Final Analysis  
Property Inspection Report

" We see what's missing "

Final Analysis Property Inspections

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

www.Final-Analysis.com

Prepared exclusively for

removed for privacy

*** Morning Light Ln
Virginia Beach VA 23456

Report ID: 031417

 

 

Inspection Date: 3/14/2017
Inspector: Zachary Zinn,  State Lic# 3380001182

www.final-analysis.com

757.495.2300

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Date: 3/14/2017 Time: 02:00 PM Report ID: 031417
Property:
*** Morning Light Ln
Virginia Beach VA 23456
Customer:
removed for privacy
Real Estate Professional:
Christopher Jenkins

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:
1446

Age of building (year built):
1985

# of Bedrooms:
3 Bedrooms

# of Bathrooms:
2.5 bathrooms

Temperature during inspection:
45

Weather:
Cloudy

Ground/Soil surface condition:
Damp

Garage:
1 car

  

Comment Key or Definitions

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

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it is satisfactory and appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit does not exists in this home or building.

Information & Disclosures (ID) =   graphic    Indicated with an ORANGE flag and text. This is   Important information you should know about this house or building including, disclosures, alerts, advisories and warnings about typical conditions or circumstances for this home. Not necessarily something abnormal or unusual or in need of action, but none the less critical information that may pose significant concern for health risk, environmental safety or additional cost. These "orange flag" items will also be separately listed in the Information and Disclosure summary page of this report.

Repair or Replace (RR) = graphic Indicated with a RED Flag and text. Corrective action recommended. These items, systems, components or unit is not functioning as intended, defective, broken or otherwise needs further inspection and evaluation by a qualified contractor. Items, components or units that should be repaired, replaced or corrected or otherwise represent significant, unusual, abnormal cost or safety concerns.  These "red flag" items will also be separately listed in the DEFECT summary page of this report.

Inspection standards of practice: This inspection was completed in compliance with the professional standards of practice set forth by the  American Society of Home inspectors (ASHI) and VA Dept. of Professional Occupation and Regulation (DPOR) for Home Inspectors. These standards and regulations describe the scope, procedures and limitations of a standard home inspection and are provided for your review. Additionally the ASHI standards of practice are included in the appropriate header section of each corresponding system of the report.

Purpose and Objective: This inspection is not technically exhaustive and can not be conclusive of every detail.  The primary objective of this building inspection is to identify and report MATERIAL DEFECTS. Material Defects are defined as a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people.  The fact that a system or component is near, at or beyond the end of its normal useful life is not, in itself, a material defect. Normal wear and tear, maintenance typical defects or deficiencies are not defined as material defects. That is not to say that the home inspector will not report smaller defects such as cracked glass, broken outlets or leaky faucet washers but this is not the primary objective of an inspection. The home inspection is a first look attempt at ascertaining the general condition of a property. While it is the purpose of this inspection to discover and disclose those major items and concerns that may have an adverse impact on the value of this property and the health and safety of it's occupants, it is not an exhaustive list of defects or discrepancies and it certainly should not be used as a punch list of repairs. Repair list and cost estimates should be obtained from contractors.  It is important to know that home inspectors are general practitioners with a limited amount of time and capabilities and are primarily focused on major issues in the home.  Outside of normal testing and observation, Inspectors do not engage in troubleshooting or diagnostics and can not offer repair advice.   Home inspections are limited to visual observations only and does not include technically exhaustive or invasive analysis. However, this report attempts to identify and recommend conditions that should have further evaluation by experts prior to closing or taking ownership.

Typically found on any home and  included in any inspection report will be smaller issues, discrepancies, observations and suggestions. These may not be considered serious or significant problems  but common to find on all homes and is mostly provided as courtesy in an attempt to give you a more comprehensive understanding of the home.  These smaller, typical or common discrepancies are not intended to be all inclusive.

It is the objective of the inspection and report to provide you the means by which you can progress in an informed manner thereby protecting yourself as much as possible before taking ownership of a property. This may mean obtaining further evaluation and repairs by an expert, purchase price adjustments, escrow of funds for repair, or withdrawing from a buyers purchase agreement altogether.  If you are subject to an inspection contingency removal purchase addendum your conditions and disposition of removing that contingency should be clearly stated with details of expected outcomes.  Furthermore, it should also be stated that any dispositions agreed to should be subjective to your re-inspection and final acceptance of satisfactory completion prior to closing of escrow.

Repairs -  No matter how big or small, All repairs, corrections or replacements should be requested to be completed by licensed, qualified professionals with copies of their credentials, licensing, labor and product warranties and receipts of work. It is not recommend that you ask the seller to make the repairs unless they are qualified in the trades and you feel confident that they'll do a good quality job. It should be expected and required that all work be accompanied by any required city permits and inspections. Mostly all work except minor repairs require city permits and inspections. Finally, all repairs should be subject to your re-inspection, satisfaction and approval a couple days before closing. If you are submitting a Property Inspection Contingency Removal Addendum with list of requested repairs (PICRA), you should consider adding the above verbiage to your PICRA because at that point you will be agreeing to buy the house subject to seller repairs and might need assurance they are done correctly.

