123 E Main St

Richmond, VA, 23219

June 9th, 2020

INSPECTED BY

Dylan Morgan

PREPARED FOR

Sample Client

Approximate Humidity

72%

Approximate Temperature

77° F

In Attendance

Client
Client's Agent

Occupancy

Furnished

Type of Building

Single Family

Weather Conditions

Humid and partly cloudy throughout the day.

General Information

The observations and opinions expressed within this report are those of our home inspection service and supersede any alleged verbal comments. This report overrides, supersedes, and negates any previous report that may have been submitted by us for this property and should be read in its entirety. Any reports previously submitted by us for this property should be destroyed and should not be relied upon, or considered accurate or complete.

We inspect all of the systems, components, and conditions described in accordance with the State of Virginia Home Inspection Standards of Practice, and those that we do not inspect are clearly disclaimed in the contract and/or in the aforementioned standards. However, some components that are inspected and found to be functional may not necessarily appear in the report, simply because we do not wish to waste our client's time by having them read an unnecessarily lengthy report about components that do not need to be serviced.

The failure to follow our recommendations constitutes a violation of our agreement and contract, which would hold us harmless for any subsequently alleged defects or deficiencies and, by relying on this inspection report, you have agreed to be bound by the terms, conditions, and limitations as set forth in the Inspection Agreement. If you do not have a copy of the Inspection Agreement, please contact us and a copy will be provided to you electronically. If you do not agree to be bound by this Inspection Agreement in its entirety, you must contact us immediately upon receipt of this completed report. In addition, all electronic and paper copies of the inspection report must be deleted and destroyed, and may not be used in whole or in part for consideration in a real estate transaction.

Virginia Licensed NRS Home Inspector #3380001638.

State of Virginia Home Inspection Standards of Practice can be found in VA Code: 18VAC15-40-130.

Scope of Work

This report is intended only as a general guide to help the client make their own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon their visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged, or difficult to inspect are excluded from the report. In the case of a pre-listing inspection, Property Doc speaks only to the conditions at the time of inspection, and is not responsible for any changes/alterations/repairs after the inspection date.

Systems and conditions which are not within the scope of the inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; privately provided water/sewage systems (including wells), cosmetics, or building code conformity. Due to standards currently set forth, we are unable to do "invasive testing" which includes, but is not limited to, removal of covers from HVAC systems to view internal components and puncturing wood to test for moisture/insect damage. Any general comments about these systems and conditions are informational only and do not represent an inspection.

The inspection report should not be construed as a compliance inspection of any governmental or non-governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. To the best of our knowledge and belief, all statements and information in this report are true and correct.

Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow Property Doc to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.

1 · Roof

Roof

We take great care in evaluating the roof system thoroughly through every aspect available to us at time of inspection excluding walking on the roof. Every roof will wear differently relative to its age, number of layers, quality of material, method of application, exposure to weather conditions, and the regularity of its maintenance. We can only offer an opinion of the general quality and condition of the roofing material. Roof surfaces and materials over 10 years old are subject to issues that may arise; those include but are not limited to those associated with age. Maintenance and general repairs can be performed and may prolong the life of the existing materials, however larger repairs or replacement may be necessary at any time. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. The waterproof membrane beneath roofing materials is generally concealed and cannot be examined without removing the roof material. Although roof condition can be evaluated, it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our service. Even water stains on ceilings or on framing within attics will not necessarily confirm an active leak without some corroborative evidence, and such evidence can be deliberately concealed. We evaluate every roof conscientiously, but we will not predict its remaining life expectancy, or guarantee that it will not leak. Naturally, the sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and of its history. Therefore, we recommend that you ask the sellers about it, and that you either include comprehensive roof coverage in your home insurance policy, or that you obtain a roof certification from an established local roofing company. We do not inspect attached accessories including, but not limited to, solar systems, antennae, and lightning arrestors. In accordance with our standards, we do not attempt to enter attics that have less than thirty-six inches of headroom, are restricted by ducts, or in which the insulation obscures the joists and thereby makes mobility hazardous, in which case we would inspect them as best we can from the access point. In regard to evaluating the type and amount of insulation on the attic floor, we use only generic terms and approximate measurements, and do not sample or test the material for specific identification. Also, we do not disturb or move any portion of it, and it may well obscure water pipes, electrical conduits, junction boxes, exhaust fans, and other components.

