5540StoneCrossingDriveWinston-Salem,NC27104
[email protected]
(336)645-5112
JohnDoe
123MainSt
Anywhere,NC
DearJohn,
On11/16/2015,HomeTeamInspectionServicemadeavisualinspectionofthepropertyreferencedabove.
Enclosedpleasefindawritten,narrativereportofourfindingsinaccordancewiththetermsofourHome
InspectionAgreement.Althoughmaintenanceitemsmayhavebeenaddressedverballyatthetimeofthe
inspection,theymaynotbeincludedintheenclosedreport.
Itrusttheenclosedinformationwillhelpyoumakeaninformeddecision.IfIcanbeofanyassistance,please
feelfreetocallmeat(336)645-5112.Enjoyyournewhome!
Sincerely,
KyleBranyon,License#3292
DerwinDodson,License#3482
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home inspection report
Home. Safe. Home.
Each office is independently owned and operated. | ©2013 The HomeTeam Inspection Service, Inc. All rights reserved.
What is a home inspection?
The purpose of a home inspection is to visually examine
the readily accessible systems and components of the home.
The inspectors are not required to move personal property,
materials or any other objects that may impede access or limit
visibility. Items that are unsafe or not functioning, in the opinion
of the inspector, will be described in accordance with the
standards of practice by which inspectors abide.
What does this report mean to you?
This inspection report is not intended as a guarantee, warranty
or an insurance policy. Because your home is one of the largest
investments you will ever make, use the information provided in
this report and discuss the findings with your real estate agent
and family to understand the current condition of the home.
Our inspections exceed the highest
industry standards.
FAST
Because we use a team of inspectors, each an expert in his or
her field, our inspections are performed with greater efficiency
and more expertise and therefore exceed the highest industry
standards. We are pleased to provide this detailed report as a
service to you, our client.
TRUSTED
We believe in your dream
of home ownership.
We want to help you get into your dream home. Therefore,
we take great pride in assisting you with this decision making
process. This is certainly a major achievement in your life. We are
happy to be part of this important occasion and we appreciate
the opportunity to help you realize your dream.
We exceed your expectations.
Buying your new home is a major decision. Much hinges on the
current condition of the home you have chosen. That is why we
have developed the HomeTeam Inspection Report. Backed by
HomeTeam’s experience with hundreds of thousands of home
inspections over the years, the report in your hand has been
uniquely designed to meet and exceed the expectations of
today’s homebuyers. We are proud to deliver this high-quality
document for your peace of mind. If you have any questions
while reviewing this report, please contact us immediately.
Thank you for allowing us the opportunity to serve you.
ACCURATE
FileNumber:655439
AddressofInspection:123MainSt
HomeTeamInspectionService
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FileNumber:655439
AddressofInspection:123MainSt
PREFACE:
Thisreportisintendedforthesole,confidential,andexclusiveuseandbenefitoftheClient(s)underawrittenHomeTeam
InspectionAgreement.Thisreportisnotintendedforthebenefitof,andmaynotberelieduponby,anyotherparty.The
disclosureordistributionofthisreporttothecurrentowner(s)ofthepropertyinspectedortoanyrealestateagentwillnotmake
thosepersonsintendedbeneficiariesofthisreport.TheHomeTeamInspectionServicehasnoliabilitytoanyparty(otherthan
theHomeTeamclientnamedabove,forwhomthisreportwasexpresslyprepared)foranyloss,damageorexpense(including,
withoutlimitation,attorneyfees)arisingfromanyclaimrelatingtothisreport.
Ahomeinspectionisintendedtoassistinevaluationoftheoverallconditionofthedwelling.Theinspectionisbasedon
observationofthevisibleandapparentconditionofthestructureanditscomponentsonthedateoftheinspection.Wewillnot
renderanopinionastotheconditionofanysystemsorcomponentsofthestructurethatareconcealedbywalls,floors,drywall,
paneling,suspendedceilingtiles,insulation,carpeting,furnitureoranyotheritemsstoredinoronthepropertyatthetimeofthe
inspection.
Theresultsofthishomeinspectionarenotintendedtomakeanyrepresentationregardingthepresenceorabsenceoflatentor
concealeddefectsthatarenotreasonablyascertainableinacompetentlyperformedhomeinspection.Nowarrantyorguaranty
isexpressedorimplied.
Ifthepersonconductingyourhomeinspectionisnotalicensedstructuralengineerorotherprofessionalwhoselicense
authorizestherenderingofanopinionastothestructuralintegrityofabuildingoritsothercomponentparts,youmaybeadvised
toseekprofessionalopinionastoanydefectsorconcernsmentionedinthereport.Iftheage,conditionoroperationofany
system,structureorcomponentofthepropertyisofaconcerntoyou,itisrecommendedthataspecialistintherespectivefield
beconsultedforamoretechnicallyexhaustiveevaluation.
