existing home inspection historic · to mitigate risk of future issues in the home, and that home...

Inspection Report

BiltRite11235 St. Johns Industrial Parkway N, Ste 5Jacksonville, FL 32246

1234 Example Street Historic Jacksonville, FL 32204

EXISTING HOME INSPECTION HISTORIC

Table of Contents

Definitions 2

General Information 2

Inspection Agreement 3

Kitchen 7

Bathroom 8

Bedroom 12

Living Space 14

Fireplace/Wood Stove 15

Laundry Room/Area 16

Electrical 17

Plumbing 20

Air Conditioning 21

Indoor Air Quality 22

Attic 23

Roof 24

Exterior 26

Crawl Space 27

Structure 27

Lots and Grounds 29

Inspection Close Out Checklist 30

Summary 31

BiltRiteExample Client Name

1234 Example Street HistoricPage 1 of 41

Palm-Tech Inspector, Copyright © 1998-2019, PDmB, Inc.

DefinitionsNOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection

Acceptable Functional with no obvious signs of defect. Not Present Item not present or not found. Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible,

or disconnected at time of inspection. Marginal Item is functional but may be beyond it's typical lifespan or may require updated

maintenance for best durable use. Defective Item needs immediate repair or replacement. It is unable to perform its intended function.

General InformationInspection Date 10/31/2019

Property Information

Property Address 1234 Example Street Historic City Jacksonville State FL Zip 32204 Contact Name Example Realtor Name

Client Information

Client Name Example Client Name Client Address 1234 Example Client Address City Jacksonville State FL Zip 32246 Phone 904-123-4567 Client Email [email protected] Realtor Email [email protected]

Inspection Company Inspector Chuck Nash License # HI9246

Inspector Name Michael J. Munn Company Name BiltRite Address 11235 St. Johns Industrial Parkway N, Ste 5 City Jacksonville State FL Zip 32246 Phone 904-262-9855 E-Mail [email protected] Amount Received $$$

Conditions

Others Present Buyer's Agent and Buyer Property Occupied Vacant Estimated Age 1925 (94 years) Entrance Faces South Start Time 2:00 End Time 5:30




General Information (Continued)Electric On Yes Gas/Oil On Not Applicable Water On Yes Weather Clear Soil Conditions Dry Space Below Grade Crawl Space Building Type Single family Garage Sewage Disposal City How Verified Unverified Water Source City How Verified Visual Inspection

Date: 04/02/2019

Inspection AgreementInspector Name: Michael J. Munn Company Name: BiltRite Address: 11235 St. Johns Industrial Parkway N, Ste 5 City State Zip: Jacksonville, FL 32246

Client Name: Example Client Name Address: 1234 Example Client Address City, State Zip: Jacksonville, FL 32246

Property Address: 1234 Example Street Historic City State Zip: Jacksonville, FL 32204

This contract is between Client Named Above and BILTRITE ("Company") to perform a visual home inspection on the property located at the property described above. This inspection is limited to readily accessible systems and components of the property. Customer agrees to pay amount of dollars for inspection of property listed above. The Customer agrees to contract with the Company to perform an inspection of the Property. The only purpose for the inspection is to alert the Customer of major faults in the Property. The Company will provide a Report ("Report") with the findings of the inspection. The Report will then be delivered to the Customer for its sole, exclusive and confidential use. The company will perform its inspection in accordance with the State/or Province the inspection occurs in Standards of Practice for Home Inspectors. In the event the State or Province does not have a Standards of Practice for Home Inspectors the inspection will include the following Structure, Exterior, Roof, Plumbing, Electrical, Heating System, Air Conditioning, Interior, Insulation & Ventilation, and Fireplaces and Solid Fuel Burning Appliances. Minor or cosmetic




Inspection Agreement (Continued)defects will not be reported. The Company will perform an inspection on the Property and will only inspect visible and accessible areas and components of the property and only reflects the apparent condition of the Property on the date the inspection was performed. Conditions may not be apparent at the time the inspection occurs due to inoperable systems, weather, etc. Conditions may make some problems undetectable. This inspection reduces some risk of purchasing the Property, but it DOES NOT eliminate risk. The Company is not liable for the failure to find hidden or concealed defects or problems that occur or become obvious after the inspection has been performed. The Company will not perform invasive or destructive testing. The Company will not dismantle any systems, appliances or equipment. The Company will not perform an overall moisture content check on the walls, floors siding, ceiling, etc. Only random testing will be performed for certain conditions. The Inspection will not inspect for the presence of lead paint, mold, radon gas, asbestos, urea formaldehyde, carbon monoxide or any other toxic or potentially harmful or flammable chemicals unless these additional services are requested at an additional fee. The inspection does not include any outbuildings, wells system(s), (available at an additional charge) septic tank or other buried drainage or storage systems, security system(s), central vacuum system(s), water softener(s) or treatment service, fire system(s), presence of rodent(s), termites, or other wood-destroying insects, ants, birds or other infestation. This Inspection or Report DOES NOT constitute or should be implied to be any of the following: "A compliance inspection with respect to any code, standard or regulation; "a guaranty, warranty of policy of insurance; "a survey, appraisal or flood plain certification; "a wood-destroying organism report; "an option regarding the condition of title, zoning or compliance with restrictive covenants; "an environmental or engineering analysis; "technically exhaustive. The Customer has the option and may wish to seek advice or recommendations from proper professionals concerning conditions revealed in the Report, and areas excluded from the extent of the inspection. The Company assumes no liability for the cost of repair or replacement of unreported defects or deficiencies either current or arising in the future. The Company's liability for mistakes or