General

Inspection Method

Ground
Ladder
Binoculars

Roof Type/Style

Gable

Coverings

Material

Asphalt 3-Tab: 20 Year Expected Service Life When New

1.1 · Material

Material is in serviceable condition. Estimated age of 5-10 years.
Informational

Flashings

1.2 · Drip Edge

No drip edge flashing was observed under the roofing material. Drip edge flashing helps protect underlying materials from moisture damage. I recommend installation by a qualified roofing contractor.
Observations

Roof Drainage Systems

Gutter Material

Aluminum

1.3 · Downspouts Drain Near House

One or more downspouts drain too close to the homes foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend adjusting downspout extensions to drain at least 6 feet from the foundation.
Observations

1.4 · Improper Discharge

Downspouts drain directly onto roof surface in one or more places. This will cause premature deterioration of roofing material in those areas. Recommend a qualified contractor adding extensions to carry water to the lower gutter system.
Observations

2 · Exterior

Exterior

All structures are dependent on the soil beneath them for support, but soils are not uniform. Some that appear to be firm and solid can become unstable during seismic activity or may expand with the influx of water, moving structures with relative easy fracturing slabs, and other hard surfaces. In accordance with our standards of practice, we identify foundation types and look for any evidence of structural deficiencies. However, minor cracks or deteriorated surfaces are common in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified Class A contractor or structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the curing process. In most instances, floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. Areas hidden from view by finished walls or stored items cannot be judged and are not a part of this inspection. We will certainly alert you to any suspicious cracks if they are clearly visible. However, we are not specialists, and in the absence of any major defects, we may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist. This should not deter you from seeking the opinion of any such expert. We also routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. As for the exterior walls and trim, some areas may not be visible due to gutters and other such systems. If this is the case, we are not responsible for those areas which we cannot view (example-slab foundations). The chimney should be cleaned and evaluated by a licensed chimney expert before first use to insure proper operation.

Siding, Flashing, & Trim

Siding Material

Vinyl: 60 Year Expected Service Life When New

2.1 · Siding Material

Functional at the time of inspection.
Informational

2.2 · Warning - Wood Materials

Wood or wood-like materials present. These materials are subject to moisture damage and weathering to a greater extent than other siding materials, as well as infestation by wood-destroying pests and organisms. Notwithstanding anything noted in this report, recommend further evaluation by licensed pest control professional, repair or replacement as needed, and regular homeowner monitoring and maintenance thereafter.
Informational

2.3 · Paint

Repaint: Some areas of the house need repainting due to peeling, cracking and/or blistering paint. Recommend prepping (scrape, sand, prime, and caulk) properly and repainting.
Observations

2.4 · Caulk & Sealant

Cracks visible in siding and/or trim. Recommend caulking / resealing to prevent moisture intrusion.
Observations

2.5 · Loose Siding / Trim

Loose siding / trim was observed on the home, which will allow moisture intrusion or pests. Recommend correction by a qualified contractor.
Observations

2.6 · Damaged Dryer Vent

Improperly secured dryer vent will allow moisture and small animals inside the home. Recommend replacement by a qualified contractor.
Observations

2.7 · Trim Damage

Trim rotted / deteriorated in one or more areas on the home. Recommend repair by a qualified contractor.
Observations

Exterior Doors

Exterior Entry Door

Wood

2.8 · Door Sill/Trim

Recommend caulking at door sill and trim to prevent moisture intrusion.
Observations

2.9 · Weatherstripping Not Present

Weatherstripping insufficient around door, which is an energy efficiency loss. Recommend adding weatherstripping to door.
Observations

Decks, Balconies, Porches, & Steps

Material

Brick
Concrete

Appurtenance

Covered Porch

2.10 · Deck - Water Sealant Required

Deck is showing signs of weathering and/or water damage. Recommend water sealant/weatherproofing be applied.
Observations

2.11 · Joist Hangers

Joist hanger(s) are missing or improperly installed. This could cause the deck structure to fail. Recommend that joist hangers be properly installed by qualified contractor.
Observations

2.12 · Ledger Board Improperly Installed

No lag bolts visible. The deck ledger board is nailed or screwed to the house or is covered and not visible. Recommend installing lag screws to securely attach ledger board to house if they have not been used.
Observations

2.13 · Railing Unsafe

The railing is loose, which is a safety hazard especially in the event of a fall. Recommend correction by a qualified contractor.
Observations

2.14 · Repoint

Grout is deteriorated, which will allow bricks to break loose. Recommend a qualified contractor repoint the material.
Observations

