilation intake. There is currently no intake ventilation provision. Recommend the installation of roof
edge intake vents designed for this purpose(Item 1-2) .
1.4 (Item 1)
1.4 (Item 2)
|
|
(2) General Statement - Attic ventilation plays an important role in reducing the heat loads in your attic, dissipating trapped moisture and contributing to the overall health of your attic/roof
system. A poorly ventilated attic can reduce HVAC performance, shorten shingle life, and will promote rot of wood materials if moisture can't escape. Poor eave/soffit vents are the # reason
for poor attic ventilation. Typically newer homes are better ventilated but older homes 20+ years, should be reviewed for improvement. It is important to remember that you need balanced
intake vents along with outlet vents for good air flow. Installing just a power fan may not accomplish this. See more ventilation tips here
Note: The thicker, laminated, architectural style shingles have greater heat retention and require more ventilation than traditional three tab asphalt shingles. |
The inspector is NOT required to inspect: A. screening, shutters, awnings, and similar seasonal accessories. B. fences, boundary walls, and similar structures. C. geological and soil conditions. D. recreational facilities. E. outbuildings other than garages and carports. F. seawalls, break-walls, and docks. G. erosion control and earth stabilization measures.
GENERAL EXTERIOR CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Siding material:
Vinyl Brick veneer |
Trim materials:
Wood Aluminum coil stock Vinyl |
Exterior Entry Doors:
Steel Sliding vinyl |
Appurtenance:
Deck |
Driveway:
Concrete |
Evidence of water intrusion at exterior walls windows doors:
No |
| 2.0 |
Siding, Trim, Eaves, Flashings, Exterior finishes
Comments and observations: Inspected |
|
|
Deficiency - Observed some typical and somewhat minor step cracking in the masonry veneer at the front living room window(Item 1). This type of cracking is caused by masonry stress
usually from settlement of the masonry wall footings. Some settlement is minor and only requires re-pointing off the mortar joints. If the joints have significant gaps or offset separation or the
actual bricks are cracked, it may be indicating settlement off the brick wall footings which is more serious and may need to be reinforced by jacking and underpinning. Note: the brick
veneer structure is separate from the main house wood frame structure and not necessarily indicative of structural problems off the main structure.
The observed step cracks are not uncommon to see in brick veneer homes and is considered repair maintenance. Typical repairs involve tuck pointing which is to remove old mortar and re-point with new. Recommend having this further evaluated and corrected as needed by a masonry contractor. 
2.0 (Item 1)
|
| 2.1 |
Doors (exterior)
Comments and observations: Inspected |
|
|
Deficiency - The weather stripping seal around the front door has failed (Item 1) or become compromised allowing air infiltration. Recommend repair.
Re-inspected 7/7/2016 The repairs appear to be completed in a satisfactory manner(Item 2). 
2.1 (Item 1)
2.1 (Item 2)
|
| 2.2 |
Windows (exterior)
Comments and observations: Inspected |
| 2.3 |
Decks, Balconies, Stoops, Steps, Porches, Patio/Sun rooms, Railings
Comments and observations: Inspected |
| 2.4 |
Vegetation, Grading, Drainage, Driveways, Walkways, Retaining walls (With respect to their effect on the condition of the building)
Comments and observations: Inspected |
| General Information - Positive grading and drainage are essential to the welfare of a property, and are usually the primary concern of architects and builders. Moisture can deteriorate most surfaces, cause soil movement and erosion, and undermine the structures foundation. The ideal site will be graded to conduct water away from a building. In fact, the ideal building will be surrounded by hard surfaces that slope way from the exterior walls, the interior floors will be several inches higher than the exterior grade, and the building will have gutters and downspouts and a system of drainage designed to prevent any moisture from threatening the foundation or the living space. Unfortunately, many properties do not meet this ideal, conditions on most can generally be improved, and all need to be monitored and maintained to prevent damage. Also, inspectors cannot see inside area drains and do not water-test them, but they can become blocked by debris, occluded by silt, and damaged by movement. Therefore, buyers should question sellers about the functionality of any such system, have it serviced by a specialist, or assume the risk of having a system that does not function well and the damage that might result |
| 2.5 |
Garage, Garage door, opener safety reverse (if applicable)
Comments and observations: Not Present |
This inspection does not test for or report on the presence of MOLD or other indoor air quality issues or hazards.
