1. home and garden
2. home improvement and repair
3. plumbing

Your Home
Inspection Report
123 Anystreet Ny
Anytown 12345
Prepared for: Jogn Smith
Prepared by: Home Inspection Services, LTD
32 Long Meadow Drive
New City, 10956
Home Inspection Services, LTD
11:20 December 18, 2012
Page 1 of 53
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Table of Contents
Definitions
2
General Information
2
Lots and Grounds
3
Roof
5
Exterior Surface and Components
6
Garage/Carport
9
Electrical
10
Structure
11
Basement
12
Air Conditioning
15
Heating System
16
Plumbing
17
Fireplace/Wood Stove
19
Bathroom
19
Kitchen
23
Bedroom
25
Living Space
27
Laundry Room/Area
29
Attic
30
Pool
32
Well
32
Septic System
33
Tips and Energy Saving Ideas
33
For Your Information
34
Summary
43
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Definitions
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
Acceptable
Functional with no obvious signs of defect.
Not Present
Item not present or not found.
Not Inspected
Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected
at time of inspection.
Marginal
Item is not fully functional and requires repair or servicing.
Defective
Item needs immediate repair or replacement. It is unable to perform its intended function.
Maintenance
A item that requires repair but is not considered defective.
Recommended Action An Item that is recommended to be replaced or installed to bring home up to today's standards, or
improve an existing item.
Major Concern
A major concern is a item that should be evaluated or repaired at this time, but may not be completely
defective.
General Information
Property Information
Property Address 123 Any Street
City Anyrown NY 12345 Zip
Broker Name N/A
Client Information
Client Name John Smith
Client Address 456 Any Street
City Anytown NY 67890 Zip
Inspection Company
Inspector Name Abe Kurek
Company Name Home Inspection Services, LTD
Address 32 Long Meadow Drive
City New City NY 10956 Zip
Phone 845-821-4063 Fax
E-Mail [email protected]
Conditions
Others Present Buyer's Agent and Buyer, Seller's Agent, Home Owner Property Occupied Occupied
Inspection Date 12/10/2012
Start Time 9 AM End Time 1:30 PM
Electric On Yes
Gas/Oil On Yes
Water On Yes
Temperature 45 degrees
Weather Clear Soil Conditions Damp
Space Below Grade Basement
Building Type Colonial Garage Ducked Under
Sewage Disposal Septic How Verified Owner
Water Source Well How Verified Owner
Additions/Modifications Pool In Rear
Home appears to be neglected on the interior, Damage to the majority of the doors was present as well as multiple
cosmetic issues.
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Lots and Grounds
Important consumer information
Read this entire section, as it is part of the report. It contains important consumer information regarding the scope and limitations of this
inspection.
Attention Home Buyer:
Home Inspection Services is not responsible to repair any damage or conditions disclosed by this inspection. This includes, without
limitation, any wood destroying insects infestation and/or damage, the building(s) foundation, electrical, plumbing, heating and air
condition systems, appliances and the surrounding property which exists in areas which were not accessible for visual inspection and/or
could not be tested as of the date of this inspection.
This inspection firm cannot guarantee that any conditions disclosed by this visual inspection of the premises and noted in this report,
represents all of the conditions which may exist as of the date of inspection. You can be assured that your inspector did as best and
diligent a job that was humanly possible. There are hundreds of components in a home or building and it is not possible to have seen or
found every condition or item. We are certain that some things have escaped the inspector's attention. There are many inaccessible or
hidden components in your house or building. There are numerous variables that will affect the house over time. The home exists in a
constantly changing environment. We can not assure you that problems will not occur even minutes after inspection is over.
This report is not a guarantee or warranty as to the absence of problems or troublesome conditions nor is it a report as to structural
integrity of the inspected structure(s) or the presents or condition of private or public waste disposal systems, septic systems under
ground or under mounds or earth.
About the Inspection
The inspection was performed in the readily accessible areas of the inspected structure(s). Areas that were considered dangerous or
unsafe by the inspector were not inspected. These locations and reason for not entering them are stated in this report. Dangerous or
unsafe conditions would include but not be limited to areas with broken glass and debris, excessive amounts of animal feces, a deep
crawl space, steep hill side, a noticeable odor of chemicals, etc. All structures which were inspected are specifically noted.
About the Inspector
The inspector is trained and experienced member or candidate of the American Society of Home Inspectors ( ASHI ). This assures you
that the inspector is a qualified professional who performed the inspection in accordance to ASHI standards and has agreed to abide by
ASHI's code of ethics. ASHI is a national organization based in Chicago. To become a member an inspector is required to demonstrate
a level of experience and expertise. To be accepted as a member a candidate must pass two difficult exams and conduct 250 paid
inspections that meet ASHI standards.
