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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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| *** 24th St. Virginia Beach VA 23451 |
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Report ID:
060617 |
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| Inspection Date:
6/6/2017 |
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| Inspector: Zachary Zinn, State Lic# 3380001182 | ||||||||
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757.495.2300 |
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| Date: 6/6/2017 | Time: 09:00 AM | Report ID: l060617 |
| Property: *** 24th Virginia Beach VA 23451 |
Customer: removed for privacy |
Real Estate Professional: Kenny Letner Aweigh Real Estate |
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: Crawlspace / Foundation limited at front half | General inspection accessibility: Vaccant, Unoccupied | All Utility services are on?: Yes |
In Attendance: Vacant (inspector only) | Type of building: Condominium, Single Family (1 story) 1st floor of fourplex | Square Feet of conditioned space: 1271 |
Age of building (year built): 1958 | # of Bedrooms: 2 Bedrooms | # of Bathrooms: 1 bath |
Temperature during inspection: 78 | Weather: Clear | Ground/Soil surface condition: Dry |
Garage: None |
Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it is satisfactory and appeared to be functioning as intended allowing for normal wear and tear.
Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.
Not Present (NP) = This item, component or unit does not exists in this home or building.
Information & Disclosures (ID) =
Indicated with an ORANGE flag and text. This is
Important information you should know about this house or building
including, disclosures, alerts, advisories and warnings about typical conditions or circumstances for this home. Not necessarily something abnormal or unusual or in need of
action, but none the less critical information that may pose significant concern for health risk, environmental safety or additional cost. These "orange flag" items will also be
separately listed in the Information and Disclosure summary page of this report.
Repair or Replace (RR) =
Indicated with a RED Flag and text. Corrective action recommended. These items, systems, components or unit is not functioning
as intended, defective, broken or otherwise needs further inspection and evaluation by a qualified contractor. Items, components or units that should be repaired, replaced or
corrected or otherwise represent significant, unusual, abnormal cost or safety concerns. These "red flag" items will also be separately listed in the DEFECT summary page
of this report.
Inspection standards of practice: This inspection was completed in compliance with the professional standards of practice set forth by the American Society of Home inspectors (ASHI) and VA Dept. of Professional Occupation and Regulation (DPOR) for Home Inspectors. These standards and regulations describe the scope, procedures and limitations of a standard home inspection and are provided for your review. Additionally the ASHI standards of practice are included in the appropriate header section of each corresponding system of the report.
Purpose and Objective: This inspection is not technically exhaustive and can not be conclusive of every detail. The primary objective of this building inspection is to identify and report MATERIAL DEFECTS. Material Defects are defined as a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The fact that a system or component is near, at or beyond the end of its normal useful life is not, in itself, a material defect. Normal wear and tear, maintenance typical defects or deficiencies are not defined as material defects. That is not to say that the home inspector will not report smaller defects such as cracked glass, broken outlets or leaky faucet washers but this is not the primary objective of an inspection. The home inspection is a first look attempt at ascertaining the general condition of a property. While it is the purpose of this inspection to discover and disclose those major items and concerns that may have an adverse impact on the value of this property and the health and safety of it's occupants, it is not an exhaustive list of defects or discrepancies and it certainly should not be used as a punch list of repairs. Repair list and cost estimates should be obtained from contractors. It is important to know that home inspectors are general practitioners with a limited amount of time and capabilities and are primarily focused on major issues in the home. Outside of normal testing and observation, Inspectors do not engage in troubleshooting or diagnostics and can not offer repair advice. Home inspections are limited to visual observations only and does not include technically exhaustive or invasive analysis. However, this report attempts to identify and recommend conditions that should have further evaluation by experts prior to closing or taking ownership.
Typically found on any home and included in any inspection report will be smaller issues, discrepancies, observations and suggestions. These may not be considered serious or significant problems but common to find on all homes and is mostly provided as courtesy in an attempt to give you a more comprehensive understanding of the home. These smaller, typical or common discrepancies are not intended to be all inclusive.
It is the objective of the inspection and report to provide you the means by which you can progress in an informed manner thereby protecting yourself as much as possible before taking ownership of a property. This may mean obtaining further evaluation and repairs by an expert, purchase price adjustments, escrow of funds for repair, or withdrawing from a buyers purchase agreement altogether. If you are subject to an inspection contingency removal purchase addendum your conditions and disposition of removing that contingency should be clearly stated with details of expected outcomes. Furthermore, it should also be stated that any dispositions agreed to should be subjective to your re-inspection and final acceptance of satisfactory completion prior to closing of escrow.
