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
Summary
ThisInspectionSummaryisprovidedasaconveniencetoourclient.Thesummarybelowhighlightssignificant
elementsoftheInspectionrecentlyperformedbyTheHomeTeam.Itdoesnotsubstituteforathoroughreadingofthe
narrativereportthatfollows.HomeTeamrecommendsthatprofessionalbidsbeobtainedfromlicensedcontractorsto
determineand/orconfirmcostsofrepairsorcorrectionspriortoclosing.
FOUNDATION&STRUCTURALSYSTEMS
Oneofthesteelsupportpostsappearstohavebeenremovedandisleaningagainstthe
foundationwall.Thisshouldbereplaced.
PLUMBINGSYTEMS
Aminorleakwasdrippingatthefirstfloorhallceilingleadingoutofthehearthroom.Thisis
directlybelowanupperlevelbathroom.Itindicatesalikelydrainleakwhichisinneedoffurther
evaluationandrepair.
Aminordripwasnotedinadrainlineinthebasementceilingjustbehindthestairs.Minor
repairsareneeded
ELECTRICAL
Tworeceptacleslocatedjustinsidetherecroomabovetherightgarageindicatednovoltage
presentwhenwetestedthem.Evaluationandrepairisneededtorestorevoltage.
INTERIORELEMENTS
Thebasementstairwellwasnotequippedwithahandrail.Ahandrailisanimportantsafetyitem
thatmighthelppreventinjuryandmayhelptopreventafalldownthestairs.Ahandrailshould
beinstalled.
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INSPECTIONTEAM
MaurieBlick-KSReg#0110-0038-HomeTeammasterinspectorisalsoalicensedelectrician
JustinBlick-KSReg#0611-0212-HomeTeammasterinspectorisalsoalicensedelectrician
GourmetHeatingandAir-OwnerWayneZeller785-966-2112(Mayetta)
OVERVIEW
Throughoutthisreport,theterms"right"and"left"areusedtodescribethehomeasviewedfacingthefront
elevationofthehome.Theterm"majorvisualdefect"isdefinedintheHomeInspectionAgreement,theterms
ofwhichareincorporatedintothisreport.TheHomeTeaminspectsforevidenceofmajorvisualdefectsand
safetyconcernsonly.Thecosmeticconditionsofthepaint,wallcovering,carpeting,windowcoverings,etc.,
arenotaddressed.Allconditionsarereportedastheyexistedatthetimeoftheinspection.Routine
maintenanceandsafetyitemsarenotwithinthescopeofthisinspectionunlesstheyotherwiseconstitute
major,visuallyobservabledefectsasdefinedintheHomeInspectionAgreement.Althoughsome
maintenanceand/orsafetyitemsmaybedisclosed,thisreportdoesnotincludeallmaintenanceorsafety
items,andshouldnotberelieduponforsuchitems.
NON-OCCUPIEDDWELLINGS:Structuresthathavenotbeenoccupiedforaperiodoftimemaypresent
uniqueproblemswhentheyarere-occupied.Somestructuralandmechanicalcomponentsandsystemsthat
havenotbeenusedonadailybasismaymalfunctionorpresentmaintenanceissuessoonafterbeingplaced
backintodailyservice.Plumbingsystemswillquiteoftenpresentmaintenanceissueswhenthesystemsare
returnedtoregularuse.Leaksmaydevelop;usuallyminorinnatureatfaucetsandothersupplyconnections
andatdrainfittingswhichcanbecausedbyexcesssedimentsettlinginsupplylinesandbysealsand
washersdryingoutinvalvesanddrainfittings.Althoughsomewhatrare,sewerlinescanbecomeobstructed
andbackupseveraldaysafterthehomeisre-occupied.Sedimentthathardensinsideasewerpipethathas
beendryforanextendedperiodoftimecanbreaklooseandclogtheline.Thisisusuallyremediedbyroutine
sewerauguringservice.
