Final Analysis  
Property Inspection Report

" We see what's missing "

Final Analysis Property Inspections

1385 Fordham Dr. Ste. 105, Virginia Beach VA 23464

www.Final-Analysis.com

Prepared exclusively for

removed for privacy

xxxx Liberty Bell Court
Virginia Beach VA 23462

Report ID: xxxx081216

 

 

Inspection Date: 8/12/2016

Inspector:

Reuben Autery

www.final-analysis.com

757.495.2300

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Date: 8/12/2016 Time: Report ID: xxxx081216
Property:
xxxx Liberty Bell Court
Virginia Beach VA 23462
Customer:
removed for privacy
Real Estate Professional:
Lisa Wilberger
Long & Foster

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, Typical accessible

All Utility services are on?:
Yes

In Attendance:
Buyer, Buyers Agent

Type of building:
Single Family (1 story)

Square Feet of conditioned space:
1,200 SF

Age of building (year built):
1964

# of Bedrooms:
3 Bedrooms

# of Bathrooms:
2 bathrooms

Temperature during inspection:
87 degrees

Weather:
Clear

Ground/Soil surface condition:
Dry

Garage:
1 car, Attached

  

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

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) =   graphic    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) = graphic 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 $225 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.

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 below normal wear and tear.  Its structure and systems are generally sound and well built and the home has been updated in numerous areas: roof, HVAC, much cosmetic work in the kitchen and bathrooms. 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.

Older Home - This home is older than 50 years and the inspection is subjective to it's age. Older vintage homes can be inherently problematic which is somewhat normal and expected but you should be aware of the potential concerns.  Because of their age, older homes can be more expensive to update, repair and maintain. It is common to have areas that no longer comply with current fire or building code. While this inspection makes every effort to point out safety issues or major deficiency's caused by age, but it does not inspect for current building code compliance. Any major repairs, updates or improvements that have been completed should be accompanied with the required city permits and inspections for approval. It is not unusual to see un-level flooring, door and window frames out of square and binding, cracked plaster caused by frame settlement, sagging or prior repairs but not necessarily indicative of structural failure.

Health and Environmental - Older homes may contain lead based paint, lead in water pipes or solder joints, asbestos, buried fuel oil tank or other conditions that are now considered hazardous. Special treatment and handling requirements of these materials during repairs can increase cost substantially. We report suspicious conditions but this inspection does not cover environmental health inspections, sampling, conditions, safety or laboratory testing.

Repair workmanship - Older homes have a higher propensity for amateur repairs, mixed materials old and new, temporary fixes or less than standard quality workmanship. Older homes are typically better built but would be subject to more maintenance, updates and alterations over the years. This inspection looks for items that are blatantly unsafe, structurally unsound, not functioning as designed or otherwise can have a negative impact on the current value of the property. It does not anticipate or project the maintenance cost of owning an old property.

Efficiency - Older homes may not be thermal efficient and may contain inefficient windows, HVAC system, poor or non-insulated walls, floors, ceilings.


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.
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1.  Roofing
The inspector shall: A. inspect: 1. roofing materials. 2. roof drainage systems. 3. flashing. 4. skylights, chimneys, and roof penetrations. B. describe: 1. roofing materials. 2. methods used to inspect the roofing.

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.

Styles & Materials
GENERAL ROOF CONDITION / RATING:
Good (No significant concerns, functioning as designed)
Roof service life remaining::
80% - 100% (Very Good - No concerns)
Roof covering material:
3 tab asphalt shingle
Methods used to inspect the roof:
Walked roof , Attic
Roof drainage system:
Gutters and downspouts
Attic Ventilation:
Ridge vents
Attic ventilation is UNSATISFACTORY
Soffit vents have been blocked with solid vinyl
System items and inspected components.
1.0 ROOF MATERIALS
Comments and observations: Inspected
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: Inspected
1.3 ROOF DRAINAGE SYSTEMS
Comments and observations: Inspected
1.4 ATTIC VENTILATION
Comments and observations: Inspected
(1) Defect -Solid vinyl soffit has been installed as an upgrade. (Item 1) However the solid vinyl soffit has no vents to allow for intake air into the attic.  Both the vinyl soffit and any plywood behind it has not been adequately opened up or removed to allow air flow into the attic. There may be some old vent holes or screens left in place underneath but they were insufficient to start with and are now further restricted.  Ventilated vinyl soffit material  would be a great improvement that allows critical air intake to ventilate the attic, but it serves no purpose if it is blocked by solid soffits material or plywood. Presently there are NO soffit vents and the attic will not ventilate as needed. Corrections will require a professional level of repair and equipment.
1.4 (Item 1)
(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

Attic is ventilated minimal and unsatisfactory due to no intake air.