Repairs - No matter how big or small, All repairs, corrections or replacements should be requested to be completed by licensed, qualified professionals with copies of their credentials, licensing, labor and product warranties and receipts of work. It is not recommend that you ask the seller to make the repairs unless they are qualified in the trades and you feel confident that they'll do a good quality job. It should be expected and required that all work be accompanied by any required city permits and inspections. Mostly all work except minor repairs require city permits and inspections. Finally, all repairs should be subject to your re-inspection, satisfaction and approval a couple days before closing. If you are submitting a Property Inspection Contingency Removal Addendum with list of requested repairs (PICRA), you should consider adding the above verbiage to your PICRA because at that point you will be agreeing to buy the house subject to seller repairs and might need assurance they are done correctly.
Reinspection - Due to liability restrictions, reinspections are not the policy of Final Analysis home inspections. All repairs or corrections should be completed by qualified, licensed professional in their trade and should be accompanied by permits, work orders, receipts and warranties. If you feel a reinspection is necessary we can provide on a case by case basis and subject to schedule availability. The property inspection contingency removal addendum (PICRA) should be provided to us when the re-inspection is requested. All re-inspections are subject to a minimum fee of $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.
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.
Condo - This is a condominium unit inspection on a multi-unit building. This inspection is partial and is limited to only the areas, components, and systems that you are solely responsible for and some common areas that are directly related to this unit. This may exclude some common areas of the building that you could still be responsible for as determined by condo association by-laws, rules, special assessments, etc. For example: the attic structure or roof may not be accessible for this inspection, yet if their are roof or structural problems, you along with everyone in the building will have to pay for repairs. Review your condo assoc. documents before closing. It is up to the buyer to determine if any of these excluded areas are in fact the buyers responsibility. Final Analysis Home Inspections makes no representation as to the condition of these areas that were not inspected.
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 well built, sound and maintained in good repair but there are some defects and deficiencies that are significant and may impact purchase value, Including; HVAC, Ductwork, Roof. 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:
Fair ( Functional, some concerns, maintenance/repairs needed, aging, worn.) |
Roof service life remaining::
10% or less (Plan for replacement consider cost) |
Roof covering material:
3 tab asphalt shingle |
Methods used to inspect the roof:
Ladder Walked roof Remote camera |
Roof drainage system:
Gutters and downspouts |
Attic Ventilation:
Gable vents |
| 1.0 |
ROOF MATERIALS
Comments and observations: Inspected |
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(1) Old Roof covering - The roof shingle covering is aging, greater than 15 years and will require replacement in the next 2-3 years. This also represents higher maintenance and
ultimately replacement cost in the very near future. Some of the current conditions noted are lifting, fungus detachment at asphalt sealant strips, loose tabs (Item 1) , corroded
fasteners (Item 2) . Though the roof does not need immediate replacement, the cost of replacing should be considered and budgeted for in the next 2-3 years. Check condo
assessments for this as well. In the meantime, maintenance such as flashings, repair of broken shingles, leaky pipe and vent penetrations will increase as the roof continues
to age. Some patching has already occurred when soil vent seals were replaced (Item 3) .
Implications: Water damage to property. Time frame: 3-5 years Cost: High 
1.0 (Item 1)
1.0 (Item 2)
1.0 (Item 3)
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(2) Observation, Disclosure - The roof has 2 layers of shingles referred to as a layover. This is not uncommon and is deemed acceptable but this is not considered a quality
roofing practice, usually voids any manufacturer warranties and can reduce shingle life expectancy. Both layers will have to be removed during replacement.
Implications: Reduced life, Higher heat retention, Higher replacement cost. Time frame: Discretionary Cost: High |
| 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 |
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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 |
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:
Brick veneer |
Trim materials:
Wood Aluminum coil stock |
Exterior Entry Doors:
Wood |
Appurtenance:
Sidewalk |
Driveway:
Asphalt Parking lot |
Evidence of water intrusion at exterior walls windows doors:
No |
| 2.0 |
Siding, Trim, Eaves, Flashings, Exterior finishes
Comments and observations: Inspected |
| 2.1 |
Doors (exterior)
Comments and observations: Inspected |
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Deficiency - Damaged, Poor, Missing weather stripping and seals at doors jambs and thresholds at front (Item 1) and rear entry doors (Item 2) . This can significantly reduce
the efficiency of your home. Improvements recommended.
