chattanooga home inspector llc

Chattanooga Home Inspector LLCProperty Inspection Report

Cover Page

8803 Hidden Branches Rd, Harrison, TN 37341Inspection prepared for: Randall CoxReal Estate Agent: Christa French -

Date of Inspection: 2/29/2020 Time: 1:30 PM Age of Home: 1979 Size: 1750

Weather: 48 degrees and sunny.Order ID: 8748 Your inspector today was Michael Lane. (423) 488-9932.

Inspector: Malcolm GodwinLicense # 1222 or Michael Lane #2041

3600 Hixson Pike St. 126, Chattanooga, TN 37415Phone: 423-284-1510

Email: Support@ChattanogoaHomeInspector.comWWW.ChattanoogaHomeInspector.com

Chattanooga Home Inspector LLC 8803 Hidden Branches Rd, Harrison, TN

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Report SummaryReport Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues. All repairs should be done by a licensed & bonded tradesman or qualified professional. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.Some Positive AttributesPage 5 Item: A A Few Positive

Attributes• LOCATION LOCATION LOCATION!• Fenced in yard• Stone cladding• Open floor plan• Stainless appliances• Butcher block counter tops• Fresh Paint• Granite counter tops• Large garage• Plenty of storage• Great landscaping• Curb appeal

RoofPage 7 Item: A Roof Condition • Granules on asphalt shingles are deteriorated and appear to

be nearing the end of their service life. Recommend licensedroofer review roof and repair / replace as needed.• Various roof shingles are damaged. Recommend licensedroofer review roofing system and repairing / replacingdamaged areas as needed.• Nail pops noted in roof. Nail pops occur when nails back outof sheathing. This has caused various shingles to bedamaged. Recommend resetting nails and replacing damagedshingles.• Exposed nails noted in areas of roof. Recommend addingroof grade silicone to exposed nails to prevent water entry.• No drip edge flashing noted. Recommend adding drip edgeflashing as needed.

Page 10 Item: C Chimney • Improper spark arrestor noted at chimney. Recommendreplacing with approved spark arrestor.

Page 10 Item: D Gutter • Excessive debris noted in gutters. Recommend cleaninggutters as a part of regular home maintenence.• No gutters are noted on front of structure. Recommendadding gutters to insure proper flow of rain water away fromstructure.

AtticPage 12 Item: B Roof Structure • No sheathing or moisture barrier noted at attic wall.

Recommend installing sheathing and moisture barrier toprevent water intrusion.

Page 14 Item: E InsulationCondition

• Insulation in attic has an average depth of less than fourinches. Consider adding insulation to attic.

Electrical

Definition

Drip edge is a metal flashing applied to the edges of a roof deck before the roofing material is applied. The metal may be galvanized steel, aluminum (painted or not), copper and possibly others.


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Page 14 Item: A Electrical Panel • Service panel cover has sharp tipped screws, recommendreplacing screws with blunt tipped screws.• Double tapped breakers noted in service panel. (Quantity 3)Breakers are designed to carry electrical load for only onewire. Recommend adding breakers for extra load wires.• Loose/cut service wire strands noted at electrical panel.Recommend further evaluation by a licensed electrician andrepair if needed.

Interior AreasPage 20 Item: F Doors • Doors do not seal properly. Recommend adding weather

stripping or adjusting strike plate to seal properly.KitchenPage 22 Item: B Sinks • Total Dissolved Solids test performed at kitchen sink. Test

results were NOT favorable and measured at 122(ppm).Consider installing water filtration systems if desired.

LaundryPage 26 Item: A Wash Basin • Slow drain at sink. Recommend clearing.Water HeaterPage 27 Item: A Water Heater

Condition• Rust as corrosion noted around exterior of water heater. Thiscould indicate water heater has internal rusting to water tank.

Page 27 Item: B TPRV • Temperature and pressure relief valve is missing extension.Recommend adding extension to TPR valve to allow water toflow to floor in the event of discharge to prevent personalinjury.

Page 28 Item: D Water Heater Age • Water heater is working correctly at time of inspection. Waterheater was manufactured in 2005. Average life span for thisstyle water heater is 10-15 years.

