| Date: 8/23/2007
|
Time: 1:00 PM
|
Report ID: kuch082307
|
Property:
1221 Reardon Circle
Virginia Beach, VA 23453
|
Customer:
Avalar Realty Bill Dorris, Agent
Tom & Laura Kuch |
Real Estate Professional:
Bill Dorris
Avalar Realty
|
Yes
| 1983
| Clear
|
84
| No
| 1450
|
pre-sale listing
| property is vacant
| 1 Story Ranch
|
Reading this report - The report is broken down by each major system . At the beginning of each system section is an overview which describes what the inspector is required and not required to inspect (ASHI standards). The overview may also contain some general photos of that system. Then you will see the list the styles & materials identified for that system. Below that is the system components that are inspected. This is where the observations are reported along with any supporting photos. Also under each system component there is a general comment category which will contain one or more of the following: Satisfactory, Discrepant Item, Informational Disclosures, Maintenance Recommendations, Not Inspected.
Inspection issues or concerns are flagged and broken down to 3 categories: Defective (repair or replace), Informational Disclosures (environmental, material or safety concerns), Maintenance (recommended or preventative). Any problems that fall under these categories will also be listed in the 
General Summary and on the corresponding summary for that category. These itemized summaries help you quickly identify the nature of the problem and therefore your course of action.
Table of contents:
Defect Summary - List of just Defects, Repair or Replace items.
Info, Safety & Disclosure Summary - List of just Safety issues and Informational Disclosures
Maintenance Summary - List of just Maintenance, issues, concerns and recommendations.
Inspection type: Pre-sale inspection. The seller has elected to undergo a rigorous and detailed inspection to determine the current condition of the property. There is no difference between a buyers or sellers inspection criteria. A pre-sale inspection is conducted with the same stringent standards that would apply to a home buyers inspection. The sole purpose of this inspection and report is to identify and document any and all issues of concern on the property, structure and systems. Regardless of the parties involved. This report can be relied upon is an accurate reflection of the properties conditions on the date of this inspection.
Overview: A thorough home inspection was completed at the subject property in accordance with ASHI standards. The inspection reveals that this 1984 home's structure and systems are generally well built, and maintained in good repair and in overall GOOD condition. The type of items reported are typically found during most home inspections but should be reviewed and considered for correction as they are specific to this homes condition, safety and value.
Inspection exclusions or limitations: None
Problems of significant concerns: None
Update 8/31/2007: This home has been re-inspected to verify any repairs or corrections that have been completed from the original inspection. All items have been corrected and meet or exceed acceptable quality workmanship.
See report for details. All updates are marked in blue type.
The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components.The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing.The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.
General system Styles, Materials, Components
GOOD: Average condition& performance
| Typical inspection access
| 75% - Typical condition& minimal wear - No concern of replacement expense
|
Attic& Eaves
Binoculars
ladder
| Yes
| Gable
|
ASPHALT: Felt 3 tab shingles
| Galvanized Iron or Tin
| NONE
|
No
| Attached:full
Gutter Material: Vinyl or Plastic
| Gable
Soffit
Ridge
Power fan(s)
|
one
|
Component observations / Inspected items
The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks.The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.
General system Styles, Materials, Components
GOOD: Average condition& performance
| Yes
| Typical
|
MASONARY: BRICK
VINYL
| WOOD
| DOUBLE-HUNG
GLAZING: THERMAL/INSULATED
MATERIAL: PLASTIC/ VINYL
|
METAL
| PATIO
Concrete Slab porch
| NA
|
ATTACHED
| NA
| Functional
Auto safety reverse test OK
|
METAL
| ONE AUTOMATIC
| CONCRETE
|
Component observations / Inspected items
The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or it's components or be dangerous to or adversely effect the health of the home inspector or other persons.
General system Styles, Materials, Components
GOOD: Average condition& performance
| Yes
| TYPICAL ACCESS
|
Slab
| MASONARY: BLOCK
FRAME: WOOD
CONCRETE SLAB
| N/A - slab construction
|
Adequate
| NO CRAWLSPACE
| SLAB
|
2 X 4 WOOD
| WALKED
| NOT VISIBLE
|
ENGINERED WOOD TRUSS
| Ceiling hatch
Pull down stairs
| N/A
|
Component observations / Inspected items
The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps.The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance.The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.
General system Styles, Materials, Components
GOOD: Average condition& performance
| Yes
| Public sewage
|
Public utility
| Typically accessible areas
| Copper
|
COPPER
| PVC
| adequate
|
No
| TUBS
SINKS
TOILETS
SHOWERS
| Electirc
50 gallon tank
|
75% - Typical condition& minimal wear - No concern of replacement expense
| Adequate
|
Component observations / Inspected items
The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main overcurrent device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any overcurrent device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.
General system Styles, Materials, Components
GOOD: Average condition& performance
| TYPICAL
| UNDER GROUND SERVICE
METER AND METER BASE
|
Aluminum 2/0
| RECEPTACLES
SWITCHES
LIGHT FIXTURES
GFCI
| RECEPTACLES
SWITCHES
LIGHT FIXTURES
|
150 AMP
| COPPER
| ROMEX
|
Garage
|
Component observations / Inspected items
The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air supply to the various rooms.
General system Styles, Materials, Components
GOOD: Average condition& performance
| TYPICAL
| Attic
Exterior
|
MECHANICAL
| FUNCTIONAL
| centrally located near return
|
HEAT-PUMP
| INSULATED
METAL
| DISPOSABLE
|
ELECTRICITY
| GOODMAN
| ONE
|
50% - Typical aging& wear - No immediate concern of replacement expense
|
Component observations / Inspected items
The home 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 home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home 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 home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.
General system Styles, Materials, Components
GOOD: Average condition& performance
| TYPICAL
| FIBERGLASS
|
Loose or Blown
FIBERGLASS
| APPROXIMATE R-19
Below R-30
| FAN ONLY
|
NONE
| UNKNOWN Little or no access - can't determine
|
Component observations / Inspected items
The home 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 home 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 home 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.
General system Styles, Materials, Components
GOOD: Average condition& performance
| TYPICAL
| DISHWASHER
RANGE BURNERS
OVEN ELEMENTS
HOOD FANS/VENTS
GARBAGE DISPOSER
BATH/DRYER VENTS
|
DRYWALL
PANELING: PLYWOOD PANELING
| Functional
| LAMINATED T&G
|
HOLLOW CORE
MASONITE
RAISED PANEL
| WOOD
| LAMINATE
|
RIGID METAL
|
Component observations / Inspected items
The home 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 home 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. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.
General system Styles, Materials, Components
GOOD: Average condition& performance
| Functional
| Functional
|
VENTED
Functional
| Functional
| NONE
|
Personal property- not built in -NOT INSPECTED
| 22O ELECTRIC
|
Component observations / Inspected items
Update 8/31/2007 - Owner plans to trim.