patriot home inspectionspatriothomeinspections.com/samplereport.pdf · 2018-02-02 · patriot home...

Patriot Home Inspections898 Whispering Pines Rd

Johnsonville, SC 29555(843) 386-9100

[email protected]

Inspected By: Hubert Miles Jr, RBI 2556

Home Inspection ReportPrepared For:

Joe ClientProperty Address:

123 Sample StAnytown, SC 12345

Inspected on Fri, Feb 2 2018 at 1:04 AM

123 Sample St, Anytown, SC 12345

Table of Contents

Report Summary 5General 7Site 8Structure 9Roofing 12Exterior 14Garage 18Electrical 19HVAC 23HVAC #2 26Plumbing 29Interior 31Bathrooms 33Kitchen 39Laundry 42

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Thank you for the opportunity to conduct a home inspection of the property listed above. We understand that the function of this report is to assist you in understanding the condition of the property to assist in making an informed purchase decision.The report contains a review of components in the following basic categories: site, exterior, roofing, structure, electrical, HVAC, plumbing, and interior. Additional categories may or may not be included. The report is designed to be easy to read and comprehend however it is important to read the entire report to obtain a full understanding of the scope, limitations and exclusions of the inspection.In addition to the checklist items of the report there are several comments which are meant to help you further understand certain conditions observed. These are easy to find by looking for their icons along the left side margin. Comments with the blue icon are primarily informational and comments with the orange icon are also displayed on the summary. Please read them all.Thank you for selecting our company. We appreciate the opportunity to be of service. Should you have any questions about the general condition of the house in the future, we would be happy to answer these. There is no fee for this telephone consulting. Our fees are based on a single visit to the property. If additional visits are required for any reason, additional fees may be assessed. A re-inspection is available of any repair items listed in this inspection for $125.00.SCOPE OF INSPECTIONA home inspection is a non-invasive, visual examination of the accessible areas of a residential property, performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. The scope of work may be modified by the Client and Inspector prior to the inspection process. No destructive testing or dismantling of building components is performed.The home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions. The home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection. A material defect is a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The fact that a system or component is near, at or beyond the end of its normal useful life is not, in itself, a material

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defect.A home inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. Inspection reports may include additional comments and recommendations.DEFINITION OF CONDITION TERMSSatisfactory: At the time of inspection the component is functional without observed signs of a substantial defect.Monitor: At the time of inspection, denotes a system or component needing further investigation and/or monitoring in order to determine if repairs are necessary. The component is functioning but is estimated to be nearing end of its useful lifespan. Repair or Replace: At the time of inspection, denotes a component that does not function as intended or presents a Safety Hazard. Repair or replacement is recommended.Improve: At the time of the inspection, denotes an item where improvement is recommended but not required.

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Report Summary

This summary page is not the entire report. The complete report may include additional information of interest or concern to you. It is strongly recommended that you promptly read the complete report. For information regarding the negotiability of

any item in this report under the real estate purchase contract, contact your real estate agent or an attorney.

Site1) Monitor: The soil below the driveway has settled and/or heaved likely due to tree roots causing the driveway slab to rise on one side.

Exterior2) Monitor: peeling exterior paint was observed on the second floor siding, dormers, eaves, and fascia. While it is not critical at this time, the exterior should be painted.

3) Monitor: the first and second floor windows on the rear of the home (bathroom windows) have lost its thermal seal. This causes fogging to develop between the glass panes. This is mainly a cosmetic issue and does not affect the performance of the window.

4) Monitor: the decking boards are weathered and starting to curl on the balcony. This condition should be monitored.

Garage5) Repair: the garage door opener would not raise the garage door when tested. The garage door opener should be repaired or replaced.

Electrical6) Repair: the missing smoke detector in the second floor hallway needs to be replaced.

7) Monitor: several lights are inoperative. The bulbs are likely blown or missing. The bulbs should be replaced. If replacement of the bulbs does not correct the issue, the circuit should be investigated for repair.

