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Report
123 Your Street
Any Town, KY
Prepared for
Hill & Dale Client
B4U Close Home Inspections
104 Lawson Drive, Suite 103-400
Georgetown, KY 40324
502-570-4054
www.b4uclose.com
Erby Crofutt, Inspector
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B4U Close Home Inspections
B4U Close Home Inspections Report Introduction & Photo Album
123 Your Street, Any Town, KY
Introduction
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The digital photo album and the comments therein, are considered an integral part of this report. Make
sure you read all information contained in this report as items may be in the report that were not
discussed during the inspection.
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The highest compliment my clients can give me is the referral of my Home Inspection and Radon
Measurement Services to their Friends, Family & Business Associates!
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I appreciate all referrals and reference comments about my inspection services.
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A common source of dissatisfaction with home inspectors comes from comments made by contractors
and real estate agents, which occasionally differ from mine. Remember that I’ve put my comments in
writing and stand behind them. Ask them to do the same.
See DIFFERING OPINIONS below for additional information on this topic.
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REPAIRS:
While you are free to request that the seller make repairs, the seller is usually equally free to refuse to
make any repairs. Seller's generally won't make repairs on "safety upgrade" issues as the generally
accepted building practices in effect at the time of the original construction typically allowed the existing
construction.
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As I don't know the qualifications of the seller or the buyer to conduct repairs, I always recommend that
you use a qualified licensed professional in the appropriate trade for all repairs. You need to decide for
yourself if you or the seller's qualifications, experience and knowledge would allow the repair to be made
without using a qualified licensed trade professional.
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I recommend that you make three lists:
1. Things that you, the Buyer, will repair / replace.
2. Things that you want to ask the Seller to repair / replace
3. Things that you're just going to live with because, quite frankly,
we all "just live with" some things.
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List #2 should be shared with your real estate agent (if involved) as they function as your negotiator.
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Buyer should be consult with a qualified contractor in the appropriate trade to determine the best repair
methods, estimate costs, and perform any necessary repairs, servicing or maintenance discussed in this
report or verbally at the time of the inspection prior to any final date as indicated in any Real Estate sales
agreement. Since B4U Close Home Inspections does not dismantle equipment or perform invasive
inspections or destructive testing, the contractor's subsequent examination may reveal additional required
repairs.
If you have any questions, please call me.
COST ESTIMATES:
No cost estimates are provided by B4U Close Home Inspections. Cost estimates are prepared by
qualified specialists in a given trade. They are usually preceded by specific measurements taken (that are
outside the scope of this inspection) and labor, equipment and material cost data that are generally not
possessed by home inspectors. If you ask ten different plumbers or electricians how much it costs to fix
something, you’ll get 10 different answers.
If you have any questions, please call me.
BUILDING CODES:
B4U Close Home Inspections services a large area of Kentucky with many different building code
enforcement authorities, each with their own individual interpretations of the national and state building
codes based on their local politics and beliefs. I cannot be completely conversant with each and every
building code enforcement authority's interpretation of the national building codes; therefore B4U Close
Home Inspections does not perform code compliance inspections nor guarantee that all items are in
compliance with governing codes, regulations, ordinances, statutes, covenants and manufacturer
specifications. My references and sources for calling out different items as a safety concern or defective
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B4U Close Home Inspections Report Introduction & Photo Album
123 Your Street, Any Town, KY
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or marginal or in need of repair may include the national building codes (International Residential Code /
National Electric Code / Uniform Plumbing Code, etc), manufacturer's instructions, the building industry's
standards, continuing education, and personal experience.
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If you or your Realtor’s response to an area of concern or a recommendation in our report is, “Well, they
didn't have that (or they didn't do that) when the house was built,” I know that. However, during the
ensuing years, our knowledge has increased considerably concerning safety in the home, and I believe
that you should be safe in your home and that taking care of your home should be as easy as possible.
So I will recommend things that they didn’t have or do years ago simply to keep you safe or help you take
care of your home.
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Note that the Kentucky Home Builders Association lobbyists managed to have the Kentucky State
Legislature include the following in the Kentucky Home Inspector Licensing Law: Kentucky Revised
Statutes (KRS) Chapter 198B.738
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”Home inspectors are prohibited from indicating in writing in the initial home inspection report that any
condition is not in compliance with any building code enforced under KRS Chapter 198B.”
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Therefore, if you think an issue might be a code violation, you need to consult your local building code
enforcement department for a determination.
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If you have any questions, please call me.