BasementPage 29 Item: B Foundation • High moisture content noted in basement wall. Refer to

grounds/grading or gutters section for remedy to highmoisture.

1 Item: D Plumbing Lines • Active leak noted in basement. This has created subfloor tobecome damaged. Recommend repairing leak and replacingdamaged areas due to leak.

Exterior AreasPage 33 Item: A Siding Condition • Normal settling cracks noted in foundation.

• Some areas of siding and trim shows signs of rot.Recommend repairing rotten and damaged areas.• Pictures and arrows may not represent all exterior damagedsurfaces. Recommend a professional that can repairdamaged exteriors surfaces ensure all damaged or rottenareas be repaired properly.• Gaps noted where exterior cladding materials meet.Recommend sealing these areas as a part of regular homemaintenance to prevent water entry.

GroundsPage 36 Item: A Driveway and

Walkway Condition• Driveway has typical cracks noted. Recommend sealing toextend life.

Definition

The thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200° F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves


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Page 36 Item: B Grading • Grading is sloped towards structure. Lot grading shouldslope away and fall a minimum of one (1) inch every foot for adistance of six (6) feet around the perimeter of the building.Recommend improving grade by adding swale or french drain.• Small holes found around structure. Recommend filling withdirt to allow water to flow away from structure.

Page 37 Item: C VegetationObservations

• Tree limbs and/or brush come in contact with electricalservice lines. Recommend trimming vegetation that comes incontact with service lines.• Unhealthy or dead trees noted around house that may bedestructive to structure in future. Recommend trimming orremoving trees.

Page 38 Item: D Grounds Electrical • Exposed electrical lines noted near front door. Recommendproperly protecting exterior electrical lines.

0 Item: G Exterior FaucetCondition

• Loose/unsealed hose bib noted recommend adding sealantand/or securing as needed.

Page 41 Item: H Patio and PorchDeck

• Deck joists missing joist hangers. Recommend adding joisthangers to deck joists for added support.• Ledger board ( board that is attached to deck and is securedto structure ) for deck is missing lag bolts. Recommendadding lag bolts to ledger board.• Various deck boards are loose or damaged. Recommendrepairing damaged deck boards.• No flashing installed between deck and exterior cladding.Recommend installing flashing between deck and exteriorcladding.• Deck has loose or damaged supports. Recommendrepairing damaged or loose supports for deck.• Rear deck joist hangers are missing fasteners. Recommendinstalling fasteners at all joist hangers.

Page 43 Item: I Stairs & Handrail • Handrail spindles are spaced further than 3.5 inches apart.This was acceptable at the time structure was built. Modernday safety standards state spindles should be no more than3.5 inches apart.

Page 44 Item: J Wall Condition • Retaining wall missing weep holes. Recommend addingweep holes or additional drainage.

GaragePage 45 Item: C Electrical • Exposed electrical splices in garage. Recommend placing

electrical work in electrical boxes with covers.Page 45 Item: D GFCI • No GFCI protection in garage. It is recommended that

outlets in garage are GFCI protected, however many homeshave dedicated outlets in garage that are not GFCI protectedto power items such as deep freezers.

Page 46 Item: E Garage DoorCondition

• Gap noted at garage door. Recommend adjusting door asneeded.• Manuel garage door does not fully open due to framingmember.

Page 48 Item: H Window Condition • Condensation noted at window.HVAC #1Page 50 Item: B AC Compressor

Condition• AC compressor is not level. Recommend correcting asneeded.

Page 52 Item: G Condition of Ducts • Gap noted at return duct. Recommend repair as needed.

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.


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Bathroom #13 Item: B Showers • Shower head leaks around shower arm. Recommend

tightening shower head to stop leak.Page 54 Item: E Window Condition • Condensation noted between window panes in this

bathroom. This indicates bad seal around window.Page 54 Item: F GFCI • Outlet in bathroom is not GFCI protected. Recommend

replacing outlet with GFCI outlet (Ground Fault CircuitInterrupter).