Reinspection - Due to liability restrictions, reinspections are not the policy of Final Analysis home inspections. All repairs or corrections should be completed by qualified, licensed professional in their trade and should be accompanied by permits, work orders, receipts and warranties. If you feel a reinspection is necessary we can provide on a case by case basis and subject to schedule availability. The property inspection contingency removal addendum (PICRA) should be provided to us when the re-inspection is requested.   All re-inspections are subject to a minimum fee of $225 and will be accompanied by an updated report.

NOTICE OF URGENCY: If you are buying this property, any discrepancies, concerns or issues revealed in this report should be resolved to your satisfaction before close of escrow and/or taking possession.

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 and maintained. major updates in the last 10 years are Roof, Windows, Water heater, Heat Pump (2007 aging) 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.

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

The inspector is NOT required to inspect: A. antennae. B. interiors of vent systems, flues, and chimneys that are not readily accessible. C. other installed accessories.

~ Overview Photos ~

Styles & Materials
GENERAL ROOF CONDITION / RATING:
Good (No significant concerns, functioning as designed)
Roof service life remaining::
50% - 80% (Good - No concerns outside of normal maintenance)
Roof covering material:
3 tab asphalt shingle
Methods used to inspect the roof:
Attic
Walked
Roof drainage system:
Gutters and downspouts
Attic Ventilation:
Soffit intake vents installed
Thermostatically controlled fan
8x8 static roof outlet vents installed
Perforated aluminum is blocked with solid plywood.
System items and inspected components.
1.0 ROOF MATERIALS
Comments and observations: Inspected
Defect - Observed a broken shingle at front of roof which may allow water intrusion. Recommend professional repairs.
1.0 (Item 1)
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
Maintenance, repair -  Observed areas where gutter leaders (downspouts) are draining close to the foundation and causing harmful erosion. It is recommended that heavily eroded areas be filled and graded. Then install splash block, stones or downspout extensions to disperse water away from foundation. A poorly drained gutter system can introduce water into a crawlspace or basement and can soften, erode and undermine foundation footings which can cause structural settlement.

Implications: Foundation erosion, Settlement.   Time frame: Immediate     Cost: Low to moderate

1.3 (Item 1)
1.3 (Item 2)
1.3 (Item 3)
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

Attic is ventilated

(2) Deficiency - Perforated vinyl soffit has been installed as an upgrade over old plywood. However the plywood has not been adequately opened up or removed to allow air flow into the attic. There may be some old vent holes or screens left in place underneath but they were insufficient to start with and are now further restricted.  The ventilated vinyl soffit material is a great improvement that allows critical air intake to ventilate the attic, but it serves no purpose if it is blocked by plywood. The soffit vents will not function as designed and attic will not ventilate as needed. Corrections will require a professional level of repair and equipment.
1.4 (Item 1)
(3) Improper vent configuration - Power fan is installed in close proximity of static outlet vents. (Item 2) The power exhaust fan should pull air up from the soffit intake vents thereby cooling the underside of the roof decking. When installed too close or in tandem with other roof vents the power fan will pull make up air from the closest location and in effect turn the static vents into intake vents thus defeating the purpose of both. 
1.4 (Item 2)
The roof of this home was inspected and reported on it's current condition with the above information. The roof inspection process and the inspector makes every effort to find all areas of concern in order to provide you with a good general consensus of the roof system's condition. However, this consensus is limited to visual observation only of the overall condition. The roof inspection is not technically exhaustive. Therefore Final Analysis Home Inspections can not and does not claim to find and identify any or all water leaks that exists during the inspection or leak under certain weather conditions or leaks that may occur after the inspection.  Roof construction and flashings are designed as such that many areas are concealed, obstructed, or just not accessible which will allow some problems can to go undetected. The purpose of a roof inspection is to help determine its condition and potential for leaks. We do report obvious leaks or potential problems to support this purpose but the inspection has limitations and should not be construed as all inclusive of all leaks or a guarantee against future leaks. Subjective to the visual finding, we will be able to recommend whether an invasive or technically exhaustive evaluation should be completed by a qualified contractor or specialist. Any repair items mentioned in this report should be considered before purchase. It is further recommended that qualified contractors be used in further evaluating any issues flagged for concern in this report. All repair items requested by you should be subject to your satisfaction and acceptance of the repair entity and their completed workmanship before you go to settlement.

Learn more about your roof with the Home Reference Book

~ end of ROOF section of this report ~

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

 The inspector is NOT required to inspect: A. screening, shutters, awnings, and similar seasonal accessories. B. fences, boundary walls, and similar structures. C. geological and soil conditions. D. recreational facilities. E. outbuildings other than garages and carports. F. seawalls, break-walls, and docks. G. erosion control and earth stabilization measures.

