This report published on Thursday, August 23, 2012 4:16:57 PM CDT

INTRODUCTION: The following numbered and attached pages are your home inspection report. The report includes pictures, information and recommendations. This inspection was performed in accordance with the current Standards of Practice and Code of Ethics of the National Association of Home Inspectors. The Standards contain certain and very important limitations, exceptions and exclusions to the inspection. A copy is included in this report and it is part of the report. The cost estimates and video are not part of the bargained for report. SCOPE: A home inspection is intended to assist in evaluating the overall condition of the dwelling. The inspection is based on observation of the visible, readily accessible and apparent condition of the structure and its components on this day. The results of this inspection are not intended to make any representation regarding the presence or absence of latent or concealed defects that are not reasonably ascertainable or readily accessible in a competently performed inspection. No warranty, guarantee or insurance by 360 HOME INSPECTION LLC is expressed or implied. This report does not include inspection for wood destroying insects, mold, lead or asbestos. A representative sampling of the building components is viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of components is performed. Not all defects will be identified during this inspection. Unexpected repairs should be anticipated. The person conducting your inspection is not a licensed structural engineer or other professional whose license authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts. You are advised to seek two professional opinions and acquire estimates of repair as to any defects, comments, improvements or recommendations mentioned in this report. We

360 HOME INSPECTION, LLC

Website: http://www.360-homeinspection.com Email: 360homeinspection@charter.net Inspector's email: 360homeinspection@charter.net Phone: (636) 734-3800 Inspector's phone: (636) 734-3800 Manchester MO 63021-6624 Inspector: Darrell Sandler

Property Inspection ReportClient(s): SAMPLE report

Property address: 12345 Elm Street Anywhere, MO 12345

Inspection date: 8/18/2012

recommend that the professional making any repairs inspect the property further in order to discover and repair related problems that were not identified in the report. We recommend that all repairs, corrections and cost estimates be completed and documented prior to closing or purchasing the property. Feel free to hire professionals to inspect the property prior to closing including HVAC professionals, electricians, engineers or roofers. TO BE CONCISE: the following phrases have been used in the report to identify systems or components that need your attention prior to closing or purchasing the property: MONITORING RECOMMENDED: Denotes a system or component needing further evaluation and/or close observation in order to determine if correction is needed. IMPROVEMENT AND REPAIR RECOMMENDED: Denotes a system or component needing further evaluation and/or close observation in order to determine if correction is needed. CORRECTION AND FURTHER EVALUATION RECOMMENDED: Denotes a system or component that is significantly deficient or at the end of its service life and needs corrective action by a professional. We recommend the professional making any corrective action to inspect the property further (further evaluation) in order to discover and repair related problems that were not identified in the report. All corrections and evaluations must be made prior to closing or purchasing the property. HOME INSPECTOR COMPLIANCE STATEMENT I represent that I am a full member in good standing of the National Association of Certified Home Inspectors (NACHI) www. Nachi.org Member # 12061413 Certified Inspector. I will conduct a home inspection of the previously mentioned property in accordance with the NACHI Code of Ethics and Standards of Practice and the Home Inspection Agreement.

How to Read this Report This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:

Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

 

Safety Poses a risk of injury or death 

Repair/Replace Recommend repairing or replacing 

Repair/Maintain Recommend repair and/or maintenance 

Minor Defect Correction likely involves only a minor expense 

Maintain Recommend ongoing maintenance 

Evaluate Recommend evaluation by a specialist 

Monitor Recommend monitoring in the future 

Comment For your information 

 

General Information

Report number: 001256sp Time started: 12:00pm Time finished: 3:15pm Present during inspection: Client Client present for discussion at end of inspection: Yes Weather conditions during inspection: Sunny Temperature during inspection: Warm Payment method: Credit card Type of building: Single family Buildings inspected: One house Number of residential units inspected: 1 Age of main building: 42 years old Source for main building age: Client Front of building faces: South Main entrance faces: South Occupied: No

1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit: http://www.reporthost.com/?EPA http://www.reporthost.com/?CPSC http://www.reporthost.com/?CDC

2) Microbial growths were found at one or more locations in interior rooms, the basement. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit: http://www.reporthost.com/?MOLDCDC http://www.reporthost.com/?MOLDEPA

3) Some areas and items at this property were obscured by furniture, stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.  

Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only. Site profile: Level Condition of driveway: Required repair, replacement and/or evaluation (see comments below) Driveway material: Asphalt Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below) Sidewalk material: Poured in place concrete Condition of deck, patio and/or porch covers: Required repairs, replacement and/or evaluation (see comments below) Deck, patio, porch cover material and type: Open

4) The risers for stairs at one or more locations varied in height and pose a fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.

5) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the driveway, For safety reasons, recommend that a qualified contractor repair as necessary.

6) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.

Grounds

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7) Sidewalk(s) and/or patios were undermined in one or more areas, where soil has eroded out from beneath the sidewalk/patio. Significant damage has occurred, where one or more sidewalk and/or patio sections need replacing. Recommend that a qualified contractor replace or repair sections as necessary.

8) Pavement sloped down towards building perimeters in one or more areas. Based on observations made during the inspection, significant amounts of water appear to have accumulated around building foundations or under buildings as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing old pavement and installing new.

9) Significant amounts of standing water or evidence of past accumulated water were found at one or more locations in the yard or landscaped areas, and no drain was visible. If evidence of past water was found (e.g. silt accumulation or staining), monitor these areas in the future during periods of heavy rain. If standing water exists, recommend that a qualified person repair as necessary. For example, installing one or more drains, or grading soil.

10) Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.

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11) The driveway sloped down towards the garage or house. Based on observations made during the inspection, significant amounts of water appear to have accumulated around building foundations or under buildings as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing and installing new pavement.

12) Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or patios. Recommend that qualified contractor repair as necessary.