Bathroom #2Page 56 Item: E Window Condition • Condensation noted between window panes in this

bathroom. This indicates bad seal around window.Bathroom #3Page 57 Item: C Showers • Faucet handle is disconnected from faucet. Unable to test

shower. Recommend reconnecting handle and retesting.Bedroom 1Page 61 Item: E Closets • Door handle to closet door is missing or damaged, unable to

close door.Page 61 Item: F Doors • Door to this bedroom does not close properly. Recommend

adjusting door or strike plate to operate correctly.Bedroom 2Page 63 Item: E Doors • Door to this bedroom does not close properly. Recommend

adjusting door or strike plate to operate correctly.Bedroom 3Page 65 Item: E Ceiling Condition • Water stain noted in bedroom. This area was tested with

moisture meter and appeared to be dry at this time.Recommend monitoring this area.

Signature PagePage 67 Item: B Additional notes on

departure• Would you like a list of trusted professionals? Follow thislink! https://youtu.be/_be9P2txjSw


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Some Positive Attributes

Inspection Details

A. A Few Positive AttributesGood Fair Poor N/A None

✔Observations:• LOCATION LOCATION LOCATION!• Fenced in yard• Stone cladding• Open floor plan• Stainless appliances• Butcher block counter tops• Fresh Paint• Granite counter tops• Large garage• Plenty of storage• Great landscaping• Curb appeal

INTRODUCTION: We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; thisreport will focus on safety and function, not current code. This report identifies specific non-code,non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommend thatyou or your representative carry out a final walk-through inspection immediately before closing tocheck the condition of the property, using this report as a guide.

What We Inspect: A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for afee, which is designed to identify observed material defects within specific components of saiddwelling. Components may include any combination of mechanical, structural, electrical, plumbing,or other essential systems or portions of the home, as identified and agreed to by the Client andInspector, prior to the inspection process. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. Theinspection is based on observation of the visible and apparent condition of the structure and itscomponents on the date of the inspection and not the prediction of future conditions. Our company follows the guidelines of the Standards Of Practice provided by the state of Tennessee(even in Georgia where a licensing program is not in place) As per the SOP of TN a standardinspection does not address environmental concerns including: Lead-based paint, radon, asbestos,cockroaches, rodents, pesticides, treated lumber, fungus, mercury, carbon monoxide, or otherenvironmental concerns. Nor does the report address subterranean systems and systemcomponents including: sewage disposal,water,supply,or fuel storage or delivery. Our company does


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Roof

however perform several of these additional tests if requested by clients. A home inspection will not reveal every concern that exists or ever could exist, but only thosematerial defects observed on the day of the inspection. A material defect is a condition with a residential real property or any portion of it that would have asignificant adverse impact on the value of the real property or that involves an unreasonable risk topeople on the property. The fact that a structural element, system or subsystem is near, at or beyondthe end of the normal useful life of such a structural element, system or subsystem is not by itself amaterial defect. An inspection report shall describe and identify in written format the inspected systems,structures,and components of the dwelling and shall identify material defects observed. Inspectionreports may contain recommendations regarding conditions reported or recommendations forcorrection, monitoring or further evaluation by professionals, but is not required. An Inspection report shall describe and identify in written format the inspected systems, structures,and components of the dwelling and shall identify material defects observed. Inspection reports maycontain recommendations regarding conditions reported or recommendations for correction,monitoring or further evaluation by professionals, but this is not required.

A. AttendanceIn Attendance: Client or client representative present at end of inspection.

B. Home TypeHome Type: Single Family Home. • Attached Garage.

C. OccupancyOccupancy: Vacant.

As per the standards of practice from the state of TN regulatory board a home inspector is notrequired to walk on a roof but to view it from a safe vantage point, nor do we offer life expectancy ofa roof or any other component. If a warranty or life expectancy certificate is desired we stronglyrecommend a licensed roofing company to further evaluate roofing system. Adequate atticventilation, solar / wind exposure, and organic debris all affect the life expectancy of a roof. Alwaysask the seller about the age and history of the roof. On any home that is over 3 years old, expertsrecommend that you obtain a roof certification from an established local roofing company todetermine its serviceability and the number of layers on the roof. We certainly recommend this forany roof over 5 years of age. Metal roofs in snow areas often do not have gutters and downspouts,as there is a concern that snow or ice cascading off the roof may tear gutters from the house. Likewise, be advised that such cascading may cause personal injury or even death. If this househas a metal roof, consult with qualified roofers or contractors regarding the advisability of installing adamming feature which may limit the size and amount of snow / ice sliding from the roof.