~ Overview Photos ~

garage
Styles & Materials
GENERAL EXTERIOR CONDITION / RATING:
Good (No significant concerns, functioning as designed)
Siding material:
Vinyl
Trim materials:
Aluminum coil stock
Exterior Entry Doors:
Steel
Appurtenance:
Deck
Driveway:
Concrete
Evidence of water intrusion at exterior walls windows doors:
No
   
System items and inspected components.
2.0 Siding, Trim, Eaves, Flashings, Exterior finishes
Comments and observations: Inspected
 Deficiency - Loose vinyl siding panel observed at the left rear corner. (Item 1) Repair as needed to prevent water intrusion or further damage.
2.0 (Item 1)
2.1 Doors (exterior)
Comments and observations: Inspected
(1) Deficiency - The threshold support is missing from underneath the garage utility door threshold. (Item 1) These supports are designed to keep the threshold from breaking away from bottom of door frame. Typically treated wood or masonry brick is used for threshold supports. Installing these supports is part of a proper door installation. It is recommend that this be considered for correction.
2.1 (Item 1)
(2) Deficiency, Preventative maintenance - Missing paint finish observed at garage utility door. Doors that have only the factory primer is subject to weathering deterioration such as rust, corrosion and wood rot.Door manufacturers recommend it be done with 30 days of installation or it will void warranty. It is recommend that this door be sealed with an exterior paint seal so it's protected from the elements.
2.1 (Item 2)
2.2 Windows (exterior)
Comments and observations: Inspected
2.3 Decks, Balconies, Stoops, Steps, Porches, Patio/Sun rooms, Railings
Comments and observations: Inspected
2.4 Vegetation, Grading, Drainage, Driveways, Walkways, Retaining walls (With respect to their effect on the condition of the building)
Comments and observations: Inspected
General Information - Positive grading and drainage are essential to the welfare of a property, and are usually the primary concern of architects and builders. Moisture can deteriorate most surfaces, cause soil movement and erosion, and undermine the structures foundation. The ideal site will be graded to conduct water away from a building. In fact, the ideal building will be surrounded by hard surfaces that slope way from the exterior walls, the interior floors will be several inches higher than the exterior grade, and the building will have gutters and downspouts and a system of drainage designed to prevent any moisture from threatening the foundation or the living space. Unfortunately, many properties do not meet this ideal, conditions on most can generally be improved, and all need to be monitored and maintained to prevent damage. Also, inspectors cannot see inside area drains and do not water-test them, but they can become blocked by debris, occluded by silt, and damaged by movement. Therefore, buyers should question sellers about the functionality of any such system, have it serviced by a specialist, or assume the risk of having a system that does not function well and the damage that might result
2.5 Garage, Garage door, opener safety reverse (if applicable)
Comments and observations: Inspected
The exterior of the home was inspected and reported on with the above information. Our primary focus is significant defects that can costly or unsafe. While the inspector makes every effort to find all major areas of concern, some items are considered minor or typical and may go unreported. Some of which are discussed verbally during the inspection.  Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified building contractors be obtained for further evaluation and cost estimates as they relate to inspection findings and comments in this report.  It should be expected that all work meets workmanlike quality standards and on completion, is subject to your satisfaction.

Learn more about your EXTERIOR with the Home Reference Book

~ end of EXTERIOR section of this report ~

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3.  Interiors
The inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

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

~ Overview Photos ~

Living Room
Family Room
Upstairs Hall Bath
Front Bedroom
Rear Bedroom
Master Bedroom
Master Bathroom
Styles & Materials
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):
Multiple styles
Carpet
Ceramic or porcelain tile
Vinyl or Linoleum
Window Types:
Vinyl or Plastic
Tilt feature
Double-hung
Thermal/Insulated
Interior Doors / types / styles:
Hollow core
Masonite
Cabinetry:
Wood
Countertop:
Laminate
 
System items and inspected components.
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
(1) 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.
(2) Deficiency - Linoleum in master bathroom near shower has become detached and pealing away from the subfloor. (Item 1) This gap can allow water to seep into the floor and cause damage. Recommend repairs be completed by a qualified flooring contractor.
3.2 (Item 1)
3.3 STEPS, STAIRWAYS, BALCONIES AND RAILINGS
Comments and observations: Inspected
(1) 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.
(2) Safety - Pickets at railings are spaced greater than 4" apart. (Item 1) This is safety hazard for small children and no longer permitted in new construction. Recommend using precautions with small children such as safety barrier or netting.
3.3 (Item 1)
3.4 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.
(2) Defect, Safety - Improper hardware used for cabinet mounting (Item 1). Observed the use of dry wall screws which are not designed for this use. Dry wall screws are brittle, not designed for heavy loads and subject to break which may cause the cabinet to fall. Recommend corrections using approved fasteners and methods.
3.4 (Item 1)
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.
(2) Deficiency - The sliding closet doors in Master Bedroom are missing the floor mounted slide guides (Item 1). Slide guides prevent the closet doors from swinging, detaching from the top slide rail and causing personal injury (Item 2). Recommend professional repairs be completed by a qualified contractor.
3.5 (Item 1)
3.5 (Item 2)
(3) Observation - Observed upstairs hall bathroom door is out of square. (Item 3) Door still opens, closes, and latches as designed, but noticeable gap at the top of the door.
3.5 (Item 3)
(4) Defect - Door latch is missing on the back bedroom door, without this latch the door will not remain closed. (Item 4) Recommend repairs be completed by a qualified contractor.
3.5 (Item 4)
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.
(2) FYI - Vinyl replacement windows were manufactured in 2004. (Item 1)
3.6 (Item 1)
The interior of the home was inspected and reported on with the above information. Interior Inspection limitations: Inside wall framing and cavities are not inspected but may contain concealed or hidden damages such as rot, termites, rodent nesting, missing insulation or leaky plumbing. This inspection does not report obvious cosmetic or esthetic conditions such as aging,  wear and tear, dirt  filth, soil or physical damage to walls, ceilings, floors, cabinets and counters. Suitability and condition of paints or stains and other surface coatings, inspect for the presence of safety glass where the glazing is not clearly labeled as such.  The inspection did not involve moving furniture or personal property and inspecting behind furniture, under area rugs, carpets or areas obstructed from view.  Any repair items mentioned in this report should be considered and resolved before closing of purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Learn more about your homes INTERIOR with the Home Reference Book