2.15 · Missing Railing

There is no railing on the front steps or porch, which is a fall hazard. Recommend a qualified contractor add railings with balusters.
Observations

Vegetation, Grading, Drainage, & Retaining Walls

2.16 · Grading

Sloped - Proper drainage around the home will be important to maintain ideal moisture levels in the soil.
Informational

2.17 · Vegetation

Vegetation was too close to siding / roof. Condition can promote excessive damage and deterioration by movement of branches, root growth and/or attachment, and moisture retention, and can promote pest infestations. Recommend having vegetation trimmed or removed from affected areas, and regular homeowner monitoring and maintenance thereafter.
Observations

3 · Basement, Foundation, & Crawlspace

Basement, Foundation, & Crawlspace

Foundation

Material

Brick

3.1 · Foundation Cracks - Minor (1/4" or Less)

Minor cracking was noted at the foundation. This is common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement.
Observations

3.2 · Caulk & Sealant

Deteriorated and/or missing caulk / sealant observed, which allows for moisture and pest intrusion. Recommend resealing.
Observations

Basements & Crawlspaces

3.3 · Efflorescence

Efflorescence noted on the crawlspace surface. This a white, powdery deposit that is consistent with moisture intrusion. This can compromise the soils ability to support the home structure and/or lead to mold growth. Recommend a qualified contractor identify source or moisture and correct.
Observations

3.4 · Access Door

Recommend repainting access door to preserve integrity of the material.
Observations

Vapor Retarders (Crawlspace or Basement)

3.5 · Improper Installation

Vapor barrier is improperly installed. This can result in unwanted moisture. Recommend insulation contractor evaluate.
Observations

Floor Structure

3.6 · Evidence of Water Intrusion

There were signs of water intrusion in the underlying floor structure. Recommend identifying source of moisture and repairing.
Observations

3.7 · Evidence of Water Intrusion

Joists have higher than ideal moisture levels and damage. Recommend finding source of moisture intrusion and correcting to preserve the floor structure.
Observations

4 · Heating & Cooling

Heating & Cooling

The inspector can only readily open access panels provided by the manufacturer or installer for routine homeowner maintenance, and will not operate components when weather conditions or other circumstances apply that may cause equipment damage. Temperatures of 65 degrees or lower are unsuitable for testing A/C units, recommend having fully tested/evaluated before first use (in the spring). The inspector does not light pilot lights or ignite or extinguish solid fuel fires, nor are safety devices tested by the inspector. The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, or inspect concealed portions of evaporator and condensing coils, heat exchanger or firebox, electronic air filters, humidifiers and de-humidifiers, ducts and in-line duct motors or dampers, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. If the outside temperature is below 65 degrees, the A/C unit is unable to be tested at time of inspection and should be properly maintained/evaluated before first use. If your system is a heat pump type, then we are unable to determine if heat is due to electric coils or charge. We perform a conscientious evaluation of the system, but we are not specialists. Please note that even modern heating systems can produce carbon monoxide, which in a poorly ventilated room can result in sickness and even death. Therefore, it is essential that any recommendations we make for service or further evaluation be scheduled before the close of escrow, because a specialist could reveal additional defects or recommend further upgrades that could affect your evaluation of the property, and our service does not include any form or warranty or guarantee. Normal service and maintenance is recommended on a yearly basis. Determining the presence of asbestos materials commonly used in heating systems can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy. Any time a unit is more than 13 years old (most manufacturers recommended system life) we recommend having it evaluated by a licensed HVAC contractor due to the fact that it is considered "end of life/advanced age" and may need repair/replacement in the near future.

Cooling Equipment

Brand

Payne
Trane

Energy Source/Type

Electric

4.1 · Location

Left side of home
Informational

4.2 · Year of Manufacture & Size of Unit

Primary: 2017, 1.5 ton, Secondary: 1988, 1.5 ton
Informational

4.3 · Condition

Functional
Informational

4.4 · Insulation Missing or Damaged

Missing or damaged insulation on refrigerant line can cause energy loss and condensation.
Observations

Heating / Air Handling Equipment

Heat Type

Heat Pump: 10-15 Year Expected Service Life When New

Brand

Trane

Energy Source

Electric

4.5 · Location

Attic & Crawlspace
Informational

4.6 · Condition

Due to outside temperature being above 65 degrees, the heating system was not tested. Unable to inspect upstairs air handler because of stored items.
Limitations