Inspection Agreement (Continued)omissions in the conduct of this inspection and its Report is limited to the refund of the fee paid. This limitation of liability is binding upon customer, heirs, successors and assigns, and all other parties claiming by or through the customer. Any other agreement, modification or amendment to this Agreement must be in writing and signed by the affected party. In the event any portion of this Agreement is determined to be unenforceable, the remainder of it will still remain in effect. This Agreement is binding upon and available to the heirs, successors and, to the extent permitted hereunder, the assigns of each of the parties. If any controversy of claim between the parties arises out of or relating to the interpretation of this Agreement, the services rendered hereunder or any other matter pertaining to this Agreement, the parties will mutually appoint an arbitrator who is knowledgeable with the home inspection industry. Judgment on any award may be entered in any courts having jurisdiction and the arbitration decision shall be binding on all parties. Secondary or consequential damages are specifically excluded. All claims must be presented with (1) one year after the date of the inspection. All liable is no longer with the Company after (1) one year after the date the inspection was performed. If the customer commences arbitration and is unsuccessful, the Customer at the Customer's own cost will bear all expenses the Company incurred in connection with the arbitration including, but not limited to, attorney's fees, fees to employees of the Company to investigate, prepare for attend any proceeding or examination. Customer may not present or pursue any claim against the Company until (1) written notice of the defect or omission is provided to the Company and (2) the Company is provided access to and the opportunity to cure the defect. The Customer has the opportunity to participate in the inspection and accept responsibility for incomplete information should the Customer not participate in the inspection. The Customer's participation shall be at the Customer's own risk for injury, property damage, etc. The Customer agrees that this report may be used for educational purposed and may be provided to the Property owner and those involved with the real estate transaction. This inspection is not a substitute for a pre-settlement inspection for which the Customer is responsible since damages, mechanical failures, an symptoms, cures, etc. may appear after this work and before Customer's legal acceptance of the property. Customer waives all claims against the inspector of Company in the absence of diligently performing Customer's pre-settlement inspection and for lack of more extensive investigation and follow through with a specialist on any problems noted including conformation of any cost approximations. This inspection is not a technically exhaustive inspection.




Inspection Agreement (Continued)It is further understood that conditions noted relate to a particular point in time. Customer acknowledges that third party Home Buyer Warranties are available and may be purchased to mitigate risk of future issues in the home, and that Home Buyer Warranty Response is the primary remedy for failure or malfunction of any appliance or building component beyond the point in time of this inspection. By signing below the Customer requests the standard visual inspection of the readily accessible areas of the structure. The inspection is limited to visual observation existing at the time of inspection. The customer agrees and understands that the maximum liability incurred by The Inspector/The Company for errors and omissions in the inspection shall be limited to the fee paid for the inspection. Signer is responsible for payment. The inspection fee is due prior to presentation of the inspection Report or as otherwise agreed by both parties in writing. The inspection fee is for a single visit to the property, additional fees may arise if the Customer acquires additional visits from the Company. If the Company is called upon for litigation or testimony as a result of this inspection, like services are not included in this scope of this inspection. Signer is responsible for payment. Acceptance of these terms is acknowledged by payment and receipt of this report.




KitchenOverall conditions are observed. All appliances are run through their normal cycle and checked for proper installation and performance. Plumbing fixtures are tested for all normal function. Cabinet and door hardware is checked for proper function. Electric outlets are tested for voltage, polarity, ground, and GFCI function where applicable. Cabinets, doors, and windows are checked for proper operation and installation.

Kitchen 1. Acceptable Cooking Appliances: Frigidaire

2. Acceptable Ventilator: Unlisted

3. Acceptable Dishwasher: Frigidaire

4. Acceptable Refrigerator: Frigidaire

5. Acceptable Sink: Stainless Steel 6. Acceptable Electrical: 110 VAC GFCI 7. Acceptable Plumbing/Fixtures: Single handle




Kitchen (Continued)Plumbing/Fixtures: (continued)

8. Acceptable Counter Tops: Granite 9. Acceptable Cabinets: Wood

10. Marginal Pantry: Walk In - Cracks present. No moisture at this time.

11. Acceptable Ceiling: Knockdown drywall 12. Acceptable Walls: Knockdown Drywall 13. Acceptable Floor: Tile 14. Acceptable Doors: Hollow wood 15. Marginal Windows: Single pane aluminum - Window frames not

caulked to return/sill

16. Acceptable HVAC Source: Central AC register

BathroomOverall finish conditions are observed. Plumbing fixtures are all checked for proper function. Drains are checked for several minutes to verify clear operation. All wet walls are checked with IR camera after operating fixtures to verify presence of leaks inside wall cavities. Function of all cabinet and door hardware is checked. Electrical outlets are checked for voltage, polarity, ground, and GFCI function where applicable.