2.1 (Item 1)
2.1 (Item 2)
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| 2.2 |
Windows (exterior)
Comments and observations: Inspected |
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Defect - The exterior metal trim cladding on the two double windows is loose, detached or otherwise failing and may permit water and air infiltration. (Items 1 and 2)
Recommend further evaluation and repairs be completed as needed to ensures good weather seal. All work should be completed by a qualified professional repair contractor.
2.2 (Item 1)
2.2 (Item 2)
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| 2.3 |
Decks, Balconies, Stoops, Steps, Porches, Patio/Sun rooms, Railings
Comments and observations: Not Present |
| 2.4 |
Vegetation, Grading, Drainage, Driveways, Walkways, Retaining walls (With respect to their effect on the condition of the building)
Comments and observations: Inspected |
| General Information - Positive grading and drainage are essential to the welfare of a property, and are usually the primary concern of architects and builders. Moisture can deteriorate most surfaces, cause soil movement and erosion, and undermine the structures foundation. The ideal site will be graded to conduct water away from a building. In fact, the ideal building will be surrounded by hard surfaces that slope way from the exterior walls, the interior floors will be several inches higher than the exterior grade, and the building will have gutters and downspouts and a system of drainage designed to prevent any moisture from threatening the foundation or the living space. Unfortunately, many properties do not meet this ideal, conditions on most can generally be improved, and all need to be monitored and maintained to prevent damage. Also, inspectors cannot see inside area drains and do not water-test them, but they can become blocked by debris, occluded by silt, and damaged by movement. Therefore, buyers should question sellers about the functionality of any such system, have it serviced by a specialist, or assume the risk of having a system that does not function well and the damage that might result |
| 2.5 |
Garage, Garage door, opener safety reverse (if applicable)
Comments and observations: Not Present |
This inspection does not test for or report on the presence of MOLD or other indoor air quality issues or hazards.
~ Overview Photos ~
GENERAL INTERIOR CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Ceiling construction materials:
Drywall, Sheet rock, Gypsum |
Wall constructuion material:
Gypsum board (typical) Plaster veneer finish |
Floor Covering(s):
Hardwood T&G Ceramic or porcelain tile |
Window Types:
Vinyl or Plastic Tilt feature Double-hung Thermal/Insulated Aged or worn out (plan for replacement and cost) |
Interior Doors / types / styles:
Hollow core |
Cabinetry:
Melamine |
Countertop:
Granite Stone |
| 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: Not Present |
| 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 |
| 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. |
| 3.5 |
DOORS (REPRESENTATIVE NUMBER)
Comments and observations: Inspected |
| 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. |
| 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, Safety - The sash balances have failed in the in the front bedroom window(s) and they will not stay open as designed. (Items 1 and 2) The sash balance is the
mechanism that holds the window in place when opened. A defective sash balance can cause serious personal injury and can make it very difficult to escape in the event of
fire. Have all defective sash balances further evaluated and repaired or replaced as needed by a qualified window repair technician.
3.6 (Item 1)
 3.6 (Item 2)
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(3) Defect - Insulated glass (IG unit) seal failure - at the picture window and the upper left sash adjacent to picture window. (Item 1) The glazing seal has failed causing
etching, fogged appearance and condensation between the double panes of glass. 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 3)
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(4) Defect - The tilt latches on the bottom sashes of the kitchen window and bathroom windows are damaged and the windows won't tilt and latch as designed. (Items 4 and 5) .
3.6 (Item 4)
3.6 (Item 5)
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~ Overview Photos ~
GENERAL STRUCTURAL CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Structural inspection limitations:
Crawlspace / Foundation - limited or no access. Some or all areas were not inspected Extra Info : front half very restricted |
Method used to observe attic:
No attic |
Crawl space access point:
Exterior |
Method used to observe Crawlspace:
Crawled slithered |
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 |
Crawlspace ventilation:
Foundation vents have been sealed |
Foundation type:
Crawlspace |
Floor Structure:
Conventional wood framed Dimensional Wood joists (trad. 2x's) |
Wall Structure:
Conventional wood frame |
Columns or Piers:
Brick piers |
Ceiling Structure:
Conventional wood frame Enclosed, Concealed, Not visible |
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 |
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(1) Inspection restriction - The front half of the crawlspace is not accessible for inspection because it is blocked by center beam and ductwork. Some areas in front could not inspected. Recommend clearing access and having inspected. |
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(2) Observation - Random fan running continuously in crawlspace. No controls.
