Cover Page Inside Out Home Inspections Property Inspection Report Inspection prepared for: John Doe & Jane Doe Date of Inspection: 5/10/2014 Inspector: Lucas Sargent PO Box 514, Tioga, PA 16946 Phone: 570 787 3298 Email: l-sargent@hotmail.com
Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing. 1. Electrical Some outlets not accessible due to furniture and or stored personal items. 2. Wall Condition Materials: Drywall walls noted. A crack in the drywall was noted above closet door in family room. Living room. Living room Dining room. Family Room. Page 1 of 26
Hallway. Crack next to family room closet door. Page 2 of 26
Bedrooms The main area of inspection in the bedrooms is the structural system. This means that all walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Personal items in the bedroom may prevent all areas to be inspected as the inspector will not move personal items. 1. Closets The closet door was missing in master bedroom. 2. Electrical Missing closet door in master bedroom. The majority of grounded receptacles, were tested and found to be wired correctly. Bedroom Number #1 was missing bulb in light fixture, and could not be tested. Bedroom #1 light has no bulb Page 3 of 26
3. Smoke Detectors There are smoke detectors hard wired in and connected to each other,but they were not functional at the time of the inspection- they may need to be replaced. 4. Wall Condition Bedroom smoke detectors did not respond to testing. Materials: Drywall walls noted. Master bedroom Bedroom #1 Page 4 of 26
Bedroom #2. Page 5 of 26
Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to look over. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring.. 1. Locations Locations: Master Bathroom Main Floor Bathroom 2. Ceiling Condition Materials: There are drywall ceilings noted. 3. Counters Hallway bathroom Plastic laminate tops noted. No discrepancies noted. Hallway bathroom Master bath. Page 6 of 26
4. GFCI GFCI did not respond to test, suggest replacing for safety. 5. Exhaust Fan 6. Toilets Hallway bathroom receptacle showed open ground and no GFCI protection Exhaust fan in master bath was noisy. Page 7 of 26
Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets No deficiencies observed on all kitchen cabinets. 2. Counters Kitchen Cabinets Kitchen Cabinets There is normal wear noted for the age of the counter tops. 3. Dishwasher 4. Garbage Disposal Operated. Dishwasher was operational at the time of inspection. Dishwashers most commonly fail internally at the pump, motor or seals. We do not disassemble these units to inspect these components. We recommend you operate this unit prior to closing. Operated - appeared functional at time of inspection. 5. Cook top condition 6. Sinks Page 8 of 26
7. Plumbing 8. GFCI Dishwasher drain line should have air gap or held to bottom of counter top. GFCI in place and operational, except where noted below. No GFCI protection present at recepticle left of stove, suggest installing GFCI protected receptacle for safety. Outlet next to stove lacks GFCI protection Page 9 of 26
1. Dryer Vent Laundry 2. Electrical Laundry Dryer Vent Some outlets not accessible due to furniture and or stored personal items. 3. Plumbing 4. Wall Condition Consider upgrading to metal sheathed water lines. Materials: Painted finish noted. Page 10 of 26
Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person. 1. Heater Condition 2. Heater Base Materials: The furnace is located in the basement Materials: Gas fired boiler with hot water baseboard heat noted. Fuel Furnace: Last service date is over one year ago, or is unable to be determined. Although this unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. This is why furnace specialists recommend a complete inspection annually; consider having unit inspected by certified HVAC technician. The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. Soot in furnace base. 3. AC Compress Condition Compressor Type: Electric Location: The compressor is located on the exterior grounds. Appeared functional at the time of inspection. Maintenance Tip: Recommend that HVAC professional seasonally check the air conditioning unit, and ensure the unit is level. This can be accomplished at the same time as the annual furnace inspection. Page 11 of 26
AC compressor unit on south side of house. 4. Thermostats Outside shutoff for AC unit has bees nest in box, this should be removed by a professional as it is a fire hazard. Thermostat in dining room. Thermostat in family room. Page 12 of 26
1. Base Water Heater The water heater base is functional. Water heater base. 2. Water Heater Condition Heater Type: Gas Location: The heater is located in the basement. The water heater is past estimated life expectancy and may need replaced at any time. IMPROVE: A 40 gallon water heater is somewhat small for a home of this size. Recommend installing a larger tank or tankless system when a new water heater is needed. 3. Number Of Gallons 40 gallons Page 13 of 26
Garage 1. Garage Door Condition Materials: Two - single 7', steel panel, sectional roll-up doors. 2. Garage Door Parts Garage door opener fails to operate. Garage door opener by garage door. 3. Garage Opener Status Chain drive opener noted. Garage vehicle door opener on left appears to be disconnected, damaged or otherwise inoperable. Have evaluated and repaired. Page 14 of 26