Thishomeinspectionreportisnottobeconstruedasanappraisalandmaynotbeusedassuchforanypurpose.
Thisinspectionreportincludesadescriptionofanymaterialdefects*notedduringtheinspection,alongwithany
recommendationthatcertainexpertsberetainedtodeterminetheextentofthedefectsandanycorrectiveactionthatshouldbe
taken.Anymaterialdefectthatposesanunreasonablerisktopeopleonthepropertywillbeconspicuouslydefinedassuch.Any
recommendationsmadetoconsultwithotherspecialistsforfurtherevaluationasaresultofourfindingsshouldbecompleteprior
totheconclusionoftheinspectioncontingencyperiod.TheClientwarrantstheywillreadtheentireInspectionReportwhen
receivedandshallpromptlycontactHomeTeamregardinganyquestionsorconcernstheClientmayhaveregardingthe
inspectionortheInspectionReport.
MaterialDefect:Aproblemwitharesidentialrealpropertyoranyportionofitthatwouldhaveasignificantadverseimpacton
thevalueofthepropertyorthatinvolvesanunreasonablerisktothepeopleontheproperty.Thefactthatastructuralelement,
systemorsubsystemisnear,atorbeyondtheendofthenormalusefullifeofsuchastructuralelement,systemorsubsystem
isnotbyitselfamaterialdefect.
Themajorityofhomeinspectionsareperformedonpre-existingstructures.Thesestructuresrangeinagefromnewconstruction
tohistoriccenturyhomes.Buildingtechniqueshavechangeddramaticallyoverthedecades.Theageandmethodof
constructionaffectsthecharacterofindividualhomesandentireneighborhoods,andoftenaffectabuyer'sdecisiontopurchase
onehomeoveranother.
Wewillnotdeterminethecauseofanyconditionordeficiency,determinefutureconditionsthatmayoccurincludingthefailureof
systemsandcomponentsorconsequentialdamageorcomponentsordeterminetheoperatingcostsofsystemsorcomponents.
Itisnotuncommontoobservecracksorforcrackstooccurinconcreteslabsorexteriorandinteriorwalls.Cracksmaybecaused
bycuringofbuildingmaterials,temperaturevariationsandsoilmovementsuchas:settlement,unevenmoisturecontentinthe
soil,shockwaves,vibrations,etc.Whilecracksmaynotnecessarilyaffectthestructuralintegrityofabuilding,cracksshouldbe
monitoredsothatappropriatemaintenancecanbeperformedifmovementcontinuesatanabnormalrate.Properfoundation
maintenanceiskeytothepreventionofinitialcracksorcracksenlarging.Thisincludes,butnotlimitedtoproperwatering,
foundationdrainageandremovalofvegetationgrowthnearthefoundation.
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AddressofInspection:123MainSt
SUMMARYPAGE
Thissummaryisnottheentirereport.Thefullreportmayincludeadditionalinformationofinterestor
concerntotheclient.Itisstronglyrecommendedthattheclientpromptlyreadthecompletereport.
Forinformationregardingthenegotiabilityofanyiteminthisreportunderarealestatepurchase
contract,contactyourNorthCarolinarealestateagentoranattorney.
Exterior
1. Thereisaflat/negativeslopeatrearrightofthehouse.Thisisawaterpenetrationconcern.
Recommendregradingtodrainwaterawayfromhome.
2. Vegetationtouchingfrontsideofthehouse.Itisrecommendedtohavean18-24inchclearance
betweenvegetationandsidingtominimizemoisture/pestconcerns.Recommendrepairsby
qualifiedperson.
3. Unsealedpenetrationsthroughbrickworkinareasatbutnotlimitedtorightsidearounddryer
vent,andleftsidearoundHVACpipingandwaterspigot.Thisisawaterpenetrationconcern.
Recommendrepairsasnecessary.
4. Openmortarjointsobservedatrightsideporch/patio.Thisisawaterpenetration/settlement
concern.Recommendrepairsbyaqualifiedperson.
Roof
1.
1. Raisedshinglesatbutnotlimitedtothefrontandrearroofofthehouse.Thisisawater
penetration/windlift/nailwearthroughconcern.
2. Damagedshinglesobservedonareasatbutnotlimitedtothefront,rearright,andrear
roof.Thisisawaterpenetration/substratedamageconcern.
Recommendreviewandrepairsasdirectedbyqualifiedcontractor.
Garage
1. Therearmostgaragedoordidnotreversewhenmetwithreasonableresistance(astestedwitha
2x4block).Thisisasafetyconcern.Recommendrepairs/adjustmentsbyqualifiedpersonand
verifyingproperoperationpriortoclosing.
