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Property Inspection Report
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Final Analysis Property Inspections 1385 Fordham Dr. Ste. 105, Virginia Beach VA 23464 |
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Prepared exclusively for removed for privacy |
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| **** Amberly Circle Suffolk VA 23435 |
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Report ID:
072817 |
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| Inspection Date:
7/28/2017 |
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| Inspector: Zachary Zinn, State Lic# 3380001182 | ||||||||
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757.495.2300 |
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| Date: 7/28/2017 | Time: 09:00 AM | Report ID: creek072817 |
| Property: *** Amberly Circle Suffolk VA 23435 |
Customer: removed for privacy |
Real Estate Professional: Ann Markley Exit One Realty |
Type of Inspection: Home Buyers inspection | Inspectors: Zachary Zinn, State Lic# 3380001182 | 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: Buyers Agent | Type of building: Single Family (2 story) | Square Feet of conditioned space: 2,255 |
Age of building (year built): 1996 | # of Bedrooms: 4 Bedrooms | # of Bathrooms: 2.5 bathrooms |
Temperature during inspection: 80 | Weather: Cloudy, Light Rain | Ground/Soil surface condition: Damp |
Garage: Attached, 2 car |
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 and subjected to your final evaluation and satisfaction. 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 $250 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 not ordered or completed during this inspection by Final Analysis Property inspections LLC. These are the specific inspections and reports required by some financial institutions to underwrite a mortgage. Termite and Moisture inspections look for and report on the presence of wood damaging organisms. These inspections are typically performed by home inspections company's or pest control companies. It is strongly recommended that you have this completed or have the seller provide termite and moisture clearance documents from a qualified company before taking ownership of the property. Additionally you should have annual inspections for the presence of wood damaging organisms.
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 normal wear and tear. Its structure and systems are generally sound, well built and maintained in good repair but with a marginally undersized and not adequately cooling A/C system and other more typical discrepancies and deficiencies reported. 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.
~ Overview Photos ~
GENERAL ROOF CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Roof service life remaining::
80% - 100% (Very Good - No concerns) |
Roof covering material:
Architectural style asphalt shingles |
Methods used to inspect the roof:
Walked roof Attic |
Roof drainage system:
Gutters and downspouts |
Attic Ventilation:
Attic is ventilated Ridge vents Soffit intake vents installed 8x8 static roof outlet vents installed |
| 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) 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 | |
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(2) Observation - Number of soffit intake vents are marginal. (Item 1) Recommend adding much
more to optimize attic ventilation. This will reduce heat loads on AC and increase longevity of
shingles.
1.4 (Item 1)
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(3) Deficiency - The roof has had ridge outlet vents installed but the ridge above the FROG knee-wall area has not been fully opened to allow adequate outlet ventilation (Item 2). The ridge has
been opened on the front side of the ridge board (Item 3) but not the rear (Items 4 and 5).
Recommend professional repairs be completed by a qualified roofing contractor.
1.4 (Item 2)
1.4 (Item 3)
1.4 (Item 4)
1.4 (Item 5)
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(4) Deficiency- Vent channels are missing from above the insulation in the rafter bays of the
vaulted ceilings in the FROG and at the master bathroom vaulted ceiling (Item 6). Vent
channels allow the soffit intake air to travel up to the roof outlet vents to the outside atmosphere
(Item 7). Otherwise the heated air becomes trapped in the knee-wall areas thus defeating the
needed ventilation in this area. Vent channels have been used in most construction for 25-30
years but it is not uncommon for older homes to not have these.
1.4 (Item 6)
1.4 (Item 7)
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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.
~ Overview Photos ~
GENERAL EXTERIOR CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Siding material:
Vinyl |
Trim materials:
Wood |
Exterior Entry Doors:
Steel |
Appurtenance:
Covered porch Patio |
Driveway:
Concrete |
Evidence of water intrusion at exterior walls windows doors:
No |
| 2.0 |
Siding, Trim, Eaves, Flashings, Exterior finishes
Comments and observations: Inspected |
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(1) Defect - Observed siding missing at the front wall above the right side of the garage door which
can allow damaging water intrusion. (Item 1) Recommend further evaluation and repairs be
completed as needed by a qualified siding contractor.
2.0 (Item 1)
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(2) Deficiency - Exterior trim paint has suffered delayed maintenance and is deteriorating and
failing at exterior wood trim on the right side fascia (Item 2) and the 2nd floor soffit on the front
of the house (Item 3). Observed paint oxidation, peeling, exposed wood and some soft wood or
rot. Recommend professional prep, repairs and re-sealing with a fresh coat of paint to prevent
further deterioration. Cost associated with this repair can be significant and should be taken
into consideration.