~ end of INTERIOR section of this report ~

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4.  Structural Components
The inspector shall: A. Inspect structural components including the foundation and framing. B. describe: 1. the methods used to inspect under-floor crawlspaces and attics. 2. the foundation. 3. the floor structure. 4. the wall structure. 5. the ceiling structure. 6. the roof structure. The inspector is NOT required to: A. provide engineering or architectural services or analysis. B. offer an opinion about the adequacy of structural systems and components. C. Enter under-floor crawlspace areas that have less than 24 inches of vertical clearance between components and the ground or that have an access opening smaller than 16 inches by 24 inches. D. traverse attic load-bearing components that are concealed by insulation or by other materials.

~ Overview Photos ~

Attic Overview
Attic Overview
Attic Trusses
Styles & Materials
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:
N/A slab foundation
Is there significant structural faiulre/damage/distress was observed/suspected:
NO
Was there evidence of Termits- Powder post beetles or wood destroying fungus- mold- mildew- spores:
NO
Was there evidence of Harmful Moisture / Water Conditions at foundation/crawlspace:
No
Was there evidence of Harmful Moisture Conditions in Attic:
No
Foundation type:
Concrete slab
Floor Structure:
Concrete slab on grade
Wall Structure:
Conventional wood frame
Columns or Piers:
N/A Concrete slab
Ceiling Structure:
Conventional wood frame
Roof Structure:
Engineered wood trusses
Plywood
Roof-Type:
Gable
System items and inspected components.
4.0 FOUNDATIONS, SLABS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. Fungus or wood destroying insects)
Comments and observations: Inspected
4.1 STRUCTURAL FRAMING walls, floors, ceilings (where visible)
Comments and observations: Inspected
No structural framing distress or failure was visibly detected.
4.2 STRUCTURAL MASONRY, COLUMNS, PIERS, CONCRETE SLAB
Comments and observations: Inspected
Defect -  Observed a loose foundation block at the left rear corner o the house which may cause further damage. (Items 1 -  2) Recommend further evaluation and repairs be completed by a masonry repair contractor.
4.2 (Item 1)
4.2 (Item 2)
4.3 ROOF STRUCTURE AND ATTIC
Comments and observations: Inspected
The structure of the home was inspected and reported on with the above information. We have made every reasonable effort within the confines of a limited, visual inspection to discover and report obvious SRUCTURAL problems. The primary focus is on significant structural concerns which takes precedence over smaller, more typical discrepancies.  Hidden, Concealed or buried components of the structural system such as foundation footings, pier depth, fireplace foundations, etc that are below grade are not inspected.

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

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

Learn more about your homes STRUCTURE with the Home Reference Book

~ end of STRUCTURAL section of this report ~

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5.  Plumbing System
The inspector shall: A. inspect: 1. interior water supply and distribution systems including fixtures and faucets. 2. interior drain, waste, and vent systems including fixtures. 3. water heating equipment and hot water supply systems. 4. vent systems, flues, and chimneys. 5. fuel storage and fuel distribution systems. 6. sewage ejectors, sump pumps, and related piping. B. The inspector shall describe: 1. interior water supply, drain, waste, and vent piping materials. 2. water heating equipment including energy source(s). 3. location of main water and fuel shut-off valves. 6.2 The inspector is NOT required to: A. inspect: 1. clothes washing machine connections. 2. interiors of vent systems, flues, and chimneys that are not readily accessible. 3. wells, well pumps, and water storage related equipment. 4. water conditioning systems. 5. solar, geothermal, and other renewable energy water heating systems. 6. manual and automatic fire extinguishing and sprinkler systems and landscape irrigation systems. 7. septic and other sewage disposal systems. B. determine: 1. whether water supply and sewage disposal are public or private. 2. water quality. 3. the adequacy of combustion air components.C. measure water supply flow and pressure, and well water quantity. D. fill shower pans and fixtures to test for leaks.