Attic
1. Observeddamagedroofdeckingattherightrearoftheattic.Thisisasupportconcern.
Recommendrepairsbyaqualifiedcontractor.
2. Exhaustventstackintherightrearatticspacehadlightvisiblearoundbootareaandstained
OSBdeckingbelowindicatingpossibleleak.Thisisapossibleleakage/damageconcern.
Recommendreviewandrepairsasdirectedbyqualifiedcontractor.
3. LVLframingatthefrontrightofhouseisnotfullybearingattheheelcut.Thisisa
support/installation/damageconcern.Recommendrepairsasdirectedbyqualifiedcontractor.
Interiors
1. Windowpaneaboverearentrydoorofthehomewascrackedatthetimeoftheinspection.This
isadamageconcern.Recommendrepairsbyaqualifiedcontractor.
Bathrooms
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1. Unsealedareasatbathsurroundsinthemasterandupstairsbathrooms.Thisisawater
penetration/substratedamageconcern.Recommendrepairsbyqualifiedperson.
2. Gapobservedbetweenbottomofjettedtubandsubfloor.Thisisasupport/damageconcern.
Recommendrepairsbyaqualifiedcontractor.
3. Observedlooseshowerstemsintheupstairsanddownstairshallwaybathrooms.Thisisa
movementconcern.Recommendrepairsbyaqualifiedperson.
WaterHeater
1. Waterheaterexhaustventiscontactingcombustiblesnearunit.Thereistypicallya1inchgap
tocombustiblestominimizesafety/damageconcerns.Recommendrepairs.
Electrical
1. Openjunctionboxobservedatbutnotlimitedtotherearleftofcrawlspace.Thisisa
damage/shockconcern.Recommendrepairsbyaqualifiedperson.
Plumbing
1. Waterlinesinareasatbutnotlimitedtothecenterofthecrawlspacearenotfullysupported.
Thisisamovement/damageconcern.Recommendrepairsbyqualifiedperson.
2.
1. Staining/elevatedmoistureunderneathmasterbathstallshower.Thisisa
leakage/substratedamageconcern.
2. Leakingobservedaroundmasterbathjettedtubintothecrawlspace.Thisisa
leakage/substratedamageconcern.
Recommendevaluationandrepairsasdirectedbyqualifiedcontractor.
Foundation/Structural
1.
1. Stainingonfoundationwall,andaroundventopeningsatareasaroundthehouse.This
isawaterpenetration/adversemoistureconcern.
2. Foundationventshavebeenblocked/coveredupattherightandrearofhouse.This
maynotallowforproperairflow/ventilation.
Recommendrepairsasnecessarybyqualifiedperson.
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GENERALDESCRIPTION
Theintentofthisreportistoprovidetheclientwithanunderstandingofthepropertyconditionsatthetimeof
thehomeinspection.Unlessotherwiselistedasalimitation,thisinspectioncoversallreadilyvisibleand
readilyaccessibleinstalledsystemsandcomponentsdescribedintheNorthCarolinaHomeInspector
LicensureActStandardsofPractice.
Theprimarypurposeforahomeinspectionistoidentifydefectsandsafetyconcerns.Theconditionofpaint,
wallcoverings,carpeting,windowtreatments,etc.,arenotaddressed.Routinemaintenanceitemsarenot
withinthescopeofthisinspectionunlesstheyotherwiseconstitutevisuallyobservabledefects.
Wheredefectsorsafetyconcernsareobserved,thisreportstrivesto1)describethesystemorcomponent,2)
statehowtheconditionisdefective3)explaintheimplicationsofthedefectand4)directtheclienttoacourse
ofactionforrepair,furtherinvestigationbyaspecialist,orsubsequentobservation.
Throughoutthisreport,theterms"right"and"left"areusedtodescribethehomeasviewedfromthestreet.
Atthetimeoftheinspection,theapproximateoutdoortemperaturewas50to60degreesFahrenheit,andthe
weatherwassunnyandclear.Thebuyerandthebuyersagentwerepresent.Theutilitieswereon.According
tothesellersdisclosurethehomewasbuiltin2006.
EXTERIOR
Theinspectedproperty'ssidingconsistedofbrickveneerandvinyl
Trimmaterialsatthehomeconsistedofvinyl.
Therewereconcernsobservedonthevisibleportionsofthesiding,trim,eaves,soffits,and/orfascias.
Unsealedpenetrationsthroughbrickworkinareasatbutnotlimitedtorightsidearounddryervent,
andleftsidearoundHVACpipingandwaterspigot.Thisisawaterpenetrationconcern.Recommend
repairsasnecessary.
Unsealed-Right
Allaccessibleexteriordoorswereoperatedduringtheinspection.Therewereconcernsobservedononeor
moreoftheexterior/entrydoorsandwindows.SeeInteriorcommentsbelow.
