Sample Home Inspections 1 Some Road, Your Town, VA xxxxx (Xxx)xxx-xxxx. Inspection Time: 12:40pm - 3:10pm Client : Leslie & Brian Homebuyer

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1 Sample Home Inspections 1 Some Road, Your Town, VA xxxxx (Xxx)xxx-xxxx Inspection No : Inspector: xxxxxxxxxxxxxxx ACI Inspection Date: 02/06/2013 VA Certified Home Inspector #xxxx-xxxxxx Inspection Time: 12:40pm - 3:10pm Client : Leslie & Brian Homebuyer Realtor: Sample Address : 271 Doctors Creek Road Your Town, VA In using your report, the following definitions may be helpful: Serviceable - The materials and workmanship are acceptable and in generally satisfactory condition. N/A - Not Applicable. The item does not apply to this property or a particular component was not located. Underlined items are those that are inoperable or we consider to be safety concerns or defects in need of review and/or correction by a qualified professional. The dwelling is a single family, two story structure built on a flat lot. Estimated age is 113 years old. Weather at time of inspection was clear and 45 F, and this dwelling was vacant. 1

2 100 EXTERIOR Our exterior evaluation is visual in nature and is based on our experience and understanding of common building methods and materials. Our review does not take into consideration the normal wear associated with virtually all properties. 101 Driveway: N/A 102 Walks: Concrete blocks. Surface irregularities and broken pieces were noted. 103 Fence/Gates: Serviceable, wood. 104 Siding: Aluminum. Cosmetic damage was noted. 105 Trim: Wood. Peeling/flaking paint, a mildew condition and weathered wood were noted. The fascia cladding was loose and gapped at the right side dormer, near the TV antennae. A picture has been included for illustrative purposes. We suggest maintenance efforts be performed. 106 Window Frames: Serviceable, wood and metal clad, single pane and insulated awning and sliding style sashes. 107 Elec. Fixtures/Devices: N/A 108 Gutter System: Aluminum. Splashblocks were missing at the base of downspouts. In lieu of standing water found in the crawl space and basement area we suggest adding pipe extenders to the base of all downspouts to improve drainage of water away from the foundation. 109 Hosebibs: Located at the front, rear and right side. Water was lacking at the right side hosebib. Cause undetermined. Leaking was noted from the valve stem at the front hosebib. Repair/replacement suggested. 110 Ext.Doors: Gaps were noted in the weatherstripping at the sun porch door. We suggest maintenance efforts be performed. 111 Chimneys: N/A 112 Lot Grade/Drainage: Home is built on a flat lot. Grade at foundation appears to be inadequate. See also, gutter comments item # Gas Bottle. The bottle was located at the right side. 114 Foundation: Block and brick raised construction. See also, comments item # Exterior Comments: None. 2

3 125 ROOF Our evaluation of the roof is to determine if portions are missing and/or deteriorating and, therefore, subject to possible leaking. Portions of underlayment and decking are hidden from view and cannot be evaluated by our visual inspection; therefore, our review is not a guarantee against roof leaks nor a certification. 126 Type/Material: Sloped construction, standing seam, sheet-metal roof covering. Observed from rooftop. 127 Flashing: Caulking/tar-like repair efforts were noted throughout. 128 Roof Comments: 1) The leading edge of the sheet metal was bent up at the right side. A picture has been included for illustrative purposes. No ill effects were noted as a result. Roof shows normal wear for its age and type. No excessively damaged, deteriorated or missing roofing materials were noted; appears to be in serviceable condition. 2) The gas furnace flue was incorrectly installed, to close to an operable window and too close to the siding wall. A picture has been included for illustrative purposes. Vent terminations should be 2' higher than any vertical wall within 10' of them. Correction suggested. 3