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(Report Summary continued)

Plumbing: Water Heater8) Monitor: The water heater was manufactured in 2006. The typical lifespan of a water heater is 10 to 15 years. The unit responded properly when tested. No one can predict when replacement will become necessary.

Interior9) Monitor: the gas insert on the fireplace could not be tested. There is no propane tank installed.

Bathrooms: Bathroom #110) Monitor: there is evidence of a prior water leak under the sink. No active leak was detected.

Bathrooms: Bathroom #211) Monitor: there is evidence of a prior water leak under the sink. No active leak was detected.

12) Repair: the flapper handle is sticking during operation.

13) Repair: the light over the shower is inoperative. The bulb is likely blown.

Bathrooms: Bathroom #314) Repair: the light over the shower and in the vent fan are inoperative. The bulbs are likely blown.

Bathrooms: Bathroom #415) Repair: the light over the shower and in the vent fan are inoperative. The bulbs are likely blown.

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GeneralProperty Type: Single FamilyStories: 1.5Approximate Age: 1995Age Based On: ListingSquare Footage Under Roof: 1901-2000Heated Square Footage: 1901-2000Square Footage Based On: ListingBedrooms/Baths: 3/3.5Door Faces: SouthwestOccupied: NoWeather: SunnyTemperature: CoolSoil Condition: DampFurnished: YesUtilities On During Inspection: Electric Service, Water ServicePeople Present: Not Present

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SiteThe condition of the vegetation, grading, surface drainage and retaining walls that are likely to adversely affect the building is inspected visually as well as adjacent

walkways, patios and driveways.

Site Grading: Mostly LevelCondition: Satisfactory

Vegetation: Generally MaintainedCondition: Satisfactory

Driveway: ConcreteCondition: Monitor

Walkways: Concrete Condition: Satisfactory

Steps/Stoops: WoodCondition: Satisfactory

Patios/Decks: WoodCondition: Monitor

Fence: Not PresentRetaining Walls: Not Present

Comment 1:Monitor: The soil below the driveway has settled and/or heaved likely due to tree roots causing the driveway slab to rise on one side.

Figure 1-1

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StructureThe visible condition of the structural components is inspected. The determination of adequacy of structural components is beyond the scope of a home inspection.

Foundation Types: Raised BeachFoundation Material: Concrete Block

Condition: SatisfactoryFloor Structure: Wood Frame

Condition: SatisfactorySubflooring: Plywood

Condition: SatisfactoryWall Structure: Wood Frame

Condition: Satisfactory

Comment 2:This home is in an area known for termite activity. No active termite activity was observed. Termites can do substantial damage to the wood structure components of a building. Any form of wood/soil contact should be avoided. Controlling dampness in the soil around the perimeter of the home is recommended. It is recommended that you maintain an active termite bond on the home for the duration of ownership. If no termite bond is in place, preventive treatment may be necessary.

Comment 3:The construction of the house is of good quality with typical liberties taken with good building practice. The workmanship and materials, where visible, are good. The inspection did not disclose significant deficiencies in the structure. No evidence of significant structural movement was observed.

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(Structure continued)

Figure 3-1 Figure 3-2

Figure 3-3

Limitations of Structure InspectionPer the inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Structural components concealed behind finished surfaces could not be inspected. Only a representative sampling of the

visual structural components were inspected. Furniture and/or storage restricted access to some structural components. Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home

inspection. Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests

are performed. Potentially hazardous materials such as asbestos and urea formaldehyde foam insulation can not be positively identified without laboratory

analysis. An analysis of indoor air quality is not part of our inspection unless

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(Structure continued)

explicitly contracted for prior to the inspection. Any estimates of R values or depths are rough average values.

AtticAttic Entry: HallwayRoof Framing Type: Joist and Rafters

Condition: SatisfactoryRoof Deck Material: Plywood

Condition: SatisfactoryVent Risers: PVC

Condition: SatisfactoryInsulation: Blown In Fiberglass


Comment 4:This is a well insulated home. There are no signs of roof leaks and the underside of the sheathing is in good condition. The area over the garage is insulated.

