How to read this report:
The defects within the report are organized into three categories. They are Minor Concern (in blue), Moderate Concern (in orange), and Major Concern (in red). The category that each defect is in does not determine the importance of the recommended repair. All defects noted on this report should be addressed. Health and safety concerns will be in the Moderate Concern or Major Concern, depending on how the perceived danger but these should be addressed ASAP. All repairs should be performed by licensed and/or qualified contractors in order to ensure the repairs are done safely and properly.
Minor Concern: Items or components of the home that are defective and, in the opinion of the inspector, may be considered general maintenance or are typical for the age of the home. Any recommended improvements to the home may also be in this category.
Moderate Concern: Items or components that were found to be defective and, if not addressed, these could lead to further problems. These defects are not considered to be routine maintenance. This category may also contain safety hazards or concerns.
Major Concern: Items or components that were defective and may require major/costly repairs. This category may also contain serious safety hazards or concerns that are in need of immediate attention.
These categories are based on the inspectors professional judgement and are based on the conditions at the time of the inspection. This categorization should not be construed as to mean that items designated as a Minor Concern or Moderate Concern do not need need repaired or addressed. The recommendation in each comment is more important than the category in which the defect was placed in.
Limitations: In the event that the inspector was not able to inspect/test certain areas or components of the home, there may be a Limitations tab in that section of the report. The Limitations tab may show things that need to be further evaluated after the inspection. I recommend reading any Limitations in the report and addressing them as necessary.
Photographs: Several photos and videos are in your inspection report. These photos are for informational purposes and may not include every instance or occurrence of a defect. For example, if the report has three photos of hail damage on the roof, this does not mean that there is only hail damage in those areas.
During the inspection, the home was furnished, staged, occupied, or had the current occupants belongings present. This limited the inspectors visibility and access to areas of the home, therefore not all receptacles, windows, wall surfaces, floor surfaces, countertop areas, etc. were tested or inspected.
The following pictures are of the exterior walls and are intended to help the person reading this report orient themselves with the home or to reference while reading the report. For example, if the Inspector states that there was a defect with a window on the West exterior, this section can be used to view a picture of the West exterior wall.
I recommend that everyone living in the home familiarizes themselves with the location of the electrical service panel and the disconnect used to shut off power to the whole house. Knowing the location of the panel may be beneficial to all members of the family, whether it's to reset a tripped breaker or to disconnect power in the event of an emergency.
I recommend that everyone living in the home familiarizes themselves with the location of the main shut off valve for the gas. If home renovations are being done, it may be necessary to locate and turn off the gas. In the event that natural gas was smelled in the home, I recommend contacting the local utility company and evacuating the home until they evaluate the smell.
I recommend that everyone living in the home familiarizes themselves with the location of the main shut off valve for the water. In the event of a plumbing emergency, knowing where it is and how to turn the water off can limit damage and save time, money and avoid costly repairs from water damage.
The main water shut off valve was not visible during the inspection. I recommend asking the sellers about it’s location. If they don’t know where it is then I recommend having it located or having one installed.
Plumbing Contractor
The materials, styles and components present and observable are described as follows:
I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.
Gutters are missing in areas. In order to prevent rain water from getting near the foundation, I recommend having gutters added.
Gutter Contractor
The materials, styles and components present and observable are described as follows:
I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.
Areas of the siding are lifting up and have moisture damage. In order to prevent further moisture intrusion, I recommend having the siding evaluated and these areas re-secured.
Qualified Professional
Areas of the siding are missing pieces. The tenant reports that it has been like that for several years. Due to the likely moisture damage behind this area, I recommend having The area evaluated and repaired as necessary by a qualified contractor.
Siding Contractor
There is wood rot/moisture damage to the trim in areas. Repair or replace as necessary. See termite report for details.
Qualified Professional
An area of damage to the stucco was noted. In order to prevent moisture damage and further issues, this should be repaired.
Stucco Repair Contractor
The exterior door(s) was damaged. I recommend having the door evaluated and repaired/replaced as necessary.
Door Repair and Installation Contractor
The exterior door(s) has a poor seal. This can allow air and moisture intrusion. In order to prevent energy loss, I recommend having the weatherstripping repaired/replaced.
Door Repair and Installation Contractor
A window was missing in the rear shed/storage area. In order to prevent moisture intrusion and for security reasons, this should be replaced.
Qualified Professional
Areas of the soffit/fascia have moisture damage. I recommend having this evaluated and repaired/addressed as necessary.
Siding Contractor
Areas of the fascia has paint that is in poor condition, which will make the fascia susceptible to moisture damage. I recommend these areas be painted or sealed.
Qualified Professional
The materials, styles and components present and observable are described as follows:
The garage was full of the current occupants belongings, therefore not all areas of the garage could be accessed.
The attic access did not have a cover present. Due to the attic extending over the garage and living space, a proper drywall cover is required in order to maintain the fire separation wall. I recommend having a drywall cover installed.
Qualified Professional
The garage door opener was not functioning at time of the inspection. I recommend having it evaluated and repaired or replaced as necessary by a licensed garage door contractor.
Garage Door Contractor
The materials, styles and components present and observable are described as follows:
I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.
The window(s) glass was damaged. I recommend having this evaluated and repaired/addressed as necessary.
Window Repair and Installation Contractor
Areas of the carpet appeared to have stains or some type of discoloration, and you should be aware of this.
Cleaning Service
A mold like substance was observed. I recommend having this tested by a licensed mold inspector, and remediated as necessary.
Mold Inspector
The range/oven was visually inspected and each burner/element was checked to ensure they were heating. Any defects are noted below.
10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.
The materials, styles and components present and observable are described as follows:
Due to an attic access panel being blocked by the current occupant's belongings, I was unable to inspect all areas of the attic and roof structure.