4 150 CRAWL SPACE/BASEMENT 151 Access: Located at the rear. Crawl spaces are accessed and viewed by crawling through the center and along the perimeter, as long as space is available and the area is void of obstructions. 152 Joists/Sills/Subfloors: Joist hangers or a ledger were lacking at the rear center and joists appear to be end nailed only. A picture has been included for illustrative purposes. Standing water was noted under this area, rendering areas inaccessible. Suggest review and correction, as needed, by a qualified professional. 153 Posts/Piers: Support for the rear piers was being undermined, large voids were noted in the soil and at the right rear the concrete footing was exposed and unsupported. Pictures have been included for illustrative purposes. Suggest review and correction, as needed, by a qualified professional. 4

5 150 CRAWL SPACE/BASEMENT CONTINUED 5

6 150 CRAWL SPACE/BASEMENT CONTINUED 154 Girders: Serviceable 155 Electrical: Exposed splices/open junction boxes were noted at the basement area and under the utility room. Pictures have been included for illustrative purposes. This is a safety concern. Whenever an electric wire is cut and reconnected, the splice should be encased in a covered junction box to prevent shocks and separation of the splice. Correction suggested. 6

7 150 CRAWL SPACE/BASEMENT CONTINUED 156 Ventilation: A fungus condition was noted in this area. A picture has been included for illustrative purposes. This condition is indicative of inadequate air flow. Increasing air flow and maintaining proper gutters, downspouts, and splashblocks can aid in controlling this condition. See also, comments item # Insulation: N/A 158 Vapor Barrier: Partial only. The vapor barrier was disheveled and littered with debris and standing water. A picture has been included for illustrative purposes. Once grading conditions area corrected and holes in the crawl space are back filled we suggest installing a fully poly vapor barrier. 7

8 150 CRAWL SPACE/BASEMENT CONTINUED 159 Plumbing: The horizontal waste pipe was disconnected at the right of the left side bathrooms and discharging waste products onto the ground, leaking was noted at fittings on the mis-matched piping under the left side bathrooms, and leaking was noted at the end of a fitting under the utility room. Pictures have been included for illustrative purposes. Suggest full review and correction, as needed, by a qualified licensed plumbing professional. 8

9 150 CRAWL SPACE/BASEMENT CONTINUED 159 Plumbing Continued: 160 Comments: A high water mark was noted on the perimeter walls and water stains were noted on the duct system indicating past high water of approximately 18-24". The HVAC ducts were lying on the ground in some areas and ducts were water stained indicating they have been immersed in water. Duct insulation was hanging off the ducts. Standing water was noted in the several areas, in the crawl space and basement area, rendering areas inaccessible. Pictures have been included for illustrative purposes. Suggest review and correction, as needed, by a qualified professional. 9

10 150 CRAWL SPACE/BASEMENT CONTINUED 10

11 200 FRONT PORCH 201 Cover: Serviceable. 202 Enclosure: N/A 203 Electrical: An inoperable light was noted. It was not determined if the fixture s failure to operate was related to bulb wear. 204 Window/Screens: N/A 205 Deck/Slab: Serviceable, concrete. 206 Stairs: Serviceable, brick. 207 Railing: Serviceable, wood. 208 Comments: None. 210 RIGHT FRONT ENTRY 211 Cover: Serviceable. 212 Enclosure: N/A 213 Electrical: A weatherproof cover was missing at the receptacle and the three prong outlet was ungrounded. We suggest review and correction, as needed, by a qualified licensed professional. 214 Window/Screens: N/A 215 Deck/Slab: Wood. Peeling/flaking paint was noted. Suggest maintenance efforts be performed. 216 Stairs: Concrete. Hairline cracks were noted and the stair system was irregular and may pose safety issues. 217 Railing: N/A 218 Comments: None. 220 SUN PORCH 221 Cover: See roof comments # Enclosure: Peeling/flaking paint was noted on the wood lap siding. Suggest maintenance efforts be performed. 223 Electrical: Serviceable. 224 Window/Screens: Windows bind, some of the openers were disconnected, hardware was loose, and one screen was missing. Peeling/flaking paint was noted. One trim knob was missing, damaged and loose trim was noted at the left side window. Repair/replacement suggested. 225 Deck/Slab: Carpet. Stains noted. 226 Stairs: N/A 227 Railing: N/A 228 Comments: None. 11