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PROPERTY HISTORY:
I recommend that you obtain as much history as is available concerning this property. This historical
information may include copies of any seller's disclosures, previous inspection or engineering reports,
reports prepared by or for: relocation companies; municipal inspection departments; lenders; insurers;
and appraisers. You should attempt to determine whether repairs, renovation, remodeling, additions or
other such activities have taken place at this property.
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Client is advised to obtain a copy of the Seller's Disclosure Statement and review it prior to closing. Client
is also advised to conduct a pre-closing walk through of the residence immediately before finalizing to
verify that all items that were to be repaired are repaired and that the property condition has not
substantially changed since this inspection. Use the B4U Close Home Inspections pre-closing checklist
provided as a guide for this walk through. Client should request verification that agreed upon
repairs/replacements were made by qualified licensed tradesmen and contractors where necessary.
If you have any questions, please call me.
HOME WARRANTY:
If the home is less than two or three years old, Builder and Manufacturer Warranties may still be in effect.
If the home is more than two or three years old, I recommend that Client investigate and consider the
purchase of a Home Warranty through your real estate agent or internet resources. There are several
companies offering home warranties. Be sure to read the fine print to ensure that all items you want
covered are actually covered by a particular warranty. This warranty may help protect you in the event a
covered system fails or needs repair/replacement after closing.
If you have any questions, please call me.
DIFFERING OPINIONS:
Don't be surprised when a contractor or real estate agent says something is okay when I said it isn't.
Home inspectors are generalists conducting an essentially visual inspection and recommending
specialists in the appropriate area for specific repairs. Some specialists, and other people, will disagree
with my opinions. I've put my opinions in writing. I feel you should have those who disagree put their
opinions in writing also. Ask them to include their license number, if applicable, and guarantee that the
item is safe or OK to operate as it is. If they refuse to do so, you need to establish what weight to give
each opinion.
One of the times I am aware that this happened, a plumber said a water heater was safe and would
continue to operate OK when I said it wasn't and wouldn't. When he was asked to put it in writing he
refused. I don’t know why he refused to put his verbal comment in writing. The water heater was
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B4U Close Home Inspections Report Introduction & Photo Album
123 Your Street, Any Town, KY
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subsequently replaced. While I will discuss our differing opinions with contractors and real estate agents,
I won't argue with them.
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The best reference sources are the Manufacturer's Installation Instructions and the State of Kentucky's
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Office of Housing, Buildings, and Construction
101 Sea Hero Road, Suite 100
Frankfort, Kentucky 40601
(502) 573-0373
http://hbc.ppr.ky.gov/
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Nor should you be surprised when someone says that something needed to be replaced when I said it
needed to be repaired or replaced. Keep in mind that replacing something makes more money for the
contractor than just doing a repair.
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Conditions during inspection - It is difficult for homeowners to remember the circumstances in the
house at the time of the inspection. Homeowners seldom remember that there was storage
everywhere (especially in the garages here in Kentucky), making things inaccessible, or that the
air conditioning could not be turned on because the temperature had been below 60° outside in
the last 24 hours. Contractors do not know what the circumstances were when the inspection was
performed.
> The wisdom of hindsight - When a problem occurs, it is very easy to have 20/20 hindsight.
Anybody can say that the roof is leaking when it is raining outside and the roof is leaking. In the
midst of a hot, dry, windy condition, it is virtually impossible to determine if the roof will leak the
next time it rains. Predicting problems is not an exact science and is not part of the home
inspection process. I am only documenting the condition of the home at the time of the inspection.
> I am a generalist - I am not acting as specialists in any specific trade. The heating and cooling
contractor may indeed have more heating expertise than I do. This is because heating and
cooling is all he's expected to know. Home inspectors are expected to know heating and cooling,
plumbing, electricity, engineering, roofing, appliances, etc. It's virtually impossible to know
everything about everything. That's why I'm a generalist. I'm looking at the forest, not the
individual trees.
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> A long look - If I spent half an hour under the kitchen sink or an hour disassembling the furnace,
I'd find more problems, too. Unfortunately, the inspection would take several days and would cost
considerably more than what you paid.
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Contractors sometimes say, "I can't believe you had this house inspected and they didn't find this
problem." There are several reasons for these apparent oversights:
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>An invasive look - Problems often become apparent during renovation or remodeling. A home
inspection is a visual examination. I don't perform any invasive or destructive tests.
If you have any questions, please call me.