The roof of this home was inspected and reported on it's current condition with the above information. The roof inspection process and the inspector makes every effort to find all areas of concern in order to provide you with a good general consensus of the roof system's condition. However, this consensus is limited to visual observation only of the overall condition. The roof inspection is not technically exhaustive. Therefore Final Analysis Home Inspections can not and does not claim to find and identify any or all water leaks that exists during the inspection or leak under certain weather conditions or leaks that may occur after the inspection.  Roof construction and flashings are designed as such that many areas are concealed, obstructed, or just not accessible which will allow some problems can to go undetected. The purpose of a roof inspection is to help determine its condition and potential for leaks. We do report obvious leaks or potential problems to support this purpose but the inspection has limitations and should not be construed as all inclusive of all leaks or a guarantee against future leaks. Subjective to the visual finding, we will be able to recommend whether an invasive or technically exhaustive evaluation should be completed by a qualified contractor or specialist. Any repair items mentioned in this report should be considered before purchase. It is further recommended that qualified contractors be used in further evaluating any issues flagged for concern in this report. All repair items requested by you should be subject to your satisfaction and acceptance of the repair entity and their completed workmanship before you go to settlement. Read more about roofing here

~ end of ROOF section ~

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2.  Exterior
The inspector shall: A. inspect: 1. wall coverings, flashing, and trim. 2. exterior doors. 3. attached and adjacent decks, balconies, stoops, steps, porches, and their associated railings. 4. eaves, soffits, and fascias where accessible from the ground level. 5. vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building. 6. adjacent and entryway walkways, patios, and driveways. B. describe wall coverings.

 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.

front
rear
left side
right side
Styles & Materials
GENERAL EXTERIOR CONDITION / RATING:
Good (No significant concerns, functioning as designed)
Siding material:
Vinyl
Brick veneer
Trim materials:
Vinyl
Exterior Entry Doors:
Steel
Sliding vinyl
Appurtenance:
Covered porch
Patio
Driveway:
Concrete
Evidence of water intrusion at exterior walls windows doors:
No
   
System items and inspected components.
2.0 Siding, Trim, Eaves, Flashings, Exterior finishes
Comments and observations: Inspected
2.1 Doors (exterior)
Comments and observations: Inspected
2.2 Windows (exterior)
Comments and observations: Inspected
Defect - The widows are not properly caulked in several location which can allow intrusion and damage. (Item 1) Recommend caulking.
2.2 (Item 1)
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
(1) Observation - Portions of the home have the mulch beds or soil levels too high up against the structure.  Although not a true "defect", mulch or soil areas excessively high against the structure can allow termites access to the structure of the home without being noticed. Also, the design can hold excessive water up against the home's exterior or foundation. No damage was noted on the day of inspection. Recommend removal of the necessary amounts mulch or soil to provide a positive slope away from the home and to allow visibility of the home's foundation to monitor for pest intrusion.
2.4 (Item 1)
(2) 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: Inspected
(1) Deficiency - Thee bottom seal is damaged at the garage door which may permit water and air intrusion. (Item 1) The bottom seal also protects the bottom of the garage door by isolating it from the moist concrete surface which can cause rust or rot damage.
2.5 (Item 1)
(2) Safety - The garage door return spring safety cable is not installed and could cause injury.(Item 2-4)  The safety cable helps contain flying parts in the event of breakage.
2.5 (Item 2)
2.5 (Item 3)
2.5 (Item 4)
(3) Defect, Safety - The garage overhead door is unbalanced.(Item 5)  The garage door should stay in place at any location in it's travel. It should not fly open or drop shut. An unbalanced garage door can cause personal injury and can cause stress damage to the door system. Recommend professional repairs be completed by a qualified garage door technician.
2.5 (Item 5)
(4) Observation - There is evidence of vermin or rodent activity in the garage. Observed feces. (Item 6-8)  It is not unusual to see some level of vermin in these spaces of many homes. Vermin can do significant damage to wiring, insulation and building materials and can block critical ductwork such as dryer, stove and bathroom vents. Typical suspects are rodents, birds and squirrels. Feces and carcasses can present a health hazard. It is recommended that you have all holes and entry points blocked or sealed.  Pest control operators and exterminators are the professionals that do this kind of work.
2.5 (Item 6)
2.5 (Item 7)
2.5 (Item 8)
The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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3.  Interiors
The inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

This inspection does not test for or report on the presence of MOLD or other indoor air quality issues or hazards.

kitchen
dining area
living room
hall bath
bedroom
master bedroom
master bath
Styles & Materials
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
Ceramic or porcelain tile
Window Types:
Vinyl or Plastic
Double-hung
Thermal/Insulated
Interior Doors / types / styles:
Hollow core
Raised panel
Cabinetry:
Wood
Countertop:
Granite
 
System items and inspected components.
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  -  Attic pull-down stairs are damaged and the hinged portions is not secure and functioning properly may cause injury. (Item 1)  It is recommended that this be professionally corrected for safety.
3.3 (Item 1)
3.4 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
Comments and observations: Inspected
3.5 DOORS (REPRESENTATIVE NUMBER)
Comments and observations: Inspected
Deficiency, Safety - The garage door is not fire or thermal rated and has no weather seal. (Item 1) This is typical for older homes but not permitted when doors are replaced or in modern construction. Poorly designed garage doors can allow seepage of dangerous fumes, promote fire spread and decrease thermal efficiency of the home. Recommend considering correcting for safety and efficiency.