Scope of the Inspection
This inspection is a service that will identify the condition of the home at the time of this inspection. It is a general visual inspection and
no invasive procedures will be undertaken. The depth to which the house is evaluated is limited by time constraints, generally 2-3 hours.
Understand that the only purpose of the inspection is to add to your understanding of the home and the condition it is in. The intended
use of this information is for it to be used by you to help in your buying decision. It is not intended to eliminate or even accurately quantify
your risks. It is not intended to convey or imply any assurance of the future. It is not intended to make any recommendations to buy or
not to buy the inspected property. That is a personal decision that is based on emotions as well as facts.
What the Inspection Covered and Validation
This report is indicative of the conditions of the subject structure on the date of the inspection only and is not to be construed an
expressed or implied warranty or guarantee against latent, concealed or future defects, wood destroying insect infestation or
re-infestations. Neither the inspector nor the company for which the inspector is acting have had, presently have, or contemplate having
any ownership in this property.
This report shall be considered invalid for purposes of securing a mortgage and/or settlement of property transfer if not used within ninety
( 90 ) days from the inspection date.
Common Obstructions and/or Inaccessible Areas
The inspection did not include areas that required the breaking into or apart, dismantling, and removal of any objects this includes, but is
not limited to, such items as access doors, moldings, floor coverings, wall coverings, siding, ceilings, insulation, wood floors, furniture,
appliances, and/or personal possessions. Also excluded from this inspection are areas which were obstructed and/or inaccessible for
physical access. All inaccessible areas are mentioned in the body of the report along with an explanation if required for clarity.
If any area which has been reported as inaccessible is made accessible, the inspection company may be contacted for another
inspection. An additional fee will apply.
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
Page 4 of 53
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Lots and Grounds (Continued)
Important Note for Buyers of Condominiums
It is important that you ask other owners in this complex about any complaints they may have. It is also important to ask the Owners
Steering Committee Chairperson for minutes of the last several meetings, are any assessments being contemplated or approved of that
will increase maintenance costs.
NOTE: Photos are for reference use only and may not show all defects. We recommend reading the full report before making any
decisions.
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Major Concern
Walks: Concrete, Paver
Steps/Stoops: Flagstone
Railings Stone
Porch: Flagstone
Patio: Paver
Deck: Treated wood: 1.Footings under support columns are not normally visible during an
inspection and we cannot report on depth. The should be below frost line which is usually
36". Confirm that all C/O (Certificate of Occupancy) are up to date. 2. The flashing on the
ledger board is not visible and if not present may be hiding possible wood rot behind the
siding where the deck meets the house. 3. Make sure all C/O's are up to date. This will
assure the deck is built up to today's standards. 4.Stair treads are damaged and may cause
injury if not repaired. Consult with a contractor.
Not Present
Marginal
Balcony: Not Present
Grading: Moderate slope: 1.Property slopes toward home in front and
should be monitored in heavy rain. A swale may be needed to help
divert water away from the home. 2. The exterior grading has a
negative pitch in a few locations around the foundation walls. This will
allow water to pool at the foundation and could cause water entry into
the basement. Recommend re-gradiing the exterior areas to allow water
to flow away from the home.
Property Conditions Satisfactory
Swale: Not Present
Vegetation: Shrubs, Trees: Tree limbs over hang the roof and should be cut back, this will
prevent animals from climbing on the roof as well as prevent damage to the roof shingles.
Trim all bushes away from dwelling a minimum of 15", this will help protect the siding as well
as help prevent insect intrusion. Overgrown bushes can hide damage that can not normally
be seen.
Exterior Surface Drain: Not Present
Fences: Not Present
Lawn Sprinklers: Front and back yard: 1.Sprinkler systems are not part of a standard home
inspection, We recommend have an outside company perform an evaluation to confirm
proper operation. System has been winterized and was nonfunctional. Get documentation
that the system was closed down properly. 2.Evidence of damaged feed lines. This should
be evaluated further. Possible other leaks may be present.
Acceptable
Not Present
Maintenance
Not Present
Not Present
Not Inspected
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Lots and Grounds (Continued)
Lawn Sprinklers: (continued)
Roof
Roof
Inspection Focus:
Roofs are inspected visually and from an area that does not put either the inspector or the roof at risk. Steep, wet, snow or ice
covered roofs are not walked on. Slate, tile, metal or asbestos are not walked on. Specifics will be in the report
Roof Coverings:
The type of roof and the condition of the top layer will be reported and commented upon. Valleys, flat membrane roofs and roof
penetrations are prone to leaking. Worn, missing, patched or otherwise defective surfaces will be inspected and reported based
upon normal wear and aging.
Vents:
Roof systems must be ventilated properly. The type and location of the vents will be reported. Defective or blocked vents can
cause serious problems.
Flashings:
Flashings provide a water tight seal at roof penetrations (i.e. plumbing, chimneys, flues) which are prone to leaking and should
be re-inspected annually.