~ Overview Photos ~

Hot Water Temp
Secondary water shut off under kitchen sink
Styles & Materials
GENERAL PLUMBING SYSTEM CONDITION / RATING:
Good (No significant concerns, functioning as designed)
Water heater service life remaining:
80% - 100% (Very Good - No concerns)
Probability of plumbing leaks:
Low
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:
ABS (Acrylonitrile butadiene styrene)
Domestic hot water source:
Electric storage tank
Water Heater Capacity:
50 Gallon (2-3 people)
Hot water temperature:
120-130 deg F. (typical)
Main water shut off location:
Primary valve is at the municipal water meter location
Secondar water shut off is beneath the hall bathroom sink
System items and inspected components.
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.
(2) Defect - The hot water valve is leaking at the valve stem and may allow water intrusion into the wall. (Item 1)  Plumbing repairs recommended.
5.1 (Item 1)
(3) Disclosure - Some or all of the faucets and fixtures in this home are aging, worn from normal wear and subject to leak.  It's not uncommon through normal aging and wear for the seals, gaskets and washers to fail after about 20 years of service.  It is recommended that you monitor the plumbing devices and consider some preventative maintenance by changing washers, tightening or updating faucets, toilets, tanks before you have a leak.


Implications: leaks, water damage.       Time frame: Discretionary    Cost: low to moderate

(4) Defect - Drain is slow or backing up in the master bathroom sink (Item 2). Generally speaking, a fixture should drain at least as quick as it fills to prevent overflow. Drain restrictions can be a simple trap clog or something more serious which can not be determined by inspection alone. Recommend further evaluation and correction be completed by a qualified individual or contractor.
5.1 (Item 2)
(5) Deficiency - The washing machine supply hoses are an older style rubber hose that is subject to split and burst (Item 3). Recommend replacement with higher quality braided steel supply hoses be completed as needed (Item 4).
5.1 (Item 3)
5.1 (Item 4)
(6) Defect - Observed an active drain pipe leak at the master bath sink drain pipe. (Item 5) Recommend professional repairs be completed by a qualified plumbing contractor.
5.1 (Item 5)
(7) Defect - Backflow preventer device is either inoperable or missing from hose bibs. (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)
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

https://OSHA/Domestic Hot Water Systems

http;//CSPC avoiding hot water scalds

(2) Safety - The T&P (Test and Pressure) valve at the water heater is not properly plumbed with a discharge pipe that should extended to within 3" of floor surface, (Item 1)  into a drainable catch pan or vented to the outside which is required for safety. Discharge pipe must be of copper, steel or CPVC material. PVC is not allowed unless it is specifically designed for this purpose. Recommend professional repairs be completed by a qualified plumbing contractor.

Implications: Burn hazard, property damage.      Time frame: Immediate.       Cost: Low

5.2 (Item 1)
The plumbing in the home was inspected and reported on with the above information. The inspector makes every effort to find all areas of concern and we will report all obvious defects or deficiencies. However, the plumbing systems inspection is based on visual observation only and the objective is to determine it's general, overall condition and potential for failure and whether you should have further evaluated by a plumbing contractor using specialized equipment. This plumbing inspection is not  technically exhaustive and some areas cannot be inspected which may permit some defects to go undetected.  Washing machine drain pipes for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed but still draining satisfactory during an inspection but then fails under normal everyday use. Buried pipe or the internal condition of pipes is not visible and not inspected. The inspector is not required to inspect anything buried, hidden, latent, or concealed. These are plumbing leaks which occur either in or under the concrete foundation or buried in the yard and must be done by a plumbing contractor using specialized equipment. If this home contains older steel or iron drains you may consider getting an internal video scope inspection.  If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Any repair items mentioned in this report should be considered before purchase and work should be done only by a qualified licensed plumber or plumbing contractor who can further evaluate and correct the issues as they relate to the comments in this report. All repairs should adhere to all local municipal permit and inspection requirements by the city.  Any work requested prior to closing of escrow (settlement) should have receipts/work orders provided by the contractor and all work should be subject to your re-inspection, satisfaction, and acceptance.

Walk through inspection - Things can break between now and closing. It is your responsibility to check all faucets, drains, toilets, hot water availability, wet ceilings, leaks. etc. again during your final walk through. That is the purpose of the walk through inspection.

Learn more about your homes PLUMBING with the Home Reference Book

~ end of PLUMBING section of this report ~

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

The Inspectors shall describe: 1. amperage rating of the service. 2. location of main disconnect(s) and subpanels. 3. Thee presence or absence of smoke alarms and carbon monoxide alarms. 4. the predominant branch circuit wiring method.

The inspector is NOT required to inspect: 1. remote control devices. 2. or test smoke and carbon monoxide alarms, security systems , and other signaling and warning devices. 3. low voltage wiring systems  and components. 4. Ancillary wiring systems  and components  not a part of the primary electrical power distribution system. 5. Solar, geothermal, wind, and other renewable energy systems. B. measure amperage, voltage, and impedance. C. Determine the age and type of smoke alarms and carbon monoxide alarms.