2.0 (Item 2)
2.0 (Item 3)
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| 2.1 |
Doors (exterior)
Comments and observations: Inspected |
| (1) Testing and inspection of exterior entry doors- In addition to physical examination, all exterior doors were tested for open and close operation, weather seals, Insulated/tempered glass, loose hinges, square, plumb and latching operation. Conditions that are cosmetic in nature such as finishes, dings, dents, loose knobs, missing strike plates, soil, and other general or normal wear and tear are considered cosmetic are self evident and not reported as a significant concern during the inspection. | |
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(2) Deficiency - The door threshold weather seal at the garage door does not provide a proper seal
under the door. (Item 1) Improper weather seals may permit unwanted air infiltration. It is
recommended that these be professionally repaired or replaced as needed to restore good
weather seal.
Implications: Air infiltration, Increased energy cost Time frame: Discretionary Cost: Low 
2.1 (Item 1)
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| 2.2 |
Windows (exterior)
Comments and observations: Inspected |
| 2.3 |
Decks, Balconies, Stoops, Steps, Porches, Patio/Sun rooms, Railings
Comments and observations: Inspected |
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(1) Safety - Handrails at the front steps (Item 1), back steps (Item 2) and garage steps (Item 3)
are not graspable. Handrails shape must such that they are "graspable". The hand grip portion
of the handrail must not be less than 1 ¼ inches or more than 2 inches in a circular cross-sectional dimension. (Item 4) If other than circular, the configuration must be such that it
provides an equivalent, "graspable" shape. Where the cross section of the handrail is not
circular, an alternate shape that provides a perimeter dimension of at least 4 inches and not
greater than 6.25 inches with a maximum cross-section dimension of 2.25 inches is required.
See examples
2.3 (Item 1)
2.3 (Item 2)
2.3 (Item 3)
2.3 (Item 4)
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(2) Deficiency - Observed some minor mortar deterioration in the front steps. (Items 5-6) This can
allow water intrusion that can cause further deterioration of the mortar and possible brick
detachment. Typical repairs will be re-pointing of the mortar. Recommend further evaluations
and repairs be completed by a qualified brick contractor.
2.3 (Item 5)
2.3 (Item 6)
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(3) Safety - Pickets at the front porch railings are spaced greater than 4" apart (Item 7). 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.
2.3 (Item 7)
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| 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) 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 | |
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(2) Deficiency - Observed water pooling between the A/C condenser and the foundation which
can cause erosion which can undermine the foundation. (Item 1) Recommend repairs be
completed by a qualified contractor.
2.4 (Item 1)
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| 2.5 |
Garage, Garage door, opener safety reverse (if applicable)
Comments and observations: Inspected |
| Testing and inspection of garage overhead doors - In addition to physical examination, all garage overhead doors were tested for open, close operation, automatic opener operation (if it has one) return spring balance, Pressure reverse safety, Photo electric safety, spring retainer wires, brackets, weather seals, Insulated/tempered glass, loose/damaged hardware, square, plumb and latching operation. Conditions that are cosmetic in nature such as finishes, dings, dents, soil, and other general or normal wear and tear are considered cosmetic are self evident and not reported as a significant concern during the inspection. Note: garage doors are complex, they have a lot of moving parts, are very heavy and can cause damage or injury. It is recommended that you have periodic maintenance, adjustments and testing done by a qualified technician to keep your door in safe, sound working condition. |
This inspection does not test for or report on the presence of MOLD or other indoor air quality issues or hazards.