4.0 (Item 1)
4.0 (Item 2)
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| 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: Not Inspected |
| 1st floor unit, No attic |
| 4.5 |
CRAWL SPACE VENTILATION (if applicable)
Comments and observations: Not Present |
| Sealed off foundation vents |
| 4.6 |
RETAINER WALLS
Comments and observations: Not Present |
~ Overview Photos ~
GENERAL PLUMBING SYSTEM CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
Water heater service life remaining:
20% or less (plan for replacement, consider cost) |
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):
Not visible |
Water Distribution pipes (inside structure - visible areas only):
Copper |
Plumbing Waste / Drain pipe materials:
Galvanized (antiquated, Limited service life) Cast iron (antiquated) AGED |
Domestic hot water source:
Electric storage tank |
Water Heater Capacity:
50 Gallon (2-3 people) |
Hot water temperature:
130-140 deg F. (High, Scald hazard) |
Gas piping on premises:
Natural Gas |
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Main water shut off location:
Primary valve is at the municipal water meter location at the curb near parking lot |
Main fuel shut off:
At the gas meter |
| 5.0 |
PLUMBING DRAIN, WASTE AND VENT SYSTEMS
Comments and observations: Inspected |
| (1) 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. | |
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(2) DISCLOSURE: This home contains antiquated style galvanized steel and/or cast iron drains with drum traps (Items 1- 3) which is typical for the age of construction.
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 crawlspace If you are concerned about these pipes you should have them further evaluated and cost estimates obtained from a licensed,
qualified plumber.
Homeowners with old pipes should consider obtaining a sewer line protection policy. These are available from multiple sources and cost about $10 month. Implications: backing up drains, leaks Time frame: As needed, Unpredictable Cost: High 
5.0 (Item 1)
5.0 (Item 2)
5.0 (Item 3)
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| 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) Defect - Toilet is loose at floor mounts and drain flange in bath room and is subject to leaking at base . Repairs may involve re-setting the toilet on a new wax seal. Water can
leak into the flooring and cause damage that is not detectable at first. Recommend a qualified licensed plumber repair or correct as needed.
5.1 (Item 1)
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(3) Defect - Newly installed refrigerator water supply does not contain a localized shut off valve. (Item 2) Recommend repairs be completed by a plumber.
5.1 (Item 2)
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(4) Defect - Observed loose hanging, unsecured water piping at the at the water heater location (Item 3) . Pipes that are not secured can become loose or leak at fittings from
pipe hammer, whip or strain. Recommend that all piping be secured as required using approved methods and materials and completed by a qualified contractor.
Implications: water leaks, property damage. Time frame: earliest convenience. Cost: Low 
5.1 (Item 3)
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(5) Defect - Suspected leak underneath the bathtub. Not coming from the drain but the flooring in this area is wet. Possible manifold pipe leak. If left unrepaired could cause rot.
Have further evaluated and repaired as needed by a plumber.
5.1 (Item 4)
5.1 (Item 5)
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| 5.2 |
HOT WATER SYSTEMS
Comments and observations: Inspected |
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(1) Safety - The hot water temperature is abnormally high at 139 deg. F. (Item 1) which is a scald hazard and may indicate a problem with the water heater. The water
temperature should be between 120 and 130 deg F. Recommend further evaluation and correct as needed.
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 
5.2 (Item 1)
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(2) Defect - Improper workmanship. The replaced/updated water heater located in an interior space does not contain a 1" dia. drain pipe at the drip pan . In the event of a leak,
significant property damage can be the result. Some low elevation installations may require a drain reservoir and pump. These requirements do not apply to water heaters
located in garages or attached sheds or other areas where there's no risk of water damage. Updated or replaced water heaters must meet this requirement. It is
recommended that this condition be professionally corrected by a qualified plumbing contractor or other qualified person using approved materials and in compliance with
current building codes.