GENERAL INTERIOR CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Ceiling construction materials:
Drywall, Sheet rock, Gypsum |
Wall constructuion material:
Gypsum board (typical) |
Floor Covering(s):
Multiple styles Carpet Laminated T&G Ceramic or porcelain tile Vinyl or Linoleum |
Window Types:
Vinyl or Plastic Double-hung Thermal/Insulated Sliders |
Interior Doors / types / styles:
Hollow core |
Cabinetry:
Wood |
Countertop:
Laminate |
| 3.0 |
CEILINGS
Comments and observations: Inspected |
| 3.1 |
WALLS
Comments and observations: Inspected |
| 3.2 |
FLOORS
Comments and observations: Inspected |
| 3.3 |
STEPS, STAIRWAYS, BALCONIES AND RAILINGS
Comments and observations: Inspected |
|
|
Safety - Pickets at railings are spaced greater than 4" apart(Item 1-2). This is safety hazard for small children and no longer permitted in new construction. Recommend using precautions
with small children such as safety barrier or netting.
3.3 (Item 1)
3.3 (Item 2)
|
| 3.4 |
COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
Comments and observations: Inspected |
|
|
Defect, Safety - Improper hardware used for cabinet mounting. Observed the use of dry wall screws(Item 1) which are not designed for this use. Dry wall screws are brittle, not designed for
heavy loads and subject to break which may cause the cabinet to fall. Recommend corrections using approved fasteners and methods.
Re-inspected 7/7/2016 The repairs appear to be completed in a satisfactory manner(Item 2-3). 
3.4 (Item 1)
3.4 (Item 2)
3.4 (Item 3)
|
| 3.5 |
DOORS (REPRESENTATIVE NUMBER)
Comments and observations: Inspected |
|
|
(1) Defect - Door is damaged and split at the inside of the hinge edge(Item 2). The door is binding on the frame and won't close and latch (Item 1) as designed at first right bedroom.
Recommend professional repairs which may require a new door or re-hanging of the door frames.
Re-inspected 7/7/2016 The repairs appear to be completed in a satisfactory manner(Item 3-4).  3.5 (Item 1)
3.5 (Item 2)
3.5 (Item 3)
3.5 (Item 4)
|
|
|
(2) Defect - The sliding glass door wont latch properly(Item 5) and is dragging and difficult to operate (Item 6). Recommend necessary adjustments by a qualified contractor.
Re-inspected 7/7/2016 The repairs appear to be completed in a satisfactory manner(Item 7). 
3.5 (Item 5)
3.5 (Item 6)
3.5 (Item 7)
|
| 3.6 |
WINDOWS (REPRESENTATIVE NUMBER)
Comments and observations: Inspected |
|
|
Deficiency - The window screens are missing at the bedroom windows at the rear of the home and at the patio sliding door(Item 1). Recommend installation of screens.
Re-inspected 7/7/2016 The repairs appear to be completed in a satisfactory manner. Although no photos were taken, the inspector observed screens at both windows and screen door. 
3.6 (Item 1)
|
GENERAL STRUCTURAL CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Attic access:
Ceiling scuttle hole |
Method used to observe attic:
Walked |
Crawl space access point:
N/A slab foundation |
Method used to observe Crawlspace:
No crawlspace |
Is there significant structural faiulre/damage/distress was observed/suspected:
NO |
Was there evidence of Termits- Powder post beetles or wood destroying fungus- mold- mildew- spores:
NO |
Was there evidence of Harmful Moisture Conditions in Attic:
No |
Crawlspace ventilation:
N/A slab foundation |
Foundation type:
Concrete slab |
Floor Structure:
Not visible, Not accesible, Not inspected |
Wall Structure:
Concealed, Not visible, Not determined |
Columns or Piers:
N/A Concrete slab |
Ceiling Structure:
Enclosed, Concealed, Not visible |
Roof Structure:
Engineered wood trusses 2 X 4 Rafters Plywood |
Roof-Type:
Gambrel |
| 4.0 |
FOUNDATIONS, SLABS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. Fungus or wood destroying insects)
Comments and observations: Inspected |
| 4.1 |
VAPOR RETARDERS (Crawl pace)
Comments and observations: Not Present |
| 4.2 |
STRUCTURAL FRAMING walls, floors, ceilings (where visible)
Comments and observations: Inspected |
| No structural framing distress or failure was visibly detected. |
| 4.3 |
STRUCTURAL MASONRY, COLUMNS, PIERS, CONCRETE SLAB
Comments and observations: Inspected |
| 4.4 |
ROOF STRUCTURE AND ATTIC
Comments and observations: Inspected |
| 4.5 |
CRAWL SPACE VENTILATION (if applicable)
Comments and observations: Not Present |
| 4.6 |
RETAINER WALLS
Comments and observations: Not Present |
GENERAL PLUMBING SYSTEM CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Water heater service life remaining:
20% or less (plan for replacement, consider cost) Extra Info : water heater aged |
Probability of plumbing leaks:
Low |
Domestic Potable Water Source (not yard irrigation):
Public (municiple) |
Plumbing waste system:
City sewage |
Water Supply pipe (from street meter):
Copper |
Water Distribution pipes (inside structure - visible areas only):
Copper |
Plumbing Waste / Drain pipe materials:
Cast iron and PVC, mixed drain pipes, Old and New materials |
Domestic hot water source:
Electric storage tank in laundry closet |
Water Heater Capacity:
40 Gallon (1-2 people) |
Hot water temperature:
Unable to determine, Water utility is OFF Extra Info : The electric breaker was off at inspection preventing the water heater from having sufficient time to heat tank |
Main water shut off location:
Secondary
valve is in the coat closet at front hallway |
| 5.0 |
PLUMBING DRAIN, WASTE AND VENT SYSTEMS
Comments and observations: Inspected |
| 5.1 |
PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
Comments and observations: Inspected |
|
|
(1) Defect - Sink is loose or not properly fastened to base cabinet and counter in kitchen(Item 1). Fixtures that have water pipes or drain pipes must be physically fastened to prevent
movement and possible breakage or separation of pipes. This may include fastening both the sink and the cabinet to each other and properly caulking the sink at the counter. It is
recommend that this be corrected by a qualified tradesman.