Jack and Jill Bathroom 1. Acceptable Ceiling: Knockdown drywall 2. Acceptable Walls: Knockdown Drywall 3. Acceptable Floor: Tile 4. Acceptable Doors: Hollow wood




Bathroom (Continued)5. Defective Electrical: 110 VAC - Non-GFCI circuit -recommend GFCI

circuit be installed to meet current code

6. Acceptable Counter/Cabinet: Wood Cabinets 7. Acceptable Sink/Basin: Porcelain coated 8. Acceptable Faucets/Traps: Builder grade faucets w pvc traps

9. Acceptable Tub/Surround: Porcelain/Steel tub and ceramic tile surround 10. Defective Toilets: 1 1/2 Gallon Tank - The toilet is loose at the floor and

will require tightening and grouting.

11. Acceptable HVAC Source: Central AC register 12. Acceptable Ventilation: Electric ventilation fan Master Bathroom 13. Acceptable Closet: Walk In 14. Acceptable Ceiling: Knockdown drywall




Bathroom (Continued)15. Defective Walls: Knockdown Drywall - Damaged at shower surround.

16. Acceptable Floor: Tile 17. Acceptable Doors: Hollow wood - Bifold closet doors in open position hit

entry door

18. Acceptable Electrical: 110 VAC GFCI 19. Acceptable Counter/Cabinet: Laminate and wood 20. Acceptable Sink/Basin: Porcelain coated 21. Acceptable Faucets/Traps: Builder grade faucets w pvc traps

22. Acceptable Shower/Surround: Raised tile floor with tile walls and shower pan membrane 23. Defective Toilets: 1 1/2 Gallon Tank - The toilet is loose at the floor and

will require tightening and grouting.

24. Acceptable HVAC Source: Central AC register 25. Acceptable Ventilation: Electric ventilation fan Powder Half Bathroom




Bathroom (Continued)26. Marginal Ceiling: Knockdown drywall - Paint sprayed over Paneling.

27. Acceptable Walls: Knockdown Drywall 28. Acceptable Floor: Tile 29. Acceptable Doors: Hollow wood 30. Acceptable Electrical: 110 VAC GFCI 31. Marginal Counter/Cabinet: Cultured Marble and Wood - Countertop not flush to

cabinet base.

32. Marginal Sink/Basin: Molded single bowl - Lavatory bowls with no overflow drain tend to drain slower and clog easier than vented bowls.

33. Marginal Faucets/Traps: Builder grade faucets w pvc traps - Drain stopper arm difficult to operate-hits splash.




Bathroom (Continued)34. Defective Toilets: 1 1/2 Gallon Tank - Toilet leaks at base when

flushed-not sealed. A qualified licensed plumber is recommended for evaluation and repairs.

35. Acceptable HVAC Source: Central AC register 36. Acceptable Ventilation: Electric ventilation fan

BedroomGeneral finish conditions are observed. Doors and windows are checked for operation and function and visible damage. Electrical outlets and fixtures are checked for function, voltage, polarity, and ground where accessible. Walls, floors, and ceiling are scanned with IR for moisture, missing insulation, or other defects.

Master Bedroom 1. Acceptable Closet: Walk In (Bathroom)

2. Acceptable Ceiling: Knockdown drywall 3. Acceptable Walls: Knockdown Drywall 4. Acceptable Floor: Hardwood 5. Acceptable Doors: Hollow wood 6. Acceptable Windows: Single pane aluminum 7. Marginal Electrical: 110 VAC - Only 2 outlets in this bedroom.

NOTE: GFCI Resets at Panel.

8. Acceptable HVAC Source: Central AC register 9. Acceptable Smoke Detector: Battery only

Bedroom 2 (Front) Bedroom




Bedroom (Continued)10. Acceptable Closet: Large

11. Acceptable Ceiling: Knockdown drywall 12. Acceptable Walls: Knockdown Drywall 13. Acceptable Floor: Hardwood 14. Acceptable Doors: Hollow wood 15. Defective Windows: Single pane aluminum - Screen(s) missing

16. Marginal Electrical: 110 VAC - Only one outlet in this room. NOTE: Resets at Panel.

17. Acceptable HVAC Source: Central AC register 18. Acceptable Smoke Detector: Battery only Bedroom 3 (Middle) Bedroom 19. Acceptable Closet: Large 20. Acceptable Ceiling: Knockdown drywall 21. Acceptable Walls: Knockdown Drywall 22. Acceptable Floor: Hardwood 23. Acceptable Doors: Hollow wood 24. Defective Windows: Single pane aluminum - Lockset missing at left window.

25. Marginal Electrical: 110 VAC - Only one outlet in this room.

26. Acceptable HVAC Source: Central AC register 27. Acceptable Smoke Detector: Battery only




Living SpaceGeneral finish conditions are observed. Doors and windows are checked for operation and function and visible damage. Electrical outlets and fixtures are checked for function, voltage, polarity, and ground where accessible. Walls, floors, and ceiling are scanned with IR for moisture, missing insulation, or other defects.

