KNOWLEDGE EXPERIENCE INTEGRITY Property Inspection Report

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1 Cover Page KNOWLEDGE EXPERIENCE INTEGRITY Property Inspection Report , ACI Inspection prepared for: New Owners Date of Inspection: 4/1/2015 Time: 5:30 PM Age of Home: Built 2015 Size: 2600 sqft Weather: Cloudy Fee $380 Inspector: License #226 TN 2409 Haven Crest Dr, Chattanooga, TN Phone: For Photo Integrity, Please Do Not Fax This Report

2 INSPECTION AGREEMENT Major Structural and Electromechanical Inspection COMPANY agrees to conduct an inspection for the purpose of informing the CLIENT of major deficiencies in the condition of the property in accordance with the American Society of Home Inspectors (ASHI) and the State of Tennessee STANDARDS. The inspection and written report are performed and prepared for the sole, confidential and exclusive use and possession of the CLIENT; the report is nontransferable. The written report will include the following only: * general exterior, including roof, siding, windows, chimney, drainage and grading * structural condition of foundation &frame * electrical, plumbing, hot water heater, heating and air conditioning * general interior, including ceilings, walls, floors, windows, insulation and ventilation Maintenance and other items may be discussed but they are not a part of the inspection. The report is not a compliance inspection or certification for past or present governmental codes or regulations of any kind and is only based on the inspectors opinions. It is understood and agreed that the inspection will be of readily accessible areas of the building and is limited to visual observations of apparent conditions existing at the time of the inspection only. Latent and concealed defects and deficiencies are excluded from the inspection; equipment, items and systems will not be moved or dismantled. Detached structures are not included. The COMPANY will be under no obligation under any circumstances for any further followup inspection. ENVIRONMENTAL HAZARDS including Asbestos, Mold, Fungus, Lead, Radon, Cockroaches, Rodents, Pesticides, Treated Lumber, Mercury, Carbon Monoxide, Urea Formaldehyde, Toxic Wastes, Polluted Water, Contaminants and all Pollutants and Hazardous Materials or other similar environmental hazards are not part of this Home Inspection. In addition, no inspection for household insects or unwanted animals will be done. This report does not address Subterranean Systems or system components for Sewage Disposal, Water Supply, or Fuel Storage or Delivery. Auxiliary systems such as Alarm, Security, Intercom, other low voltage wiring, Private Water, Sprinkler, Elevator, Central Vacuum, Refrigerators, Laundry Equipment, Solar, Swimming Pools, Hot Tubs, Saunas, Space Heaters, Window Air Conditioners and or any system not considered a part of the major building systems are not a part of the inspection process. The parties agree that the COMPANY, and its employees and agents, assume no liability or responsibility for the cost of repairing or replacing any unreported defects or deficiencies, either current or arising in the future, or for any property damage, consequential damage or bodily injury of any nature. THE INSPECTION AND REPORT ARE NOT INTENDED AS A GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED INCLUDING REGARDING THE ADEQUACY, OR PERFORMANCE OF ANY INSPECTED STRUCTURE, ITEM OR SYSTEM. THE COMPANY IS NOT AN INSURER OF ANY INSPECTED CONDITIONS. It is understood and agreed that should COMPANY and/or its agents or employees be found liable for any loss or damages resulting from a failure to perform any of its obligations, including but not limited to negligence, breach of contract or otherwise, then the liability of COMPANY and/or its agents or employees, shall be limited to a sum equal to the amount of the fee paid by the CLIENT for the Inspection and Report. The parties agree that the faxed copy of the agreement is to be relied upon in lieu of the original. Roger T. Williamson Roger T Williamson ASHI Certified Member # TN License # 226 Proud Member of the BBB Page 1 of 39

3 HOW TO READ THIS REPORT For report integrity, do not Fax or accept a FAXED copy of this report and only view this report on a device with an appropriate size display. PLEASE NOTE Right and Left of the home are determined as facing the front of home shown on the report cover. This report is prepared using the Standards of Practice set forth by The American Society of Home Inspectors and The Tennessee Department of Commerce. A full copy of these standards is available at their respective websites: ASHI.org and Tennessee.gov. This report lists and describes specific attributes about the inspected property. Throughout the report you will find information regarding maintenance, upgrades or repairs that you should consider and act on when appropriate. PHOTOS Photos included in this report are intended to help describe a reported item or area only. The photos, while representative, may not encompass the full scope of work required to correct the item or area listed. Repairs should be based on actual condition of property and not solely on the photos included in this report. SUMMARY For convenience the report contains a summary. You should evaluate your risk exposure for the items listed here and appropriately schedule proper repairs by qualified competent contractors. ROUTINE CORRECTION NEEDED In the body of the report you may see items listed as Routine Correction Needed. These items are not unusual for the type and age property inspected. These items are typically not recurring and once properly corrected should not require repetitive correction. You should evaluate your risk exposure for the items listed here and appropriately schedule proper repairs by qualified competent contractors. PERIODIC MAINTENANCE NEEDED In the body of the report you may see items listed as Periodic Maintenance Needed. These items are typically recurring maintenance issues that are not unusual for the type and age property inspected. The start date and intervals for Periodic Maintenance is a matter of personal judgment. You should evaluate your risk exposure for the items listed here and appropriately schedule proper repairs by qualified competent contractors. MONITOR In the body of the report you may see items listed as Monitor. Typically these are items or areas that need subsequent observations and should be monitored over time to obtain historical data. These items may or may not require correction in the future based upon their performance over time. If you are unable to do the monitoring the inspector recommends you appropriately schedule monitoring by a qualified competent contractor. SAFETY CONCERN NOTED You may see this wording as an extra reminder to evaluate your risk exposure for the area described in an effort to help reduce the risk of personal injury. HAZARDOUS Items listed as Hazardous pose imminent danger to the inspected property or occupants. Hazardous situations should be properly corrected by qualified competent contractors before occupying the property. Page 2 of 39