~ Overview Photos ~
GENERAL INTERIOR CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Ceiling construction materials:
Drywall, Sheet rock, Gypsum Plaster veneer |
Wall constructuion material:
Gypsum board (typical) Plaster veneer finish |
Floor Covering(s):
Carpet Laminated T&G Ceramic or porcelain tile |
Window Types:
Aluminum Tilt feature Single-hung Thermal/Insulated |
Interior Doors / types / styles:
Hollow core Masonite Raised panel |
Cabinetry:
Wood |
Countertop:
Granite |
| 3.0 |
CEILINGS
Comments and observations: Inspected |
| Satisfactory - The visible areas of the ceilings are generally in typical condition and performing as intended, consistent with normal wear and tear and the age and style of construction. The ceilings were checked for loose gypsum board/plaster and severe cracking. All ceilings were infrared scanned with thermal imaging, all stains or water marks are tested for active moisture using a moisture meter. Items that are cosmetic in nature such as soiled paint, cracked tape joints, normal plaster cracking are considered self evident and not reported unless they are extreme and affecting the design and function of the ceiling. |
| 3.1 |
WALLS
Comments and observations: Inspected |
| Satisfactory - The visible areas of the walls are generally in typical condition and performing as intended, consistent with normal wear and tear and the age and style of construction. The walls were checked for loose gypsum board/plaster, water damage and severe cracking. All walls were infrared scanned with thermal imaging, all stains or water marks are tested for active moisture using a moisture meter. Items that are cosmetic in nature such as soiled paint, cracked tape joints, picture holes and normal plaster cracking are considered self evident and not reported unless they are extreme and affecting the design and function of the walls. |
| 3.2 |
FLOORS
Comments and observations: Inspected |
| Satisfactory - Visible areas of the flooring are in typical condition and performing as intended, consistent with the age and style of construction. We do not report on normal wear and tear or cosmetic conditions of the flooring unless it is extreme. |
| 3.3 |
STEPS, STAIRWAYS, BALCONIES AND RAILINGS
Comments and observations: Inspected |
| Inspection - In addition to physical examination of structure, design and soundness, These items were evaluated for safety features such as loose/improper hand/guard rails, head clearances, loose or inconsistent steps and proper lighting. |
| 3.4 |
COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
Comments and observations: Inspected |
| (1) Testing - Physical examination of the cabinets, their doors and drawers and counter tops included hardware, improper fastening and normal operation. Conditions that are cosmetic in nature such as finishes, soil, normal wear and tear are considered self evident and not reported. | |
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(2) Defect, Safety - Improper hardware used for cabinet mounting in the kitchen. Observed the
use of dry wall screws which are not designed for this use. (Item 1) 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.
3.4 (Item 1)
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| 3.5 |
DOORS (REPRESENTATIVE NUMBER)
Comments and observations: Inspected |
| (1) Testing - In addition to physical examination, all interior doors were tested for open, close, balance, loose hinges, square and latching operation. Conditions that are cosmetic in nature such as finishes, soil, normal wear and tear are considered self evident and not reported. | |
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(2) Deficiency - The rear entry door is loose on the hinges, has dropped out of square, is binding
on the door frame and is no longer closing and sealing as designed (Item 1). Recommend
professional repairs be completed by a qualified contractor.
3.5 (Item 1)
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(3) Deficiency - The right rear bedroom closet bi-fold doors have the old sliding door slide guide
mount installed beneath the carpeting which is causing the bi-fold doors to bind at the base of
the door on the carpet and is preventing the doors from closing as designed (Item 2).
Additionally, it was noted that the doors are missing the door knobs (Item 3). Recommend
professional repairs be completed by a qualified contractor.
3.5 (Item 2)
3.5 (Item 3)
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(4) Deficiency - The sliding closet doors in rear center bedroom (Item 4) and the master bedroom
(Item 5) floor mounted slide guides are physically damaged and are no longer functioning as
designed (Item 6). Slide guides prevent the closet doors from swinging, detaching from the top
slide rail and causing personal injury. Recommend professional repairs be completed by a
qualified contractor.
3.5 (Item 4)
3.5 (Item 5)
3.5 (Item 6)
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| 3.6 |
WINDOWS (REPRESENTATIVE NUMBER)
Comments and observations: Inspected |
| (1) Testing - In addition to physical examination, all windows were tested for open, close, tilt, latch, weather seal, sash spring balance and fire egress operation. Any broken glass, faulty sash operation and thermal seal failure is reported as a defect below. | |
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(2) Defect - Insulated glass (IG unit) seal failure - The glazing seal has failed causing
etching, fogged appearance and condensation between the double panes of glass in the
kitchen dining area picture window (Item 1), both living room windows top sashes (Item 2)
and the master bedroom left side window bottom sash (Item 3). The insulated double
pane glazing has compromised thermal properties in addition to permanent
cosmetic damage. The typical repair is to replace the thermal insulated glass (IG unit) with
new. There are several local service providers / contractors that specialize in this type of
repair. It is recommended you contact them for further evaluation, assess all windows for
thermal failure and to obtain repair cost estimates.
Be Advised: Evidence of seal failure is affected by environmental temperature and humidity levels making it difficult to detect and not always visible during the inspection but may surface later. The photos and identification of certain windows in this report are for illustration purposes and are not intended to be a complete list. Recommend additional inspections before close of escrow be completed during your walk through inspection. Additionally, if multiple windows in the home have seal failure it should be expected that other windows are likely to fail in the future do to age and poor factory design. 
3.6 (Item 1)
3.6 (Item 2)
3.6 (Item 3)
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(3) Defect - The window latch on the dining room window is seized and inoperable and the window
can not be opened at the time of the inspection (Item 4). Recommend further evaluation and
professional repairs be completed by a qualified window contractor.