13) The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. It is a conducive condition for wood-destroying organisms. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.

14) The asphalt driveway surface was worn and is prone to developing cracks from water penetration. Recommend that a qualified person reseal the driveway. For more information, visit: http://www.reporthost.com/?RAD

15) Pavement sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. Monitor

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these areas in the future, especially during and after periods of rain. If significant amounts of water are found to accumulate, then recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing old pavement and installing new.

16) The driveway sloped down towards the garage or house. This can result in water accumulating in the garage, around building foundations or underneath buildings, and is a conducive condition for wood-destroying organisms. Monitor these areas in the future, especially during and after periods of rain. If significant amounts of water are found to accumulate, then recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing and installing new pavement.

Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement. Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below) Apparent wall structure: Wood frame Wall covering: Vinyl, Brick veneer Condition of foundation and footings: Appeared serviceable Apparent foundation type: Finished basement Foundation/stem wall material: Poured in place concrete Footing material (under foundation stem wall): Not determined (inaccessible or obscured)

17) One or more large trees were very close to the foundation. Tree roots can cause significant structural damage to foundations, or may have already caused damage (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to foundations.

18) Many sections of siding and/or trim were deteriorated, loose, split, warped, missing, damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.

 

Exterior and Foundation

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19) Rot was found at one or more sections of siding or trim, window sills, window frames, soffits, fascia, exposed wood fascia boards. Conducive conditions for rot should be corrected. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.

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20) Flashing at one or more locations was missing, damaged, deteriorated, substandard. Leaks can occur as a result. Recommend that a qualified person repair, replace or install flashing as necessary, and per standard building practices.

21) One or more sections of horizontal trim boards had no "Z" flashing installed above them where they met siding. "Z" flashing should be installed above these boards to reduce the chance of leaks between the trim and siding. Without this flashing, caulk and paint must be diligently maintained, or water can enter wall cavities and cause rot and possible structural damage. Recommend that a qualified contractor install flashing above horizontal trim boards where missing and per standard building practices. Note that when trim or siding is removed to install flashing, damaged wood may be found and additional repairs may be needed.

22) One or more exhaust duct end caps were clogged with a bird nest. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and can pose a fire hazard. Recommend that a qualified person repair or replace caps as necessary.

23) mildew stains on the north side of the home

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Photo 23   kitchen stove exhaust fan

 

24) One or more windows or doors were installed with no "drip cap" or "Z" flashings installed above them. Better building practices call for such flashings, which greatly reduce the chance of leaks above windows and doors. Without this flashing, caulk and paint must be maintained or water can enter the wall structure and cause rot and possible structural damage. Depending on the exposure (e.g. roof overhang, height of exterior wall, direction of prevailing rain) this may or may not be an issue. The client should monitor these areas in the future and maintain caulk and paint as necessary. Consult with a qualified contractor about installing flashings where needed, and per standard building practices. Note that when trim or siding is removed to install flashing, damaged wood may be found and additional repairs may be needed.

25) One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.

26) The paint or stain finish over much of the entire structure was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the entire building exterior per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

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27) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture.Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

28) Some areas of the exterior paint or stain finish were incomplete and/or substandard (e.g. primed only, too few coats). Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

29) Caulk was missing, deteriorated in many areas. For example, around windows, at wall penetrations. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit: http://www.reporthost.com/?CAULK

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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged. Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity. Pier or support post material: Not determined (inaccessible or obscured) Beam material: Steel Floor structure: Solid wood joists Condition of insulation underneath floor above: Not determined (inaccessible or obscured) Insulation material underneath floor above: None visible

30) The only entrance/exit to the basement appeared to be the basement stairs. While this is common in older homes, modern standards require a secondary escape for use in the event of fire or an emergency. Such entrances/exits should allow entry by emergency personnel and their equipment. It is beyond the scope of this inspection to verify compliance with the current codes, and codes are generally not retroactive. Consult with a window/door contractor and/or the local municipal building officials regarding egress guidelines.

31) Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains or rust at support post bases, efflorescence on the foundation, etc. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. Recommend reviewing any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:

● Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)

● Improving perimeter grading ● Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.

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Basement

32) Standing water was found in one or more sections of the basement. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:

● Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)

● Improving perimeter grading ● Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.

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33) The grate was missing from the basement floor drain. Recommend installing a grate to reduce the likelihood of the drain clogging. grate present, damaged

34) One or more exhaust ducts (e.g. bathroom fan, clothes dryer) in the basement, basement 1/2 bath exhaust fan have come apart or were loose. This can result in increased moisture levels inside the structure and is a conducive condition for wood-destroying organisms. Recommend that a qualified person make permanent repairs as necessary. basement 1/2 bath exhaust fan vents to utility room

Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free. Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below) Roof surface material: Asphalt or fiberglass composition shingles, Synthetic plasticized or

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Roof

rubberized single-ply membrane Roof type: Flat or low slope Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below) Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)

35) Substandard repairs were found at one or more locations on the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair per standard building practices.

36) Ponding (pools of standing water) was found at one or more locations on the flat or low-slope roof surface. Even on a flat roof, water should be removed by a drainage system so that any remaining water evaporates within 48 hours after it rains. Prolonged standing water can result in roof leaks. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary to prevent ponding.

37) Flashings at the base of one or more chimneys were missing, loose, damaged, missing counter flashing. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary.

38) Rot or significant water damage was found at one or more roof areas at edges of roof sheathing, fascia boards, soffits. Recommend that a qualified contractor repair as necessary. For example, by replacing all rotten wood, priming and painting new wood and installing flashing.

39) Many composition shingles were missing, loose, damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.

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40) Extensions such as splash blocks or drain pipes for one or more downspouts were missing, poorly sloped, clogged. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.

41) One or more roof flashings were lifting, corroded, deteriorated. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

42) One or more gutters were . Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

43) Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.