Re-inspected 7/7/2016 The repairs appear to be completed in a satisfactory manner(Item 2). 
5.1 (Item 1)
5.1 (Item 2)
|
|
|
(2) Deficiency - Backflow preventer device is missing from hose bib(Item 3-5). This is typical for the age of the home. Backflow preventers are required to prevent bacterial cross connect and
contamination of municipal water supplies. Recommend professional corrections be completed by a qualified plumbing contractor.
5.1 (Item 3)
5.1 (Item 4)
5.1 (Item 5)
|
|
|
(3) Defect - The water pressure at the hot water supply of the kitchen sink is weak and did not pass "functional flow." (Item 6-7) Other fixtures in the home do not show this low flow at the hot
supply. Since the kitchen faucet has full pressure at the cold side, the faucet aerator does not appear clogged. Recommend evaluation by a plumber to determine and repair hot water
restriction and correct it.
Re-inspected 7/7/2016 The repairs appear to be completed in a satisfactory manner(Item 8). 
5.1 (Item 6)
5.1 (Item 7)
5.1 (Item 8)
|
|
|
(4) Observed - Caps on the clothes washing machine cold and hot water supply pipes(Item 9). Although the caps, by the themselves, are not a defect, they are often installed to prevent slow
leaks from the shut off valves. Recommend further evaluation and possible repair of shut off valves by qualified contractor.
5.1 (Item 9)
|
|
|
(5) Deficiency - Observed caulk missing at master and hall bath sinks(Item 10-11). Proper caulking prevents water penetration. Recommend repair.
Re-inspected 7/7/2016 The repairs to both sink caulk seals appear to be completed in a satisfactory manner(Item 13-14) . 
5.1 (Item 10) master sink
5.1 (Item 11) hall sink
5.1 (Item 12)
5.1 (Item 13)
|
|
|
(6) Deficiency, poor workmanship - The flange blots attaching the toilet to the flange have not been properly terminated(Item 12). They are designed to be "broken" or cut off at a correct
height to allow ease of cleaning or capping off rather than protruding so high. Recommend repair.
Re-inspected 7/7/2016 The repairs appear to be completed in a satisfactory manner(Item 15). 
5.1 (Item 14)
5.1 (Item 15)
|
|
|
(7) Defect - Sink is loose or not properly fastened to wall or base cabinet in hall bath(Item 16-17). Fixtures that have water pipes or drain pipes must be physically fastened to prevent
movement and possible breakage or separation of pipes. This may include fastening both the sink and the cabinet to each other and the wall. It is recommend that this be corrected by a
qualified tradesman.
Re-inspected 7/7/2016 The repairs appear to be completed in a satisfactory manner(Item 18). 
5.1 (Item 16)
5.1 (Item 17)
5.1 (Item 18)
|
| 5.2 |
HOT WATER SYSTEMS
Comments and observations: Inspected |
|
(1) General safety information about hot water temperatures - Hot water systems can be a scald hazard and a source of disease. Water temperatures higher than 130 deg F. can be a
scald hazard. Water temperatures less than 120 deg. F. is considered ideal for the growth of harmful bacteria inside the tank–such as Legionella. Monitor your hot water temperatures for
safety.
Information sources: http://EPA/Legionella: Drinking Water Health Advisory |
|
|
|
(2) Aging water heater - The water heater has reached or exceeded it's manufactured service life and is due for replacement. Statistically it is likely to fail which could leave you without hot
water or worse, cause flooding and water damage. Water heaters should be replaced by a licensed plumbing contractor who should procure any required municipal permits and inspections
as required by the city. If work is completed before a real estate closing/settlement it should be written subject to your satisfaction, reinspection and acceptance before closing.