~ Overview Photos ~

Styles & Materials
GENERAL ELECTRICAL CONDITION / RATING:
Good (No significant concerns, functioning as designed)
Electrical inspection limitations:
None, Inspected in accordance with ASHI standards of practice.
Electrical Service Cable (from utility pole or transformer):
Below ground
Location of MAIN electric service panel(s):
garage
Electric service and panel(s):
200 AMP
Adequate capacity
Main breaker
Circuit breakers
Branch circuit wiring/distribution for 15 and 20 AMP lighting and outlets:
Solid Copper
Romex - NM plastic (normal - typical)
Grounded (3 prong outlets)
SMOKE DETECTORS:
Yes
Recommend updating for safety
CARBON MONOXIDE DETECTORS:
Yes
Recommend updating for safety
 
System items and inspected components.
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) Defect - No power detected at garbage disposal outlet and could not be tested at the time of the inspection. (Item 1) The outlet did not have power even when the disposal switch was turned on and off. (Item 2) Recommend further evaluation and professional repairs be completed by a qualified electrical contractor.
6.3 (Item 1)
6.3 (Item 2)
(2) 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.

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
(1) Disclosure - No Ground Fault Circuit Interrupts in kitchen , SAFETY - This home was built before GFCI outlets where required in kitchens. They are now required in kitchens in new construction because kitchens are considered a "wet area" shock hazard. GFCI's protect against shocks and electrocution. It is recommend that you consider upgrading to kitchen GFCI outlets for safety. These can be installed where needed by an electrician. GFCI's save lives!.
(2) Defect, Safety - GFCI outlets fail to trip when tested in the garage locations . Have repaired for safety. GFCI's save lives!
6.5 (Item 1)
(3) No Ground Fault Circuit Interrupts in kitchen , SAFETY - This home was built before GFCI outlets where required in kitchens. (Item 2) They are now required in kitchens in new construction because kitchens are considered a "wet area" shock hazard. GFCI's protect against shocks and electrocution. It is recommend that you consider upgrading to kitchen GFCI outlets for safety. These can be installed where needed by an electrician. GFCI's save lives!.
6.5 (Item 2)
6.6 OPERATION OF AFCI (ARCH FAULT CIRCUIT INTERRUPTERS)
Comments and observations: Not Present
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”).

(2) Safety, Repair - One or more installed smoke detectors failed to respond to test. (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)
The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to inspect all electrical components, some areas can be concealed or just not accessible. Outlets and switches are not opened or removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator or furniture or boxes for example) was not inspected. Due varying ages of construction, we do not inspect for building code compliance. It is not required that home be brought up to code. Electric issues or defects can be a fire or safety hazard and all reported electrical concerns should be considered for repair only by a qualified licensed electrician or electrical contractor who can further evaluate and correct the issues as they relate to the comments in this report. All repairs should adhere to all local municipal permit and inspection requirements by the city. Any work requested prior to closing of escrow (settlement) should have receipts/work orders provided by the contractor and all work should be subject to your re-inspection, satisfaction, and acceptance.

Generator systems -  Final Analysis property inspections does not inspect or report on any type of auxiliary generator systems or related equipment. Generator equipment should be evaluated and tested by a specialist.

Final "walk through" inspection - Things can break between now and closing. It is your responsibility to check all lights, outlets and switches again during your final walk through. That is the purpose of the walk through inspection.

Learn more about your homes ELECTRICAL with the Home Reference Book

~ end of ELECTRICAL section of this report ~

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7.  Heating / Central Air Conditioning
HEATING -The inspector shall: A. open readily openable access panels.B. inspect: 1. installed heating equipment. 2. vent systems, flues, and chimneys. 3. distribution systems. C. describe: 1. energy source(s). 2. heating systems.  The inspector is NOT required to: A. inspect: 1. interiors of vent systems, flues, and chimneys that are not readily accessible. 2. heat exchangers. 3. humidifiers and dehumidifiers. 4. electric air cleaning and sanitizing devices. 5. heating systems using ground-source, water-source, solar, and renewable energy technologies. 6. heat-recovery and similar whole-house mechanical ventilation systems. B. determine: 1. heat supply adequacy and distribution balance. 2. the adequacy of combustion air components.

AC - The inspector shall: A. open readily openable access panels. B. inspect: 1. central and permanently installed cooling equipment. 2. distribution systems. C. describe: 1. energy source(s). 2. cooling systems.9.2 The inspector is NOT required to: A. inspect electric air cleaning and sanitizing devices. B. determine cooling supply adequacy and distribution balance. C. inspect cooling units that are not permanently installed or that are installed in windows. D. inspect cooling systems using ground-source, water-source, solar, and renewable energy technologies.

FIREPLACES AND FUEL-BURNING APPLIANCES - The inspector shall: A. inspect: 1. fuel-burning fireplaces, stoves, and fireplace inserts. 2. fuel-burning accessories installed in fireplaces. 3. chimneys and vent systems.B. describe systems and components listed in 12.1.A.1 and .2.  The inspector is NOT required to: A. inspect: 1. interiors of vent systems, flues, and chimneys that are not readily accessible. 2. fire screens and doors. 3. seals and gaskets. 4. automatic fuel feed devices. 5. mantles and fireplace surrounds. 6. combustion air components and to determine their adequacy. 7. heat distribution assists (gravity fed and fan assisted). 8. fuel-burning fireplaces and appliances located outside the inspected structures. B. determine draft characteristics. C. move fireplace inserts and stoves or firebox contents.