Implications: Property damage. Time frame: Immediate. Cost: Moderate 
5.2 (Item 2)
5.2 (Item 3)
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(3) Aging water heater - The water heater (2007) has reached or exceeded it's manufactured service life 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, leak, additional cost. Time frame: sooner than later Cost: High |
| 5.3 |
FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)
Comments and observations: Inspected |
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Maintenance - Exterior gas pipes at HVAC unit are rusted, deteriorating and subject to fail and leak. (Item 1) 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 1)
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| 5.4 |
MAIN FUEL SHUT OFF (Describe Location)
Comments and observations: Inspected |
| 5.5 |
SUMP PUMP, LIFT PUMPS, GRINDERS
Comments and observations: Inspected |
The Inspectors shall describe: 1. amperage rating of the service. 2. location of main disconnect(s) and subpanels. 3. Thee presence or absence of smoke alarms and carbon monoxide alarms. 4. the predominant branch circuit wiring method.
The inspector is NOT required to inspect: 1. remote control devices. 2. or test smoke and carbon monoxide alarms, security systems , and other signaling and warning devices. 3. low voltage wiring systems and components. 4. Ancillary wiring systems and components not a part of the primary electrical power distribution system. 5. Solar, geothermal, wind, and other renewable energy systems. B. measure amperage, voltage, and impedance. C. Determine the age and type of smoke alarms and carbon monoxide alarms.
~ 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):
Overhead service Aluminum 4/0 cable |
Location of MAIN electric service panel(s):
exterior wall |
Electric service and panel(s):
100 AMP (minimal) 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) AFCI protection in bedrooms and smoke detector circuits |
SMOKE DETECTORS:
Yes |
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 |
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Defect - Substandard electrical work where there appears to be a 120 vac outlet tapped into a 240 dryer circuit. (Item 1) Recommend evaluation and correction as needed be
completed by a licensed, qualified electrician.
6.2 (Item 1)
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| 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 |
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(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, Most of these have been recently replaced. 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) Defect, Safety - Loose, separated conduit. Observed exposed high voltage, taped wiring at the water heater where electrical conduit has separated from fittings (Item 1) and
is a shock and electrocution hazard. Recommend professional repairs be completed by a qualified electrical contractor.
Implications: Shock hazard, water entry, failed equipment. Time frame: Immediate. Cost: low 
6.3 (Item 1)
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(3) Safety, Poor workmanship - Loose and hanging high voltage wires observed in multiple locations near the entry of the crawlspace . Generally speaking, NM (Romex) wiring
should be secured to framing every 4.5', inside conduits and out of harms way. Unsecured wiring can cause strain at connections and can be a shock/electrocution hazard to
personnel. All improper wiring should corrected using approved methods and done by qualified electricians.
Implications: shock/electrocution hazard, failed circuits. Time frame: Immediate Cost: Low 
6.3 (Item 2)
6.3 (Item 3)
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| 6.4 |
POLARITY AND GROUNDING OF ELECTRIC RECEPTACLES
Comments and observations: Inspected |
| (1) 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. | |
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(2) Defect, Safety - Detected "open ground" readings at almost ALL 3 prong outlets throughout the house (Sampling of photos 1-8). Open grounds are caused by an opening in
the ground circuit somewhere between the affected outlet and the main electric service panel. The ground circuit is designed to divert dangerous electricity away from your
body and prevent electrocution. Ungrounded outlets are unsafe and can cause injury or death. It is recommended that this condition and all outlets be further evaluated and
corrected by a qualified, licensed electrician.
Implications: shock/electrocution Time frame: Immediate Cost: Moderate (electrician service call) 
6.4 (Item 1)
6.4 (Item 2)
6.4 (Item 3)
6.4 (Item 4)
6.4 (Item 5)
6.4 (Item 6)
6.4 (Item 7)
6.4 (Item 8)
6.4 (Item 9)
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| 6.5 |
OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
Comments and observations: Inspected |
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Defect, Safety - two of the kitchen counter outlets are not GFCI protected and are a shock and electrocution hazard. All wet area outlets must be GFCI protected for safety. Recommend professional repairs be completed by a qualified electrical contractor. GFCI's save lives! |
| 6.6 |
OPERATION OF AFCI (ARCH FAULT CIRCUIT INTERRUPTERS)
Comments and observations: Inspected |
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Information/Disclosure - Non Arch Fault Circuit Interrupts , SAFETY - This home was upgraded with AFCI protection. (Item 1) AFCI's protect against electrical arcs,
sparking and fires..