Re-inspected 7/7/2016 It was noted that a new water heater was installed.Item 1). However, a drain pan should have been installed(Item 2). 
5.2 (Item 1)
5.2 (Item 2)
|
|
|
(3) Inspection restriction - The water heater was off at the breaker at the beginning of the inspection. During the inspection, the heater did not have sufficient time to heat the water enough to establish water temperature. The water temperature should be between 120 and 130 deg F. Recommend further evaluation before closing and correct if needed. |
|
|
(4) Defect - The replaced/updated water heater located in an interior space does not contain a drip pan and drain pipe. In the event of a leak, significant property damage can be the result. Some low elevation installations may require a drain reservoir and pump. These requirements does not apply to water heaters located in garages or attached sheds or other areas where there's no risk of water damage. Updated or replaced water heaters must meet this requirement. It is recommended that this condition be professionally corrected by a qualified plumbing contractor or other qualified person using approved materials and in compliance with current building codes. |
| 5.3 |
FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)
Comments and observations: Inspected |
| 5.4 |
MAIN FUEL SHUT OFF (Describe Location)
Comments and observations: Inspected |
| 5.5 |
SUMP PUMP, LIFT PUMPS, GRINDERS
Comments and observations: Inspected |
The Inspectors shall describe: 1. amperage rating of the service. 2. location of main disconnect(s) and subpanels. 3. Thee presence or absence of smoke alarms and carbon monoxide alarms. 4. the predominant branch circuit wiring method.
The inspector is NOT required to inspect: 1. remote control devices. 2. or test smoke and carbon monoxide alarms, security systems , and other signaling and warning devices. 3. low voltage wiring systems and components. 4. Ancillary wiring systems and components not a part of the primary electrical power distribution system. 5. Solar, geothermal, wind, and other renewable energy systems. B. measure amperage, voltage, and impedance. C. Determine the age and type of smoke alarms and carbon monoxide alarms.
GENERAL ELECTRICAL CONDITION / RATING:
Fair ( Functional, some concerns, amateur work, maintenance/repairs needed, aging, worn.) Extra Info : aluminum wiring not terminated correctly at various locations |
Electrical inspection limitations:
None, Inspected in accordance with ASHI standards of practice. |
Electrical Service Cable (from utility pole or transformer):
Below ground Aluminum |
Location of MAIN electric service panel(s):
exterior wall utility/laundry room |
Electric service and panel(s):
150 AMP |
Branch circuit wiring/distribution for 15 and 20 AMP lighting and outlets:
Grounded (3 prong outlets) Solid Aluminum (inferior) "wet area" outlets pre-date GFCI requirments. Recommend update for safety |
SMOKE DETECTORS:
Yes |
CARBON MONOXIDE DETECTORS:
Yes |
| 6.0 |
SERVICE ENTRANCE CONDUCTORS
Comments and observations: Inspected |
| 6.1 |
SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
Comments and observations: Inspected |
| 6.2 |
BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE
Comments and observations: Inspected |
|
|
Disclosure - Aluminum wire is installed on 120 VAC branch electrical circuits in the subject house(Item 1). These single strand, branch circuit aluminum wires were used widely in houses
during the mid 1960s and 1970s. According to the U.S. Consumer Product Safety Commission, problems associated with aluminum wiring can cause overheating at connections between
the wire and devices (switches and outlets) or at splices, which has resulted in fires.
A random sampling was done at several of the devices in an attempt to determine whether the circuits in this home have improper connections which revealed it Does have Improper Connections. Proper connections would include: approved anti-oxidant paste at each aluminum connection in the service panel; outlets and switches approved for aluminum; approved terminations and connecting points. Please note that only a qualified electrician that specializes in aluminum wiring should be consulted for a more technically exhaustive evaluation in determining whether upgrades will be needed. For further information on aluminum wiring contact the U.S. Consumer Product Safety Commission via the Internet at http://www.cpsc.gov/ . Re-inspected 7/7/2016 The repairs appear to be completed in a satisfactory manner(Item 2-3). 
6.2 (Item 1)
6.2 (Item 2)
6.2 (Item 3)
|
| 6.3 |
CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
Comments and observations: Inspected |
|
|
(1) Defect, Electrical safety - Improper, unsafe electrical connections observed in multiple locations. A sampling of outlets were removed and the aluminum branch wiring is terminating into
unapproved devices (copper wire only outlets)(Item 1-2 . Aluminum branch wiring must be terminated correctly to prevent corrosion, overheating, and potential fire hazards. Proper
terminations can include: 1) using aluminum approved devices (outlets/switches etc) and fixtures, or 2) termination of the aluminum wiring into properly designed and protected "pigtails"
which in turn attach to the branch circuit devices and fixtures. Recommend further evaluation and correction as needed be completed by a qualified and licensed electrician.