The 2006 edition of the International Residential Code (IRC) states the following concerning doors that separate garages from living areas:   

R309.1 Opening Penetration - Openings from a private garage directly into a room used for sleeping purposes shall not be permitted. Other openings between the garage and the residence shall be equipped with solid wood doors not less than 1-3/8” (35 mm) in thickness, solid- or honeycomb-core steel doors not less than 1-3/8” (35 mm) thick, or 20-minute fire-rated doors.

3.5 (Item 1)
3.6 WINDOWS (REPRESENTATIVE NUMBER)
Comments and observations: Inspected
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed or are not accessible. Inside wall framing and cavities are not inspected but may contain concealed or hidden damages such as rot, termites, rodent nesting, missing insulation or leaky plumbing. This inspection does not report obvious cosmetic or esthetic conditions such as aging,  wear and tear, dirt  filth, soil or physical damage to walls, ceilings, floors, cabinets and counters. . The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Any repair items mentioned in this report should be considered and resolved before closing of purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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4.  Structural Components
The inspector shall: A. Inspect structural components including the foundation and framing. B. describe: 1. the methods used to inspect under-floor crawlspaces and attics. 2. the foundation. 3. the floor structure. 4. the wall structure. 5. the ceiling structure. 6. the roof structure. The inspector is NOT required to: A. provide engineering or architectural services or analysis. B. offer an opinion about the adequacy of structural systems and components. C. Enter under-floor crawlspace areas that have less than 24 inches of vertical clearance between components and the ground or that have an access opening smaller than 16 inches by 24 inches. D. traverse attic load-bearing components that are concealed by insulation or by other materials.
view of attic
Styles & Materials
GENERAL STRUCTURAL CONDITION / RATING:
Good (No significant concerns, functioning as designed)
Attic access:
Ceiling scuttle hole
Pull Down stairs
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 / Water Conditions at foundation/crawlspace:
No
Was there evidence of Harmful Moisture Conditions in Attic:
No
Crawlspace ventilation:
N/A slab foundation
Foundation type:
Concrete slab
Floor Structure:
Concrete slab on grade
Wall Structure:
Conventional wood frame
Columns or Piers:
N/A Concrete slab
Ceiling Structure:
Bottoms of roof trusses (2"x4")
Roof Structure:
Engineered wood trusses
Roof-Type:
Gable
 
System items and inspected components.
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
The structure of the home was inspected and reported on with the above information. We have made every reasonable effort within the confines of a limited visual inspection to discover and report obvious or suspected deficiencies. We attempted to discover and report all structural defects and deficiencies but the primary focus is on significant structural concerns which takes precedence over smaller discrepancies.  Hidden, Concealed or buried components of the structural system such as foundation footings, pier depth, fireplace foundations, etc that are below grade are not inspected.

Additionally, due to the nature of a home inspection being a visual, non-invasive examination of readily accessible areas, some deficiencies, even significant ones can go unnoticed due to limited visibility, concealment, or other restriction. Any system restrictions that limit us from reporting on any major components will be flagged and identified in this report.

Finally discrepant or deficient items identified in this report should be carefully reviewed and considered while releasing any inspection contingency you may have in a purchase contract. Furthermore, items reported as deficient or questionable should be further evaluated and properly corrected as needed and determined by qualified persons. Some of these persons may need to be licensed, certified professionals or experts in their field or industry.  All work or repairs should meet or exceed minimum workmanship and typically accepted industry quality standards and should be subject to your approval, satisfaction and final acceptance. 