12 400 MAJOR SYSTEMS Our evaluation of major systems is both visual and functional, provided power and/or fuel is supplied to the component. Identifying or testing for the presence of asbestos or other potentially hazardous materials is not within the scope of this report. Judging the sufficiency of water flow in plumbing or the cooling efficiency of air conditioning is a subjective evaluation, therefore, we only note a poor condition if, in the inspector's opinion, the adequacy seems to be less than normal. We urge you to evaluate these systems prior to closing. DISMANTLING OR EXTENSIVE INSPECTION OF INTERNAL COMPONENTS OF ANY APPLIANCE, INCLUDING HEATERS AND HEAT EXCHANGERS, IS BEYOND THE SCOPE OF THIS REPORT. 401 Heating/Air Conditioning: Operable, Goodman, gas forced air furnace, located in the utility room with a Goodman air conditioning unit located at the rear. These units were manufactured in Gas and electrical shut-offs noted. Outside temperature at the time of inspection was at or below 65 degrees. To prevent damage to the air conditioning system, manufacturers warn against operating air conditioning units when the outside temperature is under 65 degrees, this unit was not tested in the air conditioning mode. Rust stains and condensation stains were noted at the base of the inducer fan, on the plate over the burner and below the burner. See also, venting comments item #401a. A picture has been included for illustrative purposes. 401a Venting: Venting was irregular and signs of excessive condensation were noted. See also, comments item # Filtering: Filter type: Disposable. Manufacturers recommend regular filter changing during months of use. This increases efficiency that in turn saves energy dollars and unwanted maintenance costs. 403 Thermostat: Located in the hall. 404 Ducting: See comments, item #

13 400 MAJOR SYSTEMS CONTINUED 405 Plumbing: Serviceable. Water supply to this property is provided by a well. Due to the inaccessible nature of this system, only the above ground equipment can be reviewed. Sub-surface or concealed components are not within the scope of this inspection. If a detailed review of this system or water testing is desired, qualified professionals should be consulted prior to closing to perform these tests. Main shut off is located in the vault utility room. Piping, where visible, is CPVC plastic, galvanized steel, and Qest plastic. Galvanized water lines rust from the inside out and can become restricted over time. When low water flow is noted at plumbing fixtures, some restriction may have occurred. Due to concerns arising from the use of Qest polybutylene plastic water piping we have included additional information for your review. 406 Drain/Waste Vent: Property is equipped with an on-site sewage disposal system. As per our inspection agreement, these systems are not within the scope of our visual review. We can do no more than observe conditions in the area above the tank and leaching field if location is known. Generally, these systems cannot be checked unless the house has been occupied within the last 30 days. We suggest you obtain verification of this systems performance prior to closing. Waste lines where visible are plastic. Piping material is mis-matched under the left side bathrooms and piping was apart and leaking at time of inspection. See also, comments item # Water Heater: Operable; 40 gallon, electric, located in the utility room. Cold water shut-off noted. Pressure relief valve has been installed as a safety feature. 408 Electrical: The main electrical service is approximately 150 amps, 120/240 volts, and the service drop was aluminum. Service entrance is overhead with the main panel located in the hall. Overload protection is provided by breakers. Main disconnect noted. Low amperage branch circuit conductor is copper, preferred for safety. A grounding system was noted. Wiring type: Nonmetallic cable. A missing knockout was noted in the bottom of the panel can and where newer cables were brought in at the top of the panel the vinyl cable jacket was not properly stripped off. Neutrals and grounds were gang coupled instead of being secured under separate fasteners. Pictures have been included for illustrative purposes. Suggest review and correction, as needed, by a qualified professional. 13