~ Overview Photos ~

Styles & Materials
Heat Type:
Heat Pump Forced Air (also provides cool air for AC)
GENERAL AC/ HP SYSTEM CONDITION / RATING:
Good (No significant concerns, functioning as designed)
HEAT PUMP / AC - SERVICE LIFE REMAINING::
20% or less (plan for replacement, consider cost)
Cooling Equipment Type:
Heat Pump Forced Air (also provides warm air, Heat)
AC/Heat Pump system(s) performance:
Satisfactory
Electric auxiliary heat responds to testing
AC/Heat Pump system(s) capacity:
Satisfactory
Number of Central AC / HP systems:
One
Number of conditioned zones in the house/building:
2
Ductwork:
insulated flex duct
Filter Type:
Disposable
clogged, replacement needed
Types of Fireplaces:
Wood burning
Number of operable fireplaces:
One
System items and inspected components.
7.0 AC COOLING, HEAT PUMP AND AIR HANDLER EQUIPMENT
Comments and observations: Inspected
(1) Aging AC equipment - The AC system is aging and has reached 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.
(2) Satisfactory HP equipment performance - The ambient air test was performed by using thermometers on the air handler of Heat Pump 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 88 degrees (Item 1) , and the return air temperature was 64 degrees (Item 2) . This indicates satisfactory performance and the system is functioning as designed..

The aux/emerg heat has a satisfactory output of 97 deg. f.

7.0 (Item 1)
7.0 (Item 2)
7.0 (Item 3)
(3) Disclosure - 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.

(4) Defect - Improper AC condensate drain and or trap configuration. (Item 4) The drain should contain a trap with a vent after the trap. (Item 5) Improper configuration will reduce efficiency and performance of the system and can lead to clogged drain, back-ups and water damage. Recommend proper repairs be completed by a qualified HVAC contractor using approved methods and materials. Urgency for repair is at your discretion.

Note: Traps are designed to prevent external air from entering the AC system. Vents are designed to prevent a vacuum which can trap water in the pipe and lead to overflow. Vents should always be installed were the water leaves the trap.

7.0 (Item 4)
7.0 (Item 5)
(5) Improper installation - The primary and overflow pan condensate drain pipes are connected together which defeats the purpose of having a "back up" drain pipe. (Item 6)  If the primary drain becomes blocked which is a common occurrence, then the secondary drain is useless and water will overflow and cause damage to the structure. Both drain pipes must and should be independent of each other to be effective as designed. Recommend corrections be made by a qualified contractor.
7.0 (Item 6)
(6) Deficiency - The insulation sleeve on suction line is missing at air handler. (Item 7) Missing insulation on suction line can cause energy loss and condensation. Recommend maintenance repair as needed by a qualified HVAC contractor.
7.0 (Item 7)
(7) Defect - Refrigerant line is poorly sealed and missing the protective rubber grommet at the plenum and is subject to rubbing on the knife edge of the cabinet causing refrigerant leaks. (Item 8) Have properly and professionally corrected as needed to ensure an air tight seal and to prevent chaffing on the cabinet knife edge. Recommend repairs be completed by a qualified HVAC contractor.
7.0 (Item 8)
7.1 PRESENCE OF INSTALLED AC/HP SOURCE AIR IN EACH ROOM
Comments and observations: Inspected
7.2 NORMAL OPERATING CONTROLS
Comments and observations: Inspected
7.3 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Comments and observations: Inspected
(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.
(2) Observation - HVAC supply diffusers are poorly located at interior walls.(Item 1)  This is not uncommon to see in older constructed homes originally equiped with heat pumps in a time when little concern was given to efficiency and comfort levels.  In order to optimize air movement, efficiency and comfort, these supply diffusers should be located within 6-8 inches from exterior walls where the heat gain and loss occurs and the furthest distance from the return intake grill.  Additionally, heat pumps run at higher air volumes and lower temperatures which can be uncomfortable when blowing directly in an occupied area such as a couch, dinning room table or bed. The majority of homes with this type of air distribution are not normally improved upon or corrected and as such becomes a characteristic typical of this type of construction. This information is provided for your knowledge.
7.3 (Item 1)
(3) Defect - broken supply duct at top of attic hatch is spilling conditioned air into the attic space. (Item 2) Recommend professional HVAC repairs.
7.3 (Item 2)
(4) Maintenance - The disposable return filter is clogged and is dirty (Item 3). The filter needs to be replaced. Note: a restricted return air filter can cause reduced air flow, reduced efficiency and damage to equipment.
7.3 (Item 3)
(5) Maintenance/Repair - Air leaks detected at supply plenum where duct tape has failed. (Item 4) Note: duct tape is an inferior method of attachment and not considered quality workmanship by professional HVAC contractors because it is temporary and not intended to fasten and seal ductwork. After a short period of time the tape adhesive gives way to temperature and moisture conditions which is the cause of failure. Recommendation - Higher quality installations are now using a flexible vinyl mastic compound or paste that cures with a durable attachment and permanent seal that endures extreme moisture and temperature conditions associated with HVAC ductwork. It is recommended that all failed connections be repaired as needed using this higher quality method.
7.3 (Item 4)
7.4 CHIMNEYS, FLUES AND VENTS (for fireplaces, water heaters or heat systems)
Comments and observations: Inspected
7.5 SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove)
Comments and observations: Inspected
Safety - Fireplace chimney has creosote buildup and dirt and debris.  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.
7.5 (Item 1)
The Heating and Cooling systems of this home was inspected and reported on with the above information. Our primary focus is significant problems that can adversely impact the cost and safety of the HVAC systems. The inspector makes every effort to find all areas of concern regarding safety, performance and potential repair/replacement expense. However, HVAC systems can be complex in design and some aspects of these systems are concealed or limited during a visual exam and functional testing. For example: Internal ductwork. It is beyond the scope and qualifications of a home inspection to do technically exhaustive evaluations, trouble shooting or diagnostics on Heat and AC systems but we make every effort to determine and recommend an HVAC expert whenever there appears top be obvious or latent problems with the systems.  The inspection does not involve removal and internal component inspection, behind service doors or dismantling that would otherwise reveal something only a licensed HVAC contractor would discover. Any repair items mentioned in this report should be considered before purchase. Where corrections are deemed necessary or recommended in this report, It is always crucially important  that qualified, experienced HVAC contractors be used to further evaluate and prescribe appropriate repairs, replacement and testing of your HVAC systems in a manner that will ensure safe, proper, function as intended and designed. All work completed by contractors should accompany receipts/work orders and any required municipal permits and city inspections and the completed work should be subject to your re-inspection, satisfaction and acceptance before the work is paid for or before you take possession of the property.