Re-inspected 7/7/2016 A random sampling of outlets and switches were examined to determine if new aluminum approved devices have been installed or if other approved practices were followed. The random sampling demonstrated that the observed switches and normal outlets have been replaced with aluminum approved devices(Item 3-4). The repairs to the traditional outlets and switches appear to be completed in a satisfactory manner.
Re-inspected 7/7/2016 A random sampling of the GFCI outlets was observed to determine if new aluminum approved devices have been installed or if other approved practices were followed. The random sampling demonstrated that the GFCI outlets DO NOT APPEAR to be specifically rated for aluminum. Although the inspector carefully examined the GFCI outlet, no markings rating the outlet for aluminum were noted(Item 5-6). Also, research on the internet for the particular Leviton GFCI outlet can not confirm the device as aluminum approved. The repairs to the GFCI outlets appears to be in an UNSATISFACTORY manner. Recommend installation of pigtails with aluminum approved wire nuts and grease at each GFCI location be done by a qualified electrician. 
6.3 (Item 1)
6.3 (Item 2)
6.3 (Item 3)
6.3 (Item 4)
6.3 (Item 5)
6.3 (Item 6)
|
|
|
(2) Safety, Poor workmanship - The wire conduit serving the water heater is not properly connected to the connector with the result that wires are exposed(Item 7). Generally speaking, wiring
should be secured to framing, inside conduits and out of harms way. Unsecured wiring can cause strain at connections and can be a shock/electrocution hazard to personnel. All improper
wiring should corrected using approved methods and done by qualified electricians.
6.3 (Item 7)
|
|
|
(3) Safety, Poor workmanship - The wire conduit at the air handler unit is not properly connected to any connector with the result that wires are exposed and wrapped around the suction
line(Item 8). Generally speaking, wiring should be secured to framing, inside conduits and out of harms way. Unsecured wiring can cause strain at connections and can be a
shock/electrocution hazard to personnel. All improper wiring should corrected using approved methods and done by qualified electricians.
6.3 (Item 8)
|
|
|
(4) Safety, Poor workmanship - The wire conduit serving the inside air handler unit is not properly connected to the connector (Item 9) with the result that wires are exposed. Unsecured
wiring can cause strain at connections and can be a shock/electrocution hazard to personnel. All improper wiring should corrected using approved methods and done by qualified
electricians.
6.3 (Item 9)
|
| 6.4 |
POLARITY AND GROUNDING OF ELECTRIC RECEPTACLES
Comments and observations: Inspected |
| 6.5 |
OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
Comments and observations: Inspected |
|
|
Information/Disclosure - No Ground Fault Circuit Interrupts , SAFETY - This home was built before GFCI technology was required in certain circuits and therefore is missing some or
all GFCI protection in "wet area" outlets such as; bathrooms(Item 1-3) . GFCI's protect against shocks and electrocution. Recommend consider upgrading to modern GFCI's.
GFCI's
save lives!.
Re-inspected 7/7/2016 GFCI outlets were installed in all bathrooms. The repairs appear to be completed in a satisfactory manner(Item 4-6). However, please note the comments in the "Connected Devices and Fixtures" section related to the concern that the GFCI outlets do not appear to be specifically marked for aluminum wiring. Re-inspected 7/7/2016 - The repairs do NOT appear to be adequate. One GFCI in the kitchen is wired incorrectly with the HOT & Neutral wires reversed(Item 7-11) . Reversed wiring refers to a condition where the "Hot and Neutral" (black and white) wires are reversed on the outlet terminals or somewhere else in the circuit. While the outlet will still function normally it presents a shock / electrocution hazard under certain conditions. The repair is either incomplete or has not been done according to standard workmanlike practice. It is recommended after a repair is performed that you obtain a copy of the repair contract. Even if repairs are inadequate, the contractor may have done what they where hired to do. Final Analysis does not evaluate work orders and contracts. We only re-inspect to determine whether or not repairs were performed satisfactory and in a workmanlike manner. 
6.5 (Item 1) half bath
6.5 (Item 2) master bath
6.5 (Item 3) hall bath
6.5 (Item 4)
6.5 (Item 5)
6.5 (Item 6)
6.5 (Item 7)
6.5 (Item 8)
6.5 (Item 9)
6.5 (Item 10)
6.5 (Item 11)
|
| 6.6 |
OPERATION OF AFCI (ARCH FAULT CIRCUIT INTERRUPTERS)
Comments and observations: Inspected |
| 6.7 |
SMOKE and CARBON MONOXIDE DETECTORS
Comments and observations: Inspected |
|
Safety advisory - Install modern smoke and Carbon monoxide detectors where needed for and test monthly. Older detectors should be updated. Change the batteries annually. These
devices save lives. Read more about smoke detectors at US consumer safety products commission. and at National Fire Protection Association.