Skylights:
Skylights, like flashings, are prone to leaking and should be re-inspected annually.
Chimneys:
Chimneys are very susceptible to the elements and usually are not completely visible due to location and height. Spalling of
masonry units is a common problem in cold climates. Interior flue linings are not visible especially if equipped with a cap
covering to prevent downdrafts or screening to prevent sparks. We recommend a phase 2 inspection be preformed prior to first
use of the chimney. Chimney parging conditions should also be inspected and reported
Gutters systems:
Gutters carry rain water off the roof and away from the foundation. Often they become clogged with leaves and other debris, or
will develop sags and or leaks at the joints. Gutters need periodic maintenance and cleaning.
NOTE: Photos are for reference use only and may not show all defects. We recommend reading the full report before making
any decisions.
Main, Upper Level Roof Surface
Method of Inspection: Ground level
Acceptable
Unable to Inspect: Fully Visible: Due to height or pitch restrictions the inspector did not climb
the roof for safety reasons. All comments are made from ground level with binoculars.
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Roof (Continued)
Acceptable
Material: Asphalt shingle
Type: Hip
Approximate Age: Aprox 0 to 10 Years Old
Lower Level Roof Surface
Method of Inspection: Ground level
Acceptable
Unable to Inspect: Fully Visible
Acceptable
Material: Asphalt shingle
Type: Gable
Approximate Age: Aprox 0 to 10 Years Old
Acceptable
Flashing: Galvanized
Acceptable
Valleys: Asphalt shingle
Marginal
Skylights: Plastic: Plastic dome a appears cracked and although not
leaking may need replacement.
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Left Chimney
Acceptable
Acceptable
Acceptable
Plumbing Vents: ABS
Electrical Mast: Underground utilities: Underground electrical leads may not always be fully
visible and only electrical lines that are visible are reported on.
Gutters: Aluminum
Downspouts: Aluminum
Leader/Extension: Aluminum, Splash Blocks
Chimney: Brick
Flue/Flue Cap: Metal Cap
Chimney Flashing: Galvanized
Exterior Surface and Components
Important consumer information
Read this entire section, as it is part of the report. It contains important consumer information regarding the scope and
limitations of this inspection.
Attention Home Buyer:
Home Inspection Services is not responsible to repair any damage or conditions disclosed by this inspection. This includes,
without limitation, any wood destroying insects infestation and/or damage, the building(s) foundation, electrical, plumbing,
heating and air condition systems, appliances and the surrounding property which exists in areas which were not accessible
for visual inspection and/or could not be tested as of the date of this inspection.
This inspection firm cannot guarantee that any conditions disclosed by this visual inspection of the premises and noted in this
report, represents all of the conditions which may exist as of the date of inspection. You can be assured that your inspector did
as best and diligent a job that was humanly possible. There are hundreds of components in a home or building and it is not
possible to have seen or found every condition or item. We are certain that some things have escaped the inspector's attention.
There are many inaccessible or hidden components in your house or building. There are numerous variables that will affect
the house over time. The home exists in a constantly changing environment. We can not assure you that problems will not
occur even minutes after inspection is over.
This report is not a guarantee or warranty as to the absence of problems or troublesome conditions nor is it a report as to
structural integrity of the inspected structure(s) or the presents or condition of private or public waste disposal systems, septic
systems under ground or under mounds or earth.
About the Inspection
The inspection was performed in the readily accessible areas of the inspected structure(s). Areas that were considered
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
Page 7 of 53
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Exterior Surface and Components (Continued)
dangerous or unsafe by the inspector were not inspected. These locations and reason for not entering them are stated in this
report. Dangerous or unsafe conditions would include but not be limited to areas with broken glass and debris, excessive
amounts of animal feces, a deep crawl space, steep hill side, a noticeable odor of chemicals, etc. All structures which were
inspected are specifically noted.
About the Inspector
The inspector is trained and experienced member or candidate of the American Society of Home Inspectors ( ASHI ). This
assures you that the inspector is a qualified professional who performed the inspection in accordance to ASHI standards and
has agreed to abide by ASHI's code of ethics. ASHI is a national organization based in Chicago. To become a member an
inspector is required to demonstrate a level of experience and expertise. To be accepted as a member a candidate must pass
two difficult exams and conduct 250 paid inspections that meet ASHI standards.
Scope of the Inspection
This inspection is a service that will identify the condition of the home at the time of this inspection. It is a general visual
inspection and no invasive procedures will be undertaken. The depth to which the house is evaluated is limited by time
constraints, generally 2-3 hours. Understand that the only purpose of the inspection is to add to your understanding of the
home and the condition it is in. The intended use of this information is for it to be used by you to help in your buying decision.