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A. Roof ConditionGood Fair Poor N/A None

✔Materials: Inspected from on top of roof.Materials: Asphalt shingles noted. • Three tab shingles noted.Observations:• Granules on asphalt shingles are deteriorated and appear to be nearing theend of their service life. Recommend licensed roofer review roof and repair /replace as needed.• Various roof shingles are damaged. Recommend licensed roofer reviewroofing system and repairing / replacing damaged areas as needed.• Nail pops noted in roof. Nail pops occur when nails back out of sheathing.This has caused various shingles to be damaged. Recommend resettingnails and replacing damaged shingles.• Exposed nails noted in areas of roof. Recommend adding roof gradesilicone to exposed nails to prevent water entry.• No drip edge flashing noted. Recommend adding drip edge flashing asneeded.

Definition

Drip edge is a metal flashing applied to the edges of a roof deck before the roofing material is applied. The metal may be galvanized steel, aluminum (painted or not), copper and possibly others.


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B. ConditionGood Fair Poor N/A None

✔


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C. ChimneyGood Fair Poor N/A None

✔Observations:• Improper spark arrestor noted at chimney. Recommend replacing withapproved spark arrestor.

D. GutterGood Fair Poor N/A None

✔Observations:• Excessive debris noted in gutters. Recommend cleaning gutters as a part ofregular home maintenence.• No gutters are noted on front of structure. Recommend adding gutters toinsure proper flow of rain water away from structure.


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Attic

This report describes the method used to inspect any accessible attics; and describes the insulationand vapor retarders used in unfinished spaces when readily accessible and the absence of insulationin unfinished spaces at conditioned surfaces. Inspectors are required to inspect insulation and vaporretarders in unfinished spaces when accessible and passive/mechanical ventilation of attic areas, ifpresent.

A. AccessGood Fair Poor N/A None

✔Observations:• Scuttle hole noted for attic access.• Bedroom closet• Inspected from attic opening due to lack of walkable attic flooring.


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B. Roof StructureGood Fair Poor N/A None

✔Observations:• Wooden plywood style sheathing noted.• Pre manufactured truss system noted.• No sheathing or moisture barrier noted at attic wall. Recommend installingsheathing and moisture barrier to prevent water intrusion.


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C. Ceiling StructureGood Fair Poor N/A None

✔Observations:• 2 X 4 ceiling joists noted.


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Electrical

D. VentilationGood Fair Poor N/A None

✔Observations:• Under eave soffit inlet vents noted.• Gable louver vents noted.

E. Insulation ConditionGood Fair Poor N/A None

✔Materials: Rock wool insulation noted.Observations:• Insulation in attic has an average depth of less than four inches. Consideradding insulation to attic.

This report describes the amperage and voltage rating of the service, the location of the maindisconnect and any sub panel(s), the presence of solid conductor aluminum branch circuit wiring, thepresence or absence of smoke detectors and wiring methods. Inspectors are required to inspect theviewable portions of the service drop from the utility to the house, the service entrance conductors,cables and raceways, the service equipment and main disconnects, the service grounding, theinterior components of the service panels and sub panels, the conductors, the over-currentprotection devices (fuses or breakers), ground fault circuit interrupters and a representative numberof installed lighting fixtures, switches and receptacles. All issues or concerns listed in this Electricalsection should be construed as current and a potential personal safety or fire hazard. Repairs shouldbe a priority, and should be made by a qualified, licensedelectrician.

A. Electrical PanelGood Fair Poor N/A None

✔Location: Service panel located in garage.Observations:• Service panel cover has sharp tipped screws, recommend replacing screwswith blunt tipped screws.• Double tapped breakers noted in service panel. (Quantity 3) Breakers aredesigned to carry electrical load for only one wire. Recommend addingbreakers for extra load wires.• Loose/cut service wire strands noted at electrical panel. Recommendfurther evaluation by a licensed electrician and repair if needed.