GENERALDESCRIPTION
Theinspectedpropertyconsistedofaoneandahalfstorywood-framedstructurewithhardcoatstucco
exteriorandstoneveneerthatwasvacantatthetimeoftheinspection.Theestimateddateofconstruction,
asreportedbythesellerwassaidtobe2007.
Minorabrasionsandhairlinecracksseeninthestuccoareinneedofmaintenanceattentiontosealthem
againstmoistureinfiltration.
Pipeandutilitypenetrationsoftheexteriorareinneedofmaintenanceattentiontocaulkandsealthemto
preventmoistureinfiltration;especiallyattheACcondensingunits.
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Itshouldbenotedthatthebrickorstoneveneerisinstalledinfrontofthewoodframeorcuredconcrete
structureofthewall.Thewallstructuredoesnotrelyonthebrickforstoneworkforitsstructuralintegrity.Any
cracksinthemasonryshouldbemonitoredforindicationsofsignificantsettlingorshiftingandanycracksor
gapsinthemasonryormortarshouldbesealedagainstmoistureinfiltration.
Thehomewassituatedonalightlyslopedlot.Thegeneralgradeoftheterrainappearedtobefunctionalto
directrainwaterawayfromthefoundation.Gradinganddrainageproblemsmaybedifficulttodetermine
duringdryweather.Ifwaterpoolingisnoticedduringorimmediatelyfollowingperiodsofrainfall,routinehome
owner'smaintenancewouldbeindicatedtoaddsoilorreshapethecontourofthegradetoeliminateany
pooling.Waterpoolingnexttothefoundationofthehomecancauseleakingormayevendamagethe
foundationovertime.
Itisrecommendedthategresswindowwellsbeprovidedwithacoversufficienttokeeppersonnelorcritters
fromfallingin.
Minordepressionsseeninafewlocationsaroundtheperimeterofthehomeareinneedofsomeadditional
filltopreventpoolingatthoselocations.
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Theapproximatetemperatureatthetimeoftheinspectionwas20-25degreesFahrenheit,andtheweather
wassunnyandclear.Theutilitieswereonatthetimeoftheinspection.Thebuyersandtheiragentarrivedto
observetheinspectionafteritwasinprogress.
Therewasaconcretewalkwayleadingtoaconcreteporchinthefrontofthehome.Therewerenomajor
visualdefectsobservedinthewalkwayortheporch.
Therewasaconcretedrivewayinthefrontofthehomewhichledtothegarage.Therewerenomajorvisual
defectsobservedinthedriveway.
GARAGE
Thefrontgaragewasdesignedfortwocarswithaccessprovidedbytwooverhead-styledoors.Bothofthe
OverheadDoorbrandelectricgaragedooropenersweretestedandfoundtobefunctional.Theautomatic
safetyreverseonthegaragedoorswastestedandfoundtobefunctional.Theconcretegaragefloorwasin
functionalcondition.Therewerenomajorvisualdefectsobservedinthegarageorthedoormechanisms.
Thereargaragewasdesignedforonecarwithaccessprovidedbytwooverhead-styledoors.Bothofthe
OverheadDoorbrandelectricgaragedooropenersweretestedandfoundtobefunctional.Theautomatic
safetyreverseonthegaragedoorswastestedandfoundtobefunctional.Theconcretegaragefloorwasin
functionalcondition.Therewerenomajorvisualdefectsobservedinthegarageorthedoormechanisms.
PATIO
Therewasaconcretepatiolocatedinthebackofthehome.Therewerenomajorvisualdefectsobservedon
thepatio.
ROOFSTRUCTURE
Theroofwasagable,hipandvalleydesigncoveredwithimpactresistantarchitecturalgradeasphaltfiberglassshingles.Observationoftheroofsurfaces,flashingandpenetrationsthroughtheroofwas
performedfromeaveslevelwiththeaidofbinoculars.Theageoftheroofcoveringwasunknown.Therewas
onelayerofshinglesontheroofatthetimeoftheinspection.Therewasnocurlingorcuppingandlight
surfacewearobservedontheroofshinglesatthetimeoftheinspection.Theseconditionsindicatetheroof
shingleswereinthefirstthirdoftheirusefullife.