4 Outdoor Areas The following opinion is based on an inspection of the readily accessible and visible portions of the outdoor areas. Any exterior conditions requiring correction should be performed by a competent qualified contractor. 1. Site Front exterior grading slopes towards building Drainage is negative and storm water will flow toward the structure. It may be necessary to alter the grade to divert water away from the building a minimum of ten feet. Be careful not to raise grade at the structure above foundation water proofing for basement areas. Other corrections may also be needed. Monitor storm water run off during and after rains. Make appropriate corrections to meet your needs. 2. Vegetation Front exterior grading slopes towards building Properly maintain vegetation to meet your needs. Vegetation should not touch dwelling or overhang roof. Vegetation should not interfere with access or servicing of electrical, gas or heating/cooling equipment. 3. Driveway Concrete No immediate repairs necessary, maintain to meet your needs 4. Walkway Material: Concrete walkway Walkway appeared incomplete as the end of the walkway stops at a soil area. Extend walkway if needed. Consider removal of incomplete walkway if unnecessary. Page 3 of 39

5 5. Deck Walkway stops short of street at front INSPECTOR NOTE REGARDING DECKS Decks and their attached steps are inspected for structural integrity and fall prevention. Concealed areas such as deck footers are not included in the inspection. Any deck conditions needing correction should be performed by a Competent Qualified Deck Contractor. Each deck should be properly stained to prolong deck life. A solid deck stain is preferred as it will also protect the deck from sun light damage. Two useful sources for deck information may be found at the following websites: Treated lumber manufacturers now recommend that decks be properly stained as soon after completion as possible to protect the wood from weather damage such as sunlight and rain. Fully coating the deck with a solid stain is recommended to prolong the deck service life. Deck construction appeared incomplete. Multiple decks were present with steps Area had a partial roof structure Decks were ready for proper correction Deck was ready for corrections to help strengthen deck and help prevent injury. A competent deck contractor should further evaluate and properly upgrade deck and any deck steps, if present, as needed for safety and function. Decks should be properly bolted to structure every 16"-24" depending on span of floor joists using a staggered 1/2" bolt layout to prevent splitting the ledger board. Proper correction should be completed to strengthen deck connection to structure. Deck flashing was not observed where expected for all areas between the deck and the building. Flashing helps prevent water penetrations, rot and wood boring insects from entering the dwelling. Monitor area and correct as needed as adding flashing after construction may not be cost effective. Openings at railings such as at balusters were ready for correction as they did not reject a 4" sphere for all openings. Page 4 of 39

6 Openings at railings were observed that do not reject a 4" sphere Openings at railings were observed that do not reject a 4" sphere Framing was not properly bolted to building Floor framing was not properly bolted to building Deck flashing was not observed where expected for all areas between the deck and the building. Page 5 of 39

7 Roofing The following opinion is based on an inspection of the readily accessible and visible portions of the roof on the day of inspection. This inspection is not a warranty of the roof system or a determination of how long it may be water tight. Any roof conditions requiring correction should be performed by a competent qualified contractor. 1. Gutters / Downspouts The inspected property would benefit from adding gutters where missing to collect rain water and properly divert the water away from the foundation of the property. Metal gutters observed where installed Gutter downspout was observed installed inside finished wall. Maintain, monitor or upgrade irregular gutter installation to meet your needs. Gutters were not present at some areas Gutters were not present at some areas Gutter downspout was observed installed inside finished wall. Verify function of metal protrusions as they appeared to be roof drains for concealed rubber roofing. Maintain to meet your needs. Page 6 of 39

8 Maintain or upgrade protrusions to meet your needs. 2. Roof Penetration Gutter downspout was observed installed inside finished wall. Plumbing Vent Flashing at Roof - Monitor this type of penetration as the flashing around the plumbing waste pipe that penetrates the roof requires periodic replacement. Budget replacement of plumbing vent flashing as the gaskets begin to split. This is needed each 8-10 years after a new plumbing vent flashing is installed. 3. Flashing Metal where visible 4. Roof Covering Estimated Age: 0-1 year / Style of Roof Structure: Gable and Shed Roofing viewed from windows and from ground with binoculars / Weather was cloudy during inspection Material: Composition Three Tab Shingle The roof covering was found generally serviceable within the parameters of its given service life. No immediate repair concerns were observed. All roofing requires periodic maintenance. Monitor roofing condition correcting as needed. Portions of roofing were not visible from ground and were not accessible from either a 12' or 16' ladder. Such areas were not observed by inspector. Metal Exposed fastener panel roofing observed. The exposed fasteners on roofing panels require periodic maintenance to reduce unwanted water entry. Monitor and check roofing as needed to prevent leakage. Roof top wooden deck prevented single membrane rubber roofing evaluation. Properly maintain this roof area as you would any other low sloping roof area. Properly correct any installation issues if discovered. Single Membrane Rubber Page 7 of 39