Family Room Living Space 1. Acceptable Ceiling: Knockdown drywall 2. Acceptable Walls: Knockdown Drywall 3. Marginal Floor: Hardwood - 1.Noted uneven floor due to settlement. 2. Darker area of

floor with elevated moisture. No indications of moisture at ceiling above or subflooring in crawlspace below. This area should be monitored.

4. Defective Doors: Hollow wood - 1. Gapping at framing. Update sweep/weatherstripping. 2. Door is not fire rated.

5. Defective Windows: Single pane aluminum - 1. Lockset missing at front window. 2. Window frames not caulked to return/sill

6. Marginal Electrical: 110 VAC - Only one outlet in this room. 7. Acceptable HVAC Source: Central AC register 8. Acceptable Smoke Detector: Battery only

Dining Room Living Space 9. Acceptable Ceiling: Knockdown drywall

10. Acceptable Walls: Paint 11. Marginal Floor: Hardwood - Noted uneven floor due to settlement




Living Space (Continued)12. Defective Windows: Single pane aluminum - 1. Screen(s) damaged.

2. Window frames not caulked to return/sill.

13. Defective Electrical: 110 VAC lighting circuits only - No outlets in this room. 14. Acceptable HVAC Source: Central AC register

Fireplace/Wood StoveOverall condition of firebox and damper are visibly inspected for damage or rust. Overall area is viewed with IR camera for possible water intrusion from the cap or flashings above. NOTE - often gas fireplaces are not operable at the time of inspection. We recommend that gas fireplaces be inspected by the gas provider when they hook up service.

Fireplace 1. Defective Fireplace Construction: Brick - Loose or broken fire brick.

Consult with licensed chimney contractor before use.

2. Type: Wood burning 3. Defective Smoke Chamber: Brick - Loose or broken fire brick/missing

mortar. Consult with licensed chimney contractor before use.

4. Marginal Damper: None - Damperless fireplaces allow constant air infiltration/exfiltration

5. Acceptable Hearth: Flush mounted




Laundry Room/AreaOverall conditions are observed. Washer and Dryer (if present) are powered on and checked for basic operation and hookup but not run through a full cycle. Plumbing fixtures are tested for all normal function. Cabinet and door hardware is checked for proper function. Electric outlets are tested for voltage, polarity, ground, and GFCI function where applicable. Cabinets, doors, and windows are checked for proper operation and installation.

Laundry Room/Area 1. Marginal Ceiling: Paneling - Knockdown applied over Paneling.

2. Acceptable Walls: Knockdown Drywall/Siding/Wainscot 3. Acceptable Floor: Tile 4. Acceptable Doors: Metal entry door 5. Acceptable Washer Hose Bib: Gate valves 6. Defective Washer and Dryer Electrical: 110-240 VAC - NOTE: Washer outlet resets at

Panel. No power at 220 VAC dryer receptacle.

7. Acceptable Dryer Vent: Rigid metal

8. Acceptable Washer Drain: Wall mounted drain




ElectricalThe home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

1. Marginal Year of last update 2019 - NOTE: AFCI-GFCI Combo breakers have been installed at Panel. Outlets throughout home have been labeled as GFCI protected outlet. Some outlets have a ground wire installed and can be tripped by common tester to confirm protection; the outlets without a physical ground wire cannot be confirmed to be protected by GFCI breakers at the Panel with common tester. Verify with electrician that these ungrounded outlets are indeed protected by GFCI breakers at the Panel. Live KNOB AND TUBE wiring present in attic. See below.

2. Service Size Amps: 200 Volts: 110-240 VAC 3. Acceptable Service: Braided Aluminum 4. Acceptable 120 VAC Branch Circuits: Copper 5. Defective 240 VAC Branch Circuits: Copper and braided aluminum - No power at 240

VAC Dryer receptacle. 6. Defective Conductor Type: Knob and tube and romex - Live knob and tube wiring

throughout attic. This type of wiring can only handle limited amperage and was not designed to meet the demands of modern panels and appliances. Furthermore, K & T is a severe fire hazard when covered with thermal insulation. DO NOT install additional insulation in attic or walls unless K & T wiring has been removed first. Consult with insurance agent to determine if the presence of this type of wiring will require a higher premium or if underwriting will disqualify the policy because of this type of wiring.

7. Not Inspected Ground: Not visible




Electrical (Continued)8. Acceptable Smoke Detectors: Battery only

Outside at Left Side of Home Electric Panel 9. Marginal Manufacturer: Challenger - Some insurance companies will not underwrite

homes with this brand of Panel because two types of breakers made by Challenger were overheating over time, eventually causing fire and shock hazards OR because they are no longer made. Consult with insurance agent to determine if this panel will require a higher premium or if underwriting will disqualify the policy because of this panel. Update recommended.