44) Stains were found on one or more gutters that indicate past leaks have occurred. However, the inspector was unable to verify that the gutters do or don't leak because of lack of recent rainfall. Monitor the gutters in the future while it's raining to determine if gutters leak. If they do, then recommend that a qualified person repair as necessary to prevent water

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from coming in contact with the building or accumulating around the building foundation.

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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access

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Attic and Roof Structure

to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. Attic inspection method: Not inspected because no access was found Condition of roof structure: Not determined (inaccessible or obscured) Roof structure type: Not determined (inaccessible or obscured) Ceiling structure: Not determined (inaccessible or obscured) Condition of insulation in attic (ceiling, skylight chase, etc.): Not determined (inaccessible or obscured) Ceiling insulation material: Not determined (inaccessible or obscured) Approximate attic insulation R value (may vary in areas): Not determined (inaccessible or obscured) Vapor retarder: Not determined (inaccessible or obscured) Roof ventilation type: Enclosed soffit vents

46) The roof structure, or one or more sections of it, had no visible venting. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and install vents per standard building practices.

47) One or more exhaust fans in the attic had no duct to route the exhaust air outside. As a result, conditioned air will enter the attic when the fan is operated. This can result in excessive moisture in the attic. Recommend that a qualified contractor install ducting per standard building practices. Typically, this includes a duct with R-4 rated insulation permanently attached to a vent hood or cap installed on the roof or at an exterior wall.

48) No accessible attic spaces were found or inspected at this property. The inspector attempts to locate attic access points and evaluate attic spaces where possible. Such access points may be obscured by stored items or furnishings, but various home inspection standards of practice do not require inspectors to move stored items, furnishings or personal belongings. If such access points are found in the future and/or made accessible, a qualified person should fully evaluate those attic spaces and roof structures.

49) Attic spaces less than 30 inches in height may exist in this building, but had no visible access points. This is acceptable per standard building practices. However, these spaces were not inspected and are excluded from this inspection.

Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities. Type: Attached, Garage Condition of garage: Required repair, replacement and/or evaluation (see comments below) Type of door between garage and house: Solid core Condition of garage vehicle door(s): Appeared serviceable Type of garage vehicle door: Sectional Number of vehicle doors: 1 Condition of automatic opener(s): Appeared serviceable Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes Condition of garage interior: Required repair or evaluation (see comments below)

 

Garage or Carport

Garage ventilation: None visible

50) One or more holes, areas with missing or substandard surface materials were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, by patching openings or holes, firestopping holes or gaps with fire-resistant caulking, and/or installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit: http://www.reporthost.com/?AGFR 4 inch x 4 inch hole is present in HVAC duct work passing threw the garage that supplies the # two (2)Bedroom, second floor, facing south.

51) Significant cracks, heaving and/or settlement were found in one or more sections of concrete slab floors. Uneven surfaces can pose a trip hazard. Recommend that a qualified contractor repair or replace concrete slab floors where necessary.

52) Significant gaps were found below or around one or more garage vehicle doors. Vermin and insects can enter the garage as a result. Recommend that a qualified person repair as necessary to eliminate or minimize gaps.

Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some

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Electric

receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician. Electric service condition: Appeared serviceable Number of service conductors: 3 Service voltage (volts): 120-240 Estimated service amperage: 100 Primary service overload protection type: Fuses Service entrance conductor material: Stranded aluminum Main disconnect rating (amps): 100 System ground: Ground rod(s) in soil, Cold water supply pipes Condition of main service panel: Appeared serviceable Location of main service panel #A: BasementBasement Family/Rec room- EAST WALL Location of main disconnect: Not determined (inaccessible or obscured, or not readily apparent) Condition of branch circuit wiring: Serviceable Branch circuit wiring type: Copper clad Solid strand aluminum branch circuit wiring present: Not determined (inaccessible or obscured, or panels not opened) Carbon monoxide alarms installed: Yes, but not tested, unit not operational, battery required

53) Panel(s) #A used screw-in fuses for the over-current protection devices. Fuses are prone to tampering and over-fusing, which can damage wiring and cause fire hazards. Insurance companies may deny coverage for homes with fused panels. Modern panels use circuit breakers for over-current protection devices, which can be reset easily after tripping rather than needing to replace fuses. Modern panels also offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls). Consult with a qualified electrician about replacement options for fused panels, and about other system upgrades as necessary.

Photo 96   100 AMP Fuse Panel

Photo 98  

54) Panel(s) #A used older style, "Edison" base fuses. This type of fuse allows anyone to install incorrectly rated fuses, possibly resulting in damage to wiring. Recommend that a qualified electrician evaluate this panel and the wiring to determine if damage has occurred, and repair or replace components and/or wiring as necessary.

55) One or more electric receptacles (outlets) at the bathroom(s), garage had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:

● Outdoors (since 1973) ● Bathrooms (since 1975) ● Garages (since 1978) ● Kitchens (since 1987) ● Crawl spaces and unfinished basements (since 1990) ● Wet bar sinks (since 1993) ● Laundry and utility sinks (since 2005)

For more information, visit: http://www.reporthost.com/?GFCI

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Photo 78   2nd floor full bath - Missing GFCI

Photo 82   Master Bath - Missing GFCI

56) Panel(s) #A had inadequate working space. This is a safety hazard when opening or working in panels. Electric panels should have the following clearances:

● An open area 30 inches wide by 3 feet deep in front of the panel ● 6 feet 3 inches of headroom in front of the panel ● The wall below the panel is clear to the floor ● The center of the grip of the operating handle of the switch or circuit breaker not more

than 6 feet 7 inches above the floor or working platform

Recommend that a qualified contractor repair or make modifications per standard building practices. If panels must be opened for repairs, then a qualified electrician should perform repairs.