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HomeTeamvisuallylooksatthelotandgradingaroundthehometomakesurethesoilisslopedawayfrom
thehousetopreventwaterpenetration.Therewereconcernsobservedwiththevegetation/gradingaround
thehome.
Thereisaflat/negativeslopeatrearrightofthehouse.Thisisawaterpenetrationconcern.
Recommendregradingtodrainwaterawayfromhome.
Vegetationtouchingfrontsideofthehouse.Itisrecommendedtohavean18-24inchclearance
betweenvegetationandsidingtominimizemoisture/pestconcerns.Recommendrepairsbyqualified
person.
Vegetationathouse-Front
Therewereconcernsobservedontheporchofthehome.
Openmortarjointsobservedatrightsideporch/patio.Thisisawaterpenetration/settlementconcern.
Recommendrepairsbyaqualifiedperson.
Openjoints-Right
Thedeckofthehomewasattachedtothehouseandwassupportedbycolumns/piers.Therewereno
concernsobservedondeck(s).
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DRIVEWAY
Walkwaysanddrivewaysareinspectedforpotentialtriphazardsandmajorcracking/spalling.Minorcracking
andspallinginwalkwaysanddrivewaysdevelopandprogresswithageandareconsiderednormalaslongas
theydonotcreateasafetyhazard.Therewerenoconcernsobservedinthewalkwayand/ordriveway.
ROOF
Theroofwasagable,hipandsheddesigncoveredwithasphalt/fiberglassshingles.Observationoftheroof
surfaces,flashing,skylightsandpenetrationsthroughtheroofwasperformedfromaladderatthebaseand
fromthegroundwiththeaidofbinoculars.Inspectorsarenotrequiredtogetontheroof,andwillonlywalkon
surfacesthataredeterminedbytheinspectortobesafeandaccessible.
Roofflashingsarenotfullyvisibleandmaybeconcealedinareas.Clientmaywishtoreviewfurtherifadverse
conditionsareobserved.Thisvisualroofinspectionisnotintendedasawarrantyoranestimateonthe
remaininglifeoftheroof.Anyroofmetal,especiallytheflashingandvalleys,mustbemaintainedforthelifeof
theroof.
Therewereconcernsobservedontheroofand/orroofpenetrations.
1. Raisedshinglesatbutnotlimitedtothefrontandrearroofofthehouse.Thisisawater
penetration/windlift/nailwearthroughconcern.
2. Damagedshinglesobservedonareasatbutnotlimitedtothefront,rearright,andrearroof.
Thisisawaterpenetration/substratedamageconcern.
Recommendreviewandrepairsasdirectedbyqualifiedcontractor.
Damage-Front
Damage-Rear
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Damage-Rear
Damage-Frontright
Guttersanddownspoutsarevisuallyinspected.HomeTeamcannotdeterminethedrainingcapabilitiesof
guttersystems,butwilllookforvisiblesignsofanyissues.Guttersanddownspoutsshouldreceiveroutine
maintenancetopreventprematurefailure.Therewerenoconcernsobservedonthevisibleportionsofthe
guttersordownspouts.
GARAGE
Therewasanattachedgarageatthehouse.Anydetachedgaragesarenotinspectedastheyareoutsidethe
scopeofahomeinspection.Thegaragedooristestedusinginstalledcontrols,andtestedforsafetydevices
includingreversalwhenmetwithreasonableresistancewitha2x4blockorbyanothermethodasrequiredby
manufacturer.Thefunctionalityofremotetransmitters,keylessentry,orotheropeningdevicesarenottested
duringthehomeinspection.Therewereconcernsobservedinthegarage.
Therearmostgaragedoordidnotreversewhenmetwithreasonableresistance(astestedwitha2x4
block).Thisisasafetyconcern.Recommendrepairs/adjustmentsbyqualifiedpersonandverifying
properoperationpriortoclosing.
Didnotreverse
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ATTICSTRUCTURE
Aswithallaspectsofthehomeinspection,atticandroofinspectionsarelimitedinscopetothevisibleand
readilyaccessibleareas.Manyareasoftheroofarenotvisiblefromtheatticespeciallynearthebase,where
thelargestvolumeofwaterdrains.Thepresenceoforactivestatusofroofleakscannotbedetermined
unlesstheconditionswhichallowleakstooccurarepresentatthetimeoftheinspection.Pleasebeaware
thatrainaloneisnotalwaysaconditionthatcausesaleaktorevealitself.Theconditionsthatcauseleaksto
occurcanofteninvolvewinddirection,thelengthoftimeitrains,etc.Theinspectiondoesnotofferorimplyan
opinionorwarrantyastothepast,presentorfuturepossibilityofroof,skylight,flashingorventleaks.