It is not intended to eliminate or even accurately quantify your risks. It is not intended to convey or imply any assurance of the
future. It is not intended to make any recommendations to buy or not to buy the inspected property. That is a personal decision
that is based on emotions as well as facts.
What the Inspection Covered and Validation
This report is indicative of the conditions of the subject structure on the date of the inspection only and is not to be construed
an expressed or implied warranty or guarantee against latent, concealed or future defects, wood destroying insect infestation
or re-infestations. Neither the inspector nor the company for which the inspector is acting have had, presently have, or
contemplate having any ownership in this property.
This report shall be considered invalid for purposes of securing a mortgage and/or settlement of property transfer if not used
within ninety ( 90 ) days from the inspection date.
Common Obstructions and/or Inaccessible Areas
The inspection did not include areas that required the breaking into or apart, dismantling, and removal of any objects this
includes, but is not limited to, such items as access doors, moldings, floor coverings, wall coverings, siding, ceilings,
insulation, wood floors, furniture, appliances, and/or personal possessions. Also excluded from this inspection are areas
which were obstructed and/or inaccessible for physical access. All inaccessible areas are mentioned in the body of the report
along with an explanation if required for clarity.
If any area which has been reported as inaccessible is made accessible, the inspection company may be contacted for another
inspection. An additional fee will apply.
Important Note for Buyers of Condominiums
It is important that you ask other owners in this complex about any complaints they may have. It is also important to ask the
Owners Steering Committee Chairperson for minutes of the last several meetings, are any assessments being contemplated or
approved of that will increase maintenance costs.
NOTE: Photos are for reference use only and may not show all defects. We recommend reading the full report before making
any decisions.
Sides & Rear Exterior Surface
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
Page 8 of 53
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Exterior Surface and Components (Continued)
Marginal
Type: Vinyl siding: Damaged siding should be repaired to prevent
water into wall cavity. Photo's are for reference purpose only and may
not show all areas affected.
Front Exterior Surface
Acceptable
Type: Brick veneer
Acceptable
Trim: Aluminum
Acceptable
Fascia: Aluminum
Acceptable
Soffits: Vinyl
Acceptable
Door Bell: Hard wired
Recommended Action Entry Doors: Solid Wood: 1.Front door has been damaged by dog scratches. This is
cosmetic but replacement maybe needed. 2.Door does not latch properly and adjustment
may need adjustment.
Marginal
Additional Entrance Insulated Door with Glass Insert: Evidence of wood rot at door frame
which needs repair. Location: Apartment entrance.
Recommended Action Patio Door: Vinyl sliding: Weather stripping has been damaged by the dogs and will need
replacement.
Acceptable
Storm Door Metal with glass insert
Acceptable
Windows: Vinyl Double Hung Double Glazed
Not Present
Storm Windows: Not present: Home is equipped with double pane windows [where present].
These are designed for energy efficiency and storm windows are not required.
Acceptable
Window Screens: Vinyl mesh
Major Concern
Exterior Lighting: Surface mount: Surface light should be weather proof fixtures and sealed
properly to prevent electrical issues. Some are not attached properly and may allow water to
accumulate causing electrical shorts.
Marginal
Exterior Electric Outlets: 110 VAC GFCI: Exterior outlets are missing weather proof covers
and is a safety issue. Installed covers.
Acceptable
Exterior Electrical Satisfactory
Acceptable
Hose Faucet: Gate: Should be shut for winter season. Make sure all exterior water lines are
properly drained to prevent freezing.
Major Concern
Gas Meter: Front of house: Excessive Ivy growth on gas meter. This
can clog the vent system and should be removed.
Acceptable
Acceptable
Main Gas Valve: Located at gas meter
Fuel Source Natural Gas
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
Page 9 of 53
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Garage/Carport
Inspection Focus
Garages and carports are inspected based on accessibility and are reported as being attached or detached from the house
structure. The exterior components (i.e. roof, walls, eaves, fascias, gutters,etc) should be reported when defects exist. They
should also be reported when they differ from those components previously listed as part of the house structure. Interior
components(i.e. walls, etc.) should be reported when defects exist and when they differ from those components previously
listed as part of the house structure.
Firewall / Fire door:
Attached garages should be separated from common walls of the house by a proper firewall and fire door which is required to
be self closing. Their purpose is to prevent migration of smoke from entering the house in the event of a garage fire door
between the house and the garage and an automatic door closing devices will be reported, if applicable.
Vehicle Door:
Damage to the garage door hardware may represent a potential safety concern. garage doors are oftentimes heavy and place a
great deal of force on related components. Should any of these components fail, the weight of the door could create a
dangerous condition. Some garage doors are installed with exposed springs. This type of hardware configuration should
include safety features designed to prevent harm should the spring break.
Door Opener:
Electric garage door openers have been known to trap people, especially children, under the door as it closes. For this reason,
all garage door openers should be equipped with a safety device to reverse the direction of the door, if necessary.