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5.  Plumbing System
The inspector shall: A. inspect: 1. interior water supply and distribution systems including fixtures and faucets. 2. interior drain, waste, and vent systems including fixtures. 3. water heating equipment and hot water supply systems. 4. vent systems, flues, and chimneys. 5. fuel storage and fuel distribution systems. 6. sewage ejectors, sump pumps, and related piping. B. The inspector shall describe: 1. interior water supply, drain, waste, and vent piping materials. 2. water heating equipment including energy source(s). 3. location of main water and fuel shut-off valves. 6.2 The inspector is NOT required to: A. inspect: 1. clothes washing machine connections. 2. interiors of vent systems, flues, and chimneys that are not readily accessible. 3. wells, well pumps, and water storage related equipment. 4. water conditioning systems. 5. solar, geothermal, and other renewable energy water heating systems. 6. manual and automatic fire extinguishing and sprinkler systems and landscape irrigation systems. 7. septic and other sewage disposal systems. B. determine: 1. whether water supply and sewage disposal are public or private. 2. water quality. 3. the adequacy of combustion air components.C. measure water supply flow and pressure, and well water quantity. D. fill shower pans and fixtures to test for leaks.
Styles & Materials
GENERAL PLUMBING SYSTEM CONDITION / RATING:
Good (No significant concerns, functioning as designed)
Water heater service life remaining:
80% - 100% (Very Good - No concerns)
Probability of plumbing leaks:
Low
Extra Info : Although cast iron/galanized drain pipes can cause issues
Domestic Potable Water Source (not yard irrigation):
Public (municiple)
Plumbing waste system:
City sewage
Water Supply pipe (from street meter):
Not visible
Water Distribution pipes (inside structure - visible areas only):
Copper
Plumbing Waste / Drain pipe materials:
PVC (Polyvinyl Chloride)
Galvanized (antiquated, Limited service life)
Cast iron (antiquated)
mixed drain pipes, Old and New materials
Domestic hot water source:
Natural Gas storage tank (quicker recovery)
Water Heater Capacity:
40 Gallon (1-2 people)
Hot water temperature:
130-140 deg F. (High, Scald hazard)
Gas piping on premises:
Natural Gas
Main water shut off location:
Primary water valve is at the municipal water meter location at the roadside curb, left side of driveway
Main fuel shut off:
At the gas meter , right side of structure behind bushes
 
System items and inspected components.
5.0 PLUMBING DRAIN, WASTE AND VENT SYSTEMS
Comments and observations: Inspected
DISCLOSURE: This home contains antiquated style galvanized steel and/or cast iron drains which is typical for the age of construction. (Item 1-3) However, as these pipes age, they have a tendency to constrict, drain slowly and back-up do to internal rusting and corrosion. These pipes also corrode from the inside-out. They can look good from the exterior but may have internal damage.  Vertical cast iron waste pipes are that are concealed inside the walls are subject to stress cracks and may leak internally with no detection. Most pipes are hidden inside the walls or floors and can cause water damages that can go unnoticed for a long time. These older style pipes have a high probability of failure. Pipes that are inside the walls or buried in the earth, underneath vapor barrier, behind insulation can not be inspected. An internal video scope inspection or pressure testing is beyond the scope of a home inspection but can be completed by a plumber to determine the pipes internal condition. Some pipes can be reamed out a few times to restore adequate drainage but this is temporary and eventually the pipes will have to be replaced.  These type of drains have a limited service life of approx 30 - 50 years. Leaks, failure and the need for replacement is inevitable and costly so this should be considered when buying a house. Replacing these type pipes in homes that are built on concrete slabs can be very expensive because it involved removal of flooring and concrete. Home with crawlspaces are usually accessible and much easier to replace. This home is on a slab  If you are concerned about these pipes you should have them further evaluated and cost estimates obtained from a licensed, qualified plumber.
5.0 (Item 1)
5.0 (Item 2)
5.0 (Item 3)
5.1 PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
Comments and observations: Inspected
(1) Defect - Backflow preventer device is either inoperable or missing from hose bib. (Item 1-3) 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 1)
5.1 (Item 2)
5.1 (Item 3)
(2) Defect - The shut off handles at the kitchen sink supply lines are damaged or missing.(Item 4)  Recommend repair by a qualified plumber.
5.1 (Item 4)
(3) Defect - The water pressure at the kitchen sink faucet is poor and unsatisfactory. (Item 5) Water pressure at the remaining fixtures is strong and satisfactory demonstrating the home overall does NOT have a water pressure issue. This faucet did not appear to have an easily removable aerator.  A cause for weak or poor pressure can vary from simple to complex. The repair could also be simple to complex. Recommend evaluation and repair by a qualified plumber.
5.1 (Item 5)
(4) Disclosure - This home contains a private well pump for yard water.(Item 6-8)  This is an accessory system that provides non-potable water and is not part of the homes domestic plumbing.  Private well pumps and irrigation systems are beyond the scope and standards of practice of a normal home inspection and are not included in this inspection. If this system is important to you, It is recommend that you seek further information and demonstration of this system from the current owner or a yard irrigation specialist.
5.1 (Item 6)
5.1 (Item 7)
5.1 (Item 8)
(5) Defect - Observed an active drain pipe leak near the kitchen sink disposal drain pipe. (Item 9-10)  The leak did not show itself until running water for a while. Recommend professional repairs be completed by a qualified plumbing contractor.
5.1 (Item 9)
5.1 (Item 10)
(6) Defect - Both shower faucet handles are improperly installed. (Item 11-12) The "hot side" only provide lukewarm water; while the cold side ranges from scalding hot to hot. The handle fixture in the hall bath is missing a covering fitting. Recommend evaluation and repair by qualified plumber.
5.1 (Item 11)
5.1 (Item 12)
5.2 HOT WATER SYSTEMS
Comments and observations: Inspected
(1) Safety - Hot water temperature is above 130 Deg. F and could be a scald hazard. (Item 1-2) This may indicate a defect in the water heater or the thermostat needs to be turned down to a safe level. Recommend further evaluation, repairs or adjustment be made as needed by a qualified plumbing contractor.
5.2 (Item 1)
5.2 (Item 2)
(2) Safety - Gas equipment in garage is not protected by a collision barrier known as a bollard. (Item 3) Bollards are required by most municipal building and fire safety codes since the 1980's. It is recommended that a bollard be installed for safety.
5.2 (Item 3)
(3) SAFETY - Open flame combustion chamber has less than 18" clearance from the floor surface. (Item 4) Combustible liquids, gases and fumes can come in contact with open flame and result in serious injury, fire or death. This has been a building requirement since the early 1980's. Recommend you consider having this corrected for safety. In the mean time, do not store any flammable liquids or containers in garage. This includes gas power yard equipment and automobiles.
5.2 (Item 4)
(4) Deficiency  - Although copper gas tubing may be allowed by code, it is potentially more susceptible to damage in an open work areas like a garage.(Item 5)  Recommend black iron gas piping and/or other approved gas piping that can provide proper protection in a work environment. 
5.2 (Item 5)
(5) 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