57) No arc fault circuit interrupter (AFCI) breakers were installed for bedroom circuits. These are relatively new devices, and reduce the risk of fire by protecting against overheated or arcing receptacles (outlets) or light fixtures. Consult with a qualified electrician about upgrading circuits to AFCI protection per standard building practices. For more information, visit: http://www.reporthost.com/?AFCI

58) Non-metallic sheathed wiring was loose, unsupported, or inadequately supported at one or more locations. Such wiring should be trimmed to length if necessary and attached to runners or to solid backing with fasteners at intervals of 4 1/2 feet or less. Fasteners should be installed within 12 inches of all enclosures. Recommend that a qualified electrician repair per standard building practices.

59) One or more receptacles (outlets) were broken or damaged. This is a potential shock or fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.

60) One or more modern, 3-slot electric receptacles (outlets) were found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.

Photo 99   Basement 1/2 bath- missing GFCI

 

61) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit: http://www.reporthost.com/?SMKALRMLS

62) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit: http://www.reporthost.com/?SMKALRM

63) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring. It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.

64) The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit: http://www.reporthost.com/?SMKALRM http://www.reporthost.com/?COALRM

65) One or more "plug-in" type carbon monoxide alarms were found. Because such CO alarms can be easily removed, recommend that the client verify that CO alarms haven't been removed upon taking occupancy. If removed, then recommend installing new CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each

Photo 101   Location: Garage East wall

 

level and in accordance with the manufacturer's recommendations. Note that some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. For more information, visit: http://www.reporthost.com/?COALRM

66) The service drop wires were in contact with trees or vegetation. This can result in damage to wiring insulation or broken wires during high winds. Recommend pruning trees or vegetation as necessary. The utility company may prune trees at no charge.

Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks. Condition of service and main line: Appeared serviceable Water service: Public Water pressure (psi): 51 psi Location of main water shut-off: Basement Condition of supply lines: Appeared serviceable Supply pipe material: Copper Condition of drain pipes: Required repair, replacement and/or evaluation (see comments below) Drain pipe material: Plastic, Brass Condition of waste lines: Required repair, replacement and/or evaluation (see comments below) Waste pipe material: Cast iron Vent pipe condition: Appeared serviceable Vent pipe material: Galvanized steel Sump pump installed: Yes Condition of sump pump: Appeared serviceable Condition of fuel system: Appeared serviceable Location of main fuel shut-off valve: At gas meter

67) One or more union fittings in gas supply pipes were found in a concealed location. Unions should not be located in concealed locations that aren't readily accessible. This is a potential explosion and/or fire hazard. Recommend that a qualified contractor repair per standard building practices.

68) Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which is a known health hazard especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include:

● Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours

 

Plumbing / Fuel Systems

● Install appropriate filters at points of use ● Use only cold water for cooking and drinking, as hot water dissolves lead more quickly

than cold water ● Use bottled or distilled water ● Treat well water to make it less corrosive ● Have a qualified plumber replace supply pipes and/or plumbing components as necessary

For more information visit: http://www.reporthost.com/?LEADDW http://www.reporthost.com/?LEAD

69) Stains were found in one or more sections of lines, but no active leaks were found near the stains. This may indicate that past leaks have occurred. Consult with the property owner about this, and either monitor these areas in the future for leaks or have a qualified plumber evaluate and repair as necessary.

70) One or more leaks were found in waste pipes or fittings. A qualified plumber should evaluate and repair as necessary.

71) Significant corrosion was found in some drain pipes or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and repair as necessary.

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Photo 67  

 

Photo 81  

Photo 85  

72) The water service meter and shut-off

73) No expansion tank was installed for the water supply system. Expansion tanks are recommended when a property is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. In a closed system with no provision for expansion, its effects can include:

● Backflow into the water main ● Damage to water heater connections, gas water heater flue tubes and pumps serving

washers and dishwashers ● Leaking faucets ● "Weeping" of water through the water heater temperature-pressure relief (TPR) valve ● Noisy water hammer in the pipes

Expansion tanks can eliminate these problems by giving water a place to go when thermal expansion occurs. When a water heating cycle ends, or when any fixture is opened within the system, the impact of thermal expansion is reduced, and water drains out of the expansion tank back into the system. Recommend that a qualified plumber install an expansion tank per standard building practices.

74) Insulation for one or more water supply pipes in the basement was not found. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.

75) No hose bibs (outside faucets) were found. Recommend that a qualified plumber install one or more hose bibs for convenience, and per standard building practices (e.g. frost-free with anti-siphon device).

1st floor 1/2 bath

Photo 69  

 

76) One or more copper water supply pipes had substandard support or were loose. Leaks can occur as a result. Copper supply pipes should have approved hangers every 6-8 feet. If hangers are in contact with the copper pipe, they should be made of a material that doesn't cause the pipes or hangers to corrode due to contact of dissimilar metals. Recommend that a qualified person install hangers or secure pipes per standard building practices.

77) Either no pit liner was installed for the sump pump, or the liner was substandard or significantly deteriorated. Sediment can clog and damage the pump. A pit liner such as a plastic bucket or molded concrete should be installed. Typical dimensions are 18 inches in diameter and 2-3 feet deep. Recommend that a qualified person repair per standard building practices. For more information, visit: http://www.reporthost.com/?IASP

78) A water filtration system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Filter cartridges typically need replacing periodically. Cleaning and other maintenance may also be needed. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit: http://www.reporthost.com/?WTRFLTR

79) Based on worn or newer waste clean-out caps, or other findings noted in this report, or information provided to the inspector, the waste lines may have a history of clogging. Significant repairs may be needed. If on a public sewer system, the property owners are usually responsible for repairs to the side sewer and publicly owned lateral lines. Consult with the property owner regarding past repairs to these lines. Recommend that a qualified plumber inspect the waste lines using a video scope device to determine if they need repair or replacement. Note that repairs are often expensive due to the need for excavation.