Theatticwasinspectedfrominstalleddecking,withacameraandflashlight.Theatticabovethelivingspace
wasinsulatedwithbattedandloosefillinsulation.Ventilationthroughouttheatticwasprovidedbyridgeand
soffitvents.Anatticfanwasnotinstalled.TheroofwasframedwithLVLs,raftersandOSBsheathing.
Therewereconcernsobservedintheatticorroofstructure.
Observeddamagedroofdeckingattherightrearoftheattic.Thisisasupportconcern.Recommend
repairsbyaqualifiedcontractor.
Damaged
ExhaustventstackintherightrearatticspacehadlightvisiblearoundbootareaandstainedOSB
deckingbelowindicatingpossibleleak.Thisisapossibleleakage/damageconcern.Recommend
reviewandrepairsasdirectedbyqualifiedcontractor.
Penetratingdaylight-attic
Deckstainingbelowexhaustvent-attic
LVLframingatthefrontrightofhouseisnotfullybearingattheheelcut.Thisisa
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support/installation/damageconcern.Recommendrepairsasdirectedbyqualifiedcontractor.
Notfullybearing
KITCHEN
Built-inappliancesonlywereoperatedforfunctionalityinkitchen.Inspectordidnotcheckthefunctionalityof
anyclocksortimers,anddidnotinspectanyrefrigeratorsastheyareconsideredpersonalproperty.No
considerationisgivenregardingtheageorcomponentsthatmaybewornorotherwiseaffectedbywearand
tearoruse.Nowarranty,expressorimplied,isgivenforthecontinuedoperationalintegrityoftheappliances
ortheircomponents.
Theinstalleddishwasherwasrunthroughanormalcycleduringtheinspection.
Theinstalleddisposalwasinspectedandoperatedduringtheinspection.Theefficiencyratingandchopping/
grindingabilityoftheunitisnotwithinthescopeoftheinspection.
Therewasagascooktopandelectricoveninstalledinthekitchen.
Kitchenwasfoundtohavearecirculatingexhaustsource.Theexhaustcapacityisnotwithinthescopeofthis
inspection.Cleaningthefanandfiltermayincreasetheexhaustcapability.
Therewasamicrowavepermanentlyinstalledinthekitchen.Onlypermanentlyinstalledmicrowavesare
testedduringinspection.
Therewasnotatrashcompactorinstalledinthekitchen.
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INTERIORS
HomeTeaminspectsforvisibleareasofconcernandsafety.Theconditionofcosmeticitemssuchas:paint,
wallcoverings,carpeting,windowtreatments,blinds,etc.,arenotaddressed.Possibleproblemareasmaynot
beidentifiediftheinteriorwallandceilingsurfaceshavebeenrecentlypainted/covered.Inspectionsareoften
limitedintheinteriorsbystorage/belongings/furniture,wallpaper,arearugs,andanyoccupiedrooms.
HomeTeamdoesnotmoveanypersonalbelongingsduringtheinspection.Thestructuralcomponentsofthe
wallsandceilingswerenotinspectedastheywerenotvisibleduetowallcoverings.Washeranddryerunits
arenotinspectedoroperatedaspartofastandardhomeinspection.Avisualinspectionofconnections,
vents,andvisibleleaksaremadewhenvisible.Therewereconcernsobservedintheinteriorofthehome.
Windowpaneaboverearentrydoorofthehomewascrackedatthetimeoftheinspection.Thisisa
damageconcern.Recommendrepairsbyaqualifiedcontractor.
Crackedwindowpane-rearentrydoor
FIREPLACE
Theinspectionoffireplacesinsidethehouseisnottechnicallyexhaustive.Thefireplaceinspectionisvisual
anddoesnotincludetheinterioroffluesorchimneys,draftcharacteristics,chimneyorfireboxintegrityorthe
adequacyofdraft,orairflow.Consultwithareputablechimneyandfireplaceprofessionalifafullevaluationis
desired.Forsafetyreasons,afireplaceandthechimneyorpipetowhichitisventedshouldbecleanedand
checkedagainforanyvisibleconcerns.Theconditionsofthefireplace(s)foundinthehomeareasfollows:
Thegasfireplace(s)werevisuallyinspectedandoperatedifpossible.Manyoftheseunitsarecontrolledbya
wallmountedswitch.Someoperatebyremotecontrol,whileothersarecontrolledfromthebaseoftheunit.
Theseunitsusuallycomewithaninstructionplatethatisattachedtotheunitinsidethecontrolaccesspanel.
Besuretoreadandunderstandtheoperatingprocedurespriortooperatingtheunit.HomeTeamdoesnot
lightanypilotlightsduringinspection.Therewerenoconcernsobservedonthegasfireplace.