9 Roof top wooden deck prevented single membrane rubber roofing evaluation. Metal Corrugated Roofing Panel Page 8 of 39

10 Exterior The following opinion is based on an inspection of the readily accessible and visible portions of the exterior and exterior surfaces of the structure. Any exterior conditions requiring correction should be performed by a competent qualified contractor. 1. Attached Garage Garage - Basement Area Present Installed drywall was observed on ceiling framing and the walls that separate the garage and living space framing. In case of fire properly installed drywall on framing can offer some protection against the spread of fire and smoke from garage to living areas. Garage concrete floor observed cracked. This is not unusual. Monitor and repair as needed. Rear garage floor coating was not uniform. Correct or monitor to meet your needs. 2. Attached Garage Overhead Door For front garage Garage Door Operational - The garage door was raised and lowered during the inspection and appeared to function normally. One Overhead Door Installed Sectional Metal Insulated For rear garage Garage overhead door was tested using electric operator. One Overhead Door Installed Sectional Metal Insulated Page 9 of 39

11 3. Attached Garage Overhead Door Operator INSPECTOR NOTE REGARDING GARAGE DOOR OPERATOR TESTING Garage door operators require periodic maintenance to maintain safe operation. Electric operators are checked for function and safety during the inspection. Modern garage door operators have two safety reversal means, Contact Reversal and Non Contact Reversal. Contact Reversal is when the garage door hits an obstruction and the operator should reverse for safety. Non Contact Reversal is when the electronic eye detects an obstruction without the garage door hitting an object and the operator should reverse for safety. The Contact Reversal of the garage door operator is tested using a 1.5 inch obstruction on the floor at the center point of the door. If the Contact Reversal requires correction this is typically accomplished by a simple adjustment on the operator but other corrections could also be necessary. See operator owners manual for additional details. The Non Contact Reversal is tested by obstructing the electronic eyes, if installed properly, while the electric operator is closing the garage door. The installed height of the electronic eyes varies slightly by manufacture but most typically advise installing the electronic eyes no more than six inches above the floor. If the electronic eyes require adjustment this is typically accomplished by remounting or correcting the aim of the eyes but other corrections could also be necessary. See electric operator owners manual for additional details. If the electronic eyes are out of alignment the operator will not close the garage door without pushing and holding the wired push button until the garage door is fully closed. Attached Garage One Garage Door Operator Installed OPERATOR FUNCTION Non Contact Reversal means, electronic eyes, tested functional Contact Reversal means tested functional 4. Siding - Cement Fiber Siding Material: Cement Fiber Many areas had blocking and flashing at wall penetrations. Some areas did not have blocking and flashing at wall penetrations. Common siding installation irregularities were observed. Monitor siding installation budgeting corrections when necessary. Refer to installation instructions and best installation practices correcting where needed when performing repairs. Siding/Trim should be 1-2" away from roofing shingles to facilitate shingle replacement and to prevent siding from wicking moisture from roofing causing damage to siding and adjacent areas. Monitor siding installation budgeting corrections as needed. Consider upgrading area either before painting or when replacing roofing. Flashing was present above some windows Flashing was not visible above some windows Page 10 of 39

12 New construction finishes - Complete exterior final patch and painting as needed. Blocking and flashing was missing at electrical wall penetration Many areas had blocking and flashing at wall penetrations. Blocking and flashing was missing at electrical wall penetration, elevated receptacle not tested. Siding/Trim appeared to close to roof covering Blocking and flashing was missing at wall penetration Page 11 of 39

13 5. Trim Eaves Material: Painted Trim Material: Wood where installed The exterior readily visible areas of the trim were inspected and appear to be in overall good condition. All exterior surfaces require periodic maintenance. Monitor trim condition correcting as needed. Did you know now that treated lumber no longer contains arsenic and that treated lumber manufactures now recommend staining lumber as soon after completion as possible? Using a solid pigmented stain on exterior deck type surfaces will greatly reduce UV damage and prolong deck service life. Be sure to properly prepare and repair any weathered or damaged areas before staining. Repainting new homes - All painted exterior surfaces subject to decay on newer homes should be properly cleaned, caulked and repainted within the first three years after the home is built to preserve these components. Subsequent paintings are typically scheduled every 8-10 yrs. New construction finishes - Complete exterior final patch and painting as needed. Page 12 of 39