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RoofingThe visible condition of the roof covering, flashings, skylights, chimneys and roof penetrations are inspected. The purpose of the inspection is to determine general

condition, NOT to determine life expectancy.

Inspection Method: Walked Roof/Arms LengthRoof Design: GableRoof Covering: Architecture Shingle

Condition: SatisfactoryApproximate Roof Age: 0-5 YearsVentilation Present: Ridge Vents, Gable Ends

Condition: SatisfactoryVent Stacks: Plastic

Condition: SatisfactoryChimney : Masonry

Condition: SatisfactorySky Lights: Not PresentFlashings: Metal

Condition: SatisfactorySoffit and Fascia: Wood

Condition: Repair or ReplaceGutters & Downspouts: Not Present

Comment 5:In all, the roof coverings show evidence of normal wear and tear for a home of this age. The roof age is estimated to be 0-5 years old. Architecture shingles have a lifespan of approximately 30-35 years.

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(Roofing continued)

Figure 5-1

Figure 5-2

Limitations of Structure InspectionPer the inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Structural components concealed behind finished surfaces could not be inspected. Only a representative sampling of the

visual structural components were inspected. Furniture and/or storage restricted access to some structural components. Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home

inspection.

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ExteriorThe visible condition of exterior coverings, trim and entrances are inspected with

respect to their effect on the condition of the building.

Exterior Covering: Lap WoodCondition: Monitor

Exterior Trim Material: WoodCondition: Monitor

Windows: WoodCondition: Monitor

Entry Doors: Wood, Fiberglass, Metal, GlassCondition: Satisfactory

Railings: WoodCondition: Satisfactory

Storm Protection: Wood PanelsCondition: Satisfactory

Comment 6:Monitor: peeling exterior paint was observed on the second floor siding, dormers, eaves, and fascia. While it is not critical at this time, the exterior should be painted.


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(Exterior continued)

Figure 6-3

Comment 7:Monitor: the first and second floor windows on the rear of the home (bathroom windows) have lost its thermal seal. This causes fogging to develop between the glass panes. This is mainly a cosmetic issue and does not affect the performance of the window.


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Figure 7-3

Comment 8:Monitor: the decking boards are weathered and starting to curl on the balcony. This condition should be monitored.

Figure 8-1

Limitations of Exterior InspectionPer the inspection contract, this is a visual inspection limited in scope by (but not

restricted to) the following conditions: A representative sample of the exterior components was inspected rather than every occurrence of components. The

inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmental hazards. Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, sea walls,

break walls, docks, erosion control, and earth stabilization measures are not

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inspected unless specifically agreed upon and documented in this report.

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GarageGarage Type: Under Home

Condition: SatisfactoryGarage Size: 3 CarDoor Opener: Chain Drive

Condition: Repair or Replace

Comment 9:Repair: the garage door opener would not raise the garage door when tested. The garage door opener should be repaired or replaced.


Limitations of Garage InspectionPer the inspection contract, this is a visual inspection limited in scope by (but not

restricted to) the following conditions: A representative sample of the exterior components was inspected rather than every occurrence of components. Structural

components concealed behind finished surfaces could not be inspected. Only a representative sampling of the visual structural components were inspected.

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ElectricalThe inspector can not inspect hidden wiring or verify if the number of outlets is per

the National Electric Code. A representative number of outlets, switches and fixtures are tested for operation.