3.6 (Item 4)
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(4) Disclosure - The windows are aging, worn and outdated style and materials and not thermal
efficient by by modern standards. You may expect draftiness, condensation, excessive heat
loss in the winter or gain in the summer. Most homes over 20 years old have had thermal
efficient windows installed. This is something that you should consider because decent
replacement windows can be quite expensive.
Implications: High maintenance, heat loss/gain, condensation. Time frame: Discretionary Cost: High |
Note: Final analysis does not provide engineering services. We do not inspect for or report on any covered, concealed or otherwise hidden structural components. Unless there is a visibly obvious or suspected structural defect or failure, we do not inspect for, report on, measure, test or provide any technically exhaustive examinations including ; un-level floors, un-plumb walls, out of square framing. Some sagging, compression, settlement and movement of framing and foundations are considered normal. If you are concerned about these issues, it is recommended that you contract a structural or geotechnical engineers before taking ownership of the property.
~ Overview Structural Photos ~
GENERAL STRUCTURAL CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Structural inspection limitations:
None |
Method used to observe attic:
Walked |
Crawl space access point:
Exterior |
Method used to observe Crawlspace:
Crawled |
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 termite or wood destroying insect inspection performed |
Was there evidence of Harmful Moisture / Water Conditions at foundation/crawlspace:
No moisture inspection performed |
Was there evidence of Harmful Moisture Conditions in Attic:
No |
Crawlspace ventilation:
foundation vents |
Foundation type:
Crawlspace |
Floor Structure:
Dimensional wood girders (2x's or 6x's) Engineered I-joists |
Wall Structure:
Conventional wood frame |
Columns or Piers:
Masonry block |
Ceiling Structure:
Enclosed, Concealed, Not visible |
Roof Structure:
Engineered wood trusses Stick-built 2 X 6 Rafters 2 X 8 Rafters Sheathing Oriented strand board (OSB) |
Roof-Type:
Gable |
| 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: Inspected |
| 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: Inspected |
Disclosure - Private wells and septic systems are beyond the scope of the home standards of practice and not included in this inspection. These systems require separate specialty testing and inspection. If these systems have problems it can be expensive to repair. If you have these systems it is highly recommended you obtain testing and inspection from a specialist before taking possession of the property.
~ Overview Photos ~
GENERAL PLUMBING SYSTEM CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Water heater service life remaining:
0% - Replacement strongly recommended. |
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):
Polybutylene (PB) (inferior materials) 3/4" dia. |
Water Distribution pipes (inside structure - visible areas only):
Polybutylene (PB) (inferior materials) |
Plumbing Waste / Drain pipe materials:
PVC (Polyvinyl Chloride) |
Domestic hot water source:
Natural Gas storage tank (quicker recovery) |
Water Heater Capacity:
40 Gallon (1-2 people) |
Hot water temperature:
100-110 deg F. (too low) |
Gas piping on premises:
Natural Gas |
Main water shut off location:
Primary valve is at the municipal water meter location Secondary water shut off is in the interior coat closet |
Main fuel shut off:
At the gas meter |
| 5.0 |
PLUMBING DRAIN, WASTE AND VENT SYSTEMS
Comments and observations: Inspected |
| Testing - In addition to physical examination, the inspector tested the drain pipes by running all faucets and flushing toilets continually during the inspection while watching for slow or backing up drains or leaks and followed up with thermal imaging scanning and moisture meter test of concealed areas such as the ceilings below a bathroom. |
| 5.1 |
PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
Comments and observations: Inspected |
| (1) Testing - In addition to physical examination, the inspector tested the water supply pipes and fixtures by running all faucets and flushing toilets continually during the inspection while monitoring for slow flow, pressure drops and leaky faucets. We also took pressure readings with all faucets open and all faucets closed looking for a range of 40-60psi. this is followed up with thermal imaging scanning and moisture meter test of concealed areas such as the ceilings below a bathroom. | |
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(2) Polybutylene plastic plumbing supply lines (PB) are installed in the subject house (Item
1). Polybutylene (AKA Quest pipes) millions of homes where plumbed with PB in the 80's
and 90's but installations ceased in the middle 90's when it was realized to be an inferior
piping due to it's higher than normal failure rate. Plastic insert fittings were used in the early
years which had a very high failure rate. Copper and Brass insert fittings used in later years
have dramatically reduced the failure rate but by then it was too late and was abolished from
use altogether. This subject house has copper fittings which have a much higher
success rate but still carries a negative stigma surrounding potential failure (Item 2).