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BATHROOMS
Thebathroom(s)ofthehomewereinspectedforfunctionalflowanddrainage,presenceofhot/coldwater,
installationofpiping/fixtures,andvisibleleaks.Thisreportisnotintendedtobeanexhaustivelistofminor
plumbingissues.Concealed,latent,orintermittentplumbingissuesmaynotbeapparentduringthetesting
period.
Thebathroom(s)wereexhaustedbyfan.
Therewereissuesofconcerninthebathroom(s).
Unsealedareasatbathsurroundsinthemasterandupstairsbathrooms.Thisisawaterpenetration/
substratedamageconcern.Recommendrepairsbyqualifiedperson.
Upstairsbathroomsurrounds
Masterbathroomshowersurrounds
Observedlooseshowerstemsintheupstairsanddownstairshallwaybathrooms.Thisisamovement
concern.Recommendrepairsbyaqualifiedperson.
Downstairshallwaybathroomshowerstem
Upstairsbathroomshowerstem
Thejettedtubwastestedbyfillingthetubabovethejetsandengagingtheon/offswitch.Theoperationofthe
tubwasdonebyverifyingthatwaterwascomingoutofeachofthejets.Toollesspanelsareremovedwhen
possibletoinspectunderneathtub.Panelsrequiringtoolswerenotremovedduringinspection.Therewere
concernsobservedwiththejettedtub.
Gapobservedbetweenbottomofjettedtubandsubfloor.Thisisasupport/damageconcern.
Recommendrepairsbyaqualifiedcontractor.
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Jettedtub-masterbathroom
WATERHEATER
Therewasa50galloncapacity,naturalgaswaterheaterlocatedinthegarage.Thewaterheaterwas
manufacturedbyA.O.Smith,andappearedtobemanufacturedin2006.Clientshouldnotethatwater
temperaturegreaterthan120degreespresentsascalding/burnconcern.
Atemperatureandpressurereliefvalve(TPRV)isnottestedaspartofastandardhomeinspectionas
leakagefromvalvecanoccurfromtesting.
Therewereconcernsobservedwiththehotwaterheater.
Waterheaterexhaustventiscontactingcombustiblesnearunit.Thereistypicallya1inchgapto
combustiblestominimizesafety/damageconcerns.Recommendrepairs.
Contactingcombustibles
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ELECTRICALSYSTEM
Inspectionoftheelectricalsystemofthehouseincludes:serviceentranceconductorsandequipment,
groundingequipment,mainanddistributionpanels,amperageandvoltageratingsoftheservice,branch
circuitconductorsandcompatibilityoftheirampacities,operationofarepresentativenumberoflighting
fixtures/switches/outletsinsidehouse,garage,andexteriorwalls,polarityandgroundingofallreceptacles
within6feetofplumbingfixtures,operationofGFCIdevices,andpresenceofsmokeandcarbonmonoxide
detectors.
Theundergroundelectricservicewireenteredoutsideofthehomeontherightsidewall.Theservice
entrancecableconsistedofstrandedcopperwithanestimatedamperageof200amps.Typicalgrounding
methodswherevisible.Groundingwires/rodsareconcealedandnotvisibleinareas.
Themainservicepanelislocatedonthegaragewallwitha200ampand110/220voltratedcapacity.The
mainservicedisconnectswitchwaslocatedinthemainpanel.The110vbranchcircuitswithinthepanelwere
copper.The220vbranchcircuitswerecopper.Thesebranchcircuitswereattachedtobreakers.Therewere
noconcernsobservedwithinthemainpanel.
Arepresentativenumberofinstalledlightingfixtures,switches,andreceptacleslocatedthroughoutthehome
weretested.Thegroundingandpolarityofreceptacleswithinsixfeetofplumbingfixtures,andthoseattached
togroundfaultcircuitinterrupters(GFCI),ifpresent,werealsotested.Ifhouseisoccupied,outsideand
garageoutletsmaynotbetestedforGFCIprotectionastheresetmaybeconcealedbystorageand
belongings.TheinstallationofGFCIprotectedcircuitsand/oroutletslocatedwithinsixfeetofwater,in
unfinishedbasementareas,garageandtheexteriorofthehomeisacommonlyacceptedpracticeand
requiredbymanymunicipalities.AllGFCIreceptaclesandGFCIcircuitbreakersshouldbetestedmonthly.
Therewereconcernsobservedwiththelightingfixtures,switches,and/orreceptacles.
Openjunctionboxobservedatbutnotlimitedtotherearleftofcrawlspace.Thisisadamage/shock
concern.Recommendrepairsbyaqualifiedperson.
Openjunctionbox-Crawlspace
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SMOKE/CARBONMONOXIDEDETECTORS
Allsmokeandcarbonmonoxidedetectorsfoundinhouseweretestedduringtheinspection.Forsafety
reasons,thealarmsshouldbetestedagainuponoccupancy.Thebatteriesshouldbereplacedwithnewones
whenyoumoveintothehouse,andtestedonamonthlybasisthereafter.Detectorstiedintosecuritysystems
arenottestedduringthehomeinspection.Therewerenoconcernsfoundinthesmokeand/orcarbon
monoxidedetectorsinthehouse.