14 Interior The following opinion is based on an inspection of the readily accessible and visible portions of the interior. This includes the Walls, Ceilings, Floors, Steps, Stairways, Balconies, and Railings, The Home Inspector is responsible for checking a representative number of installed Windows and Doors. Cosmetic issues are not addressed for these areas but significant physical damage, questionable staining and significant improper function are addressed in this inspection report. Conditions requiring correction for these areas should be performed by a competent qualified contractor. 1. Access at Interior Areas Home was empty of furnishings during inspection. 2. Interior Description Walls: No adverse conditions were observed Wall Materials: Drywall Ceilings: No adverse conditions were observed Ceiling Materials: Drywall Flooring: No adverse conditions were observed Floor Covering Materials: Engineered Flooring Concrete Interior Doors: Some door operation could be improved. 3. Interior Stairs Wooden steps observed Some stair treads did not appear level as crown or hump was detected. Properly complete stair installation as needed for function and safety. Page 13 of 39

15 Some stair treads did not appear level as crown or hump was detected. 4. Interior Railings No adverse conditions were observed, maintain railings to meet your needs. Some stair treads did not appear level as crown or hump was detected. Guardrail wobbled but appeared to meet minimum safety standard. Maintain to meet your needs. 5. Doors at Interior Master bathroom door did not close properly. Master bedroom closet door did not latch properly. Check all doors correcting to meet your needs. 6. Doors to Exterior Entry doors were operated and were found generally serviceable within the parameters of their given service life. Some patio doors to rooftop deck were tricky to lock. Correct if needed. 7. Window Glazing Insulated glass observed at windows Page 14 of 39

16 8. Windows Window Materials Observed: Vinyl A representative number of accessible windows were operated and were found generally serviceable within the parameters of their given service life. Remove wrap at inaccessible attic windows if desired 9. Interior Other New construction finishes - Complete interior final patch and painting as needed. Remove wrap and stickers at inaccessible attic windows if desired Page 15 of 39

17 Kitchen The following opinion is based on an inspection of the readily accessible and visible portions of the kitchen. The text just below describes how kitchens are inspected. The kitchen inspection includes the countertops and a representative number of cabinets. Kitchen faucets when functional are run for longer than one minute checking for observable leaks and Hot/Cold orientation. The inspector shall inspect and operate the basic functions of the following Builtin Kitchen Appliances when present as part of this inspection report. The below listed appliances are On/Off Tested using the normal operating controls. The inspector checks the main function of each appliance as part of this inspection report. Range / Cook top / Oven / Microwave / Garbage Disposal / Trash Compactor Installed Dishwashers are run through a normal cycle. Functional issues and leaks observed about the Dishwasher are reported if present. Ventilation Equipment such as a Range Hood are inspected, On/Off Tested and are reported as ductless, ducted or recirculating. It is beyond the scope of this inspection to determine the effectiveness of the kitchen fan such as to verify air flow quantity or discharge location. Appliance inspection does not cover clocks, timers, self cleaning function, calibration, automatic functions or optional equipment on appliances. Refrigerators are outside the scope of this inspection and only their presence or absence is noted. Equipment that appears to be shut down, inoperable or intentionally taken out of service is noted but will not be operated by the inspector. Shut down equipment may be unplugged, breaker off, water off, gas off or otherwise taken out of service. Installation conditions and functional issues for this area requiring correction should be performed by a competent qualified contractor. 1. Kitchen Description Kitchen Countertop: Granite and Wood Countertops appeared incomplete Cabinets: Wood painted No adverse conditions were observed Floor Covering: Engineered Wood No adverse conditions were observed Sink: Double Bowl No leaks were viewed at faucet or visible supply lines or waste drain just beneath the sink. Disposal: Present and appeared functional Dishwasher: Present and ran through a normal cycle without incident Range: Gas Range and Oven Present Microwave: Not Present Kitchen Exhaust: Ducted unit sounded operative, properly maintain unit as needed Refrigerator: Not Present Trash Compactor: Not Present Page 16 of 39

18 2. Range and Oven 3. Countertop Gas range installation appeared incomplete Countertop appeared incomplete Page 17 of 39

19 Bathrooms The following opinion is based on an inspection of the readily accessible and visible portions of the bathrooms. Bathroom faucets when functional are run for longer than one minute checking for observable leaks at the faucet and beneath the sink as well as checking Hot/Cold orientation. Bathing area faucets when functional are run for longer than five minutes checking for observable leaks and Hot/Cold orientation. Toilets when functional are flushed no less than two times. Inspector checks for leaks about toilet, checks that toilet fills and shuts off and checks to see if toilet appears securely mounted. Effectiveness and discharge locations for mechanical bathroom vents are not confirmed during inspection. Installation conditions and functional issues for this area requiring correction should be performed by a competent qualified contractor. 1. Bathroom Location Full Bath: Master Bath Bathing: Shower No leaks were observed around faucet and the water containment area appeared serviceable. Sink: Two basins in vanity No leaks were observed about faucet, visible supply lines or waste drain just beneath the sink. Toilet: Water tank type No Leaks were observed about toilet and it appeared secured in place. Ventilation: Window present to ventilate bathroom Fan on/off tested - the sound heard appeared to be appropriate for the fan. Floor Covering: Tile No adverse conditions were observed 2. Bathroom Location Full Bath: Upstairs at Hall Bathing: Combination tub and shower No leaks were observed around faucet and the water containment area appeared serviceable. Shower was run only briefly as no shower curtain/door was present Sink: Two basins in vanity No leaks were observed about faucet, visible supply lines or waste drain just beneath the sink. Toilet: Water tank type No Leaks were observed about toilet and it appeared secured in place. Ventilation: Fan on/off tested - the sound heard appeared to be appropriate for the fan. Floor Covering: Tile No adverse conditions were observed Page 18 of 39