Many homes have been completely re-plumbed by now, especially the ones with plastic
fittings. Re-plumb can be very expensive. Most homes are re-plumbed using PEX or CPVC
pipes but some use copper. For further details contact the Consumer Plumbing Recovery
center at 1-800-392-7591 or the web at http://www.pbpipe.com Please note that much of
the information on the web about PB is "for profit" so take it with a grain of salt.
Implications: property damage Time frame: discretionary but urgent Cost: High (8k-10k to re-plumb) 
5.1 (Item 1) View of Polybutylene plumbing
5.1 (Item 2) View of copper insert fittings
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(3) Information - The secondary main water shut off is in the coat closet. (Item 1)
5.1 (Item 3)
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(4) Disclosure - This home contains a private well pump and / or irrigation system. (Item 2) 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 4)
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(5) FYI Disclosure - Polybutylene (PB) plastic plumbing "yard service pipe from meter is installed
at this house (Item 5). Polybutylene has been used in this area for many years, but has had a
higher than normal failure rate, and is no longer being widely used. The blue PB used for yard
service has a fairly good performance record relative the the grey PB used inside some homes.
Any use of PB is disclosed for your information. For further details contact the Consumer
Plumbing Recovery center at 1-800-392-7591 or the web at http://www.pbpipe.com
5.1 (Item 5)
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(6) Defect - Backflow preventer device is missing from the rear hose bib (Item 6). Backflow
preventers are required to prevent bacterial cross connect and contamination of municipal water
supplies (Item 7). Backflow preventers have been required since the 1980's. Older homes did
not have them installed. Recommend professional corrections be completed by a qualified
plumbing contractor.
5.1 (Item 6)
5.1 (Item 7)
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(7) Defect - Sink is loose or not properly fastened to wall or base cabinet in the powder room (Item
8). 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.
5.1 (Item 8)
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(8) Deficiency - Observed an area of standing water (Items 9 and 10) and water stained vapor
barrier (Item 11) ar the right rear area of the crawlspace beneath the yard irrigation pipe
manifold. The area appears to have been previously repaired but it could not be determined at
the time of the inspection of the irrigation piping is actively leaking. Recommend further
evaluation and professional repairs be completed by a qualified plumbing contactor.
5.1 (Item 9)
 5.1 (Item 10)
5.1 (Item 11)
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| 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 |
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(2) Old Water Heater - The water heater has exceeded it's manufactured service life (22 years
old, Original) and is due for replacement soon. 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 to be completed before a real estate
closing/settlement it should be written subject to your satisfaction, reinspection and
acceptance before closing.
Implications: No hot water, leaks, additional cost. Time frame: sooner than later Cost: High |
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(3) Deficiency - The hot water temperature is abnormally low and may indicate a problem with the
water heater or the temperature setting is too low. (Item 1) The water temperature should be
between 120 and 130 deg F. Recommend further evaluation and correct as needed.
5.2 (Item 1)
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| 5.3 |
FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)
Comments and observations: Inspected |
|
(1) DPOR inspection disclosure mandate - Beginning July 1, 2017, licensed home
inspectors who observe any shade of yellow corrugated stainless steel tubing (CSST) gas
piping during inspection of an applicable home (built prior to the May 1, 2008, date when the
2006 Code became effective), must include the following disclosure statement in the home
inspection report:
If this home was built prior to may 1, 2008 and contains yellow corrugated stainless steel tubing (CSST) gas piping "Manufacturers believe that this product is safer if properly bonded and grounded as required by the manufacturer's installation instructions. Proper bonding and grounding of the product should be determined by a contractor licensed to perform the work in the Commonwealth of Virginia." Bonding is provided primarily to prevent a possible electric shock to people who come in contact with the gas piping and other metal objects connected to the grounding system. Nearby lightning strikes can also result in an electrical surge and can potentially puncture a hole in the CSST. 
5.3 (Item 1)
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(2) Maintenance - Exterior gas pipes are rusted, deteriorating and subject to fail and leak. (Item
2) It is recommended that these pipes be cleaned and sealed with a rust inhibitive paint. Gas
piping work is normally done by a gas qualified contractor, usually a plumber or HVAC
technician. They should also check for leaks.
5.3 (Item 2)
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| 5.4 |
MAIN FUEL SHUT OFF (Describe Location)
Comments and observations: Inspected |
| FYI - The main fuel shut off is at the gas meter. |
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.