1. Electrical Panel Electrical 2. Main Amp Breaker Electrical Electrical Panel 200 amp Electrical Electrical Panel 3. Cable Feeds 4. Breakers There is an underground service lateral noted. Materials: Copper non-metallic sheathed cable noted. All of the circuit breakers appeared serviceable. Page 15 of 26
1. Roof Condition Roof Materials: Asphalt shingles noted. Roof appeared in good condition for its age. Roof ridge Roof boot has begun to deteriorate and should be monitored. Furnace / water heater type B vent with cap. 2. Gutter Front porch roof has organic material and should be cleaned. Make sure all downspouts are connected and routed to discharge away from the homes foundation, this will reduce the potential for water to seep into the basement. Make sure to periodically check and clean out debris from gutters to keep it flowing well when it rains. If it clogs, it will over flow, and may potentially cause roof leaks. Page 16 of 26
1. Access 2. Ventilation 3. Electrical Scuttle Hole located in: Garage ceiling. Attic Under eave soffit inlet vents noted. Ridge exhaust venting noted. Electrical Box Covers missing or damaged, which is a potential shock or electrocution hazard. Switch plate cover missing on attic switch. Attic insulation and ductwork. Open junction box in attic. Page 17 of 26
4. Insulation Condition Materials: Blown in cellulose insulation noted. Depth: Insulation averages 3 to 4 inches. Recommend installing more. Page 18 of 26
1. Doors 2. Window Condition Exterior Areas Appeared in functional and in satisfactory condition, at time of inspection. No major system safety or function concerns noted at time of inspection. Some window screens missing. Check with seller to determine if they are on the property. Page 19 of 26
1. Grading Grounds The exterior drainage is generally away from foundation -- except at kitchen foundation in rear of house. Slope appears to run toward house on the west side addition. 2. Vegetation Observations Prune or remove any plants that are in contact or proximity to home to eliminate pathways of wood destroying insects. Shrugs should be trimmed away from siding. Shrugs should be trimmed away from siding. Page 20 of 26
3. Patio and Porch Deck MAINTENANCE: Whether treated or not, it is important to keep a wood deck surface free of all forms of fungal growth and debris that retains moisture and will cause the deck to eventually rot. Recommend cleaning and resealing the deck annually. Cleaning can be accomplished by scrubbing the deck with a sodium-hypochlorite (bleach) and Tri-Sodium-Phosphate (TSP) deck wash and then rinsing with a pressure washer. Finally, a wood deck should be recoated with a high quality deck sealant. 4. Stairs & Handrail 5. Grounds Electrical Grounds Patio and Porch Deck Although railings are not required with drop-offs less than 30" above grade - consider your own personal needs and those of your family and guests. By today's standards, balusters (spindles) at decks and steps should be spaced no more than 4" apart for the safety of small children, Page 21 of 26
Electric meter on south side of house. Missing bulb on west side motion light. 6. Main Gas Valve Condition Materials: South side. Meter located at exterior. All gas appliances have cut-off valves in line at each unit. No gas odors detected. 7. Plumbing Grounds Main Gas Valve Condition Septic system noted. Client is advised to seek the services of a specialist in evaluating this system. Rear water spigot has low water pressure, and water appears dirty Page 22 of 26
Outside spigot has very low water pressure. 8. Patio and Porch Condition Concrete was cracking on front patio step. Front porch concrete has begun chipping. Page 23 of 26
1. Walls Basement/Crawlspace Materials: Combination Basement and Crawlspace 2. Insulation Minor crack in basement wall Some insulation in crawl space floor under kitcken was missing. Missing insulation in crawlspace. 3. Plumbing Materials Copper Crawlspace insulation. Page 24 of 26
4. Access Main water shutoff in basement at bottom of steps. Materials: Interior stairway noted. Page 25 of 26
Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all of the pages of the report as the summary alone does not explain all the issues. All repairs must be done by a licensed &bonded trade or profession. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Bedrooms Page 3 Item: 1 Closets The closet door was missing in master bedroom. Page 4 Item: 3 Smoke Detectors There are smoke detectors hard wired in and connected to each other,but they were not functional at the time of the inspection- they may need to be replaced. Bathroom Page 7 Item: 4 GFCI GFCI did not respond to test, suggest replacing for safety. Kitchen Page 9 Item: 8 GFCI No GFCI protection present at recepticle left of stove, suggest installing GFCI protected receptacle for safety. Garage Page 14 Item: 3 Garage Opener Status Garage vehicle door opener on left appears to be disconnected, damaged or otherwise inoperable. Have evaluated and repaired. Attic Page 17 Item: 3 Electrical Electrical Box Covers missing or damaged, which is a potential shock or electrocution hazard. Grounds Page 22 Item: 7 Plumbing Rear water spigot has low water pressure, and water appears dirty Basement/Crawlspace Page 24 Item: 2 Insulation Some insulation in crawl space floor under kitcken was missing. Page 26 of 26