10. Maximum Capacity: Not listed 11. Acceptable Main Breaker Size: 200 Amps 12. Acceptable Breakers: Copper and Braided Aluminum 13. Acceptable AFCI: 110 volt (AFCI/GFCI Combo) 14. Acceptable GFCI: 110 volt (AFCI/GFCI Combo) - Kitchen, Bath, Bedrooms, Living Spaces 15. Is the panel bonded? Yes




Electrical (Continued)




PlumbingAccessible waste and supply pipes shall be checked for proper installation and function. All fixtures shall be operated with multiple fixtures simultaneously to verify proper pressure. Overall water pressure shall be verified at hose bibb. Water heater shall be visually inspected for proper operation and condition. Waste pipes shall be tested by running showers and tubs for at least 15 minutes and flushing toilets 4 times each and then checking for backups and leaks. All "wet wall" areas shall be assayed with infrared thermography to identify any detectable leaks.

1. Acceptable Year of last update 2019 2. General Plumbing Notes Original water pipes have been replaced by CPVC pipes in the

crawlspace. 3. Acceptable Service Line: PVC 4. Acceptable Main Water Shutoff: Left side

5. Acceptable Water Lines: CPVC 6. Acceptable Drain Pipes: Cast iron and pvc

7. Acceptable Service Caps: Accessible 8. Acceptable Vent Pipes: Cast iron

Water Heater 9. Marginal Water Heater Operation: Adequate - NOTE: Water temperature exceeds 120

degrees. Adjust setting to reduce risk of burn injury.

10. Type: Electric Capacity: 40 Gal. 11. Approximate Age: Less than 10 years Area Served: Whole Dwelling 12. Defective TPRV and Drain Tube: CPVC - Drain tube too long. There

should be an air gap of at least 1.5 pipe diameters between base of drain tube and pan.




Air ConditioningThe inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

1. Acceptable Year of last update 2019 Attic Heat Pump AC System 2. Marginal A/C System Operation: Functional - Equipment appears to be oversized

tonnage for this dwelling. Anticipate short cycling and the potential for elevated indoor Relative Humidity. Recommend consultation with licensed HVAC contractor to lower the fan speed.

Heat Mode Return Return

Cooling Mode

3. Acceptable Condensate Removal: PVC 4. Acceptable Exterior Unit: Pad mounted

5. Manufacturer: Goodman 6. Area Served: Whole Dwelling Approximate Age: New




Air Conditioning (Continued)7. Fuel Type: 220-240 VAC Temperature Differential: 30 degrees 8. Type: Heat pump Capacity: 2.5 Ton 9. Acceptable Visible Coil: Copper core with aluminum fins

10. Acceptable Refrigerant Lines: Serviceable condition 11. Acceptable Electrical Disconnect: Blade 12. Acceptable Exposed Ductwork: Insulated flex 13. Acceptable Blower Fan/Filters: Direct drive with disposable filter 14. Acceptable Thermostats: Digital

Indoor Air QualityInspector will note any visible suspect mold growth on any surface within the living space only. A general temperature and humidity survey will be conducted to document conditions at the time of the inspection. Conditions conducive to fungal growth will be noted even if VSMG is not observed. Additionally, any moisture accumulation in organic materials will be noted. Overall statements made regarding indoor air quality will be based upon standards published by the American Congress of Governmental Industrial Hygienists (ACGIH) and the Environmental Protection Agency (EPA). Any cleaning/remediation recommendations are to be completed according to the S520a guideline by the Institute of Inspection, Cleaning and Restoration Certification (IICRC).

1. Visible Mold? No visible suspect mold growth observed 2. Acceptable Temp/Humidity Normal (between 34% and 55%) 3. Acceptable Infra Red Assessment No abnormal conditions noted 4. Acceptable Overall IAQ Evaluation Conditions are acceptable for normal habitation




AtticAccessible areas of the attic are inspected based upon the discretion of the inspector. In most cases, significant portions of the attic are NOT safely accessible. Areas where staining or damage has been noted from within the living space will be given special attention when possible. Wood rot and framing damage are noted as well as any deficiencies in the insulation or ventilation. Presence of rodents or vermin are not a part of this inspection, however we will note areas of potential vermin access.

Attic 1. Method of Inspection: In the attic 2. Acceptable Roof Framing: Conventional Framing

3. Defective Sheathing: Dimensional wood

4. Acceptable Ventilation: Roof and soffit vents 5. Defective Insulation: Blown in - Missing or inconsistent insulation. DO

NOT install additional insulation on top of KNOB AND TUBE WIRING. Fire Hazard! Recommend open cell spray foam on attic ceiling and/or removal of Knob and Tube wiring.

6. Marginal Insulation Depth: 3" - Insufficient insulation present. Missing or inconsistent insulation depth Present energy code requires 8" minimum.

7. Acceptable Bath vents Ducted to exterior




Attic (Continued)8. Defective Wiring/Lighting: 110 VAC - 1. Live KNOB AND TUBE wiring. Some portions may

be covered by thermal insulation. Fire Hazard! A licensed electrician is recommended for evaluation. 2. Exposed wire splices outside a junction box.

RoofAccessible areas of the roof are viewed from ladder at eave line or by traversing roof (based on inspector's discretion and weather conditions.) Second story roof areas are viewed from the ground. Overall conditions are noted as well as specific defects such as exposed nails and damaged shingles. Flashings, valleys, and wall integrations are inspected for proper assembly and materials. NOTE - ROOF LEAKS ARE NOT ALWAYS DETECTABLE ESPECIALLY IF WEATHER CONDITIONS ARE DRY. WE WILL NOTE ALL POTENTIAL PONT OF WATER INTRUSION AND WILL SCAN ALL CEILINGS WITH IR BUT WE CAN ONLY NOTE CONDITIONS THAT ARE OBSERVED AT THE TIME OF THE INSPECTION.