~ Overview Photos ~
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):
Below ground Aluminum 2/0 cable |
Location of MAIN electric service panel(s):
garage |
Electric service and panel(s):
150 AMP Adequate capacity Main breaker Remote main breaker |
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 Recommend updating for safety |
CARBON MONOXIDE DETECTORS:
No CO detectors installed |
| 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 |
| Inspection - The main electric panels and sub panels have been examined for proper labeling, over fusing, melting, scorching, improper breakers/fuses, cabinet condition, improper workmanship and proper grounding. |
| 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 an accesible, 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) Testing and evaluation - In addition to visual examination, all the electric outlets were
tested for power, grounding, scorching, paint coverage, reversed wiring, GFCI / AFCI trip and
reset. Switches and fixtures are tested for response but be advised some switches may not
be in use or bulbs may be blown. Not all receptacles or fixtures can be inspected or tested
in homes that are occupied because they may not be accessible. The Inspection of outlets
and devices is only intended to provide a representative example of their general condition.
Electrical devices can break or stop working between now and closing so it's important that
you check again during your final walk through inspection. Final Analysis Home inspections
does not guarantee that every single outlet, switch and light fixture will continue to work
properly after the inspection.
Electric device life expectancy - Electrical switches, outlets and devices wear out after about 20 years of service. Final Analysis does not report normal wear and tear of electrical devices unless it is failed during the inspection. If your outlets and switches are 20 years old or greater, you should plan and budget for replacement. |
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(2) Safety, Amateur workmanship - An extension cord is being used as permanent wiring for the
garage door opener. (Item 1) They should only be used for portable equipment on a temporary
basis. Extension cords can overheat and burn, especially when used with heaters, garage door
openers, freezers, refrigerators, etc. Using extension cords as permanent wiring poses a fire
and shock hazard, and is an indication that existing wiring is not adequate and should be
updated. Recommend either removing extension cords or having a qualified electrician evaluate
and make approved modifications as necessary. For example, install additional circuits and/or
electric outlets.
6.3 (Item 1)
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| 6.4 |
POLARITY AND GROUNDING OF ELECTRIC RECEPTACLES
Comments and observations: Inspected |
| Testing - In addition to physical condition, all accessible electric outlets were tested for reversed wiring, power available, and proper grounding. House wiring is subjective to the homes age but we report antiquated wiring systems so you'll know. |
| 6.5 |
OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
Comments and observations: Inspected |
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Defect, Safety - GFCI outlets fail to trip when tested in the garage locations. (Item 1) Have
repaired for safety. GFCI's save lives!
6.5 (Item 1)
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| 6.6 |
OPERATION OF AFCI (ARCH FAULT CIRCUIT INTERRUPTERS)
Comments and observations: Not Present |
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Information/Disclosure - Non Arch Fault Circuit Interrupts , SAFETY - This home was built
before AFCI protection was required in 1999 and therefore is missing AFCI protection in
bedrooms. AFCI's protect against electrical arcs, sparking and fires.. Recommend
consider upgrading to AFCI protection.
“Older homes are statistically more vulnerable to electrical fires. Extra protection for older homes can be accomplished by the gradual replacement of non-AFCI receptacles with AFCI-protected receptacles.” AFCI's prevent fires. Click here for more information on AFCI's |
| 6.7 |
SMOKE and CARBON MONOXIDE DETECTORS
Comments and observations: Inspected |
|
(1) Testing - Smoke and carbon monoxide detectors are tested as a courtesy only and not part
of our standards of practice. They may work today and not tomorrow, especially the battery
operated ones. It is the responsibility of the home owner to maintain these safety devices
and test at least monthly.
Safety advisory - Install modern smoke and Carbon monoxide detectors as needed and 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”). |
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(2) Safety, Repair - One or more installed smoke detectors are outdated, unreliable (Item 1).
Have repaired or replaced as needed by a professional. Test again during final walk-thru
inspection then continue to test monthly. Properly working smoke detectors save lives.
6.7 (Item 1)
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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.
~ Overview Photos ~
GENERAL HEAT SYSTEM CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
HEAT SYSTEM - SERVICE LIFE REMAINING::
80% - 100% (Very Good - No concerns) |
Heat Type:
Natural Gas, Forced air furnace |
PERFORMANCE -Heat system(s):
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::
80% - 100% (Very Good - No concerns) |
Cooling Equipment Type:
Traditional central AC, split system |
PERFORMANCE - AC/Heat Pump system(s):
Unsatisfactory |
AC/Heat Pump system(s) capacity:
Marginal / Undersized |
Number of Central AC / HP systems:
One |
Number of conditioned zones in the house/building:
3 |
Ductwork:
insulated flex duct |
Filter Type:
Disposable |
Types of Fireplaces:
Factory pre-fab metal Wood burning |
Number of operable fireplaces:
One |
| 7.0 |
HEATING, FURNACE EQUIPMENT
Comments and observations: Inspected |
| (1) Testing - In addition to physical examination of the forced air heating system and it's components, we test "temperature rise" which is a simple test performed to determine if the system is heating as designed. In short, it is the difference of temperature readings taken at the supply side and return side of the heat exchanger. The temperature rise determined by the manufacturers specification on the data plate. Typical readings are between 30-60 deg. f. This is a basic test and the readings can vary depending on other factors but it's enough to determine if the forced air system is heating as designed. | |
(2) 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 within factory
specifications. This furnace specifies a temperature rise of 35 - 65 degrees F. The actual
temperature rise reading is 43 degrees F (Items 1 and 2). This indicates satisfactory
performance and the system is functioning as designed.