20 3. 1/2 Bathroom Location 1/2 Bath: Basement Sink: Pedestal type No leaks were observed about faucet, visible supply lines or waste drain just beneath the sink. Toilet: Water tank type No Leaks were observed about toilet and it appeared secured in place. Ventilation: Fan on/off tested - the sound heard appeared to be appropriate for the fan. Floor Covering: Concrete No adverse conditions were observed 4. 1/2 Bathroom Location 1/2 Bath: Main Level Sink: Pedestal type No leaks were observed about faucet, visible supply lines or waste drain just beneath the sink. Toilet: Water tank type No Leaks were observed about toilet and it appeared secured in place. Ventilation: Fan on/off tested - the sound heard appeared to be appropriate for the fan. Floor Covering: Engineered Wood No adverse conditions were observed Page 19 of 39

21 Plumbing The following opinion is based on an inspection of the readily accessible and visible portions of the plumbing system. Note the inspector does not operate the laundry connections during the inspection. Plumbing installation conditions and functional issues requiring correction should be performed by a competent licensed plumbing contractor. 1. Plumbing Equipment Water pressure reducer was observed at unfinished basement INSPECTOR NOTE REGARDING PLUMBING SYSTEM PRESSURE REDUCER The pressure reducer or pressure regulator in a plumbing system is designed to reduce the water pressure to a reasonable level in an effort to help prevent damage to the plumbing system. For most areas if the utility water pressure is greater than 80 PSI (pounds per square inch) a pressure reducer is needed. For some areas with extremely high utility pressure multiple pressure reducers may be needed installed in series. Pressure reducers are typically factory set for 50 PSI and property water pressure is expected to be between 30 PSI and 80 PSI. Inspector notes presence of pressure reducer when observed. Pressure readings for plumbing system are not part of the inspection performed. A plumbing thermal expansion tank was observed near the water heater. Maintain this area as you would any other portion of the plumbing system correcting when needed. INSPECTOR NOTE REGARDING PLUMBING SYSTEM THERMAL EXPANSION Thermal expansion occurs when a tanked water heater operates without any plumbing valves open for a period of time. If the property water meter has a check or backflow preventer valve installed it will prevent the expanding contained water from flowing backwards through the water meter. This expansion causes the water heater pressure relief valve to open briefly releasing a small amount of water if an expansion tank is not present or not working properly. If the pressure relief valve on the water heater opens and does not seal closed properly then active leaks and subsequent damage may occur. Installation of sewage pump system appeared incomplete. High water alarm system was not observed at sewage pump system. Properly complete plumbing system installation to meet your needs. Questionable sewage pump system was observed. Obtain installation and warranty information for this equipment. The inspector recommends further evaluation by a competent contractor properly correcting if needed for function or safety. Such pumps should be accessible for periodic servicing and should have high water alarms to report failures. Inspection of this underground system is outside the scope of a home inspection and was not performed by the home inspector. Sewage Pump System observed questionable 2. Location of plumbing water supply piping shut off valve Water Utility Company shut off at meter Property Owner shut off At Unfinished Basement Page 20 of 39

22 3. Water Heating Location: Unfinished Basement / Size - 50 gallon Year of Manufacture: 2014 / Fuel: Electric Water Heater not functional during inspection, verify Hot/Cold orientation at plumbing outlets, correct if needed Typical service life of a water heater is 8-12 years. Corrections are needed for the electric water heater. The electrical breaker appeared to be off to the water heater during inspection and the unit was not observed in operation. Properly put the water heater back in service correcting as needed for function and safety. Verify Hot/Cold orientation is correct at plumbing outlets correcting if needed. Water heater leak pan observed discharging to cooling system condensate pump. Installed Beckett pump model CB201UL is rated at a flow rate of 140 gph. A ruptured water heater will produce a flow rate of gph. Using the installed condensate pump for the leak pan is the near equivalent to draining the leak pan to the floor. Leak pan was observed beneath water heater that drains to an interior area defeating function of pan. Proper correction is recommended to prevent damage to interior areas should water heater catch pan receive water such as from water heater leak. Water heater leak pan observed discharging to cooling system condensate pump. Installed Beckett pump model CB201UL is rated at a flow rate of 140 gph. Page 21 of 39

23 Consider installing Wags valve or similar if it is not practical to drain water heater leak pan to exterior. 4. Exterior Hose Faucets Two exterior hose faucets were observed Exterior hose faucets were turned on and off briefly appearing to function normally. Consider adding exterior hose faucet near cooling system condensing unit to facilitate cleaning condensing coils. 5. Plumbing Supply Piping Adequate functional supply water flow was observed during inspection for water outlets operated. Material: Mostly PEX with some copper piping Plumbing supply piping installation appeared incomplete as piping was visible above ground at exterior. Properly complete plumbing system installation to meet your needs. Plumbing supply piping installation appeared incomplete as piping was visible above ground at exterior. Page 22 of 39