Type of Service: UndergroundMain Disconnect Location: Meter BoxService Panel Location: InteriorService Panel Manufacturer: Square D

Condition: SatisfactoryService Line Material: Not Visible

Condition: SatisfactoryService Voltage: 240 voltsService Amperage: 200 ampsOvercurrent Protection: Breakers

Condition: SatisfactoryBranch Circuit Wiring: Non-Metallic Shielded Copper

Condition: SatisfactoryGFCI/AFCI Breakers: Not PresentService Panel Ground: Ground RodOutlets: Grounded

Condition: SatisfactorySwitches: Standard, Dimmer

Condition: SatisfactoryLights: Ceiling Mount, Ceiling Fan, Recessed

Condition: SatisfactoryGFCI Outlet Locations: Kitchen, Bathrooms, Exterior

Condition: SatisfactorySmoke Detectors: Hard Wired Interconnected


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(Electrical continued)

Comment 10:The main electrical service is sufficient for a building of the size and type. The electric is in good order with no major defects present. The distribution of electricity within the building is good. All visible wiring within the building is copper. All outlets tested are appropriately grounded. The main disconnect is located in the meter box.


Figure 10-3

Figure 10-4

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Comment 11:Repair: the missing smoke detector in the second floor hallway needs to be replaced.

Figure 11-1

Comment 12:Monitor: several lights are inoperative. The bulbs are likely blown or missing. The bulbs should be replaced. If replacement of the bulbs does not correct the issue, the circuit should be investigated for repair.


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Figure 12-3

Limitations of Electrical InspectionPer the inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Electrical components concealed behind finished surfaces are not inspected. Only a representative sample of outlets and light fixtures are inspected. Furniture and/or storage restricted access to some

electrical components which may not be inspected. The inspection does not included remote control devices, alarm systems and components, low voltage

wiring, systems, and components, ancillary wiring, systems, and other components which are not part of the primary electrical power distribution system.

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HVACHVAC System Type: Central Split System

Limitations of HVAC InspectionPer the inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Window mounted air conditioning systems

are not inspected. The cooling supply adequacy or distribution balance are not inspected.

HeatingThe heating system is inspected visually and operated by normal controls to determine general condition NOT life expectancy. The capacity or adequacy of the heating system is beyond the scope of a home inspection. A licensed

HVAC contractor should be consulted if in question.

Location: ClosetType of Equipment: Heat Pump

Condition: SatisfactoryManufacturer: TraneApproximate Age: 2016Heating Fuel: Electric

Condition: SatisfactoryFilter Type: Disposable

Condition: SatisfactoryType of Distribution: Flexible Ducting


Comment 13:The air handler of the heat pump system was manufactured in 2016. The system responded properly when tested in heating mode. The typical lifespan of a heat pump system is 20-25 years. The size and configuration should be adequate for a home this size.

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(Heating continued)

Figure 13-1

Figure 13-2

Furnaces over 10 years old should be checked, cleaned and serviced yearly by a licensed contractor.

CoolingThe cooling system is inspected by operation of the equipment by normal

controls to determine general condition NOT life expectancy. The capacity or adequacy of cooling system is beyond the scope of a home inspection. A

licensed HVAC contractor should be consulted if in question.

Energy Source: ElectricType of Equipment: Split System

Condition: SatisfactoryManufacturer: TraneApproximate Age: 2016Condensor Size: 30,000 BTU (2.5 Tons)Condesate Drainage: To Exterior


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(Cooling continued)

Comment 14:The condensing unit was manufactured in 2016. The system responded properly when tested in cooling mode. The typical lifespan of an air conditioning system is 15-20 years in coastal climates, depending on the level of care and maintenance it receives.

Figure 14-1

Figure 14-2

Air conditioners over 10 years old and heat pumps over 5 years old should be checked, cleaned and serviced yearly by a licensed contractor.

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HVAC #2HVAC System Type: Central Split System

Limitations of HVAC InspectionPer the inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Window mounted air conditioning systems

are not inspected. The cooling supply adequacy or distribution balance are not inspected.

HeatingThe heating system is inspected visually and operated by normal controls to determine general condition NOT life expectancy. The capacity or adequacy of the heating system is beyond the scope of a home inspection. A licensed

HVAC contractor should be consulted if in question.