7.0 (Item 1)
7.0 (Item 2)
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| 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) Testing - In addition to physical examination of the Heat pump / AC system and it's components, we test temperature differential which is a simple test performed to determine if the system is functioning as designed. In short, it is the difference of temperature readings taken at the supply side and return side of the evaporator coil. Typical readings are 14-22 deg. f. This is a basic test and the readings can vary depending on other factors but it's enough to determine proper system function. | |
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(2) Marginal/Undersized A/C Capacity - The current AC capacity of 3 tons appears to be marginal or undersized in relation to the reported square feet of conditioned space. An undersized system will still heat or cool with some effectiveness but may run continuously with reduced efficiency and shortened service life. Note: A "rule of thumb" is approximately 1 ton capacity needed per 580-600 square feet. A dwelling this size would typically require 3.5 - 4 Tons. Note: Proper sizing varies widely and is a relatively technical determination made by an HVAC contractor using the Manual S load calculation formula. Because of the disparity noted here, It is recommended that you consider having this done. The cost of running undersized equipment can be more expensive that the replacement cost of properly sized equipment. |
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(3) Deficiency - Observed openings around the A/C refrigerant lines and condensation lines (Item
1) that may allow water intrusion in and behind the vinyl siding that can cause moisture
damage. Recommend repairs be completed by a qualified contractor.
7.2 (Item 1)
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(4) Defect - A/C Equipment Performance - The ambient air test was performed by using
thermometers on the air handler of the 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 61 degrees (Item 2), and the return air temperature was 73 degrees (Item 3). D/T = 12
Degrees F. This indicates that the system is
not functioning as designed and should be
further evaluated and corrected as needed by a qualified HVAC contractor.
7.2 (Item 2)
7.2 (Item 3)
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(5) Deficiency - Observed condensate drain pipe draining in close proximity of the foundation
which is holding water and softening the grade near the condenser unit (Items 4 and 5).
Condensate water over time can soften footings and lead to settlement. Recommend extension
of the condensate drain away from the foundation be completed by a qualified HVAC
contractor.
7.2 (Item 4)
7.2 (Item 5)
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| 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 |
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(1) Inspection Limitation - The internal parts of air ducts are concealed and not fully visible for inspection. Dirty ducts can degrade system performance and indoor air quality. Ducts can contain, mold, mildew, rodent feces, or allergens which can diminish indoor air quality and cause problems for individuals with allergies. Unless the ductwork is new, professional cleaning and disinfecting is recommended when purchasing a home and should be done by a licensed and NADCA certified duct cleaning contractor. |
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(2) Information - This homes HVAC system contains manual zone dampers at the supply
plenum (Items 1-3). You can't see if the dampers are open or closed but you can tell by the
position of the lever (Item 4). When the lever is parallel (in the same direction) as the duct, it
is open, when the lever is perpendicular (opposite direction of the duct) it is closed. 45
degrees would be half open. Zone dampers are simply air valves inside the ductwork that
allow you to control the air flow and comfort levels to different zones in the home. For
example, you may want to push more AC to the upstairs zone during the summer season.
In that case you would partially or fully close the damper that feeds the downstairs ductwork
and fully open the upstairs damper. In the winter time it would be the opposite. Remember
no matter what season it is, heat rises and cold air falls.
7.5 (Item 1)
7.5 (Item 2)
7.5 (Item 3)
7.5 (Item 4)
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| 7.6 |
CHIMNEYS, FLUES AND VENTS (for fireplaces, water heaters or heat systems)
Comments and observations: Inspected |
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(1) Maintenance / Repair - The metal flashing cap at the top of framed wood chimney is rusting
and deteriorating (Item 1). Recommend preventative maintenance and repairs before it fails and
leaks.
Implications: Water damage to chimney. Time frame: Normal maintenance Cost: Low 
7.6 (Item 1)
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(2) Safety - Fireplace chimney has creosote buildup (Item 2). Dirty chimney's can be a fire hazard
and cause improper drafting/venting. This condition also prohibits a thorough visual inspection
until it is cleaned and unobscured. Before this can be considered safe for use, it is
recommended that it be cleaned, inspected for safety and condition and repaired as needed by
a CSIA certified contractor.