24 6. Plumbing Waste Piping Material: Plastic Plumbing waste piping installation appeared incomplete as excess piping was visible above ground at exterior. Properly complete plumbing system installation to meet your needs. Plumbing waste piping installation appeared incomplete as excess piping was visible above ground at exterior. 7. Laundry Connections Washer and dryer connections were available. Laundry appliances were not present during inspection. Laundry faucets are not operated unless a sink basin is present beneath faucets. Verify your clothes dryer exhaust is functional, safe and properly installed. Consider properly lowering plumbing waste clean out at yard. Page 23 of 39

25 Heating and Cooling The following opinion is based on an inspection of the permanently installed, readily accessible and visible portions of the heating and cooling systems. These systems are tested using the normal operating controls only. Improperly maintained heating and cooling can cause uncomfortable areas, higher utility bills and safety concerns. Heating and Cooling installation conditions and functional issues requiring correction should be performed by a competent licensed mechanical contractor. 1. Installed Central Heating and Cooling Central Heating and Cooling System System served upstairs area Brand Furnace: Tempstar / Location: Attic / Fuel: Electric Heat Pump Size: 2.5 ton / Year of Manufacture: 2014 Heat pumps typically have a service life of years when properly maintained Filter Type: Disposable / Thermostat Type: Digital Cooling Brand: Tempstar / Location: Exterior Year of Manufacture: 2014 Condensate disposal method: Gravity drain piping - service annually Central Heating and Cooling System System served main level Brand Furnace: Tempstar / Location: Unfinished Basement / Fuel: Electric Heat Pump Size: 2.5 ton / Year of Manufacture: 2014 Heat pumps typically have a service life of years when properly maintained Filter Type: Disposable / Thermostat Type: Digital Cooling Brand: Tempstar / Location: Exterior Year of Manufacture: 2014 Condensate disposal method: Condensate pump was present 2. Cool Function For Both Units Inspector adjusted thermostat, system engaged and was found to be functional. 3. Heat Function For Both Units Backup heating was briefly operated on heat pump, system engaged and was found to be functional. Page 24 of 39

26 4. Condensate Removal For Downstairs Unit Condensate pump observed installed outside of condensate overflow pan. Condensate may leak to finished areas when expected malfunction occurs. Proper correction of condensate removal system is recommended. When condensate pump is installed outside of overflow pan there are at least three acceptable corrections. 1) Install small three sided elevated pan beneath condensate pump that properly water falls by gravity to larger overflow pan. Condensate over flow should only accumulate at larger pan controlled by a float if corrected this way. 2) Install secondary overflow pan beneath condensate pump that has water tight piping to larger pan. Water in each pan will seek the same level or should drain to larger pan controlled by a float if corrected this way. 3) A lager pan can be installed to replace existing pan so that all equipment is in a single pan. This is the most expensive option as the first two options do not require moving larger equipment. Of course other options may be suitable as well. Condensate pump observed installed outside of condensate overflow pan. Condensate may leak to finished areas when expected malfunction occurs. Proper correction of condensate removal system is recommended. 5. Ductwork Regarding Calculating the Load of a Central System Several factors are considered when performing a load evaluation for central heating and cooling systems to determine the appropriate size system for the area served. Factors such as installed ductwork, insulation, ceiling height, basement area served if present, shade, climate zone along with size, number and placement of windows have to be taken into account before sizing a system. Inspector does not calculate the load of a central heating and cooling during a home inspection. Properly maintain ductwork system to meet your comfort needs. Metal and flexible duct installed 6. Furnace Location Issue For Upstairs Unit Service walkway to attic furnace needed for maintenance of furnace was missing or incomplete. Attic mounted furnaces should have a secured 24" wide walkway and a 30" deep service platform running the length of the control side of furnace. Correction is needed for safety of service personnel and to reduce property owner liability exposure. Properly correct to meet your needs. Page 25 of 39

27 7. Fuel Properly floored area was needed for safe access to attic furnace Natural gas piping observed at inspected property Gas piping observed installed at inspected property. Properly maintain gas piping as needed for function and safety. The gas service was not on during the inspection. Installed accessible gas appliances were inspected but not observed in operation. Determine the reason the gas service was off and take steps to prevent recurrence. Verify all appliances and fixtures requiring gas are fully functional and safe correcting where needed. Gas valve at meter was observed off during inspection Page 26 of 39