4.7 · Condition

Downstairs air handler functional at time of inspection.
Informational

4.8 · Filter Location & Size

Living Room - 20x20 Upstairs Hallway - 14x20
Informational

4.9 · Year of Manufacture & Size of Unit

1988, capacity unknown
Informational

4.10 · Corrosion

Significant amount of rust visible on bottom side of downstairs air handler. Sometimes caused by backup in condensate line. Recommend further evaluation and correction by a qualified HVAC technician.
Observations

Distribution System

Type

Insulated Metal

Configuration

Central

Normal Operating Controls

4.11 · Location

Living Room & Upstairs Hallway
Informational

5 · Plumbing

Plumbing

Water quality or hazardous materials (lead) testing is available from local testing labs, and not included in this inspection. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection, nor can the presence of mineral build-up that may gradually restrict their inner diameter and reduce water volume. Plumbing components such as gas pipes, potable water pipes, drain and vent pipes, and shut-off valves are not generally tested if not in daily use. The inspector cannot state the effectiveness or operation of any anti-siphon devices, automatic safety controls, water conditioning equipment, fire and lawn sprinkler systems, on-site water quality and quantity, on-site waste disposal systems, foundation irrigation systems, spa and swimming pool equipment, solar water heating equipment, or observe the system for proper sizing, design, or use of materials. Polybutylene (Quest) was used extensively in the manufacture of water supply piping in the 1980's. Quest 1 was the first generation of the product and experienced many issues while Quest 2 was the second generation product and issues found with the first generation are not currently found with that generation (Quest 2). Recommend education in regards to the product and all of the products used within the plumbing system. If any of the product is visible the inspector will indicate. In some cases, it is unable to be viewed at time of inspection. Recommend education in regards to the product and consultation with a licensed plumber if desired/deemed necessary. In some areas lead piping was used as supply pipes, there is varied information provided, however; it is generally accepted that the lead contact of the pipe is not an issue at this time. If you find that you have lead supply pipes installed, we recommend you educate yourself on the issue and determine the best course of action for your family. Older shower pans/enclosures are known to have issues and should be carefully monitored/evaluated to prevent future issues. The water pressure within pipes is commonly confused with water volume, but whereas high water volume is good high water pressure is not. Therefore a regulator is recommended whenever street pressure exceeds 80 psi. However, regardless of pressure, leaks will occur in any system, and particularly in one with older galvanized pipes, or one in which the regulator fails and high pressure begins to stress washers and diaphragms within various components. Waste and drainpipes pipe condition is usually directly related to their age. Older ones are subject to damage through decay and root movement, whereas the more modern ABS ones are virtually impervious to damage, although some rare batches have been alleged to be defective. Older homes with galvanized or cast iron supply or waste lines can be obstructed and working during an inspection but later fail under heavy use. If the water is turned off or not used for periods of time (such as a vacant house waiting for closing), rust or deposits within the piping can further clog the piping system. However, inasmuch as significant portions of drainpipes are concealed, we can only infer their condition by observing the draw at drains at the time of inspection. Nonetheless, blockages will still occur in the life of any system. If the home is noted to be the year 1969 or before, and any older plumbing materials are still present- there may be/arise issues associated with older pipes/fixtures. These problems may or may not be visible at this time, careful monitoring and evaluation is recommended.

Fixtures

5.1 · Sinks

Hairline crack observed in upstairs hall bathroom sink. Recommend monitoring for leaks.
Observations

5.2 · Sinks

Flexible drainage piping was used, which is prone to clogging. It is also not properly secured. Recommend replacement by a qualified plumber.
Observations

5.3 · Sinks

Upstairs hall bathroom sink drainage pipe is not attached properly and will leak water. Recommend correction by a licensed plumber.
Observations

5.4 · Toilets

Toilet is loose at the base. Recommend a qualified plumber evaluate and repair to prevent further water damage.
Observations

5.5 · Showers/Bathtubs

The faucet in upstairs hall bathroom is loose. I recommend securing to prevent further damage and resealing.
Observations

5.6 · Showers/Bathtubs

Minor drip from upstairs hallway shower head. Recommend correction by a qualified contractor.
Observations

5.7 · Showers/Bathtubs

Damaged drywall and caulk above master bathroom shower. Recommend repair by a qualified contractor.
Observations

5.8 · Showers/Bathtubs

Master bathroom shower diverter is leaking. Recommend repair by a qualified plumber.
Observations