https://OSHA/Domestic Hot Water Systems

http;//CSPC avoiding hot water scalds

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
FYI - The main fuel shut off is at the gas meter.
5.5 SUMP PUMP, LIFT PUMPS, GRINDERS
Comments and observations: Not Present
The plumbing in the home was inspected and reported on with the above information. The inspector makes every effort to find all areas of concern and we will report all obvious defects or deficiencies. However, the plumbing systems inspection is based on visual observation only and the objective is to determine it's general, overall condition and potential for failure and whether you should have further evaluated by a plumbing contractor using specialized equipment. This plumbing inspection is not  technically exhaustive and some areas cannot be inspected which may permit some defects to go undetected.  Washing machine drain pipes for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed but still draining satisfactory during an inspection but then fails under normal everyday use. Buried pipe or the internal condition of pipes is not visible and not inspected. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Any repair items mentioned in this report should be considered before purchase and work should be done only by a qualified licensed plumber or plumbing contractor who can further evaluate and correct the issues as they relate to the comments in this report. All repairs should adhere to all local municipal permit and inspection requirements by the city.  Any work requested prior to closing of escrow (settlement) should have receipts/work orders provided by the contractor and all work should be subject to your re-inspection, satisfaction, and acceptance.

  Info Link  Guide to Hot Water Heater Selection, Inspection, Diagnosis, & Repair.

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6.  Electrical System
The inspector shall inspect: 1. service drop. 2. service entrance conductors, cables, and raceways. 3. service equipment and main disconnects. 4. service grounding. 5. interior components  of service panels and subpanels. 6. conductors. 7. overcurrent protection devices. 8.   a representative number of installed lighting fixtures, switches, and receptacles. 9. ground fault circuit interrupters and arc fault circuit interrupters.

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.

Styles & Materials
GENERAL ELECTRICAL CONDITION / RATING:
Good (No significant concerns, functioning as designed)
Electrical inspection limitations:
None, Inspected in accordance with ASHI standards of practice.
Electrical Service Cable (from utility pole or transformer):
Overhead service
Copper
220 volts
2/0 cable
Location of MAIN electric service panel(s):
garage
Electric service and panel(s):
125 AMP
Main breaker
Circuit breakers
Branch circuit wiring/distribution for 15 and 20 AMP lighting and outlets:
Solid Copper
Romex - NM plastic (normal - typical)
Grounded (3 prong outlets)
SMOKE DETECTORS:
Yes
CARBON MONOXIDE DETECTORS:
No CO detectors installed
 