Roofventilationwasseentobeprovidedbygable,soffitandridgevents.Theroofdrainagesystemconsistedof
aluminum guttersanddownspoutswhichappearedtobefunctionalatthetimeoftheinspection.Guttersand
downspoutsshouldreceiveroutinemaintenancetopreventprematurefailure.Therewerenomajorvisualdefects
observedonthevisibleportionsoftheguttersordownspouts.
Itisrecommendedthatsplashblocksandorextendersbeprovidedbeneaththedownspoutsofthegutter
system.Thesplashblocksandextendersservetopreventsoilfromwashingawayandcreatingdepressions
inwhichwatercanpool.Thedischargepipeforthesumppumphasdugasignificantdepressionwhichneeds
fillingandshouldbeprovedwithasplashblockandorextender.
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Therewasonechimney.Observationofthechimneyexteriorwasmadefromtheeaves.Therewerenomajor
visualdefectsobservedontheexterior.
Thisvisualroofinspectionisnotintendedasawarrantyoranestimateontheremaininglifeoftheroof.
Sometimesouropinionofaroofmaydifferfromthatofaninsuranceunderwriter.Weapplyawidely
recognizedinspectionstandardwhichisdefinedbytheAmericanSocietyofHomeInspectors.Thestandards
ofinspectionappliedbyinsuranceunderwriterscanvarywidelyfromcompanytocompanyorevenfrom
adjustertoadjuster.Someinsuranceprovidersaremoreparticularthanotherswhenitcomestoevaluating
andinsuringaroof.Westrivetoprovideaclear,accurateevaluationofcurrentconditionsbaseduponwell
established,consistentstandardsofourindustry.
FOUNDATION
Thefoundationwasconstructedofpouredconcrete.Sometypicalsettlementcrackingwasobserved.Asingle
inspectioncannotdeterminewhethermovementorsettlingofafoundationhasceased.Anycracksshouldbe
monitoredregularly.Therewerenomajorvisualdefectsobservedonthevisibleportionsofthefoundation.
BASEMENT
Thefullbasementwasunfinished,andcontainedthefollowingmechanicalsystems:furnace,waterheater,
sumppumpandsewageliftpump.Thebasementstairsdidnothaveahandrail.
Thebasementwasdryatthetimeoftheinspection.Becausethebasementisbelowgrade,thereexistsa
vulnerabilitytomoisturepenetrationafterheavyrains.
Thebasementstairwellwasnotequippedwithahandrail.Ahandrailisanimportantsafetyitemthat
mighthelppreventinjuryandmayhelptopreventafalldownthestairs.Ahandrailshouldbe
installed.
Severalhairlinecrackswereobservedinthebasementfloorslabandwereinspectedforevidenceof
significantsettling,shiftingormoistureinfiltration.Thesewerenotconsideredtobestructurallysignificantat
thetimeoftheinspectionbutshouldbemonitored.
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FLOORSTRUCTURE
Thevisiblefloorstructureconsistedofawaferboardsub-floor,supportedbytwobytwelveinchTJIjoists
spacedsixteeninchesoncenter.Therewasa6x10inchsteelcenterbeamandthreeinchsteelpostsorpiers
forloadbearingsupport.Therewerenomajorvisualdefectsobservedinthevisibleportionsofthefloor
structure.Oneofthesteelsupportpostsappearstohavebeenremovedandisleaningagainstthe
foundationwall.Thisshouldbereplaced.Oneormoreoftheothersupportpostsmayhavebeen
relocated.Wesawnoevidenceofanystructuraldeflectionorshifting.
PLUMBING
ThevisiblewatersupplylinesthroughoutthehomeweretypePEXPolyethylenetubingandsomecopper
Pipe.Thewaterwassuppliedbyapublicsystem.ThevisiblewastelinesconsistedofPVCpipe.Thehome
wasconnectedtoaseptictanksystem.