The materials, styles and components present and observable are described as follows:
This home had older ungrounded wiring for some or most receptacles. Not all receptacles are shown. Grounding systems are installed to provide a pathway to the earth for high voltage from lighting strikes and electrical surges, accidental contact with higher voltage lines, and to help stabilize the electrical system during normal operation.
This condition may have complied with the safety standards in effect when the home was built, but as electrical knowledge has improved over the years, standards have changed. Homes are not required to be constantly updated to comply with new standards.
I recommend that you consult with a qualified electrical contractor to discuss options if desired.
Exterior light fixtures can be on motion detectors, from dusk to dawn sensors, timers, etc. For this reason, we are not always able to confirm whether exterior lights work.
I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.
Cloth wiring was observed. This type of wiring is obsolete, is typically not grounded, and may be a fire hazard. I recommend having the wiring evaluated by a licensed electrician.
Electrical Contractor
Exposed wiring was present, making it susceptible to damage. In order to prevent damage, I recommend having this evaluated and repaired as necessary.
Electrical Contractor
There were multiple receptacles that had an open ground. The ground is an important safety feature that minimizes the risk of electric shock, and allows surge protectors to protect your electrical equipment. I recommend having this evaluated and addressed by a licensed electrician.
Electrical Contractor
The receptacle(s) were not GFCI protected. In order to protect against electrical shock, I recommend having all receptacles in the garage, on the exterior, and near any water sources such as bathrooms and kitchens protected by GFCI receptacles. For safety reasons, I recommend having GFCI protection installed.
Electrical Contractor
No CO alarms were observed in the home. I recommend having a CO alarm installed on each level of the home and within 15 feet of each sleeping room.
Qualified Professional
There were no visible smoke alarms in the home. I recommend having proper smoke alarms within 15 feet of all sleeping rooms, and one on each floor of the home.
Qualified Professional
The materials, styles and components present and observable are described as follows:
The water heater(s) was visually inspected in order to ensure proper installation and that no leaks, rust, or corrosion were present. The temperature of the water was also checked to ensure the water heater was functioning properly. The American Society of Sanitary Engineering recommends setting the temperature of home water heaters to 135 degrees to 140 degrees Fahrenheit, a range shown to destroy bacteria such as Legionella. At those temperatures, bacteria can neither thrive or survive to contaminate fixtures downstream from the heater. Adjusting a water heater to a higher temperature must always be accompanied by the installation of anti-scald devices in the home by a licensed plumber to prevent potential burn injuries.
Any defects are noted below.
The age of the water heater was unable to be determined using the available resources for determining appliance information.
I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.
The water heater appears to be past the normal life expectancy of a water heater. You should be aware of this.
Qualified Professional
The water heater is located in an area where if it were to leak, water damage could occur. There is not a pan present under the water heater. When a water heater is located in an area where water damage could occur if it were to leak, a pan should be present. The pan should have a drain pipe that terminates in an approved location. In order to prevent moisture damage from a water heater leak, I recommend having the water heater evaluated and a pan installed.
Plumbing Contractor
The toilet(s) was not tightly secured to the floor, which can result in leaks. No leaks were detected at the time of the inspection. I recommend having the toilet secured properly.
Plumbing Contractor
The sink is draining slowly or not at all. There is likely a clog or possibly another issue. Recommend it be evaluated and repaired as needed.
Plumbing Contractor
The inspection of the chimney is limited to a visual inspection of the accessible portions. The National Fire Protection Association recommends having a Level 2 Inspection upon a sale or transfer of a property. This is a thorough inspection that includes visually inspecting the accessible portions of the chimney/fireplace, as well as using a camera to inspect the internal surfaces, joints, and the flu liner. Some of the common defects found during Level 2 Inspections are listed below:
Deteriorating bricks were observed on the chimney. I recommend having the chimney evaluated and repaired as necessary by a qualified chimney repair contractor.
Chimney Repair Contractor
The chimney does not have a liner. A chimney liner serves several functions, such as reducing heat transfer and preventing the deterioration of the masonry. Without a liner, the corrosive byproducts from combustion in the fireplace eats away at the masonry due to it's acidity, gradually reducing the strength of the chimney. Liners also reduce the amount of heat that is transferred from the chimney to combustible materials such as the walls that surround the chimney. Chimney liners are safer because they protect against carbon monoxide infiltration, reduce the amount of heat transfer between materials, and extend the life of the chimney. I recommend having the chimney evaluated and a liner installed by a qualified chimney contractor.
Chimney Repair Contractor
Per the tenant, the wood stove has not been used for many years. If the wood stove is to be used in the future, a thorough inspection and cleaning should be performed by a qualified wood stove contractor.
Fireplace Contractor
The furnace was not accessible during the inspection, therefore it was not tested or thoroughly inspected. The tenant reported that the furnace operates adequately. Have the furnace evaluated by an HVAC contractor if desired.
The heating system was not tested or operated due to the outside temperature being hot and the temperature in the house elevated already.
I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.
The evaporative cooler was running during the inspection and seemed to be performing adequately.
I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.
The materials, styles and components present and observable are described as follows:
Access to the attic was not possible, therefore the insulation was not inspected.
I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.
The materials, styles and components present and observable are described as follows:
I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.
The crawlspace entrances do not have a proper cover. In order to prevent unwanted pests from entering the crawlspace, I recommend a proper cover be installed.
Qualified Professional
An area of the sub floor had apparent moisture damage present near the chimney area. Recommend this be evaluated and repaired by a qualified contractor.
Qualified Professional
It is our goal to treat every home with respect and leave them in the same condition as when we arrived. The following are steps that were taken as part of our final checklist in order to ensure that everything was reset to it's original position/condition.