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B. Main Amp BreakerGood Fair Poor N/A None

✔Observations:• Main service disconnect breaker located in panel box.• 150 amp


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C. Breakers in off position upon arrivalGood Fair Poor N/A None

✔Observations:• 2

D. Cable FeedsGood Fair Poor N/A None

✔Observations:• There is an overhead service drop noted.• Braided aluminum service wires noted.• Braided aluminum and copper branch wires noted.


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Interior Areas

The Interior section covers areas of the house that are not considered part of the Bathrooms,Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist ofhallways, foyer, and other open areas. Within these areas the inspector is performing a visualinspection and will report visible damage, wear and tear, and moisture problems if seen. Personalitems in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert shouldbe consulted if you would like further testing.

A. Door BellGood Fair Poor N/A None

✔Observations:• Operated normally when tested.


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B. ElectricalGood Fair Poor N/A None

✔Observations:• A representative number of electrical outlets were tested and wiringappears to be correct. Two amber or green lights on tester indicate correctwiring.


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C. Window ConditionGood Fair Poor N/A None

✔Materials: Metal windows. • Single hung windows.


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D. FireplaceGood Fair Poor N/A None

✔Materials: Living Room.Materials: Wood burning fireplace noted.Observations:• Unable to test fireplace due to no fuel source being present.

E. Smoke DetectorsGood Fair Poor N/A None

✔Observations:• Operated when tested.

F. DoorsGood Fair Poor N/A None

✔Observations:• Doors do not seal properly. Recommend adding weather stripping oradjusting strike plate to seal properly.


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Kitchen

G. ConditionGood Fair Poor N/A None

✔Materials: Drywall noted.Observations:• Ceilings appear to have water stains. This area or areas were tested withmoisture meter and appear to be dry at this time. Recommend monitoringthis area for further staining.

The kitchen is used for food preparation and often for entertainment. Kitchens typically include astove, dishwasher, sink and other appliances.

A. DishwasherGood Fair Poor N/A None

✔Observations:• Dishwasher was turned on and ran through short cycle, appeared tooperate correctly at time of inspection, yet not tested for cleanliness.


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B. SinksGood Fair Poor N/A None

✔Observations:• Sink operated, tested for flow, drainage, and leaks. Everything appears tofunction properly.• Total Dissolved Solids test performed at kitchen sink. Test results wereNOT favorable and measured at 122(ppm). Consider installing water filtrationsystems if desired.


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C. MicrowaveGood Fair Poor N/A None

✔Observations:• Microwave was turned on and appeared to operate correctly, yettemperature difference was unable to be measured.


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D. Cook top conditionGood Fair Poor N/A None

✔Observations:• Electric cook top noted.• All heating elements operated when tested.

E. Oven & RangeGood Fair Poor N/A None

✔Observations:• Oven: Electric radiant heating coils.

F. Vent ConditionGood Fair Poor N/A None

✔Materials: Recirculating


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G. GFCIGood Fair Poor N/A None

✔Observations:• GFCI in place and operational.

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.


Page 26 of 67

Laundry

Water Heater

H. CabinetsGood Fair Poor N/A None

✔Observations:• A representative number of cabinets were opened and appeared to operatecorrectly.

A. Wash BasinGood Fair Poor N/A None

✔Observations:• Slow drain at sink. Recommend clearing.

A. Water Heater ConditionGood Fair Poor N/A None

✔Heater Type: ElectricLocation: The heater is located in the garage.Observations:• Rust as corrosion noted around exterior of water heater. This could indicatewater heater has internal rusting to water tank.


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B. TPRVGood Fair Poor N/A None

✔Observations:• Temperature and pressure relief valve is missing extension. Recommendadding extension to TPR valve to allow water to flow to floor in the event ofdischarge to prevent personal injury.