Waterpressurewastestedatanoutdoorhydrantandfoundtobe50-60poundspersquareinch.Therewere
nomajorvisualdefectsobservedinthevisibleportionsoftheplumbingsystem.
Themainshutoffvalveforwaterwaslocatednearthepointofentryintothehomeinthebasement.
Aminorleakwasdrippingatthefirstfloorhallceilingleadingoutofthehearthroom.Thisisdirectly
belowanupperlevelbathroom.Itindicatesalikelydrainleakwhichisinneedoffurtherevaluation
andrepair.
Aminordripwasnotedinadrainlineinthebasementceilingjustbehindthestairs.Minorrepairsare
needed.
PVCpipesstubbedupthroughthebasementfloorareintendedfortheinstallationofplumbingfixturesfora
futurebath.Typically,theselinesaretiedintotheactivedrainsystematthetimeofconstruction.Inthiscase,
itislikelythatthedrainpipesaretiedintothenearbysewageliftstation.
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Allplumbingfixturesnotpermanentlyattachedtoahouseholdappliancewereoperatedandinspectedfor
visibleleaks.
Thekitchenplumbingwasinspected.Therewerenoleaksobservedinthevisiblepipingandconnections.
Waterflowateachofthefixtureswasadequate.Drainflowwasadequate.
Themasterbedroomwetbarwasinspected.Therewerenoleaksobservedinthevisiblepipingand
connections.Waterflowateachofthefixtureswasadequate.Drainflowwasadequate.
Thelaundryroomutilitysinkwasinspected.Therewerenoleaksobservedinthevisiblepipingand
connections.Waterflowateachofthefixtureswasadequate.Drainflowwasadequate.
Theplumbinginallofthebathroomswereinspected.Faucetswerecheckedforadequateflowandfor
leakage.Thedrainswerefloodedtocheckdrainflow.Accessiblesupplyanddrainconnectionswerechecked
forleaksorexcesscorrosion.Exhaustfanswerecheckedtodetermineiftheywerefunctionalinany
bathroominwhichtheywerelocated.Wefoundtheventilation,fixturesanddrainsinthebathroomsin
functionalconditionwiththefollowingexceptions.
Thesinkdrainsinthefirstfloorhalfbath,bothoftheupperbathroomsandbothofthemasterbathsinksare
slowflowing.Theyshouldbemonitoredandmayrequiresomedraincleaningoradjustmentgoingforward.
Theupperrearbathsinkfaucetislooseandinneedofsometighteningoradjustment.
Therewasasumppumplocatedinthebasement.Thesumppumpwasfunctional.
Propanestoragetanksmaybeprivatelyownedorownedandmaintainedbyprivatecompanies.Throughout
thisreport,thewordsnaturalgasandgasshallbeunderstoodtomeanpropaneifpropaneisbeingusedfor
thestructure.Werecommendconsultingwiththesellerconcerningownershipofthetankandtorequest
copiesofavailabledocumentationrelatingtotheoperation,servicehistoryandmaintenancerequirementsof
thesystem.
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Thishomeisequippedwithapassiveradonreductionsystem.Thesesystemsareusuallyinstalledatthetime
oforiginalconstructiontopreventabuildupofradongaswithinthehome.TheygenerallyuseaPVCpipe
systemtoestablishaventpathfrombeneaththeconcreteslabofthebasementtotheexteriorofthehome.
Thepipesystemcreatesapathwayforthemigrationofanyradongasthatmayaccumulatebeneaththe
hometotheexterior.Radongasisanodorlessradioactivegasthatoccursnaturallyasaresultofthedecay
ofuraniuminthesoil.MostpassiveRadonreductionsystemscanbeupgradedtoanactivesystemifneeded
byaddinganinlinelowflowexhaustfantothesystem.