1. Acceptable Year of last update 2018

Roof Surface 2. Method of Inspection: Traversed Roof 3. Acceptable Material: Architectural Fiberglass Shingles




Roof (Continued)4. Acceptable How many layers of shingles? One

5. Type: Gable 6. Approximate Age: More than 10 years useable life 7. Acceptable Flashing: Aluminum 8. Acceptable Valleys: Galvanized 9. Acceptable Plumbing Vents: Lead

10. Acceptable Attic Vents Off ridge 11. Acceptable Electrical Mast: Surface mount 12. Marginal Gutters: None - Recommend installing gutters and downspouts to direct roof

water runoff away from foundation.

Front Chimney 13. Defective Chimney: Brick - Chimney requires tuck point repairs

14. Acceptable Flue/Flue Cap: Metal 15. Defective Chimney Flashing: Galvanized - Improper installation-

counter flashing is not recessed into mortar joints.

Rear Chimney




Roof (Continued)16. Acceptable Chimney: Brick - Has been sealed off.

17. Acceptable Flue/Flue Cap: Mortar - Chimney flue has been sealed off-not in use

18. Defective Chimney Flashing: Galvanized - Improper installation- counter flashing is not recessed into mortar joints

ExteriorExterior surfaces are viewed from ground level. General finish condition is observed and areas of present, or potential water intrusion are noted. Integration points of windows, doors, and eaves with perimeter walls are checked for proper seal and flashings were viewable. Floor elevation relative to exterior grade is checked. Exterior electrical outlets and hose bibbs are checked.

Exterior Surface 1. Marginal Type: Wood - Peeling paint. Possible presence of lead based paint. Any

exterior repairs must be completed by contractors certified in lead removal.

2. Acceptable Trim: Wood 3. Marginal Fascia: Wood - Peeling paint. Possible presence of lead based paint. Any

exterior repairs must be completed by contractors certified in lead removal. 4. Marginal Soffits: Wood - Peeling paint. Possible presence of lead based paint. Any

exterior repairs must be completed by contractors certified in lead removal. 5. Acceptable Exterior Lighting: Surface mount 6. Marginal Exterior Electric Outlets: 110 VAC - Non-GFCI outlets -recommend GFCI circuit

be installed to meet current code




Exterior (Continued)7. Acceptable Hose Bibs: Rotary

Crawl SpaceCrawl spaces are viewed from the access only when there is less than a 24" x 16" opening. When accessible, crawlspaces are inspected from within. Active plumbing leaks, wood rot, framing damage, and improper grading and foundation conditions are noted. Improper moisture/humidity conditions and excessive mold growth on framing members will be noted if observed. Mold growth in the crawlspace may or may not have an impact on indoor air quality. Additional testing may be completed if requested, at an additional cost.

Crawl Space 1. Method of Inspection: In the crawl space 2. Acceptable Access: Open 3. Marginal Moisture Barrier: None - No moisture or vapor barrier present. Anticipate a

general tendency for water vapor to migrate into living space. 4. Acceptable Ventilation: Vents 5. Marginal Insulation: None - Present code requires R19 insulation at floor framing.

Recommend installation of closed cell spray foam. 6. Defective Electrical: 110 VAC - Install missing junction boxes and cover plates

at open splice connections.

StructureThe Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.

1. Acceptable Structure Type: Wood frame




Structure (Continued)2. Defective Foundation: Brick piers with wood frame floor - Tuck point repairs needed at

brick foundation wall at Porch and at brick piers throughout crawlspace. A qualified licensed contractor is recommended to evaluate and estimate repairs

3. Acceptable Differential Movement: No movement or displacement noted 4. Acceptable Bearing Walls: Frame 5. Defective Joists/Trusses: Conventional Framing - 1. Damaged band joist at Porch and

approx mid-way back on right side (possible termites). 2. Damaged blocking at fireplace. 3. Overly notched joist in rear. A qualified contractor is recommended for evaluation and repairs.




Lots and GroundsOverall lot conditions are observed. Overall grading is visually checked (without the use of surveying instruments) to determine approximate grading conditions. Walks, porches, patio's, and driveways are checked for overall conditions, grading, and damage. Fences and gates are checked and irrigation systems are tested where applicable. Condition of plants and grass are not noted.

1. Defective Walks: Paver - Broken/unlevel pavers. Trip hazard-recommend estimate for repair or replacement by a licensed contractor

2. Acceptable Steps/Stoops: Concrete/Wood 3. Defective Porch: Wood - Damaged main beam for Porch in crawlspace has scab

repairs and possible termite/WDO damage. Anticipate future shifting/movement of beam and structural problems with Porch.

4. Acceptable Patio: Concrete 5. Marginal Grading: Flat - Grade inside crawlspace is lower than adjacent grade of yard

in some areas. Anticipate some ponding during heavy rains. ig




Inspection Close Out ChecklistAll efforts are made to leave the property in the condition in which it was found.