Definition

The thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200° F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves


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Basement

C. Number Of GallonsGood Fair Poor N/A None

✔Observations:• 50 gallons

D. Water Heater AgeGood Fair Poor N/A None

✔Observations:• Water heater is working correctly at time of inspection. Water heater wasmanufactured in 2005. Average life span for this style water heater is 10-15years.

A. Finished FloorGood Fair Poor N/A None

✔Observations:• Unable to view slab due to finished flooring being installed.


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B. FoundationGood Fair Poor N/A None

✔ ✔Observations:• Concrete block foundation noted.• Foundation walls finished or partially finished. Unable to inspect walls fully.• High moisture content noted in basement wall. Refer to grounds/grading orgutters section for remedy to high moisture.


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C. Floor StructureGood Fair Poor N/A None

✔Observations:• Engineered floor trusts noted.

D. Plumbing LinesGood Fair Poor N/A None

✔Observations:• Active leak noted in basement. This has created subfloor to becomedamaged. Recommend repairing leak and replacing damaged areas due toleak.


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Exterior Areas

A. Siding ConditionGood Fair Poor N/A None

✔Materials: Stone veneer noted. • Painted wood siding

Observations:• Normal settling cracks noted in foundation.• Some areas of siding and trim shows signs of rot. Recommend repairingrotten and damaged areas.• Pictures and arrows may not represent all exterior damaged surfaces.Recommend a professional that can repair damaged exteriors surfacesensure all damaged or rotten areas be repaired properly.• Gaps noted where exterior cladding materials meet. Recommend sealingthese areas as a part of regular home maintenance to prevent water entry.


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Grounds


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A. Driveway and Walkway ConditionGood Fair Poor N/A None

✔Materials: Asphalt driveway noted. • Concrete sidewalk noted.Observations:• Driveway has typical cracks noted. Recommend sealing to extend life.

B. GradingGood Fair Poor N/A None

✔Observations:• Grading is sloped towards structure. Lot grading should slope away and falla minimum of one (1) inch every foot for a distance of six (6) feet around theperimeter of the building. Recommend improving grade by adding swale orfrench drain.• Small holes found around structure. Recommend filling with dirt to allowwater to flow away from structure.


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C. Vegetation ObservationsGood Fair Poor N/A None

✔Observations:• Tree limbs and/or brush come in contact with electrical service lines.Recommend trimming vegetation that comes in contact with service lines.• Unhealthy or dead trees noted around house that may be destructive tostructure in future. Recommend trimming or removing trees.


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D. Grounds ElectricalGood Fair Poor N/A None

✔Observations:• Exposed electrical lines noted near front door. Recommend properlyprotecting exterior electrical lines.


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E. GFCIGood Fair Poor N/A None

✔Observations:• GFCI detected and tested, proper covers were also in place for outdooroutlet use.

F. PlumbingGood Fair Poor N/A None

✔Materials: Copper piping noted for water delivery. • Water valve shutoff andpressure regulator valve located in garage.Observations:• Public water supply meter located at end of driveway near street.• Sewer/septic system not visible, unable to inspect.• PVC piping noted for waste drain and vent lines.

Definition

Polyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines.


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G. Exterior Faucet ConditionGood Fair Poor N/A None

✔Location: Front of structure. • Rear of structure.Observations:• Loose/unsealed hose bib noted recommend adding sealant and/or securingas needed.


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H. Patio and Porch DeckGood Fair Poor N/A None

✔Observations:• Deck joists missing joist hangers. Recommend adding joist hangers to deckjoists for added support.• Ledger board ( board that is attached to deck and is secured to structure )for deck is missing lag bolts. Recommend adding lag bolts to ledger board.• Various deck boards are loose or damaged. Recommend repairingdamaged deck boards.• No flashing installed between deck and exterior cladding. Recommendinstalling flashing between deck and exterior cladding.• Deck has loose or damaged supports. Recommend repairing damaged orloose supports for deck.• Rear deck joist hangers are missing fasteners. Recommend installingfasteners at all joist hangers.


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I. Stairs & HandrailGood Fair Poor N/A None

✔Observations:• Handrail spindles are spaced further than 3.5 inches apart. This wasacceptable at the time structure was built. Modern day safety standards statespindles should be no more than 3.5 inches apart.