80) The inspector was unable to determine the output location for the sump pump's discharge pipe. Consult with the property owner or evaluate further to determine the location of the sump pump discharge pipe. Discharge pipes should terminate well away from

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Photo 68  

 

foundations to soil sloping down and away so water doesn't accumulate around the foundation or in crawl spaces or basements. If it does terminate close to the foundation, recommend that a qualified person repair per standard building practices.

81) A sump pump was installed in the basement. These are specialty systems and only a limited evaluation was performed as part of this inspection. The inspector does not determine the adequacy of sump pumps and their associated drainage systems. The presence of a sump pump may indicate that water routinely accumulates below or inside the structure. Recommend asking the property owner how often the sump pump operates and for how long at different times of the year. The client should be aware that the service life of most sump pumps is 5-7 years, and that the pump may need replacing soon depending on its age and how often it operates.

82) No battery backup system was found for the sump pump. If the power goes out during heavy rains, the sump pump won't be able to eliminate accumulated water. Consider installing a battery backup system for the sump pump.

Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated. Condition of water heater: Appeared serviceable Type: Tank Energy source: Natural gas Capacity (in gallons): 40 Temperature-pressure relief valve installed: Yes Location of water heater: Basement Hot water temperature tested: Yes Water temperature (degrees Fahrenheit): 110 F Condition of burners: Appeared serviceable Estimated Age: 8 years old (Manufactued 11/2004): Brand: Pacemaker Gas Water Heater: Model: PH2-40S-40F

83) Significant corrosion or rust was found at the flue/exhaust pipe. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and replace components or make repairs as necessary.

Photo 66   Sump Pump

 

 

Water Heater

84)  

Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms). General heating system type(s): Forced air, Furnace General heating distribution type(s): Ducts and registers Condition of forced air heating/(cooling) system: Not determined (inaccessible, obscured, or power, gas or oil service off) Forced air heating system fuel type: Natural gas Estimated age of forced air furnace: 27 years old Manufacturer :Snyder-General (furnace): Model: CGUA120A020 (furnace): Serial Number : 0000246626-M3B-0034 Location of forced air furnace: Basement Forced air system capacity in BTUs or kilowatts: 120,000 BTU Condition of furnace filters: Appeared serviceable

Photo 64  

 

Photo 62  

Photo 63  

 

Heating, Ventilation and Air Condition (HVAC)

Location for forced air filter(s): At base of air handler Condition of forced air ducts and registers: Appeared serviceable Manufacturer : NORDYNE (cooling): Model : FS3BC-060K Serial # : FSA010606056 (cooling): Condition of cooling system: Appeared serviceable Cooling system and/or heat pump fuel type: Electric Location: outside- east wall Type: Split system Condition of controls: Appeared serviceable

85) One or more registers for the HVAC system were installed so they opened into the garage. This forms a direct connection between the garage and living spaces in the house. This is a safety hazard for carbon monoxide poisoning, fumes and fire. Recommend that a qualified person remove the register and make permanent repairs to patch the ductwork per standard building practices.

86) The last service date of the gas forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit: http://www.reporthost.com/?ANFURINSP

87) Because of the age and/or condition of the forced air furnace, recommend that a qualified HVAC contractor inspect the heat exchanger and perform a carbon monoxide test when it's serviced. Note that these tests are beyond the scope of a standard home inspection.

88) The last service date of the forced air heating/cooling system appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

89) Recommend replacing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).

Photo 55  

 

90) The furnace, forced air heating system was not fully evaluated because the pilot light was off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that the inspector does not operate shut-off valves, pilot lights or circuit breakers, or any controls other than normal controls (thermostat).

91) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future. Manufactured Date: Sept. 1985

92)  

Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.

Photo 65  

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Fireplaces, Stoves, Chimneys and Flues

Condition of wood-burning fireplaces, stoves: Not determined (inaccessible or obscured)firebox filled with logs Wood-burning fireplace type: Masonry with metal liner Condition of chimneys and flues: Not determined Wood-burning chimney type: with metal liner

93) One or more wood-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at: http://www.reporthost.com/?CSIA

94) One or more fireplace dampers were damaged. Recommend that a qualified contractor repair or replace dampers as necessary.

95) One or more metal "B-vents" or "L-vents" for gas-fired appliances were corroded or rusted, yet still appeared serviceable. Recommend that a qualified person repair as necessary to prevent further corrosion. For example, by cleaning rust and painting with a high-temperature rated, rust-inhibiting paint.

Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection. Condition of counters: Appeared serviceable Condition of cabinets: Appeared serviceable Condition of sinks and related plumbing: Appeared serviceable Condition of under-sink food disposal: Appeared serviceable Condition of dishwasher: Appeared serviceable Condition of range, cooktop: Appeared serviceable Range, cooktop type: Electric Condition of refrigerator: Appeared serviceable

Photo 89  

 

 

Kitchen

96) One or more bushings were missing for the under-sink food disposal's electric wiring. Insulation on the wiring can get damaged where wires are routed through holes in the under-sink food disposal's metal housing. This is a potential shock hazard. Recommend that a qualified electrician install bushings where missing and per standard building practices.

97) One or more cabinets toe kick plates were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary.

98) The sink sprayer was inoperable. Recommend that a qualified person repair or replace as necessary.

99) The cooktop exhaust fan was noisy or vibrated excessively. Recommend that a qualified person repair or replace as necessary.

100) One or more filters for the cooktop exhaust fan were missing. Recommend replacing filters as necessary.

101) The oven light was inoperable. Recommend replacing bulb or that repairs are made, if necessary, by a qualified person.

102) The light in the exhaust hood was inoperable. Recommend replacing light bulb(s) or that repairs be made by a qualified person if necessary.

103) Stains were found in the shelving or cabinets below the sink. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary a qualified person evaluate and repair.

Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances. Location #A: Half bath, basement Location #B: Half bath, first floor Location #C: Full bath, second floor Location #D: Full bath, second floorMaster bedroom Condition of counters: Appeared serviceable Condition of cabinets: Appeared serviceable Condition of sinks and related plumbing: Appeared serviceable

Photo 93  

 

 

Bathrooms, Laundry and Sinks

Condition of toilets: Appeared serviceable Condition of bathtubs and related plumbing: Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below) Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below) Bathroom ventilation type: with individual exhaust ducts Gas supply for laundry equipment present: Yes 240 volt receptacle for laundry equipment present: Yes

104) The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. For more information, visit: http://www.reporthost.com/?DRYER

105) One or more cabinets, drawers and/or cabinet doors at location(s) #C were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary.

106) Water damage was found in shelving or cabinet components below one or more sinks at location(s) #C, D. Recommend that a qualified contractor repair as necessary after any plumbing leaks have been repaired. If moisture is present then concealed areas should be dried thoroughly.

107) Vinyl flooring in bathroom at location(s) #C was curling. Water can damage the the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.

108) The bathtub surround at location(s) #C was deteriorated, damaged or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor replace or repair the surround as necessary.

109) The shower enclosure at location(s) #C, D was deteriorated, damaged or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair or replace the surround as necessary.

110) The exhaust fan at location(s) #C was weak or slow. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.

111) Gaps, no caulk, or substandard caulking were found at location(s) #D, E. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.

112) One or more leaks were found at water drain (brass) deteriated for the sink at location(s) #B. A qualified plumber should repair as necessary.

113) Gaps, no caulk, or substandard caulking were found between the bathtub and the walls at location(s) #C, D. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.

114) The bathtub drain stopper mechanism at location(s) #C was inoperable. Recommend that a qualified person repair or replace as necessary.

115) Gaps, no caulk, or substandard caulking were found between the shower enclosure

and the at location(s) #D, E. Water can penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.

116) The walls by the shower at location(s) #D, E was water-damaged. Recommend that a qualified person repair as necessary.

117) The shower at location(s) #D drained slowly. Recommend clearing drain and/or that a qualified plumber repair if necessary.

118) The bathtub at location(s) #C drained slowly. Recommend clearing drain and/or that a qualified plumber repair if necessary.

119) Recommend cleaning and sealing the grout at countertops at location(s) #C, D now and in the future as necessary to prevent staining and to improve waterproofing.

120) Recommend cleaning and sealing the grout in flooring at location(s) #D now and in the future as necessary to prevent staining and to improve waterproofing.

121) Stains were found in the shelving or cabinets below the sink at location(s) #C, D. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary that a qualified person evaluate and repair.

Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other

Photo 83  

 

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Photo 91   Family Room ceiling

 

Interior, Doors and Windows

toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection. Condition of exterior entry doors: Appeared serviceable Exterior door material: Wood, Metal Condition of interior doors: Appeared serviceable Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below) Type(s) of windows: Wood, Metal, Single-pane, Single-hung Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below) Wall type or covering: Drywall, Wallpaper Ceiling type or covering: Drywall Condition of flooring: Appeared serviceable Condition of concrete slab floor(s): Appeared serviceable Flooring type or covering: Carpet, Wood or wood products, Tile, Stone Condition of stairs, handrails and guardrails: Appeared serviceable

122) The inspector was unable to verify that the glass used in one or more exterior doors was approved safety glass. Glazing that is not approved safety glass, located in areas subject to human impact, is a safety hazard. Standard building practices generally require that approved safety glass be used in swinging and sliding doors except where "art glass," jalousie windows or glazing smaller than a 3-inch opening is used. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.

123) Guardrails at one or more locations with drop-offs higher than 30 inches were missing components, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.

124) Stains were found in one or more ceiling areas. The inspector was unable to determine if an active leak exists (e.g. recent dry weather, inaccessible height). Recommend asking the property owner about this, monitoring the stains in the future, and/or having a qualified contractor evaluate and repair if necessary.

Photo 95   Missing Baluster

 

125) Stains and elevated levels of moisture were found in one or more ceiling areas. The stains appear to be due to an active roof, plumbing leak. Recommend that a qualified contractor evaluate and repair as necessary. Recommend asking the property owner about this, monitoring the stains in the future, and/or having a qualified contractor evaluate and repair if necessary.

Photo 72  

Photo 90   Family Room ceiling

Photo 70   Bedroom #3 ceiling (south wall)

Photo 71   Bedroom #3 ceiling (west wall)

Photo 76   Bedroom #4

Photo 92   Kitchen ceiling

Photo 84  

 

126) Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the sub-floor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering and the access to the underside of the sub-floor. Recommend that a qualified contractor evaluate and repair as necessary. For more information, visit: http://www.reporthost.com/?SQUEAK

127) Glass in one or more exterior doors was broken. Recommend that a qualified contractor replace glass where necessary. Front Door

128) One or more interior doors were missing door stops. Recommend that a qualified person replace or repair doors as necessary.

129) One or more windows that were designed to open and close were stuck shut. Recommend that a qualified person repair windows as necessary so they open and close easily. formal living room window was painted shut-unable to operate

Master Bedroom ceiling (south wall)

Photo 88   Front Door cracked glass

 

Photo 86   1st floor 1/2 bath (missing door stop)

 

130) One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.

131) One or more walls, ceilings were damaged, were cracked. Recommend that a qualified person repair as necessary.

132) Fixtures such as door stops were missing. Recommend that a qualified person repair or replace as necessary.

133) Vinyl floor tiles were installed in one or more "wet" areas (e.g. kitchen, mud room, bathroom, laundry room). Spilled water can penetrate seams and damage the sub-floor. Recommend that a qualified contractor install continuous waterproof flooring in wet areas as necessary.

134) Vinyl, linoleum or marmoleum flooring in one or more areas was curling. If in a wet area, water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.