Location: AtticType of Equipment: Heat Pump

Condition: SatisfactoryManufacturer: CarrierApproximate Age: 2011Heating Fuel: Electric

Condition: SatisfactoryFilter Type: Disposable

Condition: SatisfactoryType of Distribution: Flexible Ducting


Comment 15:The air handler of the heat pump system was manufactured in 2011. The system responded properly when tested in heating mode. The typical lifespan of a heat pump system is 20-25 years. The size and configuration should be adequate for a home this size.

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(Heating continued)

Figure 15-1

Furnaces over 10 years old should be checked, cleaned and serviced yearly by a licensed contractor.

CoolingThe cooling system is inspected by operation of the equipment by normal

controls to determine general condition NOT life expectancy. The capacity or adequacy of cooling system is beyond the scope of a home inspection. A

licensed HVAC contractor should be consulted if in question.

Energy Source: ElectricType of Equipment: Split System

Condition: SatisfactoryManufacturer: CarrierApproximate Age: 2011Condensor Size: 24,000 BTU (2 Tons)Condesate Drainage: To Exterior


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(Cooling continued)

Comment 16:The condensing unit was manufactured in 2011. The system responded properly when tested in cooling mode. The typical lifespan of an air conditioning system is 15-20 years in coastal climates, depending on the level of care and maintenance it receives.

Figure 16-1

Figure 16-2

Air conditioners over 10 years old and heat pumps over 5 years old should be checked, cleaned and serviced yearly by a licensed contractor.

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PlumbingThe plumbing system is inspected visually and by operating a representative

number of fixtures and drains. Private water and waste systems are beyond the scope of a home inspection.

Water Service: PublicSupply Pipe Material: Copper

Condition: SatisfactoryLocation of Main Water Shutoff: At MeterSewer System: PublicWaste Pipe Material: PVC


Comment 17:The water pressure to the fixtures is good. Only a slight decrease in pressure was observed when multiple fixtures are operated simultaneously. The main water shut off is located at the water meter. No leaks were detected.

Limitations of Plumbing InspectionPer the inspection contract, this is a visual inspection limited in scope by (but not

restricted to) the following conditions: Portions of the plumbing system concealed behind finishes and/or storage, below the structure, or beneath the ground are not

inspected. Water quantity and water quality are not tested unless explicitly contracted for prior to the inspection. Clothes washing machine connections are not

inspected.Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systems are not inspected unless explicitly contracted

for.

Water HeaterManufacturer: AO SmithFuel: ElectricCapacity: 80 galApproximate Age: 2006Temp & Pressure Relief Valve: Present With Blow Off Leg

Condition: SatisfactoryFuel Disconnect: In Same Room

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(Water Heater continued)

Seismic Straps Installed: Not PresentExpansion Tank Present: Not Present

Comment 18:Monitor: The water heater was manufactured in 2006. The typical lifespan of a water heater is 10 to 15 years. The unit responded properly when tested. No one can predict when replacement will become necessary.

Figure 18-1

Figure 18-2

Figure 18-3

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InteriorThe interior inspection is limited to readily accessible areas that are not concealed

by furnishings or stored items. A representative number of windows and doors.

Floors: Tile, Carpet, WoodCondition: Satisfactory

Walls/Ceiling: Painted Drywall, Wood Paneling, Wood TrimCondition: Satisfactory

Window Types: Double HungCondition: Monitor

Window Materials: WoodEntry Door Types: Sliding, French, Hinged

Condition: SatisfactoryEntry Door Materials: Wood, Steel, GlassInterior Door Materials: WoodFireplace: Manufactured, Gas Insert

Condition: Monitor

Comment 19:The interior is in above average condition. No major defects were observed. Some minor cosmetic flaws were observed. Some minor drywall cracks were observed in the master bedroom.

Figure 19-1

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(Interior continued)

Comment 20:Monitor: the gas insert on the fireplace could not be tested. There is no propane tank installed.


Limitations of Interior InspectionPer the inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Furniture, storage, appliances, and/or wall

hangings are not moved to permit inspection and may conceal defects. Carpeting, window treatments, central vacuum systems, household appliances, recreational

facilities, paint, wallpaper, and other finish treatments are not inspected.