5.9 · Spigots

Spigots are loose, which could worsen and lead to leaks. Recommend correction and caulking by a licensed plumber.
Observations

Water Supply & Distribution Systems

Distribution Material

Copper: 70 Year Expected Service Life When New

Water Supply Material

Copper: 70 Year Expected Service Life When New

Drain, Waste, & Vent Systems

Material

PVC: 50-80 Year Expected Service Life When New

Hot Water Systems, Controls, Flues, & Vents

Manufacturer

Whirlpool

Capacity

50 gallons

Power Source/Type

Electric: 6-12 Year Expected Service Life

5.10 · Location

Utility Room
Informational

5.11 · Year of Manufacture

2010
Informational

5.12 · Near End of Life

The unit is nearing the end of its expected service life. Recommend budgeting for replacement within five years.
Observations

5.13 · Insufficient Conduit

Conduit has deteriorated and is exposing electrical wire. Recommend correction by a licensed electrician.
Observations

Main Water Shut-off Device

5.14 · Location

Crawlspace
Informational

6 · Doors, Windows, & Interior

Doors, Windows, & Interior

Our inspection of living space includes the visually accessible areas of walls, floors, cabinets and closets, and the testing of a representative number of windows and doors, switches and outlets. We do not evaluate window treatments, move furnishings or possessions, lift carpets or rugs, empty closets or cabinets, nor comment on every cosmetic deficiency, although some may be noted as a courtesy. We may not comment on cracks that appear around windows and doors, along lines of framing members or along seams of drywall and plasterboard. These are typically caused by minor movement, such as wood shrinkage, common settling, and seismic activity, and will often reappear if they are not correctly repaired. Such cracks can become the subject of disputes, and are therefore best evaluated by a specialist. Floor covering damage or stains may be hidden by furniture, and the condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather, and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. Testing, identifying, or identifying the source of environmental pollutants or odors (including but not limited to- lead, mold, allergens, odors from household pets and cigarette smoke) is beyond the scope of our service, but can become equally contentious or difficult to eradicate. Smoke alarms, if not already installed, should be placed in each bedroom and in both upper and lower hallways for maximum safety, test units regularly as per standard-install new batteries and replace older/broken units as needed. We recommend you carefully determine and schedule whatever remedial services may be deemed advisable or necessary before the close of escrow.

Countertops & Cabinets

Countertop Material

Granite

6.1 · Cabinetry

Wood
Informational

6.2 · Poor/Missing Caulk

Bathroom countertop was missing sufficient caulk/sealant at the wall. This can lead to water damage. Recommend adding sealant at sides and corners where counters touch walls.
Observations

Doors

6.3 · Door Sticks

Door sticks and is tough to open. Recommend sanding down offending sides. Here is a helpful DIY article http://www.familyhandyman.com/doors/repair/fix-sagging-or-sticking-doors/view-all on how to fix a sticking door.
Observations

6.4 · Damaged

Attic door trim is broken. Recommend repairing.
Observations

Steps, Stairways, & Railings

6.5 · Railing Not Secure

Railing not properly secured to the wall, so it may fail in the event of a fall. Recommend correction by a qualified contractor.
Observations

Walls

Wall Material

Drywall

6.6 · Minor Corner Cracks

Minor cracks at the corners of doors and windows in walls. Appeared to be the result of long-term settling. Some settling is not unusual in a home of this age.
Observations

Windows

Window Type

Double-hung

Material

Vinyl: 20-40 Year Expected Service Life When New

6.7 · Damaged

Window screen is damaged. Recommend replacing the screen.
Observations

6.8 · Improper Installation

Windows appear to not be operating properly due to substandard installation. Recommend window specialist evaluate.
Observations

7 · Electrical

Electrical

We are not electricians and in accordance with the standards of practice we only test a representative number of switches and outlets and do not perform load-calculations to determine if the supply meets the demand. However, every electrical deficiency or recommended upgrade should be regarded as a latent hazard that should be serviced as soon as possible, along with evaluation and certification of the entire system as safe by a licensed contractor. Therefore, it is essential that any recommendations that we may make for service or upgrades should be completed before the close of escrow, because an electrician could reveal additional deficiencies or recommend additional upgrades for which we disclaim any responsibility. If we are unable to determine the AMP size installed at the panel for the HVAC system at time of inspection, a licensed contractor should evaluate and insure that it is the correct size for the unit per manufacturers recommendations. Any electrical repairs or upgrades should be made by a licensed electrician. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. The inspector is not required to insert any tool, probe, or testing device inside the panels, test or operate any over-current device except for ground fault interrupters, nor dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels. Any ancillary wiring or system that is not part of the primary electrical distribution system is not part of this inspection but may be mentioned for informational purposes only, including but not limited to low voltage systems, security system devices, heat detectors, carbon monoxide detectors, telephone, security, cable TV, intercoms, and built in vacuum equipment.