135) One or more sliding glass doors were difficult to open or close. Recommend that a qualified person maintain, repair or replace door(s) as necessary. Often, cleaning the track and applying a lubricant will help.

136) Lock mechanisms on one or more windows were missing. This can pose a security risk. Recommend that a qualified person repair as necessary.

Photo 87  

 

Photo 30  

 

137) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product: http://www.reporthost.com/?ECC

138) Recommend cleaning and sealing grout in tile or stone flooring now and in the future as necessary to prevent staining and to improve waterproofing.

139) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.

140) One or more exterior doors had minor damage and/or deterioration. Although serviceable, the client may wish to repair or replace such doors for appearances' sake.

141) One or more hinged exterior doors had no deadbolt lock installed and relied solely on

Photo 77   Bedroom #4

Photo 75   Bedroom #3 window sash held-open by wood

Photo 56  

Photo 73  

Photo 51  

 

the entry lockset for security. Recommend installing locksets on exterior doors where missing for added security.

142) Screens were missing from some windows. These windows may not provide ventilation during months when insects are active.

143)   window muntin damaged (moisture) on interior side of garage

REPORT CONCLUSION We are proud of our service and trust that you will be happy with the quality of our report. We have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. However, we may not have tested every outlet and opened every window and door or identified every problem. Also because our inspection is essentially visual, latent defects could exist. We can not see behind walls. Therefore you should not regard our inspection as a guarantee or warranty. It is simply a report on the general condition of a property at a given point in time. As a homeowner you should expect problems to occur. Roofs will leak, basements may have water problems and systems may fail without warning. We can not predict future events. For these reasons, you should keep a comprehensive insurance policy current. 360 HOME INSPECTION LLC

STANARDS OF PRACTICE

Photo 102  

 

 

Photo 42  

 

 

Table of Contents 1. Definitions and Scope 2. Limitations, Exceptions & Exclusions 3. Standards of Practice 3.1. Roof 3.2. Exterior 3.3. Basement, Foundation, Crawlspace & Structure 3.4. Heating 3.5. Cooling 3.6. Plumbing 3.7. Electrical 3.8. Fireplace 3.9. Attic, Insulation & Ventilation 3.10. Doors, Windows & Interior 1. Definitions and Scope 1.1. A general home inspection is a non-invasive, visual examination of the accessible areas of a residential property (as delineated below), performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. The scope of work may be modified by the Client and Inspector prior to the inspection process. I. The general home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions. II. The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection. 1.2. A material defect is 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. 1.3. A general home inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. Inspection reports may include additional comments and recommendations. 2. Limitations, Exceptions & Exclusions 2.1. Limitations: I. An inspection is not technically exhaustive. II. An inspection will not identify concealed or latent defects. III. An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic defects, etc. IV. An inspection will not determine the suitability of the property for any use. V. An inspection does not determine the market value of the property or its marketability. VI. An inspection does not determine the insurability of the property. VII. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property. VIII. An inspection does not determine the life expectancy of the property or any components or systems therein. IX. An inspection does not include items not permanently installed. X. These Standards of Practice apply only to properties with four or fewer residential units. 2.2. Exclusions: I. The inspector is not required to determine: A. property boundary lines or encroachments. B. the condition of any component or system that is not readily accessible. C. the service life expectancy of any component or system. D. the size, capacity, BTU, performance or efficiency of any component or system. E. the cause or reason of any condition. F. the cause for the need of repair or replacement of any system or component. G. future conditions. H. compliance with codes or regulations. I. the presence of evidence of rodents, birds, animals, insects, or other pests. J. the presence of mold, mildew or fungus. K. the presence of airborne hazards, including radon. L. the air quality. M. the existence of environmental hazards, including lead paint, asbestos or toxic drywall. N. the existence of electromagnetic fields. O. any hazardous waste conditions. P. any manufacturers' recalls or conformance with manufacturer installation, or any information included for consumer protection purposes. Q. acoustical properties. R. replacement or repair cost estimates. S. estimates of the cost to operate any given system. II. The inspector is not required to operate: A. any system that is shut down. B. any system that does not function properly. C. or evaluate low-voltage electrical systems such as, but not limited to: 1. phone lines; 2. cable lines; 3. satellite dishes; 4. antennae; 5. lights; or 6. remote controls.

D. any system that does not turn on with the use of normal operating controls. E. any shut-off valves or manual stop valves. F. any electrical disconnect or over-current protection devices. G. any alarm systems. H. moisture meters, gas detectors or similar equipment. III. The inspector is not required to: A. move any personal items or other obstructions, such as, but not limited to, throw rugs, carpeting, wall coverings, furniture, ceiling tiles, window coverings, equipment, plants, ice, debris, snow, water, dirt, pets, or anything else that might restrict the visual inspection. B. dismantle, open or uncover any system or component. C. enter or access any area that may, in the opinion of the inspector, be unsafe. D. enter crawlspaces or other areas that may be unsafe or not readily accessible. E. inspect underground items, such as, but not limited to, lawn-irrigation systems, underground storage tanks or other indications of their presence, whether abandoned or actively used. F. do anything which may, in the inspector's opinion, be unsafe or dangerous to the inspector or others, or damage property, such as, but not limited to: walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets. G. inspect decorative items. H. inspect common elements or areas in multi-unit housing. I. inspect intercoms, speaker systems or security systems. J. offer guarantees or warranties. K. offer or perform any engineering services. L. offer or perform any trade or professional service other than general home inspection. M. research the history of the property, report on its potential for alteration, modification, extendibility or suitability for a specific or proposed use for occupancy. N. determine the age of construction or installation of any system structure or component of a building, or differentiate between original construction and subsequent additions, improvements, renovations or replacements. O. determine the insurability of a property. P. perform or offer Phase 1 or environmental audits. Q. inspect any system or component that is not included in these Standards. 3. Standards of Practice 3.1. Roof 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 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 opinion of the inspector, to be unsafe. H. walk on any roof areas if it might, in the opinion of the inspector, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material. 3.2. Exterior I. The inspector shall inspect: A. the exterior wall-covering material, flashing and trim; B. all exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias; C. and report as in need of repair any improper spacing between intermediate balusters, spindles and rails for steps, stairways, balconies and railings; D. a representative number of windows; E. the vegetation, surface drainage, retaining walls and grading of the property when they may adversely affect the structure, especially due to moisture intrusion; F. and describe the exterior wall covering. II. 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.