Non-reversing door openers should be replaced for safety. Safety reversing devices should be checked monthly.
Condo: Common areas fall under owner or association control. This is usually covered in your common charges. Check with
the owner or association for tenants responsibility. A visual inspection is performed but all repairs should be directed towards
your association. We also recommend asking if there is a current or future assessment pending. Some repairs require you to
add additional money to to your monthly fees.
NOTE: Photos are for reference use only and may not show all defects. We recommend reading the full report before making
any decisions.
Side Garage
Type of Structure: Attached Car Spaces: 3
Marginal
Garage Doors: Insulated aluminum: Center garage does not close properly. Motor may
require adjustment.
Acceptable
Driveway Asphalt
Acceptable
Door Operation: 2 Only, Mechanized
Acceptable
Door Opener: Genie
Acceptable
Exterior Surface: Vinyl siding
Not Inspected
Roof Structure: Not visible: The majority of the ceiling is finished and
only the visible areas are reported on.
Marginal
Service Doors: Fire rated: Today's standards require that the service door be a fire rated
door that is also self closing to help contain fire. Add closing mechanism to entry door, this
will help contain fire in the garage.
Acceptable
Ceiling: Sheetrock
Acceptable
Walls: Sheetrock: The majority of the wall surfaces were blocked by
storage and could not be evaluated. Only visible areas are reported
on.
Acceptable
Floor/Foundation: Poured concrete
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
Page 10 of 53
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Garage/Carport (Continued)
Not Present
Acceptable
Not Present
Acceptable
Hose Bibs: Not Present
Electrical: 110 VAC
Heating: None
Windows: Vinyl Double Hung Double Glazed
Electrical
Inspection Focus:
Electrical inspections are visual and operational. Inspectors operate all normal switches, test a representative number of
outlets and observe lines.
Wiring at Main Box:
Location, type(s) of over current protection devices and rating(s) of thee main service panel(s) are reported. Inspectors remove
cover panels so the main service panel wiring can be inspected. present day systems should be a minimum of 100 amps.
Systems should be inspected for double tapping, loose and bare wiring, aluminum branch wiring and wiring compatibility with
over current protection devices.
Ground:
The type and location of the grounding system should be inspected and reported. undetermined or inadequate grounding
should be reported.
GFCI:
Newer homes require ground fault circuit interrupters. These safety devices are required in areas where water may be present,
Such as kitchens, bathrooms, exterior regions, garages and basements. Older homes should consider updating an electrical
system with these devices.
Amperage:
The rating of the main service wire conductor, main over-current and the main service panel should be compatible and used to
help determine the amperage rating of the electrical service.
Household Wiring:
Wiring beyond the main service panel box is examined for compatibility, proper over-current protection, and improper wiring
conditions.
NOTE: Photos are for reference use only and may not show all defects. We recommend reading the full report before making
any decisions.
Service Size Amps: 200 Volts: 110-240 VAC
Acceptable
Service: Aluminum
Marginal
120 VAC Branch Circuits: Copper: 1. The majority of the outlets were tested and some were
found to have reversed polarity. Should be evaluated by an electrical contractor. 2.The
majority of the outlets were inspected and some are blocked by furniture. Only accessible
outlets are reported on.
Acceptable
240 VAC Branch Circuits: Copper
Acceptable
Aluminum Wiring: Not present
Acceptable
Conductor Type: Romex
Acceptable
Ground: Plumbing and rod in ground
Acceptable
Smoke Detectors: Hard wired
Garage Electric Panel
Acceptable
Manufacturer: General Electric
Acceptable
Panel Cover Attachment Satisfactory
Maximum Capacity: 200 Amps
Acceptable
Main Breaker Size: 200 Amps
Acceptable
Breakers: Copper
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Electrical (Continued)
Acceptable
GFCI: At GFCI receptacles only
Is the panel bonded? Yes
Basement Electric Panel
Acceptable
Manufacturer: Square D
Maximum Capacity: 100 Amps
Acceptable
Main Breaker Size: No single main breaker exists
Acceptable
Breakers: Copper
Is the panel bonded? Yes
Attic, Sub Panel Electric Panel
Acceptable
Manufacturer: General Electric
Maximum Capacity: 125 Amps
Acceptable
Main Breaker Size: No single main breaker exists
Acceptable
Breakers: Copper
Acceptable
GFCI: At GFCI receptacles only
Is the panel bonded? Yes
Structure
Inspection Focus:
Foundation inspections are visual and limited to accessible components. Accessibility will vary due to type of foundation and
other obstacles. the most common problem concerning foundations is water.
Access:
Inspectors will access foundation components based on their design. For instance, unfinished basements offer complete
access while slab foundations offer very little.
Foundation Walls:
Inspectors will attempt to identify the type of materials used in the foundation and look for abnormal cracks, wear, or
movement. If warranted, additional structural inspections may be recommended.