14 400 MAJOR SYSTEMS CONTINUED 409 Smoke Detector: The smoke detector is old and outdated. Upgrading suggested. 409a Carbon Monoxide Alarm: If lacking, the addition of a suitable device is suggested. 410 Fireplace: N/A 411 Major Systems Comments: {SUGGESTED SAFETY UP-GRADE} GFI, Ground Fault Interrupter Circuits, are recommended in areas near water sources, such as bathrooms, kitchens, garages, and the outdoors. These devices will trip out and provide a high level of protection, for the user, against electrical shock, should an appliance come in contact with a water source and a ground fault occur. New construction requires GFI circuit breakers in most of these locations. Some GFI breakers are built into the receptacles (they have test and reset buttons between the sets of receptacles), and others are located in the circuit breaker box. Both types of breakers should be tested, switched off and reset once per month to prevent seizure. THESE COMMENTS ARE PROVIDED AS A SERVICE TO OUR CUSTOMERS AND NOT TO BE MISINTERPRETED AS A FLAW OR INOPERABLE COMPONENT OF THIS PROPERTY. 14

15 500 INTERIOR Our interior review is visual and evaluated with similar aged homes in mind. Seals in double-pane insulated glass can fail at any time and although the glass is examined, lighting conditions, window coverings, and atmospheric conditions, at the time of inspection can cause the defect to be undetectable. Cosmetic considerations and minor flaws, such as a torn screen or an occasional cracked window can also be overlooked. We suggest you double check these items during your final walk-through, if concerned. NOTE: As pointed out in the inspection agreement, materials regularly used in residential construction may contain potentially hazardous substances such as asbestos and formaldehyde. Our report will not identify these substances since laboratory testing is necessary to detect their presence. 510 KITCHEN The kitchen inspection is a combination of visual and functional. Appliances are operated, if power is supplied. Calibrations to cooking systems are not evaluated nor life expectancies given to dishwashers. Note: Dishwashers can fail at any time due to their complexity. Our review is to determine if the system is free of leaks and excessive corrosion. 511 Floor: Vinyl. Stains were noted and seams were gapped. 512 Walls: Serviceable. 513 Ceilings: Hairline cracks were noted. 514 Doors: N/A 515 Window/Screens: N/A 516 Cabinets: Wood. Rodent droppings were noted within the cabinets. 517 Counter Tops: Serviceable, laminate. 518 Electrical: 1) See item #411 regarding suggested safety upgrades for sink side receptacles. 2) Receptacles have been painted over which could pose fire safety issues. Replacement is suggested by a qualified professional. 519 Sinks: Serviceable, stainless steel. 520 Faucets: The handles are loose. We suggest maintenance efforts be performed. 521 Traps/Drains: Serviceable. 522 Disposal: N/A 523 Dishwasher: Operable, Frigidaire. Iron stains were noted at the inside of the dishwasher. 524 Stove/Cook Top: Serviceable, General Electric, electric. 525 Oven: Serviceable, General Electric, electric. 526 Hood/Fan: N/A 527 Microwave: N/A 528 Heating: Serviceable. 529 Comments: The finish was flaking off the ceiling fan. 15

16 700 RIGHT SIDE BATHROOM Our focus in bathrooms is directed at identifying visible water damage and/or problems. We may not always mention common faults such as stuck stoppers or dripping faucets. If considered important, you should check these items independently. 701 Floor: Serviceable, ceramic tile. 702 Walls: Serviceable. 703 Ceilings: Serviceable. 704 Doors: Serviceable. 705 Windows/Screens: Serviceable. 706 Electrical: This room was lacking a convenience receptacle. Correction suggested. 707 Exhaust Fan: N/A 708 Heating: Serviceable. 709 Tub + Surround: Fiberglass. Caulking was gapped between the panels. We suggest maintenance efforts be performed. 710 Tub Doors: N/A 711 Tub Faucet: Serviceable. 712 Shower + Surround: N/A 713 Shower Door: N/A 714 Shower Faucet: N/A 715 Sink(s): Serviceable. 716 Sink Faucet: Serviceable. 717 Trap/Drains/Supply: Serviceable. 718 Toilet: Serviceable. 719 Counter/Cabinets: The door does not latch. We suggest maintenance efforts be performed. 720 Bathroom Comments: None. 16