PLUMBING
ThevisiblewatersupplylineintothehomewasPVC.ThevisiblewaterlinesthroughoutthehomewerePEX.
Watervalvesarenottestedaspartofthehomeinspection.Watervalvesthathavenotbeenoperatedforan
extendedperiodoftimeoftenleakafterbeingoperated.Wewouldnotbeabletorepairaleakingvalveduring
thehomeinspection.Therewereconcernsobservedintheplumbingsupplyanddistribution.
Waterlinesinareasatbutnotlimitedtothecenterofthecrawlspacearenotfullysupported.Thisis
amovement/damageconcern.Recommendrepairsbyqualifiedperson.
Waterlinenotfullysupported
ThevisiblewastelinesthroughoutthehomewerePVC.Someareasofthewasteplumbingmaynothave
beenvisibleduringtheinspection.Therewereconcernsobservedintheplumbingwaste,drain,and/orvent
systems.
1. Staining/elevatedmoistureunderneathmasterbathstallshower.Thisisaleakage/substrate
damageconcern.
2. Leakingobservedaroundmasterbathjettedtubintothecrawlspace.Thisisa
leakage/substratedamageconcern.
Recommendevaluationandrepairsasdirectedbyqualifiedcontractor.
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Staining/elevatedmoisture-Stallshower
Leaking-Jettedtub
Themainwatershutoffvalveforthehomewaslocatedinthecrawlspace.Watershutoffvalvesarevisually
inspectedonly.Noattemptismadetooperatethemainoranyotherwatersupplyshutoffvalvesduringthe
inspection.Thesevalvesareinfrequentlyusedandcouldleakafterbeingoperated.Thisisforyour
information.
Watershutoff-Crawlspace
GASMETER
Thegasmeterwaslocatedintheleftsideyard.Themaingasvalveisusuallylocatedatthegasmeterand
requiresawrenchtooperate.
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FileNumber:655439
AddressofInspection:123MainSt
FOUNDATION
Thehousewasbuiltonacrawlspacestylefoundation.Conditionsofthefoundationareasfollows:
CRAWLSPACE
Theinspectorenteredthecrawlspaceattheaccesspoint.Crawlspacewasvisuallyinspectedwitha
flashlight,probe,moisturemeter,andcamerainallaccessibleareas.AreasaroundHVACunitsandductwork
aregenerallynotvisible/accessibleduringtheinspection.Thecrawlspacewasaccessible.Inareasthatwere
notaccessible,inspectorviewedasbesthecouldfromadistancewithaflashlight.
Avaporretarderisinstalled.Crawlspacewasinsulatedwithblanket/battinsulation.Therewereconcerns
observednotedinthecrawlspace.
Moisturelevelswerecheckedduringtheinspectionusingamoisturemeter.Highmoisturelevelscan
generateconditionsthatareidealforwooddestroyinginsects,fungallikegrowth,andwooddamage/rot.
Clientshouldnotethatmoisturelevelscouldbehighonedayanddrythenextasconditionschange
throughouttheyear.Clientmaywishtotakemeasurestoensurefoundationareasareasdryaspossible.
Therewereconcernsobservedwiththemoistureinthefoundation.
1. Stainingonfoundationwall,andaroundventopeningsatareasaroundthehouse.Thisisa
waterpenetration/adversemoistureconcern.
2. Foundationventshavebeenblocked/coveredupattherightandrearofhouse.Thismaynot
allowforproperairflow/ventilation.
Recommendrepairsasnecessarybyqualifiedperson.
Blockedvent
FLOORSTRUCTURE
Thefloorstructurewasvisiblefromcrawlspace.Flooringwassupportedbydimensionallumberontopof
foundationwallandpiersconstructedofbrickandconcrete.Therewerenoconcernsobservedinthevisible
portionsoftheflooringand/orthesupports.
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FileNumber:655439
AddressofInspection:123MainSt
HVACSYSTEM
TheHVACsystemwasevaluatedbyAirTreatment.Heatandairconditioningweredistributedthroughthe
homebyductsystem.Evaluationoftheoperationsoftheunit(s)wasperformedbyAirTreatmentInc..Please
refertotheirreportforanyconcernsobservedwiththesystem(s).
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FileNumber:655439
AddressofInspection:123MainSt
REASONABLEEXPECTATIONSREGARDINGAPROFESSIONALHOMEINSPECTION:
Theremaycomeatimewhenyoudiscoversomethingwrongwiththehouse,andyoumaybeupsetordisappointedwithyourhomeinspection.
Therearesomethingswe'dlikeyoutokeepinmind.