The two most commonly recognized smoke detection technologies are ionization smoke detection and photoelectric smoke detection. Ionization smoke detection is generally more responsive to flaming fires. How they work: Ionization-type smoke alarms have a small amount of radioactive material between two electrically charged plates, which ionizes the air and causes current to flow between the plates. When smoke enters the chamber, it disrupts the flow of ions, thus reducing the flow of current and activating the alarm. Photoelectric smoke detection is generally more responsive to fires that begin with a long period of smoldering (called “smoldering fires”). |
AC - The inspector shall: A. open readily openable access panels. B. inspect: 1. central and permanently installed cooling equipment. 2. distribution systems. C. describe: 1. energy source(s). 2. cooling systems.9.2 The inspector is NOT required to: A. inspect electric air cleaning and sanitizing devices. B. determine cooling supply adequacy and distribution balance. C. inspect cooling units that are not permanently installed or that are installed in windows. D. inspect cooling systems using ground-source, water-source, solar, and renewable energy technologies.
FIREPLACES AND FUEL-BURNING APPLIANCES - The inspector shall: A. inspect: 1. fuel-burning fireplaces, stoves, and fireplace inserts. 2. fuel-burning accessories installed in fireplaces. 3. chimneys and vent systems.B. describe systems and components listed in 12.1.A.1 and .2. The inspector is NOT required to: A. inspect: 1. interiors of vent systems, flues, and chimneys that are not readily accessible. 2. fire screens and doors. 3. seals and gaskets. 4. automatic fuel feed devices. 5. mantles and fireplace surrounds. 6. combustion air components and to determine their adequacy. 7. heat distribution assists (gravity fed and fan assisted). 8. fuel-burning fireplaces and appliances located outside the inspected structures. B. determine draft characteristics. C. move fireplace inserts and stoves or firebox contents.
GENERAL HEAT SYSTEM CONDITION / RATING:
Fair ( Functional, some concerns, amateur work, maintenance/repairs needed, aging, worn.) Extra Info : Mismatched and poorly designed |
HEAT SYSTEM - SERVICE LIFE REMAINING::
50% - 80% (Good - No concerns outside of normal maintenance) |
Heat Type:
Forced Air Electric heat (out dated, inefficient) |
Heat system(s) performance:
Satisfactory Extra Info : Electric resistance heat is antiquated, outdated |
Heat system(s) capacity:
Satisfactory |
Heat System Energy Source:
Electric |
Number of Central Heat Systems:
One |
GENERAL AC/ HP SYSTEM CONDITION / RATING:
Fair ( Functional, some concerns, amateur work, maintenance/repairs needed, aging, worn.) Extra Info : Mismatched and poorly designed |
HEAT PUMP / AC - SERVICE LIFE REMAINING::
20% or less (plan for replacement, consider cost) |
Cooling Equipment Type:
Traditional central AC, split system Extra Info : However - the system is mismatched with improper evaporator coil unit |
AC/Heat Pump system(s) performance:
Satisfactory |
AC/Heat Pump system(s) capacity:
Satisfactory Extra Info : Mistmatched units |
Number of Central AC / HP systems:
One |
Number of conditioned zones in the house/building:
1 |
Ductwork:
Combination insulated flex duct Insulated Metal |
Filter Type:
Disposable |
Types of Fireplaces:
None |
Number of operable fireplaces:
None |
| 7.0 |
HEATING, FURNACE EQUIPMENT
Comments and observations: Inspected |
|
|
(1) Information disclosure - This home is heated with electric resistance heat(Item 1). (Electric coils) not to be confused with electric heat pump. Electric resistance heat is antiquated,
outdated and seldom seen in use anymore because it can be cost prohibitive to run. The cost of upgrading equipment to a modern heating system can be cheaper than the energy cost of
running electric heat.
7.0 (Item 1)
|
| (2) Observation - The electric heat coils respond to testing. When tested in heat mode, the output temperature reading is 112 Degrees F. and is satisfactory |
| 7.1 |
PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM
Comments and observations: Inspected |
| 7.2 |
AC COOLING, HEAT PUMP AND AIR HANDLER EQUIPMENT
Comments and observations: Inspected |
|
|
(1) Defect, substandard workmanship and design - the AC system has several mismatched and improper design issues. It was noted that the indoor air handler (AC coil unit) has been
replaced with a Goodman unit manufactured in 2009 but matched up with an older Lennox (only 10 seer) AC condenser unit (dated 2004). The Goodman unit is a 1.5-2 Ton unit(Item 1)
matched with a Lennox 2.5 ton unit(Item 2).This results in the outdoor coil being larger than the indoor coil. It is improper to match a smaller air handler unit to a larger condenser unit. This
has created what's called a mis-match. Some AC and Heat Pump coils can be matched if the same manufacture is used. But with SEER ratings and modern changes to these systems it
is normally not recommended to change one without the other. Mis-matching system coils can degrade efficiency, and limit life expectancy. Recommend further evaluation and professional
repairs be completed by a qualified HVAC contractor.