Thereweretwowatersoftenerslocatedinthebasement.Theydidappeartobeinservice.Thewater
softenerisnotwithinthescopeofourinspection.Thesellershouldbeconsultedastotheconditionandthe
operationofthewatersoftenerandwhetheritwillstaywiththehome.Ifitwillstay,thebuyershouldbe
providedwithanyavailabledocumentationregardingtheoperation,care,andmaintenanceofthesystem
alongwithanyservicehistoryorwarrantyinformationthatmaybeavailable.
WATERHEATER
Therewas55galloncapacity,electricwaterheaterlocatedatthenorthendinthebasement.Thewater
heaterwasmanufacturedbyKenmore;modelnumber153321543andserialnumberJ07A102434.
Informationonthewaterheaterindicatedthatitwasmanufacturedin2007.Atemperatureandpressurerelief
valve(T&P)waspresent.Becauseofthelimebuild-uptypicalofT&Pvalves,wedonottestthem.Adripleg
wasinstalledontheT&Pvalve.Itdidterminateclosetothefloor.Yoursafetydependsonthepresenceofa
T&Pvalveandadriplegterminatingclosetothefloor.Thewaterheaterwasfunctional.
Therewasan80galloncapacity,electricwaterheaterlocatedatthesouthendinthebasement.Thewater
heaterwasmanufacturedbyKenmore;modelnumber153321841andserialnumberG07A028199.
Informationonthewaterheaterindicatedthatitwasmanufacturedin2007.Atemperatureandpressurerelief
valve(T&P)waspresent.Becauseofthelimebuild-uptypicalofT&Pvalves,wedonottestthem.Adripleg
wasinstalledontheT&Pvalve.Itdidterminateclosetothefloor.Yoursafetydependsonthepresenceofa
T&Pvalveandadriplegterminatingclosetothefloor.Thewaterheaterwasfunctional.
Thewaterheaterisequippedwithanexpansionvalve.Aswaterisheatedwithinthewaterheater,pressureis
createdandthewaterexpandsasitwarms.Theexpansionvalveisanadjustablereliefvalvethatwillallow
excesspressuretosafelyequalizepressuresthatarecreatedbytheheatingandcoolingcyclesofthehot
watersystem.
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ELECTRICSERVICE
Theelectricalserviceequipmentwasinspectedbyalicensedelectrician.Theundergroundelectricservice
wireenteredthepropertyontherightside.TheelectricmeterwaslocatedontherightexteriorwallThe
servicewireenteredaSiemensweathertightmaindisconnect,locatedontheexteriorwallnearthemeter
basewith400ampsofcapacity.Theexteriordisconnectconsistsofapairof200ampmainbreakerssideby
sideandnexttothemeter.
Theweathertightmaindisconnectsub-feedsaSquareDHomelinebreakertypesub-panellocatedonthe
garagewallandanidentical200ampbreakerpanellocatedinthebasementandratedat200ampsof
capacityeach.
The200ampmainbreakerservicepanellocatedinthebasementsub-feedsaSquareDHomelinebreaker
typesub-panellocatedonthebasementwallnexttothe200ampmainpanelandratedat100ampsof
capacity.
Thebranchcircuitswithinthepanelswerecopper.Thesebranchcircuitsandthecircuitbreakertowhichthey
wereattacheddidappeartobeappropriatelymatched.ThevisiblehousewiringconsistedprimarilyofRomex
typeandappearedtobeinfunctionalcondition.
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Arepresentativenumberofinstalledlightingfixtures,switches,andreceptacleslocatedthroughoutthehome
wereinspectedandwerefoundtobefunctional.Thegroundingandpolarityofarepresentativenumberof
receptacleswerealsotested.TherewereGFCIprotectedreceptacleslocatedinthekitchen,bathroom,
basement,garageandontheexterior.GFCI(GroundFaultCircuitInterrupting)devicesarehighlysensitive
safetydevicesthataredesignedtosenseminuteleakagesofcurrentoffofthecircuitpath(toground)and
shutoffthepower.Theyaredesignedtopreventelectricalshock.Theyarerecommendedtobeinstalledas
receptaclesorbreakerstoprotectoutletslocatedinkitchens,bathrooms,garages,unfinishedbasements,
whirlpooltubs,andexteriorreceptacles.ThepresentandtestedGFCItypedeviceswerefunctional.AllGFCI
receptaclesandGFCIcircuitbreakersshouldbetestedregularly.