Floor Framing:
Basements and crawl normally allow for a complete inspection of the floor framing. Inspectors will look for signs of moisture
penetration, dry rot or other system damage in areas where accessibility permits.
Insulation:
Insulation in basements and crawl spaces may obstruct the inspector's view. Improperly installed insulation may trap moisture
and lead to rot.
Ventilation:
basements and crawl spaces require proper ventilation to allow moisture to escape. Perimeter vents or windows in the
foundation help aid evaporation. Vents should be closed during winter months in colder climates.
Sump Pump / Dryness / Drainage:
Basement and crawl space areas prone to water problems should have a sump pump. Removing water reduces the amount of
moisture and likelihood of insects in the home. Proper grading at the outside foundation, the use of sump pumps, and/or
gravity helps keep basements and crawl spaces dry.
Floor / Slab:
the concrete floor (slab) inspection is very limited due to lack of accessibility. Inspectors will report the presence of floor
coverings (i.e. tile, carpeting), and will note signs of movement or cracks.
Condo: Common areas fall under owner or association control. This is usually covered in your common charges. Check with
the owner or association for tenants responsibility. A visual inspection is performed but all repairs should be directed towards
your association. We also recommend asking if there is a current or future assessment pending. Some repairs require you to
add additional money to to your monthly fees.
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
Page 12 of 53
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Structure (Continued)
NOTE: Photos are for reference use only and may not show all defects. We recommend reading the full report before making
any decisions.
Acceptable
Structure Type: Wood frame
Recommended Action Foundation: Poured: 1.Settlement cracks should be sealed to prevent
water entry. Consult with a contractor for further details. 2.The
majority of the foundation walls are covered in finishing materials and
could not be reported on. Additional cracks may be present but not
seen.
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Major Concern
Acceptable
Acceptable
Exterior Surface Concrete
Differential Movement: No movement or displacement noted: Most foundation surfaces are
covered by finished surfaces and only accessible areas are reported on
Beams: Solid wood: The majority of the beams are covered and not visible, only exposed
areas are reported on.
Bearing Walls: Frame
Joists/Trusses: 2x12: Some of the joists are covered and could not be viewed.
Piers/Posts: Steel posts: Most posts are concealed in the finished wall surfaces and only
visible ones are reported on
Floor/Slab: Poured slab: See Notes: Main Basement Area
Stairs/Handrails: Wood stairs with wood handrails, Carpet Covered
Subfloor: Not Visible: The majority of the sub floor is covered by insulation and could not be
reported on. Only visible areas are reported on
Basement
Inspection Focus:
Basement inspections are visual and limited to accessible components. Accessibility will vary due to type of basement and
other obstacles. the most common problem concerning basements is water.
Access:
Inspectors will access foundation components based on their design. For instance, unfinished basements offer complete
access while slab foundations offer very little.
Foundation Walls:
Inspectors will attempt to identify the type of materials used in the basement and look for abnormal cracks, wear, or movement.
If warranted, additional structural inspections may be recommended. Note: Finished areas can hamper the inspection process.
Floor Framing:
Basements and crawl normally allow for a complete inspection of the floor framing. Inspectors will look for signs of moisture
penetration, dry rot or other system damage in areas where accessibility permits.
Insulation:
Insulation in basements and crawl spaces may obstruct the inspector's view. Improperly installed insulation may trap moisture
and lead to rot.
Ventilation:
Basements and crawl spaces require proper ventilation to allow moisture to escape. Perimeter vents or windows in the
foundation help aid evaporation. Vents should be closed during winter months in colder climates.
Sump Pump / Dryness / Drainage:
Basement and crawl space areas prone to water problems should have a sump pump. Removing water reduces the amount of
moisture and likelihood of insects in the home. Proper grading at the outside foundation, the use of sump pumps, and/or
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
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Basement (Continued)
gravity helps keep basements and crawl spaces dry.
Floor / Slab:
The concrete floor (slab) inspection is very limited due to lack of accessibility. Inspectors will report the presence of floor
coverings (i.e. tile, carpeting), and will note signs of movement or cracks.
Condo: Common areas fall under owner or association control. This is usually covered in your common charges. Check with
the owner or association for tenants responsibility. A visual inspection is performed but all repairs should be directed towards
your association. We also recommend asking if there is a current or future assessment pending. Some repairs require you to
add additional money to to your monthly fees.
NOTE: Photos are for reference use only and may not show all defects. We recommend reading the full report before making
any decisions.
Main Basement
Acceptable
Unable to Inspect: Fully Visible
Acceptable
Ceiling: Sheetrock
Recommended Action Walls: Sheetrock: Some cosmetic repairs are needed.
Major Concern
Floor: Carpet, Ceramic tile: 1.Carpet Area: A, Carpet is stained from possible dog urine.