Re-inspected 7/7/2016 - The repairs do NOT appear to be adequate. The outside Lennox condenser unit has been replaced with a new Goodman AC condenser unit(Item 3). However, the HVAC system was NOT functioning on the day of inspection. The suction line to the outside condenser unit was not cold to the touch and the air coming from the supply registers was 2 degrees WARMER than the return air. Most importantly, the system is still mismatched in size and age. Industry standards require 1 ton of cooling capacity for each 580-600 square feet of living area. The original York AC was 2.5 tons which equates to approximately 1,500 SF and was appropriately sized for the home (recorded size of 1,509 square feet). The indoor air handler is still 1.5 - 2 tons and therefore has a capacity for between 900-1,200 square feet. The new outside unit should have remained a minimum of 2.5 tons (the minimum size recommended for a home this size and age construction) while the inside air handler unit capacity should have been increased to match the old condenser at a minimum of 2.5 tons. The age gap between the two units is still 7 years and fits the industry definition of an age mis-match. Lastly, the new unit is an AC condenser unit and not a heat pump. This type of equipment will not provide any heat in the winter and will still require constant use of the electric resistance heat coils during any colder weather (see description under the "Heating, Furnace Equipment" section above. The repair is either incomplete or has not been done according to standard workmanlike practice. It is recommended after a repair is performed that you obtain a copy of the repair contract. Even if repairs are inadequate, the contractor may have done what they where hired to do. Final Analysis does not evaluate work orders and contracts. We only re-inspect to determine whether or not repairs were performed satisfactory and in a workmanlike manner. 
7.2 (Item 1)
7.2 (Item 2)
7.2 (Item 3)
|
|
|
(2) Deficiency - The insulation sleeve on suction line is missing/damage at inside unit(Item 3). Missing insulation on suction line can cause energy loss and condensation. Recommend
maintenance repair as needed.
7.2 (Item 4)
|
|
|
(3) Defect - Improper AC condensate drain and or trap configuration(Item 4-6). The drain should contain a trap with a vent after the trap. The line must be designed so that the vent extends
above the coil drain. Observed Defect - the vent is well below the coil drain. Improper configuration will reduce efficiency and performance of the system and can lead to clogged drain,
back-ups and water damage. Recommend proper repairs be completed by a qualified HVAC contractor using approved methods and materials. Urgency for repair is at your discretion.
Note: Traps are designed to prevent external air from entering the AC system. Vents are designed to prevent a vacuum which can trap water in the pipe and lead to overflow. Vents should always be installed were the water leaves the trap. 
7.2 (Item 5)
7.2 (Item 6)
7.2 (Item 7)
|
|
|
(4) Delayed maintenance - Observed a dirty evaporator coil in interior closet air handler(Item 7). This condition can cause poor performance, reduced efficiency, over heating and equipment
failure. Recommend having this professionally cleaned by a qualified HVAC contractor.
In order to maintain performance, efficiency and longevity of the equipment, have this coil inspected each time the unit is serviced and always make sure the return air filters are replaced on a regular basis. It is the most neglected but important part of the system and the number 1 cause of compressor failure. 
7.2 (Item 8)
|
|
|
(5) Disclosure - Older design - This AC system is designed for use with R22 refrigerant AKA "Freon®" which is now considered obsolete. R22 has been replaced with R410a refrigerant;
AKA "Puron®". As a homeowner or home buyer considering a purchase, it’s important that you understand the difference so you can make the best decision for your system while
considering your purchase.