System items and inspected components.
6.0 SERVICE ENTRANCE CONDUCTORS
Comments and observations: Inspected
(1) Safety information - This home has on older style overhead electric service feed wire which is typical for the age. (Item 1) Use extreme caution when working with large trucks, ladders and equipment.
6.0 (Item 1)
(2) Defect - The service cable brackets that secure the cable to the structure and the meter housing are loose and NOT securely attached to the home. (Item 2-3) Damage or injury could result. Recommend professional electrical repairs.
6.0 (Item 2)
6.0 (Item 3)
6.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
Comments and observations: Inspected
(1) Defect, Safety -  The electric ground rod electrode for the main service panel is missing or could not be located. (Item 1-2)  The ground rod is typically located near the electric meter and is buried at least 8' into the earth. Newer construction and service upgrades require 2 ground rods. The purpose of the ground rod is to safely divert rouge electric currents into the earth. Recommend further evaluation and correction as needed and be completed by a qualified electrician.
6.1 (Item 1)
6.1 (Item 2)
(2) Deficiency, Safety  - There are one or more electric panel cover screws missing at the main panel. (Item 3) All screws should be installed and tightened as designed.
6.1 (Item 3)
(3) Defect - The bonding wire is not attached to its connector on the cold water pipe of the water heater. (Item 4) Recommend reinstallation of wire.
6.1 (Item 4)
(4) Defect - A service wire appears to have minor fraying of the wire covering. (Item 5) Recommend evaluation and possible repair by qualified electrician.
6.1 (Item 5)
6.2 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE
Comments and observations: Inspected
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 -Safety, Poor workmanship - Loose and unsecured conduit (the AC supply power wiring)  (Item 1-2)  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 1)
6.3 (Item 2)
(2) Observation - Light fixture didn't respond to testing. (Item 3-4) Although it is often the case that the bulbs are simply burned out and need replacing, occasionally the light fixture is not operating. Recommend further evaluation and any repairs necessary.
6.3 (Item 3)
6.3 (Item 4)
(3) SAFETY - There are one or more switch/outlet covers missing from electrical outlets in the garage.(Item 5)  Covers reduce the risk of fire and shock. Install all outlet and switch covers where needed.
6.3 (Item 5)
(4) Safety -  Observed some exposed wiring in attic which is susceptible to damage. Wiring must be covered for safety or inside a conduit.
6.3 (Item 6)
6.4 POLARITY AND GROUNDING OF ELECTRIC RECEPTACLES
Comments and observations: Inspected
(1) Defect, Safety - Reversed wiring was detected at the several kitchen outlets. (Item 1-4) 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 reversed wiring will also prevent any GFCI's installed in the future from working properly. This is also evidence that the home's wiring was worked on by someone who was not qualified. This is a relatively simple and inexpensive condition to correct but should be done by a qualified electrician.
6.4 (Item 1)
6.4 (Item 2)
6.4 (Item 3)
6.4 (Item 4)
(2) DANGER - This home contains non-grounded, non-GFCI receptacles in the garage (all outlets). (Item 5-8) Older homes with non-grounded wiring systems should at least have GFCI's installed in all "wet area" outlets. This is an acceptable alternative to making these non-grounded outlets safe and reducing the risk of electrocution. Have further evaluated and upgraded for safety by a qualified, licensed electrician.
6.4 (Item 5)
6.4 (Item 6)
6.4 (Item 7)
6.4 (Item 8)
6.5 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
Comments and observations: Inspected
(1) No Ground Fault Circuit Interrupts in kitchen , SAFETY - This home was built before GFCI outlets where required in kitchens. (Item 1) However, the kitchen has been fully remodeled and therefore is now required. They are now required in kitchens in new construction because kitchens are considered a "wet area" shock hazard. GFCI's protect against shocks and electrocution. It is recommend that you consider upgrading to kitchen GFCI outlets for safety. These can be installed where needed by an electrician. GFCI's save lives!.
6.5 (Item 1)
(2) Defect, Safety - GFCI outlets fail to trip when tested in the hall bath.(Item 2)  The outlet is also wired wrongly and is was very difficult to insert the tester into the outlet. (Item 3)  Recommend evaluation and replacement by qualified electrician. Have repaired for safety. GFCI's save lives!
6.5 (Item 2)
6.5 (Item 3)
6.6 OPERATION OF AFCI (ARCH FAULT CIRCUIT INTERRUPTERS)
Comments and observations: Inspected
Information/Disclosure - Non Arch Fault Circuit Interrupts , SAFETY - This home was built before AFCI technology and therefore is missing some or all AFCI protection in bedrooms. AFCI's protect against shorts, sparking and fires.. Recommend consider upgrading to AFCI protection.

“Older homes are statistically more vulnerable to electrical fires. Extra protection for older homes is provided by the gradual replacement, over time, of non-AFCI-protected receptacles with new AFCI-protected ones.” The NEC

AFCI's prevent fires.  Click here for more information on AFCI's

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”).

The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator or furniture for example) was not inspected or accessible. Electric issues or defects can be a fire or safety hazard and all reported electrical concerns should be considered for repair only by a qualified licensed electrician or electrical contractor who can further evaluate and correct the issues as they relate to the comments in this report. All repairs should adhere to all local municipal permit and inspection requirements by the city. Any work requested prior to closing of escrow (settlement) should have receipts/work orders provided by the contractor and all work should be subject to your re-inspection, satisfaction, and acceptance.
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7.  Heating / Central Air Conditioning
HEATING -The inspector shall: A. open readily openable access panels.B. inspect: 1. installed heating equipment. 2. vent systems, flues, and chimneys. 3. distribution systems. C. describe: 1. energy source(s). 2. heating systems.  The inspector is NOT required to: A. inspect: 1. interiors of vent systems, flues, and chimneys that are not readily accessible. 2. heat exchangers. 3. humidifiers and dehumidifiers. 4. electric air cleaning and sanitizing devices. 5. heating systems using ground-source, water-source, solar, and renewable energy technologies. 6. heat-recovery and similar whole-house mechanical ventilation systems. B. determine: 1. heat supply adequacy and distribution balance. 2. the adequacy of combustion air components.