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Garage

J. Wall ConditionGood Fair Poor N/A None

✔Materials: BlockObservations:• Retaining wall missing weep holes. Recommend adding weep holes oradditional drainage.

A. Cover PhotoGood Fair Poor N/A None

✔

B. Floor ConditionGood Fair Poor N/A None

✔Materials: Painted concrete floor noted.Observations:• Common settling cracks noted.


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C. ElectricalGood Fair Poor N/A None

✔Observations:• Exposed electrical splices in garage. Recommend placing electrical work inelectrical boxes with covers.

D. GFCIGood Fair Poor N/A None

✔Observations:• No GFCI protection in garage. It is recommended that outlets in garage areGFCI protected, however many homes have dedicated outlets in garage thatare not GFCI protected to power items such as deep freezers.


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E. Garage Door ConditionGood Fair Poor N/A None

✔Materials: One- steel panel, sectional garage door noted. • One- upgraded,insulated garage door noted.Observations:• Gap noted at garage door. Recommend adjusting door as needed.• Manuel garage door does not fully open due to framing member.


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F. Garage Opener StatusGood Fair Poor N/A None

✔Observations:• Belt drive opener noted.


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G. Garage Door's Reverse StatusGood Fair Poor N/A None

✔Observations:• Eye beam system present and operating.

H. Window ConditionGood Fair Poor N/A None

✔Materials: Metal single hung windows noted.Observations:• Condensation noted at window.


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HVAC #1

The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupants at acomfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs ata minimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls.For a more thorough investigation of the system please contact a licensed HVAC service person.

A. Heater ConditionGood Fair Poor N/A None

✔Materials: Location: garage.Materials: Electric forced hot air. • The home has a split system.

B. AC Compressor ConditionGood Fair Poor N/A None

✔ ✔Compressor Type: ElectricLocation: The compressor is located on the exterior grounds. • Mainelectrical disconnect for HVAC unit is located in box.Observations:• AC compressor is not level. Recommend correcting as needed.


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C. Air SupplyGood Fair Poor N/A None

✔Observations:• Air conditioning not tested due to low exterior temperatures.• Heat temperature that was taken at the return register was measured at 58degrees. The average temperature taken at various supply vents wasmeasured at 81 degrees. This change in temperature indicates heatingsystem is working efficiently at the time of inspection.

D. ThermostatsGood Fair Poor N/A None

✔Observations:• Hallway.


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E. HVAC ageGood Fair Poor N/A None

✔Observations:• HVAC compressor manufactured in 2018.

F. Heater data plateGood Fair Poor N/A None

✔Observations:• HVAC heater was manufactured in 2019.


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Bathroom #1

G. Condition of DuctsGood Fair Poor N/A None

✔Observations:• Gap noted at return duct. Recommend repair as needed.

Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets.Because of all the plumbing involved it is an important area of the house to look over. Moisture in theair and leaks can cause mildew, wallpaper and paint to peel, and other problems. The homeinspector will identify as many issues as possible but some problems may be undetectable due toproblems within the walls or under the flooring..

A. LocationsLocations: Master bathroom.

B. ShowersGood Fair Poor N/A None

✔Observations:• Shower head leaks around shower arm. Recommend tightening showerhead to stop leak.


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C. ToiletsGood Fair Poor N/A None

✔Observations:• Operated when tested. No deficiencies noted.

D. SinksGood Fair Poor N/A None

✔Observations:• Sink operated, tested for flow, drainage, and leaks. Everything appears tofunction properly.


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E. Window ConditionGood Fair Poor N/A None

✔Materials: Metal window. • Single hung window.Observations:• Condensation noted between window panes in this bathroom. Thisindicates bad seal around window.

F. GFCIGood Fair Poor N/A None

✔Observations:• Outlet in bathroom is not GFCI protected. Recommend replacing outlet withGFCI outlet (Ground Fault Circuit Interrupter).


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Bathroom #2

A. LocationsLocations: Main floor bathroom.

B. ShowersGood Fair Poor N/A None

✔Observations:• Shower faucet tested, appeared to flow and drain correctly.