28 Electrical The electrical system consists of an electrical service, distribution equipment and branch wiring. The electric metering equipment is usually at the electrical service. Distribution equipment is most often one or more installed breaker panels and the branch wiring runs to all equipment, receptacles, lighting outlets and devices such as the light switches. The inspection report focuses on wiring operating between Volts. Most low voltage wiring is excluded from a home inspection report. Low voltage items such as a heating and cooling thermostat is operated in order to determine the function of such equipment. There are now a wide variety of lighting bulbs or lamps that will fit into lighting fixtures. Some choices may not be appropriate for some lighting fixtures. It is beyond the scope of this inspection to verify each lamp or bulb is appropriate for the installed lighting fixture. The inspector recommends that you review the bulb or lamp installations for each fixture correcting as needed for safety and function. Common errors include 100 watt bulbs installed in fixtures rated for 60 watt max bulbs and interior rated CFL bulbs installed at exterior or damp locations. Other types of errors also exist. The following opinion is based on an inspection of the readily accessible and visible portions of the electrical system. The Home Inspector is responsible for checking a representative number of installed lighting fixtures, switches, and receptacles. Electrical installation conditions and functional issues requiring correction should be performed by a competent licensed electrical contractor. Most, if not all, electrical corrections should be considered a safety concern. 1. Electrical Service Electrical Service Type: Underground Electrical Service Size: 200 Amp Service Entry Conductor Materials: Aluminum Stranded No adverse conditions were observed 2. Electrical Main Distribution Panel 200 Amp / 120/240 Volts / Breaker Panel Panel Location at : Rear Basement Garage Routine corrections were needed at electrical distribution, Breaker Panel at Rear Basement Garage Panel bond was not observed, add where missing Breaker observed switched off, correct as needed White wires observed attached to 240V breakers. Remark or correct improperly colored wiring inside panel where needed for service personnel safety. White wires observed attached to 240V breakers. Remark or correct improperly colored wiring inside panel where needed for service personnel safety. Panel bond was not observed installed, add where missing Page 27 of 39

29 3. Electrical Sub Panel Routine corrections were needed at electrical distribution, Sub Breaker Panel at Front Basement Garage Multiple breakers observed switched off, correct as needed Panel bond did not appear present, properly add where missing 4. Electrical Branch Wiring Panel bond was not observed installed, add where missing Material: Copper Type: Non Metallic Sheathed Cable Install proper weather tight covers at exterior junction boxes where needed for safety. Access was blocked to cooling unit electrical disconnect. Consider relocating disconnect to an area with at least minimum safe access. 30" clearance needed between cooling units to access electrical disconnects. 28" clearance was present. Install proper weather tight covers at exterior junction boxes where needed for safety. Page 28 of 39

30 5. Arc Fault Circuit Interrupter (AFCI) Fire Prevention INSPECTOR NOTE REGARDING AFCI PROTECTION AFCI protection and AFCI locations at 15 and 20 ampere electrical circuits AFCI protection is designed to help prevent fires when a malfunction occurs at installed electrical outlets. This protection detects unintended electrical arcs and disconnects the power before the arc starts a fire. Most buildings will have a need for additional AFCI protection based on varied municipal enforcement and the numerous changes for which areas require protection. The inspector uses push button at AFCI breakers to confirm AFCI protection trips. Once tripped, the inspector checks bedroom electrical outlets to determine where AFCI protection is present or missing. Obvious locations lacking AFCI protection are listed in the body of the report. Obvious broken, non working and improperly wired AFCI receptacles or breakers are listed in the summary of the report. Evaluate your risk exposure. Consider adding AFCI protection where needed for improved safety particularly where construction was completed 2002 or later. AFCI breakers appeared installed for bedroom and some other outlets Combination type AFCI protection did not appear present for one or more 15 and 20 ampere residential electrical circuits that were not in bedrooms, laundries, kitchens, bathrooms, garages or unfinished basements. 6. Ground Fault Circuit Interrupter (GFCI) Shock Protection INSPECTOR NOTE REGARDING GFCI PROTECTION GFCI protection and GFCI locations at 15 and 20 ampere electrical circuits GFCI protection helps reduce the risk of being shocked when using electricity in certain areas. Most buildings will have a need for additional GFCI protection based on varied municipal enforcement and the numerous changes for which areas require protection. The inspector uses an electrical tester at receptacles that simulates a remote ground fault current to confirm which areas lack proper GFCI protection at electrical receptacles. Obvious locations lacking GFCI protection are listed in the body of the report. Obvious broken, non working and improperly wired GFCI receptacles or breakers are listed in the summary of the report. Evaluate your risk exposure. Properly add GFCI protection for 15 and 20 ampere electrical circuits where needed for improved safety. Consider modernizing electrical installation adding GFCI protection to 15 and 20 Amp circuits for improved electrical shock protection. AREAS THAT DID NOT APPEAR GFCI PROTECTED GFCI protection did not appear present for one receptacle serving kitchen countertop at desk area if a countertop is installed at this area. GFCI protection did not appear present for electrical circuit serving dishwasher. GFCI protection did not appear present for receptacles at Laundry Area. Some receptacles at semi finished basement where GFCI protected. Some receptacles at semi finished basement were not GFCI protected. GFCI protection is currently not required or recommended for semi finished basements. Maintain installed receptacles to meet your needs. 7. Electrical Receptacle Outlets Four receptacles at kitchen area tested open ground. Locations were counter desk area, right of pantry and right and left of sliding doors to rooftop deck. One or more electrical receptacles tested as having an open ground. Properly correct open ground conditions were needed for function and safety. Page 29 of 39