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.

Styles & Materials
GENERAL HEAT SYSTEM CONDITION / RATING:
Good (No significant concerns, functioning as designed)
HEAT SYSTEM - SERVICE LIFE REMAINING::
50% - 80% (Good - No concerns outside of normal maintenance)
Heat Type:
Natural Gas, Forced air furnace
Heat system(s) performance:
Satisfactory
Heat system(s) capacity:
Satisfactory
Heat System Energy Source:
Natural gas
Number of Central Heat Systems:
One
GENERAL AC/ HP SYSTEM CONDITION / RATING:
Good (No significant concerns, functioning as designed)
HEAT PUMP / AC - SERVICE LIFE REMAINING::
50% - 80% (Good - No concerns outside of normal maintenance)
Cooling Equipment Type:
Traditional central AC, split system
AC/Heat Pump system(s) performance:
Satisfactory
AC/Heat Pump system(s) capacity:
Satisfactory
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
System items and inspected components.
7.0 HEATING, FURNACE EQUIPMENT
Comments and observations: Inspected
Furnace Heat equipment performance - The temperature rise test was performed by taking temperature readings of the heat supply and return air to determine if it is functioning correctly. The temperature rise reading is 38 degrees and indicates the unit is functioning correctly. (Item 1-2)
7.0 (Item 1)
7.0 (Item 2)
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 - Observed possible miss-match -  The exterior condenser coil appears to be have a 2.5 ton capacity(Item 2)  while the indoor evaporator coil appears to be a 2 ton capacity.(Item 1)  Normal HVAC practice does allow the indoor evaporator coil to be larger than the outside condenser coil. However, the indoor coil should not be smaller than the outdoor unit. This appears to be a miss-match. A miss-matched system will still heat or cool with some effectiveness but may have reduced efficiency and shortened service life. Recommend evaluation by a qualified HVAC contactor
7.2 (Item 1)
7.2 (Item 2)
(2) 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 read 57.7 degrees, (Item 4) and the return air temperature was 73.2 degrees.(Item 3)  This indicates an 15.5 degree difference and indicates satisfactory performance and the system is functioning as designed.
7.2 (Item 3)
7.2 (Item 4)
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
Defect - The newer ducts are missing insulation at some of the boots. (Item 1-2) This can cause condensation and water damage in the attic area. Recommend insulating all the exposed ductwork.
7.5 (Item 1)
7.5 (Item 2)
7.6 CHIMNEYS, FLUES AND VENTS (for fireplaces, water heaters or heat systems)
Comments and observations: Inspected
(1) Defect, safety - The ceiling fire stop plate or collar is missing from the furnace(Item 2)  and water heater flue pipe.(Item 1)  Fire stop plates are required to retard flame spread in the event of a fire. Recommend professional repairs be completed by an HVAC contractor.
7.6 (Item 1)
7.6 (Item 2)
(2) Defect, Safety - The flue pipes at the furnace and the water heater are single wall which get extremely hot and can be a burn or fire hazard. (Item 3-4) Single wall flue pipes can also impede drafting in newer equipment that is higher efficiency and has lower draft temperatures. Single wall pipes are commonly found in older homes but they should replaced with double wall "B" vent pipes when equipment is replaced or upgraded.  It is recommend that this be professionally repaired by a qualified mechanical / HVAC contractor.
7.6 (Item 3)
7.6 (Item 4)
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
The heating and cooling systems of this home was inspected and reported on with the above information.The inspector makes every effort to find all areas of concern regarding safety, performance and potential repairs expense. However, HVAC systems can be complex in design and some aspects of these systems are concealed or limited during a visual exam and functional testing. It is beyond the scope of a home inspection to do technically exhaustive evaluations, trouble shooting or diagnostics on Heat and AC systems but we make every effort to determine and recommend an HVAC expert whenever there appears top be obvious or latent problems with the systems.  The inspection does not involve removal and internal component inspection, behind service doors or dismantling that would otherwise reveal something only a licensed HVAC contractor would discover. Any repair items mentioned in this report should be considered before purchase. Where corrections are deemed necessary or recommended in this report, It is always crucially important  that qualified, experienced HVAC contractors be used to further evaluate and prescribe appropriate repairs, replacement and testing of your HVAC systems in a manner that will ensure safe, proper, function as intended and designed. All work completed by contractors should accompany receipts/work orders and any required municipal permits and city inspections and the completed work should be subject to your re-inspection, satisfaction and acceptance before the work is paid for or before you take possession of the property.