Therearetwotimeclockswitchesonthenorthgaragewall.Theseareusedtoturnexteriorlightingonand
off.Thetimeclockisadjustabletosettheonandofftimespreferred.
Tworeceptacleslocatedjustinsidetherecroomabovetherightgarageindicatednovoltagepresent
whenwetestedthem.Evaluationandrepairisneededtorestorevoltage.
Theelectricalserviceappearedtobeofsufficientcapacityfortheloadserved.Alarms,electronickeypads,
remotecontroldevices,landscapelighting,telephoneandtelevision,andallelectriccompanyequipmentwere
beyondthescopeofthisinspection.Therewerenomajorvisualdefectsobservedintheelectricalsystem.
SMOKEALARMS
Thereweresmokealarmsfoundinthehouse.Thebatteries(ifany)shouldbereplacedwithnewoneswhen
youmoveintothehouse,andtestedonaregularbasisthereafter.Thebuilt-intestbutton,whenpresent,only
verifiesproperbatteryandhornfunction;itdoesnottestsensingcapabilities.Sensingcapabilitycanbetested
usingasimulatedsmoke(aerosol)product.Allormostofthedetectorsdidemitanaudiblesignalwhenthe
testbuttonwasoperated.
WINDOWSANDDOORS
Arepresentativenumberofaccessiblewindowsanddoorswereoperatedandfoundtobefunctional.The
primarywindowswereconstructedofaluminumcladwood,casementstyle,withinsulatedglass.Theinterior
doorswereoperatedandfoundtobefunctionalwithafewinneedofminoradjustment.Thedoortothe
basementisrubbingagainstthetilefloorandinneedofsomeminoradjustment.Allexteriordoorswere
operatedandfoundtobefunctional.Theexteriordoorlocksshouldbechangedorre-keyeduponoccupancy.
Possibleproblemareasmaynotbeidentifiedifthewindowsordoorshavebeenrecentlypainted.Therewere
nomajordefectsobservedinthewindowsordoors.
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INTERIORELEMENTS
TheHomeTeaminspectsforevidenceofmajorvisibledefectsandsafetyconcernsonly.Thecosmetic
conditionsofthepaint,wallcovering,carpeting,windowcoverings,etc.,arenotaddressed.Therewereno
majorvisualdefectsobservedontheinteriorelements.
Thevisibleportionofthedryerventwasinspectedandappearedtobefunctionalatthetimeoftheinspection.
Theventingappearedtobeadequatetoventthedryertotheexteriorofthehomebuttheventsystemwas
nottested.
Wallsandceilingswereinspectedforthepresenceofsignificantcrackingandorsettling.Minorcracksare
commonlyseenthatarecharacteristicofsettlementandorvibrationtypecrackingthatoccursinwalland
ceilingsastheage.Therewerenocracksobservedthatappearedtoindicatesignificantunderlyingstructural
issues.
Wallsandceilingswereinspectedforthepresenceofsignificantstainsordamagethatcouldbeanindication
ofcurrentorpastplumbingorroofleaks.Therewerenostainsordamagethatappearedtoindicatecurrently
activeleaking.Waterdamageseenontheceilingofthemasterbedroomshouldbemonitored.Therewasno
moisturepresentatthetimeoftheinspectionandduringtestingoftheplumbinganddrainsystems,Itislikely
thatthisresultedfromaplumbingleakoroverflowofoneoftheplumbingfixturesthatoccurredinthepast.