31 8. Electrical Lighting Outlets Periodic Maintenance Needed -A representative number of installed lighting fixtures were observed. One or more bulbs are missing or not working. Usually this just requires bulb replacement, but may require additional work if a new bulb does not resolve the matter. Install new bulbs and/or repair fixture(s) as needed. Photo cell installed at some exterior light fixtures- Fixtures with photocells are designed to operate after dark. Verify fixture operating prior to settlement. Some lighting at master bathroom was inoperative when tested. Some lighting at semi finished basement was inoperative when tested. Lighting at stairs to second floor was inoperative when tested. Multiple lighting was inoperative during inspection. Make all lighting/fans functional and safe as needed. Some lighting at master bathroom was inoperative when tested. Some lighting at semi finished basement was inoperative when tested. Lighting at stairs to second floor was inoperative when tested. Page 30 of 39

32 9. Electrical Switches Inspector was unable to determine function of all switches present. Switches may operate flood lights, receptacles or other item. They may also be an unused extra switch. When leaving front basement garage to enter semifinished basement lighting switch was observed on hinge side of door. One or more of the lighting switches were observed on the hinge side of one or more of the operable doors. With a switch installed behind the door you will have to go around the door or close the door to reach the switch when entering the room. Consider this area for correction for improved safety. When you reach the bottom of the basement stairs there is no switch within arms reach to turn on lighting at semi finished basement. Stair lighting was not switched at both top and bottom of steps for safety. Consider this area for correction for improved safety. Generally a light switch should be located within arms length of the entry point of a room and should not be located behind a door. Such switches are needed for general safety so that lighting may be switched on from any doorway when entering an adjacent dark room. Some areas choose not to strictly enforce switch location installation. Consider for proper correction to improve safety. When you reach the bottom of the basement stairs there is no switch within arms reach to turn on lighting at semi finished basement. When leaving front basement garage to enter semifinished basement lighting switch was observed on hinge side of door. Page 31 of 39

33 10. Smoke Alarms Safety Concern Noted There was no smoke alarm observed installed at front basement garage. INSPECTOR NOTE REGARDING MODERNIZING SMOKE ALARM INSTALLATION Consider modernizing smoke alarm installation to improve safety as changes have occurred since the building was constructed. Modern smoke alarm systems typically are hardwired to the electrical system and will have battery backup so that they will function when the power is off to the building. Modern smoke alarm systems typically have all smoke alarms interconnected so that when one alarm sounds then all smoke alarms will sound simultaneously. This is useful for heavy sleepers and in larger homes. Modern smoke alarm systems typically have smoke alarms installed at the following locations: Outside sleeping areas Inside sleeping areas At least one per floor level including basements Near stairs In garages (some installations will require additional smoke alarms) It is important to note that a single smoke alarm can satisfy multiple areas if carefully placed. It is common to have a single smoke alarm near the top of the stairs and just outside multiple sleeping areas. Evaluate your risk exposure. Upgrade smoke alarms to meet your needs. Read and follow the smoke alarm manufacturer installation and operating instructions. Contact your local Fire Marshal if need be. There was no smoke alarm observed installed at front basement garage. Page 32 of 39

34 Framing and Foundation The following opinion is based on an inspection of the readily accessible and visible portions of the foundation. Foundation conditions requiring correction should be performed by a competent qualified contractor. Insulation and ductwork when present at foundation area limit access and visibility to this area. 1. Attic Access Attic Area Present Scuttle hole to attic where accessible Attic area viewed from areas where floored walkway was present. Some areas of attic may not have been viewed. Rear attic area was not readily accessible or visible. This area was not entered or observed. Some attic areas were not readily accessible and these areas were not observed by inspector. Consider adding additional attic access where needed. Insulation where installed at trusses restricted inspectors view of this area. Do not block attic access needed to service furnace. 2. Structural Roof Framing Insulation where installed at trusses restricted inspectors view of this area. Wooden Trusses Wood roof decking Truss system observed field modified to add partial flooring area for attic furnace. Obtain documentation from truss manufacturer that modified truss installation meet their minimum requirements. Properly correct truss installation if needed. Page 33 of 39

35 3. Ceiling Framing Truss system observed field modified to add partial flooring area for attic furnace. Ceiling framing was integral with roof framing trusses. 4. Wall Framing No adverse conditions were observed for this area, maintain to meet your needs Finished areas prevented view of structural components, structural areas were not observed by inspector. 5. Foundation Access Basement Area Present Semifinished Basement - Some areas are finished. The components behind the finished areas were not inspected. 6. Foundation Description Access: Basement walked Construction Type: Basement - Semi Finished Basement Garage - Finished Basement - Semi Finished Foundation: Insulated Concrete Forms Columns or Piers: Load Bearing Wall Floor Structure: Floor Truss - Wooden Beam - Not Observed Subfloor - Wood 7. Foundation Insulated concrete forms Cracks expansion or settlement - Noticeable cracking was observed. This is not unusual. Monitor and repair as needed. Page 34 of 39

36 Crack observed at foundation wall Insulated concrete forms Notice from manufacturer Page 35 of 39

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