1. Acceptable Attic Access Area Clean Verified Condition - Attic access area clean. Attic lid closed.

2. Acceptable AC Operation Verified Condition - All AC equipment was left in an idle position with thermostat set at 78 degrees.

3. Acceptable Windows Verified Condition - All windows were closed and locked other than any noted elsewhere in this report as defective.

4. Acceptable Exterior Doors Verified Condition - All exterior doors were locked. 5. Acceptable Exterior Lights Verified Condition - Exterior lights were all turned off. 6. Acceptable Interior Lights Verified Condition - All interior lights were turned off.

Final CommentsOlder Home - Homes over 25 years old require more ongoing monitoring and maintenance.




Marginal SummaryThis summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Kitchen

1. Kitchen Pantry: Walk In - Cracks present. No moisture at this time.

2. Kitchen Windows: Single pane aluminum - Window frames not caulked to return/sill

Bathroom

3. Powder Half Bathroom Ceiling: Knockdown drywall - Paint sprayed over Paneling.

4. Powder Half Bathroom Counter/Cabinet: Cultured Marble and Wood - Countertop not flush to cabinet base.

5. Powder Half Bathroom Sink/Basin: Molded single bowl - Lavatory bowls with no overflow drain tend to drain slower and clog easier than vented bowls.

6. Powder Half Bathroom Faucets/Traps: Builder grade faucets w pvc traps - Drain stopper arm difficult to operate-hits splash.




Bathroom (Continued)Faucets/Traps: (continued)

Bedroom

7. Master Bedroom Electrical: 110 VAC - Only 2 outlets in this bedroom. NOTE: GFCI Resets at Panel.

8. Bedroom 2 (Front) Bedroom Electrical: 110 VAC - Only one outlet in this room. NOTE: Resets at Panel.

9. Bedroom 3 (Middle) Bedroom Electrical: 110 VAC - Only one outlet in this room.

Living Space

10. Family Room Living Space Floor: Hardwood - 1.Noted uneven floor due to settlement. 2. Darker area of floor with elevated moisture. No indications of moisture at ceiling above or subflooring in crawlspace below. This area should be monitored.




Marginal Summary (Continued)11. Family Room Living Space Electrical: 110 VAC - Only one outlet in this room. 12. Dining Room Living Space Floor: Hardwood - Noted uneven floor due to settlement

Fireplace/Wood Stove

13. Fireplace Damper: None - Damperless fireplaces allow constant air infiltration/exfiltration

Laundry Room/Area

14. Laundry Room/Area Ceiling: Paneling - Knockdown applied over Paneling.

Electrical

15. Year of last update 2019 - NOTE: AFCI-GFCI Combo breakers have been installed at Panel. Outlets throughout home have been labeled as GFCI protected outlet. Some outlets have a ground wire installed and can be tripped by common tester to confirm protection; the outlets without a physical ground wire cannot be confirmed to be protected by GFCI breakers at the Panel with common tester. Verify with electrician that these ungrounded outlets are indeed protected by GFCI breakers at the Panel. Live KNOB AND TUBE wiring present in attic. See below.

16. Outside at Left Side of Home Electric Panel Manufacturer: Challenger - Some insurance companies will not underwrite homes with this brand of Panel because two types of breakers made by Challenger were overheating over time, eventually causing fire and shock hazards OR because they are no longer made. Consult with insurance agent to determine if this panel will require a higher premium or if underwriting will disqualify the policy because of this panel. Update recommended.




Electrical (Continued)Manufacturer: (continued)

Plumbing

17. Water Heater Water Heater Operation: Adequate - NOTE: Water temperature exceeds 120 degrees. Adjust setting to reduce risk of burn injury.

Air Conditioning

18. Attic Heat Pump AC System A/C System Operation: Functional - Equipment appears to be oversized tonnage for this dwelling. Anticipate short cycling and the potential for elevated indoor Relative Humidity. Recommend consultation with licensed HVAC contractor to lower the fan speed.

Heat Mode Return Return

Cooling Mode

Attic

19. Attic Insulation Depth: 3" - Insufficient insulation present. Missing or inconsistent insulation depth Present energy code requires 8" minimum.




Marginal Summary (Continued)

Roof

20. Gutters: None - Recommend installing gutters and downspouts to direct roof water runoff away from foundation.

Exterior

21. Exterior Surface Type: Wood - Peeling paint. Possible presence of lead based paint. Any exterior repairs must be completed by contractors certified in lead removal.

22. Fascia: Wood - Peeling paint. Possible presence of lead based paint. Any exterior repairs must be completed by contractors certified in lead removal.

23. Soffits: Wood - Peeling paint. Possible presence of lead based paint. Any exterior repairs must be completed by contractors certified in lead removal.

24. Exterior Electric Outlets: 110 VAC - Non-GFCI outlets -recommend GFCI circuit be installed to meet current code

Crawl Space

25. Crawl Space Moisture Barrier: None - No moisture or vapor barrier present. Anticipate a general tendency for water vapor to migrate into living space.