KITCHEN
Thevisibleportionsofthecabinetsandcountertopswereinfunctionalcondition.Theapplianceswereturned
ontocheckoperationalfunctiononly.Nowarranty,expressorimplied,isgivenforthecontinuedoperational
integrityoftheappliancesortheircomponents.Thekitchencontainedthefollowingappliances:
TheGeneralElectricrefrigeratorwasinspectedanddidappeartobefunctional.Thetemperaturesettingand
icemaker,ifpresent,arenotwithinthescopeoftheinspection.
TheKitchenAidelectricrangewasinspectedanddidappeartobefunctional.Theaccuracyoftheclock,
timersandsettingsonovensarenotwithinthescopeofthisinspection.
TheTradeWindventedrangehoodwasinspectedanddidappeartobefunctional.Thevisibleportionofthe
ventingsystemwasinspectedandwasfunctionalatthetimeoftheinspection.Theexhaustcapacityisnot
withinthescopeofthisinspection.Cleaningthefanandfiltermayincreasetheexhaustcapability.
TheKitchenAiddishwasherwasobservedthroughashortcycleanddidappeartobefunctional.
Atrashcompactorwaspresent.Thistypeofapplianceisbeyondthescopeofourinspectionandwasnot
tested.Thesellershouldbeaskedtoprovideanymanualsanddocumentationthatmightbeavailable.
Thereweretwobeveragecoolers;onelocatedinthekitchenandoneinthemasterbedroom.Theywere
operatedandfoundtobefunctional.
BothoftheKenmoredisposalswereinspectedanddidappeartobefunctional.Theefficiencyratingisnot
withinthescopeoftheinspection.
TheISEinstanthotwaterappliancebeneaththekitchensinkandbeneaththemasterbathwetbarsink
dispensesinstanthotwaterthroughasmalltapatthesink.Theyweretestedandwasfoundtobefunctional.
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FIREPLACE
Awood-burningfireplacewaslocatedinthehearthroom.Thedamperdidappeartobefunctional.Therewas
nobuildupofcombustionbyproductsobservedinthefireboxand/orchimney.Therewerenocracksobserved
inthefirebox.
Awood-burningfireplacewaslocatedinthebasement.Thedamperdidappeartobefunctional.Neitherof
thewoodburningfireplacesappearstohavebeenusedbefore.
GASLOGFIREPLACE
Agaslogfireplacewaslocatedinthediningroom.Therewasnosignificantbuildupofcombustionbyproducts
observedinthefireboxand/orchimney.Therewerenodefectsobservedinthemetalfirebox.
Ourinspectionofthefireplacesandchimneyislimitedtothereadilyvisibleportionsonly.Gasisnotturnedon
intheeventofpossibleleaks.Theinnerreachesofafluearerelativelyinaccessible.Forsafeandefficient
operationwerecommendregularinspectionsbyaqualifiedfireplaceprofessional.
ATTICSTRUCTURE
Theatticwasaccessedthroughaascuttleinthe2ndfloorbedroomcloset.Theatticabovethelivingspace
wasinsulatedwithloose-fillinsulation,approximately16-20inchesindepth.Theroofstructureconsistedof
two-inchbyeightinchwoodraftersspaced24inchesoncenterandOSB(waferboard)sheathing.Becauseof
theframingandabsenceofacatwalk,accesswaslimited.Mostatticobservationsaremadefromnearthe
accessopening.Someatticsaretraverseddependinguponaccessibilityandnecessity.Therewasno
moisturevisibleintheatticspace.Theabsenceofvisibleindicationsofmoistureisnotnecessarilyconclusive
evidencethattheroofisfreefromleaks.Theonlywaytobesurearoofdoesnotleakistoinspectthe
undersideoftheroofduringaheavyrain.Therewerenomajorvisualdefectsobservedintheatticorroof
structure.