C. ToiletsGood Fair Poor N/A None



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D. SinksGood Fair Poor N/A None


E. Window ConditionGood Fair Poor N/A None

✔Materials: Metal window. • Single hung window.Observations:• Condensation noted between window panes in this bathroom. Thisindicates bad seal around window.


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Bathroom #3

A. LocationsLocations: Downstairs bathroom.

B. Exhaust FanGood Fair Poor N/A None

✔Observations:• The bath fan was operated and no issues were found.

C. ShowersGood Fair Poor N/A None

✔ ✔Observations:• Faucet handle is disconnected from faucet. Unable to test shower.Recommend reconnecting handle and retesting.


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D. ToiletsGood Fair Poor N/A None


E. SinksGood Fair Poor N/A None



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Bedroom 1

F. Bath TubsGood Fair Poor N/A None

✔Observations:• Tub

The main area of inspection in the bedrooms is the structural system. This means that all walls,ceilings and floors will be inspected. Doors and windows will also be investigated for damage andnormal operation. Personal items in the bedroom may prevent all areas to be inspected as theinspector will not move personal items.

A. LocationsLocations: Master bedroom.

B. Cover PhotoGood Fair Poor N/A None

✔


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D. Window ConditionGood Fair Poor N/A None

✔Materials: Metal windows. • Single hung windows.


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E. ClosetsGood Fair Poor N/A None

✔Observations:• Door handle to closet door is missing or damaged, unable to close door.

F. DoorsGood Fair Poor N/A None

✔Observations:• Door to this bedroom does not close properly. Recommend adjusting dooror strike plate to operate correctly.


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Bedroom 2

A. LocationsLocations: North bedroom.


✔




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✔Materials: Vinyl windows. • Single hung windows.

E. DoorsGood Fair Poor N/A None

✔Observations:• Door to this bedroom does not close properly. Recommend adjusting dooror strike plate to operate correctly.


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Bedroom 3

A. LocationsLocations: South bedroom.


✔




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✔Materials: Vinyl windows. • Single hung windows.

E. Ceiling ConditionGood Fair Poor N/A None

✔Materials: There are drywall ceilings noted.Observations:• Water stain noted in bedroom. This area was tested with moisture meterand appeared to be dry at this time. Recommend monitoring this area.


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Items not inspected.

Signature Page

A. Items not inspectedGood Fair Poor N/A None

✔

A. Inspector SignatureGood Fair Poor N/A None

✔Observations:• Accept this electronic signature as formal signature.• Inspector: Michael Lane

B. Additional notes on departureGood Fair Poor N/A None

✔Observations:• Would you like a list of trusted professionals? Follow this link!https://youtu.be/_be9P2txjSw


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GlossaryGlossary

Term DefinitionDrip Edge Drip edge is a metal flashing applied to the edges of a roof deck

before the roofing material is applied. The metal may begalvanized steel, aluminum (painted or not), copper and possiblyothers.

GFCI A special device that is intended for the protection of personnelby de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

PVC Polyvinyl chloride, which is used in the manufacture of whiteplastic pipe typically used for water supply lines.

TPR Valve The thermostat in a water heater shuts off the heating sourcewhen the set temperature is reached. If the thermostat fails, thewater heater could have a continuous rise in temperature andpressure (from expansion of the water). The temperature andpressure could continue to rise until the pressure exceeds thepressure capacity of the tank (300 psi). If this should happen, thesuper-heated water would boil and expand with explosive force,and the tank would burst. The super-heated water turns to steamand turns the water heater into an unguided missile. To preventthese catastrophic failures, water heaters are required to beprotected for both excess temperature and pressure. Usually, themeans of protection is a combination temperature- and pressure-relief valve (variously abbreviated as T&P, TPV, TPR, etc.). Mostof these devices are set to operate at a water temperature above200° F and/or a pressure above 150 psi. Do not attempt to testthe TPR valve yourself! Most water heating systems should beserviced once a year as a part of an annual preventivemaintenance inspection by a professional heating and coolingcontractor. From Plumbing: Water Heater TPR Valves

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