Branch Wiring Circuits, Breakers, & Fuses

Branch Wire 15 and 20 AMP

Copper

Wiring Method

Romex

7.1 · Improper Wiring

Neutral conductors were used for hot wire, which is a shock hazard. Recommend correction by a licensed electrician.
Observations

7.2 · Double Lug / Tap

Two wires are connected to a breaker designed for only one wire. This is known as a “double-tap” and is a defective condition which should be corrected by a qualified electrical contractor.
Observations

Main & Subpanels, Service & Grounding, Main Overcurrent Device

Panel Capacity

200 AMP

Panel Type

Circuit Breaker

Panel Manufacturer

Westinghouse

7.3 · Main Panel Location

Utility
Informational

Service Entrance Conductors

Electrical Service Conductors

Aluminum
Below Ground
120/240 volts

Smoke & Carbon Monoxide Detectors

7.4 · General Recommendation

In the interest of occupant safety, I always recommend that smoke & carbon monoxide detectors be installed in every bedroom and in the hallways on every floor.
Informational

7.5 · Present

Fire and/or carbon monoxide detectors were observed in the home.
Informational

8 · Attic, Insulation, & Ventilation

Attic, Insulation, & Ventilation

General

8.1 · Personal Belongings

Personal belongings in attic space severely limited my visibility and access during the inspection.
Limitations

Roof Structure & Attic

Material

Wood
Plywood

8.2 · Type

Rafter
Informational

Attic Insulation

Insulation Type

Batt
Fiberglass

8.3 · Insulation Type

Insulation
Informational

8.4 · Loose Insulation

Loose insulation was observed in the attic space, which is an energy efficiency loss. Recommend reinstalling the insulation.
Observations

Moisture

8.5 · Staining

Moisture stains in attic. Condition typically is caused by roof leaks; other causes or multiple causes are possible. Recommend determining and eliminating source of moisture stains, and repair or replacement, as necessary by a qualified contractor.
Observations

Ventilation

Ventilation Type

Gable Vents

8.6 · Temperature

Attic excessively hot.Temperature of attic was 110°F; exterior temperature was 90°F. Extremely hot temperatures in the attic can cause heat stroke or other health problems if a person is in the attic too long. Under such conditions, individuals should never enter the attic alone or when other people are not present in the house. Condition typically is caused by inadequate ventilation or vents that are not working properly. Recommend ensuring that all ventilation is working properly or having additional ventilation installed.
Observations

8.7 · Attic Ventilation Insufficient

Attic venting was insufficient at time of inspection. No soffit or ridge ventilation. Modern standards recommend 1.5 square feet of venting area for every 300 square feet of attic floor space. Recommend an attic contractor evaluate and remedy.
Observations

9 · Appliances

Appliances

Range/Oven/Cooktop

Range/Oven Energy Source

Electric

Exhaust Hood Type

Re-circulate

Range/Oven Brand

Whirlpool

9.1 · Condition

Functional at time of inspection.
Informational

9.2 · Range Not Fastened

Range was not fastened to the floor. This poses a safety hazard to children. Recommend a qualified contractor secure range so it cant tip.
Observations

Refrigerator

Brand

Frigidaire

9.3 · Condition

Functional at time of inspection.
Informational

Dishwasher

Brand

Frigidaire

9.4 · Condition

Functional at time of inspection.
Informational

Built-in Microwave

Brand

Sharp

9.5 · Condition

Functional at the time of inspection.
Informational

Washer & Dryer

Brand

Centennial

Condition

Functional

9.6 · Location

Utility Room
Informational

10 · Fireplace

Fireplace

General

10.1 · Type

Wood
Informational

10.2 · Level II Chimney Inspection

The National Fire Protection Association (www.nfpa.org) advises that each chimney receive a Level II inspection each time a residence is sold. Inspection levels are explained at www.csia.org/pressroom/press-inspection-levels-explained.htm. It is also advised that this inspection be conducted by a chimney sweep certified by the Chimney Safety Institute of America (www.csia.org).
Informational