Intermittentorconcealedproblems:Someproblemscanonlybediscoveredbylivinginahouse.Theycannotbediscoveredduringthefew
hoursofahomeinspection.Forexample,someshowerstallsleakwhenpeopleareintheshower,butdonotleakwhenyousimplyturnonthe
tap.Someroofsandbasementsonlyleakwhenspecificconditionsexist.Someproblemswillonlybediscoveredwhencarpetsarelifted,
furnitureismovedorfinishesareremoved.
Noclues:Theseproblemsmayhaveexistedatthetimeoftheinspection,buttherewerenocluesastotheirexistence.Ourinspectionsare
basedonthepastperformanceofthehouse.Iftherearenocluesofapastproblem,itisunfairtoassumeweshouldforeseeafutureproblem.
Wealwaysmisssomeminorthings:Somesayweareinconsistentbecauseourreportsidentifysomeminorproblemsbutnotothers.The
minorproblemsthatareidentifiedwerediscoveredwhilelookingformoresignificantproblems.Wenotethemsimplyasacourtesy.Theintentof
theinspectionisnottofindthe$200problems;itistofindthe$1000problems.Thesearethethingsthataffectpeople'sdecisionstopurchase.
Contractor'sadvice:Acommonsourceofdissatisfactionwithhomeinspectorscomesfromcommentsmadebycontractors.Contractors'
opinionsoftendifferfromours.Don'tbesurprisedwhenthreeroofersallsaytheroofneedsreplacement,whenwesaidthattheroofwouldlast
afewmoreyearswithsomeminorrepairs.
"Lastmanin"theory:Whileouradvicerepresentsthemostprudentthingtodo,manycontractorsarereluctanttoundertaketheserepairs.
Thisisbecauseofthe"lastmanin"theory.Thecontractorfearsthatifheisthelastpersontoworkontheroof,hewillgetblamediftheroof
leaks,regardlessofwhetherornottheroofleakishisfault.Consequently,hewon'twanttodoaminorrepairwithhighliability,whenhecould
re-rooftheentirehouseformoremoneyandreducethelikelihoodofacallback.Thisisunderstandable.
Mostrecentadviceisbest:Thereismoretothe"lastmanin"theory.Itsuggeststhatitishumannatureforhomeownerstobelievethelastbit
ofexpertadvicetheyreceive,evenifitiscontrarytopreviousadvice.Ashomeinspectors,weunfortunatelyfindourselvesinthepositionof
"firstmanin"andconsequentlyitisouradvicethatisoftendisbelieved.
Whydidn'tweseeit?:Contractorsmaysay,"Ican'tbelieveyouhadthishouseinspected,andtheydidn'tfindthisproblem."
Thereareseveralreasonsfortheseapparentoversights:
Conditionsduringinspection:Itisdifficultforhomeownerstorememberthecircumstancesinthehouseatthetimeoftheinspection.
Homeownersseldomrememberthatitwassnowing,therewasstorageeverywhereorthatthefurnacecouldnotbeturnedonbecause
theairconditioningwasoperating,etc.It'simpossibleforcontractorstoknowwhatthecircumstanceswerewhentheinspectionwas
performed.
Thiswisdomofhindsight:Whentheproblemmanifestsitself,itisveryeasytohave20/20hindsight.Anybodycansaythatthe
basementiswetwhenthereis2"ofwateronthefloor.Predictingtheproblemisadifferentstory.
Alonglook;Ifwespenthalfanhourunderthekitchensinkor45minutesdisassemblingthefurnace,we'dfindmoreproblems,too.
Unfortunately,theinspectionwouldtakeseveraldaysandwouldcostconsiderablymore.
We'regeneralists:Wearegeneralists;wearenotspecialists.Theheatingcontractormayindeedhavemoreheatingexpertisethanwe
do.Thisisbecauseweareexpectedtohaveheatingexpertiseandplumbingexpertise,structuralexpertise,electricalexpertise,etc.
Aninvasivelook:Problemsoftenbecomeapparentwhencarpetsorplasterareremoved,whenfixturesorcabinetsarepulledout,and
soon.Ahomeinspectionisavisualexamination.Wedon'tperforminvasiveordestructivetests.
Notinsurance:Inconclusion,ahomeinspectionisdesignedtobetteryourodds.Itisnotdesignedtoeliminateallrisk.Forthatreason,ahome
inspectionshouldnotbeconsideredaninsurancepolicy.Thepremiumthataninsurancecompanywouldhavetochargeforapolicywithno
deductible,nolimitandanindefinitepolicyperiodwouldbeconsiderablymorethanthefeewecharge.Itwouldalsonotincludethevalueadded
bytheinspection.
ReprintedfromASHIReporter,ByPermissionofAlanCarson,CarsonDunlop&Assoc.
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