Odor was present to confirm this. Carpet also appears to be damaged and should be
replaced. B, Using thermal scans moisture was located on an exterior wall. This may be
urine or possibly exterior water and should be further evaluated prior to closing. Possible
hidden mold may be present.
2. Vinyl Flooring: Evidence of damage to floor surface which appears to be from a dug up
waste line. Depression in floor may indicate a past water leak from the waste line which was
not properly repaired. Recommend evaluation by a plumber. Vinyl floor will need
replacement.
Not Present
Acceptable
Acceptable
Major Concern
Floor Drain: Not Present
Doors: Hollow wood
Windows: Vinyl Double Hung Double Glazed
Electrical: 110 VAC: Junction boxes should not be buried in wall
surfaces as this may pose a fire hazard should a short occur in the
wire splices. Additional boxes may be present but not seen. Consult
with an electrical contractor.
Recommended Action Smoke Detector: Hard wired with battery back up: Due to life span of smoke and carbon
monoxide detectors, we recommend replacements of all units when first moving in. Smoke
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Basement (Continued)
Smoke Detector: (continued)
and carbon monoxide detectors should be installed.
Defective
HVAC Source: Convention Baseboard: 1.Baseboard covers have
been damaged beyond repair and should be replaced. 2.Thermostat
was operated but no heat was produced. Should be evaluated by a
qualified plumber.
Acceptable
Acceptable
Acceptable
Not Present
Major Concern
Acceptable
Acceptable
Not Present
Apartment Bedroom
Acceptable
Acceptable
Acceptable
Marginal
Vapor Barrier: None
Insulation: Not Visible: Finished surfaces are blocking foundation walls. Only visible areas
are reported on.
Ventilation: Windows
Sump Pump: Not present
Moisture Location: Floor surface: See Notes: Floor Surface
Basement Stairs/Railings: Wood stairs with wood handrails, Carpet Covered
Second Egress: Basement Door
Pests Not Present
Closet: Large
Ceiling: Sheetrock
Walls: Sheetrock
Floor: Carpet: Carpet is stained from possible dog urine. Odor was present to confirm this.
Carpet also appears to be damaged and should be replaced. This inspection does not cover
any damage concealed by carpeting, rugs, stored items or furniture.
Acceptable
Doors: Hollow wood
Acceptable
Windows: Vinyl Double Hung Double Glazed
Acceptable
Electrical: 110 VAC
Acceptable
HVAC Source: Convention Baseboard
Not Present
Smoke Detector: Not Present
Wine Cellar Living Space
Not Present
Closet: None
Acceptable
Ceiling: Ceramic Tiles
Acceptable
Walls: Concrete
Acceptable
Floor: Concrete: Carpet is stained from possible dog urine. Odor was present to confirm
this. Carpet also appears to be damaged and should be replaced.
Recommended Action Doors: Hollow wood: This is an non insulated door and may allow cold air to enter the
basement area. Recommend adding insulation that will make it more energy efficient.
Acceptable
Windows: None
Acceptable
Electrical: 110 VAC
Recommended Action HVAC Source: None: No heat source was found. Room may be cool in winter and should be
monitored.
Acceptable
Smoke Detector: Not Present
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Air Conditioning
Inspection Focus:
Air conditioning inspections are visual. Weather permitting, we will operate the A/C unit. We will us normal controls and
evaluate how well the system is performing its intended function.
A/C operation:
A/C units may not be operated when the outdoor temperatures are below 60 degrees, since damage may result and compressor
warranties may become void. A properly operating unit delivers cool air across the coil/
Condo: Common areas fall under owner or association control. This is usually covered in your common charges. Check with
the owner or association for tenants responsibility. A visual inspection is performed but all repairs should be directed towards
your association. We also recommend asking if there is a current or future assessment pending. Some repairs require you to
add additional money to to your monthly fees.
Distribution:
Conditioned air should be present in all interior rooms. Rooms without conditioned air sources should be reported. balancing
of conditioned air is beyond the scope of the inspection.
Filter:
A clean filter is helpful for proper operation of the heating units. Dirty filters cause poor circulation, waste energy, can be
unhealthy and should be cleaned/replaced often.
Side of Home AC System
Not Inspected
A/C System Operation: Off for Season: To avoid possible compressor damage due to
outside temperature below 60 degrees, the unit was not tested. If temperature allows,
systems should be tested prior to closing.
Acceptable
Condensate Removal: PVC
Marginal
Exterior Unit: Pad mounted: Unit appears to be installed to close to
the wall structure. This may not allow proper airflow. Unit may need to
be installed in a new location. May also be affected by pool heater.
Consult with an HVAC contractor.