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HVAC-HEAT
Theheating,ventilatingandairconditioningsystemswereinspectedbyalicensedtechnician.Theinspector
wasatechnicianfromGourmetHeatingandAirCo.Annualmaintenanceoftheheatingandcooling
equipmentisessentialforsafeandefficientperformance,whichwillmaximizethesystem'susefullife.The
SouthendofthemainlevelofthehomewasheatedbyanArcoaireelectricforcedairfurnace;SerialNumber
A073384097,ModelNumberFVM2X4800A1.Informationonthenameplateindicatestheunitwas
manufacturedin2007.Theunitwaslocatedinthebasementofthehome.Ithasanapproximatenetheating
capacityof15KW.Theheatingsystemwasfoundtobefunctional.
TheupperlevelofthehomewasheatedbyanArcoaireelectricforcedairfurnace;SerialNumber
A073384088,ModelNumberFVM2X4800A1.Informationonthenameplateindicatestheunitwas
manufacturedin2007.Theunitwaslocatedinahallclosetontheupperlevelofthehome.Ithasan
approximatenetheatingcapacityof15KW.Theupperlevelheatingsystemwasfoundtobefunctional.
ThenorthendofthelowerlivinglevelofthehomewasheatedbyaKenmoreelectricforcedairfurnace;
SerialNumberA073384098,ModelNumberFVM2X4800A.Informationonthenameplateindicatestheunit
wasmanufacturedin2007.Theunitwaslocatedinthebasementofthehome.Ithasanapproximatenet
heatingcapacityof15KW.Thenorthendheatingsystemwasfoundtobefunctional.
AIRCONDITIONING
ThenorthendlowerlevelelectricoutdoorairconditionercondensingunitwasanArcoaire;SerialNumber
E081721533,ModelNumberN2H33OGKB200.Theunitislocatedinthesideyardofthehome.Information
foundonthenameplateindicatesthatthisunitwasmanufacturedin2008.Periodicpreventivemaintenanceis
recommendedtokeepthisunitingoodworkingcondition.Thisunitisratedat2.5tonsofcoolingandhasan
estimatedSEERratingof13.
TheupperlevelelectricoutdoorairconditionercondensingunitwasanArcoaire;SerialNumberE081304150,
ModelNumberN2H336GKB200.Theunitislocatedinthebackofthehome.Informationfoundonthe
nameplateindicatesthatthisunitwasmanufacturedin2008.Periodicpreventivemaintenanceis
recommendedtokeepthisunitingoodworkingcondition.Thisunitisratedat2.5tonsofcoolingandhasan
estimatedSEERratingof13.
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FileNumber:SAMPLEREPORT
AddressofInspection:1234FifthSt
ThesouthendlowerlevelelectricoutdoorairconditionercondensingunitwasanArcoaire;SerialNumber
E081721541,ModelNumberN2H33OGKB200.Theunitislocatedinthebackofthehome.Informationfound
onthenameplateindicatesthatthisunitwasmanufacturedin2008.Periodicpreventivemaintenanceis
recommendedtokeepthisunitingoodworkingcondition.Thisunitisratedat2.5tonsofcoolingandhasan
estimatedSEERratingof13.
FILTERTYPE
TheSpaceGuardModel2200Pleateddisposablefilterateachofthethreefurnacesshouldbereplacedona
regularbasistomaintaintheefficiencyofthesystem.Theefficiencyratingisnotwithinthescopeofthis
inspection.
DUCTWORK
Thevisibleportionsoftheductworkwereobservedtobefunctionalandwithoutmajordefects.Thereareno
supplyregisterslocatedinthebasement.
RADONTESTINPROGRESS
Radongasisacolorlessandodorlessgasreleasedintothegroundasaresultofuraniumdecay.This
invisiblegascanbehazardoustoyourhealthinanenclosedstructure.Theradontestyourequestedisbeing
performedbyastatelicensedradonmeasurementtechnicianfromTheHomeTeam-Certification#KS-MS0100.Thetestingwedorequiresaminimumof48hoursofcontinuousmonitoringwithspecializedradon
monitoringandrecordingequipment.Theradoninspectionresultwillbereportedwhenthetestingis
complete.
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