17 725 LEFT REAR BEDROOM BATHROOM Our focus in bathrooms is directed at identifying visible water damage and/or problems. We may not always mention common faults such as stuck stoppers or dripping faucets. If considered important, you should check these items independently. 726 Floor: Serviceable, vinyl. 727 Walls: Serviceable. 728 Ceilings: Serviceable. 729 Doors: Serviceable. 730 Windows/Screens: Glazing deterioration was noted. We suggest maintenance efforts be performed. 731 Electrical: The Ground Fault Circuit Interrupter was not functioning at the time of inspection. We suggest replacement of this protective device and follow-up to ascertain if this corrects the malfunction. 732 Exhaust Fan: Serviceable. 733 Heating: Serviceable. 734 Tub + Surround: N/A 735 Tub Doors: N/A 736 Tub Faucet: N/A 737 Shower + Surround: N/A 738 Shower Door: N/A 739 Shower Faucet: N/A 740 Sink(s): Serviceable. 741 Sink Faucet: Serviceable. 742 Trap/Drains/Supply: Serviceable. 743 Toilet: Serviceable. 744 Counter/Cabinets: Serviceable. 745 Bathroom Comments: None. 17

18 750 LEFT FRONT BEDROOM BATHROOM Our focus in bathrooms is directed at identifying visible water damage and/or problems. We may not always mention common faults such as stuck stoppers or dripping faucets. If considered important, you should check these items independently. 751 Floor: Serviceable, vinyl. 752 Walls: Serviceable. 753 Ceilings: Serviceable. 754 Doors: Serviceable. 755 Windows/Screens: Peeling/flaking paint and glazing deterioration were noted. Suggest maintenance efforts be performed. 756 Electrical: 1) An inoperable light was noted. It was not determined if the fixture s failure to operate was related to bulb wear. 2) A cracked cover plate was noted. Replacement suggested. 3) The Ground Fault Circuit Interrupter was not functioning at the time of inspection. We suggest replacement of this protective device and follow-up to ascertain if this corrects the malfunction. 757 Exhaust Fan: N/A 758 Heating: Serviceable. 759 Tub + Surround: Serviceable, fiberglass. 760 Tub Doors: N/A 761 Tub Faucet: The diverter doesn t fully divert and the spout and handle are loose. We suggest repair/replacement as needed to provide serviceability. 762 Shower + Surround: N/A 763 Shower Door: N/A 764 Shower Faucet: N/A 765 Sink(s): The stopper was inoperable. Repair/replacement suggested as needed. 766 Sink Faucet: Serviceable. 767 Trap/Drains/Supply: The sink was slow draining and the drain bubbles back when draining. Suggest review and correction, as needed, by a qualified professional. 768 Toilet: Serviceable. 769 Counter/Cabinets: Serviceable. 770 Bathroom Comments: None. 18

19 810 ENTRY 811 Floors: Serviceable, wood. 812 Walls: Hairline cracks and irregular repair efforts were noted throughout. 813 Ceiling: Serviceable. 814 Doors: The door binds at the frame. We suggest maintenance efforts be performed. 815 Window: Serviceable. 816 Electrical: Serviceable. 817 Heating: Serviceable. 818 Comments: None. 900 LEFT FRONT ROOM 901 Floors: Serviceable, wood. 902 Walls: Hairline cracks and irregular repair efforts were noted throughout. 903 Ceiling: Serviceable. 904 Doors: Serviceable. 905 Window/Screens: Serviceable. 906 Electrical: An electrical switch was noted whose purpose was not determined. 907 Heating: Serviceable. 908 Comments: A closed off fireplace was noted in this area DINING ROOM 1001 Floors: Serviceable, carpet and wood Walls: Hairline cracks and irregular repair efforts were noted throughout Ceiling: Serviceable Doors: N/A 1005 Window/Screens: N/A 1006 Electrical: Receptacles have been painted over which could pose fire safety issues and receptacles were loose. Replacement is suggested by a qualified professional Heating: Serviceable Comments: 1) A ceiling fan was noted and tested. 2) A closed off fireplace was noted in this area FAMILY ROOM 1101 Floors: Serviceable, carpet Walls: Serviceable Ceiling: Serviceable Doors: Serviceable Windows/Screens: Serviceable Electrical: Serviceable Heating: Serviceable Comments: None. 19