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Bathrooms

Bathroom #1Location: Half Bath Tub: Not PresentShower: Not PresentSink(s): Single Vanity

Condition: SatisfactoryToilet: Standard Tank

Condition: SatisfactoryBidet: Not PresentShower Walls: Not PresentTub Surround: Not PresentFloor: Wood

Condition: SatisfactoryVentilation Type: Ventilator

Condition: SatisfactoryGFCI Protection: Outlets


Comment 21:Monitor: there is evidence of a prior water leak under the sink. No active leak was detected.

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(Bathroom #1 continued)

Figure 21-1

Bathroom #2Location: Bedroom First FloorBath Tub: Free Standing

Condition: SatisfactoryShower: In Tub

Condition: SatisfactorySink(s): Double Vanity


Condition: Repair or ReplaceBidet: Not PresentShower Walls: Fiberglass

Condition: SatisfactoryTub Surround: Fiberglass

Condition: SatisfactoryFloor: Tile

Condition: SatisfactoryVentilation Type: Ventilator, Window



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Comment 22:Monitor: there is evidence of a prior water leak under the sink. No active leak was detected.

Figure 22-1

Comment 23:Repair: the flapper handle is sticking during operation.

Figure 23-1

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Comment 24:Repair: the light over the shower is inoperative. The bulb is likely blown.

Figure 24-1

Bathroom #3Location: Second Floor Bedroom (blue)Bath Tub: Free Standing

Condition: SatisfactoryShower: In Tub

Condition: SatisfactorySink(s): Single Vanity


Condition: SatisfactoryBidet: Not PresentShower Walls: Fiberglass

Condition: SatisfactoryTub Surround: Fiberglass

Condition: SatisfactoryFloor: Tile




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Comment 25:Repair: the light over the shower and in the vent fan are inoperative. The bulbs are likely blown.


Bathroom #4Location: Second Floor Bedroom (green)Bath Tub: Not PresentShower: Stall

Condition: SatisfactorySink(s): Single Vanity


Condition: SatisfactoryBidet: Not PresentShower Walls: Fiberglass

Condition: SatisfactoryTub Surround: Not PresentFloor: Tile




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Comment 26:Repair: the light over the shower and in the vent fan are inoperative. The bulbs are likely blown.


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KitchenCabinets: Wood

Condition: SatisfactoryCountertops: Laminated

Condition: SatisfactorySink: Double


Comment 27:The kitchen cabinets and countertops are of average quality. No major defects were observed. Some minor flaws were observed.

AppliancesThis is a cursory check only of the specified appliances. The accuracy or

operation of timers, temperature or power level controls is beyond the scope of this inspection.

Range: FrigidaireCondition: Satisfactory

Refrigerator: General ElectricCondition: Satisfactory

Dishwasher: General ElectricCondition: Satisfactory

Microwave: General ElectricCondition: Satisfactory

Disposal: ISECondition: Satisfactory

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(Appliances continued)

Comment 28:The appliances are middle aged units. The appliances responded properly when testing and there should be a few years of useful life remaining. The automatic ice maker was off and not tested as part of the inspection.



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(Appliances continued)

Figure 28-5

Limitations of Appliances InspectionPer the inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Thermostats, timers and

other specialized features and controls are not inspected. The temperature calibration, functionality of timers, effectiveness, efficiency, and overall

performance of appliances is not part of this inspection. Appliances that are not permanently installed are not inspected.

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LaundryBuilt In Cabinets: Yes

Condition: SatisfactoryLaundry Sink: Not PresentDryer Venting: To Exterior

Condition: SatisfactoryGFCI Protection: Not PresentLaundry Hook Ups: Yes

Condition: SatisfactoryWasher: General Electric

Condition: SatisfactoryDryer: General Electric


Comment 29:Clothes washer and dryer are middle aged units and responded properly when tested.

Figure 29-1

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