7.6 (Item 2)
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| 7.7 |
SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove)
Comments and observations: Inspected |
|
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Deficiency - The living room wood burning fireplace rear ceramic firebox tile has heat stress
cracks in it (Item 1). Recommend professional repairs be completed by a qualified fireplace
contractor.
7.7 (Item 1)
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~ Overview Photos ~
GENERAL INSULATION CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Attic insulation:
Loose or blown in fiberglass cellulose approx. R-30 good |
Wall insulation:
concealed, not visible, not inspected |
Floor System Insulation:
Batts Fiberglass R-19, meets minimum DOE standards for existing homes Fair loose, tattered, fallen |
Bathroom steam vents:
Fan Window |
Dryer Power Source:
220 Electric NOTE: This dryer outlet requires a 3 prong plug |
Dryer duct (built in):
Metal |
| 8.0 |
INSULATION IN ATTIC / CEILING
Comments and observations: Inspected |
|
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Deficiency - The weather stripping/insulation at the scuttle cover is inadequate or missing and
will permit significant loss of conditioned air and reduced HVAC efficiency (Items 3). While this
is typical for older homes, new construction and remodeled homes require the insulation at
these access points be at least equal to the surrounding area. For example the wall would be
R13 and ceiling R38 resistance to heat loss/gain. Recommend further evaluation and
improvements/repairs be completed by an insulation contractor.
Implication: Increased heating and cooling cost. Time frame: Discretionary. Cost: Low 
8.0 (Item 1)
8.0 (Item 2)
8.0 (Item 3)
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| 8.1 |
WALL INSULATION (if visible)
Comments and observations: Not Inspected |
| 8.2 |
INSULATION UNDER FLOOR SYSTEM
Comments and observations: Inspected |
|
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Defect - Floor insulation batts are loose or fallen in multiple locations of the crawlspace (Items
1-6). Repair or replace as needed.
8.2 (Item 1)
8.2 (Item 2)
8.2 (Item 3)
8.2 (Item 4)
8.2 (Item 5)
8.2 (Item 6)
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| 8.3 |
VENTING SYSTEMS (Kitchens, baths and laundry)
Comments and observations: Inspected |
|
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(1) 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. |
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(2) Defect - The exterior hood and damper for multiple vents are missing and/or damaged and can
allow water or outside air intrusion. (Items 1-3) It is recommended that this be professionally
repaired or replaced as needed to restore proper function.
Implications: water damage, pest nesting, reduced home thermal efficiency. Time frame: Immediate. Cost: Low 
8.3 (Item 1)
8.3 (Item 2)
8.3 (Item 3)
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Please note that inspectors DO NOT move appliances or equipment for inspection which can conceal hidden problems behind or below appliances.
~ Appliance Overview Photos ~
GENERAL APPLIANCE CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
GARBAGE DISPOSAL:
Functional |
DISHWASHER:
Functional |
RANGE/OVEN/STOVE/COOK TOP:
Functional |
MICROWAVE OVEN (built in):
Functional |
STOVE EXHAUST / RANGE HOOD:
Functional Not vented to exterior. Recirculate type. |
INDOOR DOWN DRAFT GRILL:
None installed |
TRASH COMPACTOR:
None installed |
| 9.0 |
DISHWASHER
Comments and observations: Inspected |
| 9.1 |
RANGES/OVENS/COOKTOPS
Comments and observations: Inspected |
|
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Safety disclosure - The oven/range does not contain an anti-tip bracket and is subject to
tipping when the door is opened and weight is placed on the door. (Item 1) According to the US
CPSC (US Consumer Product Safety Commission) stoves without an anti-tip bracket or device
can cause injury or death, especially to small children. (Items 2-3) Since 1991 it has been
required that all electric and gas ranges have an anti-tip device installed when the oven/range is
installed. This information is provided for your safety.
Implications: Injury Time frame: Earliest convenience. Cost: low 
9.1 (Item 1)
9.1 (Item 2)
9.1 (Item 3)
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| 9.2 |
RANGE HOOD
Comments and observations: Inspected |
|
|
Deficiency - Updated range/microwave exhaust hood is not connected to existing ductwork.
(Item 1) It is using the recirculation option which is designed for use with homes that do not
have an exhaust duct. Note: cooking steam, odors and smoke should be vented to the exterior
but it is not required.
9.2 (Item 1)
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| 9.3 |
GARBAGE DISPOSAL UNIT
Comments and observations: Inspected |
| 9.4 |
MICROWAVE COOKING EQUIPMENT
Comments and observations: Inspected |