3.3. Basement, Foundation, Crawlspace & Structure I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; D. and report observed indications of active water penetration; E. for wood in contact with or near soil; F. and report observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; G. and report on any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. II. The inspector is not required to: A. enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify 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. 3.4. Heating I. The inspector shall inspect A. the heating systems, using normal operating controls, and describe the energy source and heating method; B. and report as in need of repair heating systems that do not operate; C. and report if the heating systems are deemed inaccessible. II. 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. 3.5. Cooling I. The inspector shall inspect: A. the central cooling equipment using normal operating controls. II. 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 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. 3.6. Plumbing I. The inspector shall: A. determine and report whether the water supply is public or private; B. verify the presence and identify the location of the main water shut-off valve; C. inspect the water heating equipment, including venting connections, energy-source supply system, and seismic bracing, and verify the presence or absence of temperature-/pressure- relief valves and/or Watts 210 valves; D. inspect all toilets for proper operation by flushing; E. inspect all sinks, tubs and showers for functional drainage; F. inspect the interior water supply, including all fixtures and faucets, by running the water; G. inspect the drain, waste and vent systems; H. describe any observed fuel-storage systems; I. inspect the drainage sump pumps, and operate pumps with accessible floats; J. inspect and describe the location of the main water supply and main fuel shut-off valves; K. inspect and report as in need of repair deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; L. inspect and report as in need of repair deficiencies in installation of hot and cold water faucets; M. inspect and report as in need of repair any mechanical drain stops that are missing or do not operate if installed in sinks, lavatories and tubs; and N. inspect and report any evidence that toilets are damaged, have loose connections to the floor, leak, or have tank components that do not operate. II. The inspector is not required to: A. light or ignite pilot flames. B. determine the size, 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, back-flow 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 and/or temperature or pressure-relief valves. T. examine ancillary 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. 3.7. Electrical I. The inspector shall inspect: A. the service drop/lateral; B. the meter socket enclosures; C. the means for disconnecting the service main; D. and describe the service disconnect amperage rating, if labeled; E. panelboards and over-current devices (breakers and fuses); F. and report on any unused circuit breaker panel openings that are not filled; G. the service grounding and bonding; H. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter or AFCI-protected using the AFCI test button, where possible; I. and test all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; J. and report the presence of solid conductor aluminum branch circuit wiring, if readily visible; K. and report on any tested receptacles 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; L. the service entrance conductors and the condition of the conductor insulation; M. for the general absence of smoke or carbon monoxide detectors; and N. service entrance cables, and report as in need of repair deficiencies in the integrity of the insulation, drip loop, or separation of conductors at weatherheads and clearances from grade and rooftops. II. 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 smoke or carbon monoxide detectors. F. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. G. inspect the fire and alarm system or components. H. inspect the 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 time-controlled 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. 3.8. Fireplace I. The inspector shall inspect: A. and describe the fireplace; B. and open and close the damper door, if readily accessible and operable; C. hearth extensions and other permanently installed components; D. and report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, including the fireplace opening's clearance from visible combustible materials. II. The inspector is not required to: A. inspect the flue or vent system. B. inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels. C. determine the need for a chimney sweep. D. operate gas fireplace inserts. E. light pilot flames. F. determine the appropriateness of any installation. G. inspect automatic fuel-feed devices. H. inspect combustion and/or make-up air devices. I. inspect heat-distribution assists, whether gravity-controlled or fan-assisted.

J. ignite or extinguish fires. K. determine the adequacy of drafts or draft characteristics. L. move fireplace inserts, stoves or firebox contents. M. perform a smoke test. N. dismantle or remove any component. O. perform a National Fire Protection Association (NFPA)-style inspection. P. perform a Phase I fireplace and chimney inspection. 3.9. Attic, Insulation & Ventilation I. The inspector shall inspect: A. the insulation in unfinished spaces; B. for the presence of attic ventilation; C. mechanical ventilation systems; D. and report on the general absence or lack of insulation or ventilation in unfinished spaces. II. 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. 3.10. Doors, Windows & Interior I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. the walls, ceilings, steps, stairways and railings; C. and report as in need of repair any improper spacing between intermediate balusters, spindles and rails for steps, stairways and railings; D. the garage doors and garage door openers' operation using the installed automatic door control; E. and report as improper any photo-electric safety sensor that fails to respond adequately to testing; F. and report as in need of repair any door locks or side ropes that have not been removed or disabled when the garage door opener is in use; G. and report as in need of repair any windows that are obviously fogged or display other evidence of broken seals. II. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect central vacuum systems. C. inspect for safety glazing. D. inspect security systems or components. E. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. F. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. G. move suspended-ceiling tiles. H. inspect or move any household appliances. I. inspect or operate equipment housed in the garage, except as otherwise noted. J. verify or certify proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. K. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. L. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. M. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. N. inspect microwave ovens or test leakage from microwave ovens. O. operate or examine any sauna, steam-generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary devices. P. inspect elevators. Q. inspect remote controls. R. inspect appliances. S. inspect items not permanently installed. T. discover firewall compromises. U. pools, spas or fountains. V. determine the adequacy of whirlpool or spa jets, water force, or bubble effect. W. determine the structural integrity or leakage of pools or spas.