20 1110 UTILITY ROOM 1111 Floors: Serviceable, vinyl Walls: Serviceable Ceiling: Serviceable Doors: Serviceable Windows/Screens: Screens were missing Electrical: Missing globe noted. Two coverplates were missing and three prong outlets were ungrounded. A picture has been included for illustrative purposes. We suggest review and correction, as needed, by a qualified licensed professional Heating: N/A 1118 Washer Hook-up: Piping was noted but supply valves were lacking. A picture has been included for illustrative purposes. Suggest review and correction, as needed, by a qualified professional. 20

21 1110 UTILITY ROOM CONTINUED 1119 Dryer Hook-up: Serviceable, 240 volt electric Dryer Exhaust: Serviceable Comments: Areas were inaccessible in this room due to stored items FIRST FLOOR HALL 1201 Floors: Serviceable, carpet Walls: Serviceable Ceiling: Serviceable Doors: Serviceable Windows/Screens: N/A 1206 Electrical: A switch to control the fixtures was lacking, they were operated by screwing in the bulbs Comments: None SECOND FLOOR HALL 1211 Floors: Serviceable, wood 1212 Walls: Hairline cracks were noted and irregular and rough patching efforts were noted in the closet. A picture has been included for illustrative purposes Ceiling: Low head room was noted Doors: Serviceable Windows/Screens: Serviceable Electrical: Serviceable Stairs: Serviceable Comments: None. 21

22 1300 REAR CENTER BEDROOM 1301 Floors: Serviceable, carpet Walls: Serviceable Ceiling: Serviceable Doors: The door binds at the frame. Correction suggested Windows/Screens: Serviceable Electrical: Receptacles have been painted over which could pose fire safety issues and receptacles were loose. Replacement is suggested by a qualified professional Closet/Wardrobe: N/A 1308 Heating: Serviceable Comments: None MASTER BEDROOM 1311 Floors: Serviceable, carpet Walls: Serviceable Ceiling: Hairline cracks were noted Doors: The door does not latch. We suggest maintenance efforts be performed Windows/Screens: The swiggle gaskets were distorted and weathered at the insulated glass cartridge windows. A picture has been included for illustrative purposes Electrical: The receptacle(s) was noted to be worn and giving false readings in regards to grounds and polarity. Reversed polarity was noted at the right rear and receptacles have been painted over which could pose fire safety issues. Replacement is suggested by a qualified professional Closet/Wardrobe: Serviceable Heating: Serviceable Comments: None. 22

23 1320 LEFT FRONT BEDROOM 1321 Floors: Serviceable, carpet Walls: Serviceable Ceiling: Serviceable Doors: Serviceable Windows/Screens: One screen was missing, screen damage was noted and sash balances were weak. Repair/replacement suggested Electrical: Receptacles have been painted over which could pose fire safety issues and receptacles were loose. Replacement is suggested by a qualified professional Closet/Wardrobe: Serviceable Heating: Serviceable Comments: A window air conditioning unit was mounted thru the wall in this room. This unit was not operated SECOND FLOOR FRONT BEDROOM 1331 Floors: Serviceable, carpet and wood Walls: Stains and hairline cracks were noted Ceiling: Stains, hairline cracks and irregular patching efforts were noted Doors: Serviceable Windows/Screens: Serviceable Electrical: Receptacles have been painted over which could pose fire safety issues. Replacement is suggested by a qualified professional Closet/Wardrobe: Serviceable Heating: N/A 1339 Comments: None SECOND FLOOR REAR BEDROOM 1341 Floors: Serviceable, wood and carpet Walls: Hairline cracks were noted Ceiling: Hairline cracks and loose patching efforts were noted Doors: Serviceable Windows/Screens: Serviceable Electrical: Serviceable Closet/Wardrobe: N/A 1348 Heating: N/A 1349 Comments: None. 23