Flue pipe and combustion chamber inspections are beyond the scope of this inspection. The internal areas of a flue pipe, metal chimney, masonry chimney, fireplace or otherwise are not accessible for visual examination and in most cases can not be evaluated without the use of special equipment such as an internal camera or video scope. Furthermore, If a flue has soot or creosote build-up, it has to be professionally cleaned before an inspection can be completed. Any observations or comments reported in this regard are intended for guidance only and are inconclusive and should not be construed as a substitute for a full and proper inspection. It is highly recommended that your have all chimneys and flues inspected by qualified contractors. Chimney damage can represent significant repair cost and can also present a fire hazard.

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8.  Insulation and Ventilation
The inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.
view of insulation
Styles & Materials
GENERAL INSULATION CONDITION / RATING:
Fair ( Functional, some concerns, amateur work, maintenance/repairs needed, aging, worn.)
Attic insulation:
Typical for age
Loose or blown in
mineral wool
poor
Wall insulation:
concealed, not visible, not inspected
Floor System Insulation:
N/A slab construction
Bathroom steam vents:
Window
Dryer Power Source:
220 Electric
Dryer duct (built in):
Metal
   
System items and inspected components.
8.0 INSULATION IN ATTIC / CEILING
Comments and observations: Inspected
Attic insulation thickness is marginal or substandard but may have met typical requirements for the age of construction or it could have settled or become packed down with storage. (Item 1) Portions of the insulation are also missing due to movement/repairs. (Item 2-4) It does not meet the current standards or R factor of 38 which is recommended by the Department of Energy. The attic or ceilings is where you'll loose (or gain) the most amount of heat transfer. Consideration should be given to upgrading. It is cost effective and will increase the thermal efficiency of your home.

Visit these links and learn more about your homes insulation:

See US Dept of Energy insulation consumer guide | See Insulation fact Sheet. | See Insulation calculator and estimators | Dept of Energy insulation zone map

8.0 (Item 1)
8.0 (Item 2)
8.0 (Item 3)
8.0 (Item 4)
8.1 WALL INSULATION (if visible)
Comments and observations: Inspected
8.2 INSULATION UNDER FLOOR SYSTEM
Comments and observations: Not Present
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.

Video Proper installation of a dryer and vent

The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Visit these links and learn more about your homes insulation:

See US Dept of Energy insulation consumer guide | See Insulation fact Sheet. | See Insulation calculator and estimators | Dept. of Energy insulation zone map.

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9.  Built-In Kitchen Appliances
The inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units including refrigerators and freezers. The inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.
Styles & Materials
GENERAL APPLIANCE CONDITION / RATING:
Good (No significant concerns, functioning as designed)
GARBAGE DISPOSAL:
Functional
Good condition
DISHWASHER:
Functional
Good condition
RANGE/OVEN/STOVE/COOK TOP:
Functional
Good condition
MICROWAVE OVEN (built in):
None installed
STOVE EXHAUST / RANGE HOOD:
Functional
Good condition
System items and inspected components.
9.0 DISHWASHER
Comments and observations: Inspected
Cross connect condition - Improper workmanship. No back-flow prevention at kitchen sink drain or disposal unit to dishwasher. (Item 1-2) Contaminated waste water can come into contact with freshwater fill valve inside dishwasher.

The proper method of preventing backflow to a dishwasher when attached to a disposal is to arrange the dishwasher line in a high loop under the cabinet.

The dishwasher drain line is to be run up under the cabinet as high as possible, then drop back down to a point below the disposal and back up to the disposal inlet port. The High loop then functions as an anti-siphon method of back flow prevention.

9.0 (Item 1)
9.0 (Item 2)
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: Inspected
(1) Safety - The food disposer wiring is missing a romex connector (anti-strain device),(Item1-2)  wires are exposed which poses a shock/electrocution hazard. Recommend repairs be completed by an electrician.
9.3 (Item 1)
9.3 (Item 2)
(2) Safety - Exposed Romex wiring used at garbage disposal. (Item 3) Solid conductor wiring must be enclosed in protective conduit, Or flexible cord designed for this purpose can be used. Exposed Romex can break and cause shock or electrocution.  Recommend repairing for safety. Work should be completed by an electrician.
9.3 (Item 3)
9.4 MICROWAVE COOKING EQUIPMENT
Comments and observations: Not Present
Appliance inspection is limited - The built-in appliances of the home were inspected and reported on with the above information. Appliances are inspected for functional response only to determine whether they work or not. Condition and performance is not evaluated or commented on unless it effects the operation of the appliance during the inspection.  Refrigerators and ice makers, Freezers, Washers, Dryers and other non "built-in" appliances are personal property, not covered under this inspection and if they convey with the sale it's typically "as is". You may want to consider obtaining a whole house warranty for added protection.
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