“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 
6.6 (Item 1)
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| 6.7 |
SMOKE and CARBON MONOXIDE DETECTORS
Comments and observations: Inspected |
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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”). |
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:
Poor (Not functioning as designed, worn out, safety concerns, additional expense.) |
HEAT SYSTEM - SERVICE LIFE REMAINING::
20% or less (plan for replacement, consider cost) |
Heat Type:
Natural Gas, Forced air furnace |
PERFORMANCE -Heat system(s):
Unsatisfactory FAILED - Temp. rise test |
Heat system(s) capacity:
Satisfactory |
Heat System Energy Source:
Natural gas |
Number of Central Heat Systems:
One |
GENERAL AC/ HP SYSTEM CONDITION / RATING:
Poor (Not functioning as designed, worn out, safety concerns, additional expense.) |
HEAT PUMP / AC - SERVICE LIFE REMAINING::
20% or less (plan for replacement, consider cost) |
Cooling Equipment Type:
Central AC package unit |
PERFORMANCE - AC/Heat Pump system(s):
Unsatisfactory FAILED - temp. differential performance test |
AC/Heat Pump system(s) capacity:
marginal but acceptable Extra Info : 2 ton |
Number of Central AC / HP systems:
One |
Number of conditioned zones in the house/building:
1 |
Ductwork:
Insulated Metal |
Filter Type:
Disposable |
Types of Fireplaces:
None |
| 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. | |
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(2) Disclosure - There is buried fuel oil tank on premises which can pose a significant expense. (Item 3) Fuel oil tanks are considered an environmental hazard and are regulated
by VA dept of environmental quality (VDEQ). Older style buried oil tanks AKA underground storage tank (UST) can rust and deteriorate causing potential environmental
issues. 80 to 85 percent of steel tanks leak about 20 or 30 years after they were installed. Tank removal (abatement) can cost $1,500 - $2,000 but a tank that has leaked and
caused contamination can cost 10's of thousands in remediation cost of which is the responsibility of the property owner. Inspection and testing of the condition of these
tanks is beyond the scope and qualifications of this home inspection and is not covered under this report. Proper abatement can be costly but hazmat cleanup even more
costly. Newer corrosive resistant tanks can be installed within VDEQ guidelines. Check in to the history of this tank and at a minimum have it properly tested and certified
leak and contamination free before taking possession and ultimately consider the cost of having this tank permanently and professionally abandoned. The Virginia Department
of Environmental Quality’s Tank Compliance Program regulates underground and aboveground storage tanks. Local city building departments and fire officials implement
VDEQ regulations and oversee permits and inspections of UST's.
More about Oil Tanks: EPA regulations Virginia dept of Environmental Quality Oil tanks in general 
7.0 (Item 1)
7.0 (Item 2)
7.0 (Item 3)
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(3) Unsatisfactory 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 50 - 70 degrees F. . The actual temperature rise reading is 20 degrees F. (Items 4 and 5) . This
indicates that the system is
not functioning as designed and should be further evaluated and corrected as needed by a qualified HVAC contractor..
7.0 (Item 4) 102 deg output
7.0 (Item 5) 82 deg return
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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) Unsatisfactory 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 60 degrees, and the return air temperature was 70 degrees, D/T = 10 deg. 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 1)
7.2 (Item 2)
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(3) Aging HVAC equipment - The Heat/AC (gaspack) system is aging (2003) and has exceeded its service life expectancy. Replacement in the near future is inevitable and should be planned and budgeted for. At a minimum you may consider having it cleaned, served and tested by a qualified HVAC contractor in addition to further protection by obtaining a whole house warranty during purchase. |
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(4) Disclosure - Obsolete refrigerant - Older design - This AC/Heat Pump system is designed for use with R22 refrigerant AKA "Freon®" which is now considered
obsolete. R22 has been replaced with R410a refrigerant; AKA "Puron®". As a homeowner or home buyer considering a purchase, it’s important that you understand the
difference so you can make the best decision for your system while considering your purchase.