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

Final "walk through" inspection - Things can break between now and closing. It is your responsibility to check responsiveness of the Heat. AC, and thermostats again during your final walk through. That is the purpose of the walk through inspection

Learn more about your homes AIR CONDITIONING with the Home Reference Book

Learn more about your homes HEATING systems with the Home Reference Book

~ end of HVAC section of this report ~

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8.  Insulation and Ventilation
The inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.

~ Overview Photos ~

Attic Insulation
Styles & Materials
GENERAL INSULATION CONDITION / RATING:
Good (No significant concerns, functioning as designed)
Attic insulation:
Loose or blown in
fiberglass
approx. R-26
Wall insulation:
concealed, not visible, not inspected
Floor System Insulation:
N/A slab construction
Bathroom steam vents:
Fan
Window
Dryer Power Source:
220 Electric
Dryer duct (built in):
Metal
   
System items and inspected components.
8.0 INSULATION IN ATTIC / CEILING
Comments and observations: Inspected
8.1 WALL INSULATION (if visible)
Comments and observations: Inspected
8.2 VENTING SYSTEMS (Kitchens, baths and laundry)
Comments and observations: Inspected
(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.

Video Proper installation of a dryer and vent

(2) SAFETY - Dryer duct connector is made of plastic/foil which is a low grade material that is subject to clogs and restricted air flow that can cause overheating and fires. (Item 1) Some of these synthetic ducts are even UL listed but still flammable Recommend replacement with a higher grade, fire resistant material such as rigid or flexible metal.

Click here to see dryer safety guidelines and best practices

8.2 (Item 1)
The insulation and ventilation systems of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected.  Dryer, range and bathroom vent ducts should be cleaned annually. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Learn more about your homes INSULATION with the Home Reference Book

~ end of INSULATION / VENTILATION section of this report ~

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9.  Built-In Kitchen Appliances
The inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units including refrigerators and freezers. The inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

~ Overview Photos ~

Styles & Materials
GENERAL APPLIANCE CONDITION / RATING:
Good (No significant concerns, functioning as designed)
GARBAGE DISPOSAL:
No power/water, unable to test
DISHWASHER:
Functional
RANGE/OVEN/STOVE/COOK TOP:
Functional
MICROWAVE OVEN (built in):
None installed
STOVE EXHAUST / RANGE HOOD:
Functional
Vented to exterior (good)
System items and inspected components.
9.0 DISHWASHER
Comments and observations: Inspected
9.1 RANGES/OVENS/COOKTOPS
Comments and observations: Inspected
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 and 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)
9.2 RANGE HOOD
Comments and observations: Inspected
9.3 GARBAGE DISPOSAL UNIT
Comments and observations: Inspected
9.4 MICROWAVE COOKING EQUIPMENT
Comments and observations: Inspected
Appliance inspection is limited - The built-in appliances of the home were inspected and reported on with the above information. Appliances are inspected for functional response only to determine whether they work or not. Condition and performance is not evaluated or commented on unless it effects the operation of the appliance during the inspection.  Refrigerators, Ice makers, Wine coolers, Freezers, Washers, Dryers and other non "built-in" appliances are personal property, not covered under this inspection and if they convey with the sale it's typically "as is". You may want to consider obtaining a whole house warranty for added protection.

Final "walk through" inspection - Things can break between now and closing. It is your responsibility to check all appliances again during your final walk through. Run the dishwasher and washing machine through a cycle, check dryer and refrigerator, make sure stove, vent hood and microwave is working. That is the purpose of the walk through inspection.

Learn more about your homes APPLIANCES with the Home Reference Book

~ end of APPLIANCE section ~

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