R-22 - Often referred to by a brand name like Freon® -As of 2010, R-22 was outlawed for use in new air conditioning systems - R-22 is a hydro-chlorofluorocarbon (HCFC) which contributes to ozone depletion - Is very expensive (cost prohibitive) and will increase as limited supplies are depleted. - R424A is an R22 alternative that can be used in older R22 systems that is ozone friendly but it is almost as expensive as R22 and not as efficient. R-410A - Often referred to by a brand name like Puron®. - Has been approved for use in new residential air conditioners. - Is a hydro-fluorocarbon (HFC) which does not contribute to ozone depletion. - Will become the new required standard for U.S. residential air conditioning systems in 2015 - Can not be used in R22 designed systems. - Is low in price. - R-410A offers greater efficiency, saving you in energy costs, and is much better for the environment. What this means - We can not determine if the system actually uses R22 or the low efficiency substitute R424A which may reduce system performance. - R22 systems are typically cost prohibitive to repair because of the high cost of R22 or R424A. - Older R22 refrigerant line-set (copper suction and liquid pipes) may require replacement when changing to R410a. - You may be forced to replace the R22 system in the near future. The typical course of action is to replace the AC/Heat pump system with a modern R410 system. |
| (6) AC Equipment performance - The ambient air test was performed by using thermometers on the air handler of Air conditioner to determine if the difference in temperatures of the supply and return air are between 14 degrees and 22 degrees which indicates that the unit is cooling as intended. The supply air temperature on your system reads 54 degrees, and the return air temperature was 72 degrees. This indicates the system is functioning. |
| 7.3 |
PRESENCE OF INSTALLED AC/HP SOURCE AIR IN EACH ROOM
Comments and observations: Inspected |
| 7.4 |
NORMAL OPERATING CONTROLS
Comments and observations: Inspected |
| 7.5 |
DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Comments and observations: Inspected |
|
|
Dirty HVAC ducts - The ductwork appears to need professional cleaning(Item 2). Visible areas of the duct/air movement system show dust and dirt buildup which can degrade system
performance and indoor air quality. Dirty ducts can contain allergens which can diminish indoor air quality and cause problems for individuals with allergies. Some duct materials such as
duct board can not be cleaned and may require replacement. It is recommended that you seek further evaluation and remedy from a licensed and NADCA certified duct cleaning and repair
contractor.
7.5 (Item 1)
7.5 (Item 2)
|
| 7.6 |
CHIMNEYS, FLUES AND VENTS (for fireplaces, water heaters or heat systems)
Comments and observations: Not Present |
| 7.7 |
SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove)
Comments and observations: Not Present |
| 7.8 |
GAS/LP FIRELOGS AND FIREPLACES
Comments and observations: Not Present |
GENERAL INSULATION CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Attic insulation:
Typical for age Loose or blown in cellulose approx. R-26 |
Wall insulation:
concealed, not visible, not inspected |
Floor System Insulation:
NONE |
Bathroom steam vents:
Fan only |
Dryer Power Source:
220 Electric |
Dryer duct (built in):
Metal |
| 8.0 |
INSULATION IN ATTIC / CEILING
Comments and observations: Inspected |
|
|
Defect - Attic insulation is missing in some areas of the attic (over hallway)(Item 1) . Some areas have exposed framing and/or ceiling gypsum visible which indicates significant heat
loss/gain. Recommend restoring insulation thickness to at least R-30 to R-38.
Re-inspected 7/7/2016 - The repairs do NOT appear to be adequate. Although the insulation has been spread evenly in the attic and there are no longer any non insulated areas, the average insulation level throughout the attic area has not been increased to R-30 to R-38. R-30 insulation would require approximately 12" of blown insulation. The attic has approximately between 6"-8" evenly spread out(Item 2-3). The repair is either incomplete or has not been done according to standard workmanlike practice. It is recommended after a repair is performed that you obtain a copy of the repair contract. Even if repairs are inadequate, the contractor may have done what they where hired to do. Final Analysis does not evaluate work orders and contracts. We only re-inspect to determine whether or not repairs were performed satisfactory and in a workmanlike manner. 
8.0 (Item 1)
8.0 (Item 2)
8.0 (Item 3)
|
| 8.1 |
WALL INSULATION (if visible)
Comments and observations: Inspected |
| 8.2 |
INSULATION UNDER FLOOR SYSTEM
Comments and observations: Inspected |
| 8.3 |
VENTING SYSTEMS (Kitchens, baths and laundry)
Comments and observations: Inspected |
|
|
SAFETY ADVISORY- Dryer ducts should be cleaned and inspected annually for proper performance. Dryer ducts are susceptible to clogging and blockage due to lint and moisture build up.
Restricted dryer vents will not only reduce drying efficiency, but worse they can overheat and cause fires.
If your dryer used a vinyl or foil flex duct connector you should dispose of it and replace with flexible aluminum duct. Aluminum duct is the most efficient type, safest type to reduce fire hazards and the only type recommended by dryer manufactures and by most municipal building codes. Dryer vent installation guidelines See more about dryer duct safety here. |
GENERAL APPLIANCE CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
GARBAGE DISPOSAL:
None installed |
DISHWASHER:
Functional |
RANGE/OVEN/STOVE/COOK TOP:
Functional |
STOVE EXHAUST / RANGE HOOD:
Functional Good condition Not vented to exterior. Recirculate type. |
| 9.0 |
DISHWASHER
Comments and observations: Inspected |
| 9.1 |
RANGES/OVENS/COOKTOPS
Comments and observations: Inspected |
| 9.2 |
RANGE HOOD
Comments and observations: Inspected |
| 9.3 |
GARBAGE DISPOSAL UNIT
Comments and observations: Not Present |
| 9.4 |
MICROWAVE COOKING EQUIPMENT
Comments and observations: Not Present |