26. Crawl Space Insulation: None - Present code requires R19 insulation at floor framing. Recommend installation of closed cell spray foam.

Lots and Grounds

27. Grading: Flat - Grade inside crawlspace is lower than adjacent grade of yard in some areas. Anticipate some ponding during heavy rains. ig




Defective SummaryThis summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Bathroom

1. Jack and Jill Bathroom Electrical: 110 VAC - Non-GFCI circuit -recommend GFCI circuit be installed to meet current code

2. Jack and Jill Bathroom Toilets: 1 1/2 Gallon Tank - The toilet is loose at the floor and will require tightening and grouting.

3. Master Bathroom Walls: Knockdown Drywall - Damaged at shower surround.

4. Master Bathroom Toilets: 1 1/2 Gallon Tank - The toilet is loose at the floor and will require tightening and grouting.

5. Powder Half Bathroom Toilets: 1 1/2 Gallon Tank - Toilet leaks at base when flushed-not sealed. A qualified licensed plumber is recommended for evaluation and repairs.

Bedroom

6. Bedroom 2 (Front) Bedroom Windows: Single pane aluminum - Screen(s) missing




Defective Summary (Continued)7. Bedroom 3 (Middle) Bedroom Windows: Single pane aluminum - Lockset missing at left

window.

Living Space

8. Family Room Living Space Doors: Hollow wood - 1. Gapping at framing. Update sweep/weatherstripping. 2. Door is not fire rated.

9. Family Room Living Space Windows: Single pane aluminum - 1. Lockset missing at front window. 2. Window frames not caulked to return/sill

10. Dining Room Living Space Windows: Single pane aluminum - 1. Screen(s) damaged. 2. Window frames not caulked to return/sill.

11. Dining Room Living Space Electrical: 110 VAC lighting circuits only - No outlets in this room.

Fireplace/Wood Stove

12. Fireplace Fireplace Construction: Brick - Loose or broken fire brick. Consult with licensed chimney contractor before use.




Defective Summary (Continued)13. Fireplace Smoke Chamber: Brick - Loose or broken fire brick/missing

mortar. Consult with licensed chimney contractor before use.

Laundry Room/Area

14. Laundry Room/Area Washer and Dryer Electrical: 110-240 VAC - NOTE: Washer outlet resets at Panel. No power at 220 VAC dryer receptacle.

Electrical

15. 240 VAC Branch Circuits: Copper and braided aluminum - No power at 240 VAC Dryer receptacle.

16. Conductor Type: Knob and tube and romex - Live knob and tube wiring throughout attic. This type of wiring can only handle limited amperage and was not designed to meet the demands of modern panels and appliances. Furthermore, K & T is a severe fire hazard when covered with thermal insulation. DO NOT install additional insulation in attic or walls unless K & T wiring has been removed first. Consult with insurance agent to determine if the presence of this type of wiring will require a higher premium or if underwriting will disqualify the policy because of this type of wiring.

Plumbing

17. Water Heater TPRV and Drain Tube: CPVC - Drain tube too long. There should be an air gap of at least 1.5 pipe diameters between base of drain tube and pan.

Attic

18. Attic Sheathing: Dimensional wood




Attic (Continued)Sheathing: (continued)

19. Attic Insulation: Blown in - Missing or inconsistent insulation. DO NOT install additional insulation on top of KNOB AND TUBE WIRING. Fire Hazard! Recommend open cell spray foam on attic ceiling and/or removal of Knob and Tube wiring.

20. Attic Wiring/Lighting: 110 VAC - 1. Live KNOB AND TUBE wiring. Some portions may be covered by thermal insulation. Fire Hazard! A licensed electrician is recommended for evaluation. 2. Exposed wire splices outside a junction box.

Roof

21. Front Chimney Chimney: Brick - Chimney requires tuck point repairs

22. Front Chimney Chimney Flashing: Galvanized - Improper installation- counter flashing is not recessed into mortar joints.




Defective Summary (Continued)23. Rear Chimney Chimney Flashing: Galvanized - Improper installation-

counter flashing is not recessed into mortar joints

Crawl Space

24. Crawl Space Electrical: 110 VAC - Install missing junction boxes and cover plates at open splice connections.

Structure

25. Foundation: Brick piers with wood frame floor - Tuck point repairs needed at brick foundation wall at Porch and at brick piers throughout crawlspace. A qualified licensed contractor is recommended to evaluate and estimate repairs

26. Joists/Trusses: Conventional Framing - 1. Damaged band joist at Porch and approx mid-way back on right side (possible termites). 2. Damaged blocking at fireplace. 3. Overly notched joist in rear. A qualified contractor is recommended for evaluation and repairs.




Defective Summary (Continued)Defective Summary (Continued)

Lots and Grounds

27. Walks: Paver - Broken/unlevel pavers. Trip hazard-recommend estimate for repair or replacement by a licensed contractor

28. Porch: Wood - Damaged main beam for Porch in crawlspace has scab repairs and possible termite/WDO damage. Anticipate future shifting/movement of beam and structural problems with Porch.




existing home inspection historic · to mitigate risk of future issues in the home, and that home...

Documents