R-22 - Often referred to by a brand name like Freon® -As of 2010, R-22 was outlawed for use in new air conditioning systems - R-22 is a hydro-chlorofluorocarbon (HCFC) which contributes to ozone depletion - Is very expensive (cost prohibitive) and will increase as limited supplies are depleted. - R424A is an R22 alternative that can be used in older R22 systems that is ozone friendly but it is almost as expensive as R22 and not as efficient. R-410A - Often referred to by a brand name like Puron®. - Has been approved for use in new residential air conditioners. - Is a hydro-fluorocarbon (HFC) which does not contribute to ozone depletion. - Will become the new required standard for U.S. residential air conditioning systems in 2015 - Can not be used in R22 designed systems. - Is low in price. - R-410A offers greater efficiency, saving you in energy costs, and is much better for the environment. What this means - We can not determine if the system actually uses R22 or the low efficiency substitute R424A which may reduce system performance. - R22 systems are typically cost prohibitive to repair because of the high cost of R22 or R424A. - Older R22 refrigerant line-set (copper suction and liquid pipes) may require replacement when changing to R410a. - You may be forced to replace the R22 system in the near future. The typical course of action is to replace the AC/Heat pump system with a modern R410 system. |
| 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) Defect - The ductwork is antiquated and in poor physical condition. Observed missing insulation, crushed ducts, fallen ducts, Leaky joints and rusting. (Items 1- 6) These
conditions can significantly reduce the effectiveness and efficiency off your HVAC system. It is strongly recommended that these conditions be further evaluated and
corrected as needed by a qualified HVAC contractor. More than likely this will require full replacement which will be very expensive due to crawlspace restrictions and removal
of old ducts. Additionally recommended is that the contractor perform a manual D calculation which determines air loss, flow and distribution balance.
Implications: Reduction of HVAC efficiency Time frame: Sooner is best. Cost: High 
7.5 (Item 1)
7.5 (Item 2)
7.5 (Item 3)
7.5 (Item 4)
7.5 (Item 5)
7.5 (Item 6)
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(3) Defect - Little or no air flow could be detected at any of the HVAC supply wall diffusers which indicates defects or failure of the duct and or blower system. (sample photos 1
- 3) Have further evaluated and repaired/replaced as needed by an HVAC contractor.
7.5 (Item 7)
7.5 (Item 8)
7.5 (Item 9)
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(4) Deficiency - Poor location of supply vent within direct path of return air. (Item 4)
7.5 (Item 10)
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| 7.6 |
CHIMNEYS, FLUES AND VENTS (for fireplaces, water heaters or heat systems)
Comments and observations: Not Present |
| 7.7 |
SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove)
Comments and observations: Not Present |
| 7.8 |
GAS/LP FIRELOGS AND FIREPLACES
Comments and observations: Not Present |
~ Overview Photos ~
GENERAL INSULATION CONDITION / RATING:
Not Rated |
Attic insulation:
concealed, not visible, not inspected |
Wall insulation:
concealed, not visible, not inspected |
Floor System Insulation:
NONE |
Bathroom steam vents:
Window |
Dryer Power Source:
220 Electric |
Dryer duct (built in):
Unknown, Not visible |
| 8.0 |
INSULATION IN ATTIC / CEILING
Comments and observations: Not Inspected |
| 8.1 |
WALL INSULATION (if visible)
Comments and observations: Not Inspected |
| 8.2 |
INSULATION UNDER FLOOR SYSTEM
Comments and observations: Not Present |
| 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) Deficiency - Laundry door is solid and will not allow adequate air for clothes dryer. (Item 1) Typically these doors are vented, louvered for air flow. This door should be left
open while drying or replace with proper type.
8.3 (Item 1)
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(3) Defect - The dryer duct which is only visible from the laundry room appears to be PVC (plastic) (Item 2) which is not OK for use as it can melt or burn. Must be ridged metal.
Have further investigated and replaced as needed.
8.3 (Item 2)
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~ Overview Photos ~
GENERAL APPLIANCE CONDITION / RATING:
Good (No significant concerns, functioning as designed) |
GARBAGE DISPOSAL:
None installed |
DISHWASHER:
Functional |
RANGE/OVEN/STOVE/COOK TOP:
Functional |
MICROWAVE OVEN (built in):
Functional |
STOVE EXHAUST / RANGE HOOD:
Functional Not vented to exterior. Recirculate type. |
| 9.0 |
DISHWASHER
Comments and observations: Inspected |
| 9.1 |
RANGES/OVENS/COOKTOPS
Comments and observations: Inspected |
Observation - The range has a gas option (Item 1) .
9.1 (Item 1)
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| 9.2 |
RANGE HOOD
Comments and observations: Inspected |
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Deficiency - Updated range/microwave exhaust hood is not connected to existing ductwork.(Item 1 and 2) 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)
9.2 (Item 2)
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| 9.3 |
GARBAGE DISPOSAL UNIT
Comments and observations: Not Present |
| 9.4 |
MICROWAVE COOKING EQUIPMENT
Comments and observations: Inspected |