RADON TESTING
Radon testing is excluded from the home inspection. Most of Central Kentucky has been declared a
"High Potential" radon zone. See the Environmental Protection Agency's Map of Kentucky Radon Zones
thru my website at www.b4uclose.com .
Extract from the Radon Gas and Mold Notice of the Office of Housing and Urban Development
(HUD 9548-E)
"Real Estate Brokers and Agents are not generally qualified to advise purchasers on radon or mold
treatment or its health and safety risks. PURCHASERS ARE ENCOURAGED TO OBTAIN THE
SERVICES OF A QUALIFIED AND EXPERIENCED PROFESSIONAL TO CONDUCT INSPECTIONS
AND TESTS REGARDING RADON AND MOLD PRIOR TO CLOSING. Purchasers are hereby notified
and agree that they are solely responsible for any required remediation and/or resulting damages,
including, but not limited to, any effects on health, due to radon or mold in, on or around the property."
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B4U Close Home Inspections Report Introduction & Photo Album
123 Your Street, Any Town, KY
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If you haven’t already, I recommend that you have the property tested for radon. There are several
options for doing so.
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1. I offer radon testing, separate from the home inspection, with a sophisticated electronic monitor
that takes additional environmental measurements and has tamper detectors, specifically
designed for use in real estate sales transactions with results available within hours of the
completion of the 48 hour testing period.
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2. Some local hardware stores offer low cost canisters that are mailed off to labs and results usually
available 10 – 15 days after completion of the testing period.
3. Some local County Health Departments offer free test kits that sit in the house for 90 days to a
year and are then mailed off to the lab.
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Whichever test method you choose, I strongly recommend that you conduct a radon test. More
information is available online at www.kentuckyradon.com or http://www.air.ky.gov/FAQ/Radon.htm or
http://www.epa.gov/iaq/radon/ ,
If you have any questions, please call me.
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Consumer Product Safety Commission:
The CPSC web site is very easy to use and has an on-line subscription service
( http://www.cpsc.gov/cpsclist.asp ) for notification of any recalls or safety concerns. There are many
subscription choices, including subscribing to recalls involving only selected products, e.g., infant/child
products, sports and recreation products, outdoor products, household products, and specialty products.
There are literally thousands of recalls and safety concerns that have been released since the Consumer
Product Safety Commission began operating in 1973, and they all are listed. Not all recalls and safety
concerns make the headlines of your local newspaper. I recommend that you subscribe to all CPSC
press releases, including recalls. This will alert you to all recalls and safety concerns in all categories.
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If you have any questions, please call me.
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TAKING CARE OF YOUR HOME:
The easiest way to take care of your house is to keep unwanted moisture away from the exterior,
particularly the foundation, and out of the interior. This means regular monitoring and maintenance of the
exterior roof, walls, and foundation, and the structural and mechanical components attached to them. This
means regular monitoring and maintenance of the interior, including walls and floors under upper stories.
What is regular monitoring and maintenance? Home ownership! It is not easy being a homeowner, and
there will be many things that become problems while you own your home and which you will need to
spend money to resolve. I recommend proactive preventive maintenance rather than after-the-fact
reactive repair. Some items will need to be monitored and maintained daily, monthly (GFCI outlets, etc.),
or annually (roof, water heater, fireplace, gas-using appliances, etc.). You’re investing a substantial
amount of money in a home. Please take care of it or hire professional service people to take care of it for
you.
If you have any questions, please call me.
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Splash blocks are installed backward.
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Rear / side view of home.
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B4U Close Home Inspections Report Photo Album
123 Your Street, Any Town, KY
Holes next to foundation need to be filled in.
Splash block needs to be turned around.
Hill & Dale Client
Soil/mulch to close to the siding. Lower the
soil/mulch level.
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B4U Close Home Inspections Report Photo Album
123 Your Street, Any Town, KY
Frame for garage attic ladder is secured with
screws. It should be secured with nails.
Recommend adding additional 16D nails.
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Optical sensor for garage door is mounted more
than six inches above the floor. Not safe.
Purple stains indicate leaking under the toilet in
the master bathroom.
Hill & Dale Client
Wood under toilet in master bathroom is moisture
stained but does not appear to be damaged enough
to replace it. Examine wood under toilet while
replacing wax ring.
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B4U Close Home Inspections Report Photo Album
123 Your Street, Any Town, KY
2002 Aerial Photo
123 Your Street
Any Town, KY
Hill & Dale Client
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lo
se
R
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pl
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