Manufacturer: Label Unreadable
Model Number: RCC36C2A Serial Number: 0305156254
Area Served: Whole building, Not Including Basement Approximate Age: 2005
Fuel Type: 220-240 VAC Temperature Not Tested
Acceptable
Visible Coil: Aluminum
Acceptable
Refrigerant Lines: Low pressure and high pressure
Acceptable
Electrical Disconnect: Breaker disconnect
Acceptable
Main Breaker Amps 30 Amps
Side of Home AC System
Not Inspected
A/C System Operation: Off for Season: To avoid possible compressor damage due to
outside temperature below 60 degrees, the unit was not tested. If temperature allows,
systems should be tested prior to closing.
Acceptable
Condensate Removal: PVC
Acceptable
Exterior Unit: Pad mounted
Manufacturer: Label Unreadable
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Air Conditioning (Continued)
Model Number: LABLE UNREADABLE Serial Number: LABEL UNREADABLE
Area Served: 1st floor Approximate Age: Lable Unreadable
Fuel Type: 220-240 VAC Temperature Differential: Not Tested
Type: Central A/C Capacity: LABLE UNREADABLE
Acceptable
Visible Coil: Aluminum
Acceptable
Refrigerant Lines: Low pressure and high pressure
Acceptable
Electrical Disconnect: Breaker disconnect
Acceptable
Exposed Ductwork: Insulated flex
Marginal
Blower Fan/Filters: Direct drive with disposable filter: Filter is extremely dirty, Replace filters
as needed, Always install filter with airflow arrow pointing in correct direction. Clean air filters
allow for proper operation.
Acceptable
Thermostats: Individual
Heating System
Inspection Focus:
Heating systems are visual. Weather permitting, we will operate the heating system. We will use normal controls and evaluate
how well the system is performing its intended function.
Heating Operation:
The heating unit may not be tested at this time if the temperature conditions do not allow the system to be operated normally
(i.e. during warm weather months we will not operate the heating system or run a short period summer test) Systems are not
dismantled. the system type (i.e. forced air, hydronic, convective) and fuel type (i.e. gas, oil, electric) will be reported.
Exhaust System:
Exhaust systems are inspected to determine if combustion gases are properly vented to the outdoor atmosphere. Separated or
rusted vent pipes and/or negative slope are potentially dangerous.
Fuel Storage Tank/Fuel Lines:
If the system has a fuel storage tank, it should be reported. (WE RECOMMEND HAVING ALL UNDERGROUND TANKS TESTED
FOR LEAKAGE PRIOR TO CONTRACT) If the tank is abandoned, any evidence of its presence should be reported. Abandoned
tanks should be removed. Fuel lines will be defined as gas or oil and reported.
Heat Exchanger:
The view of a heat exchanger is often concealed by design. A complete evaluation can only be achieved by dismantling the unit,
which is beyond the scope of this inspection.
Humidifier:
Humidifiers require constant maintenance and often become covered by lime deposits which can cause them to become
inoperable within a short period of time.
Filter:
A clean filter is helpful for proper operation of the heating unit. Dirty filters cause poor circulation, waste energy, can be
unhealthy and should be cleaned/replaced often.
Condo: Common areas fall under owner or association control. This is usually covered in your common charges. Check with
the owner or association for tenants responsibility. A visual inspection is performed but all repairs should be directed towards
your association. We also recommend asking if there is a current or future assessment pending. Some repairs require you to
add additional money to to your monthly fees.
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Heating System (Continued)
NOTE: Photos are for reference use only and may not show all defects. We recommend reading the full report before making
any decisions.
Basement, Utility Room Heating System
Acceptable
Heating System Operation: Adequate: To perform properly the heating system should be
properly maintained. Regular service from an HVAC company will increase proper
performance and make the system last longer.
Manufacturer: Crown
Model Number: ABF175SPD Serial Number: 14489
Type: Hydronic System [Hot Water] Capacity: 175,000 BTU
Area Served: Whole building Approximate Age: Appears original
Fuel Type: Natural gas
Acceptable
Unable To Inspect Fully Visible
Acceptable
Heat Exchanger: 4 Burner
Acceptable
Distribution: Baseboard
Acceptable
Circulator: Pump
Acceptable
Plumbing Copper
Acceptable
Draft Control: Automatic
Acceptable
Flue Pipe: Single wall
Major Concern
Controls: Relief valve, Zone Valves: Zone valve for basement area did not operate when
requested. This should be evaluated by a HVAC contractor.
Acceptable
Devices: Expansion tank, Pressure gauge
Acceptable
Thermostats: Individual
Suspected Asbestos: No
Temperature Satisfactory
Plumbing
Inspection Focus:
Plumbing inspections are visual and operational. Inspectors operate normal controls and put the system through a normal
cycle.
Supply lines:
Supply pipes, especially galvanized, can become clogged with mineral deposits, which restrict functional water flow. If air gets
trapped in the lines, the pipes can make a knocking sound, known as water hammer. Electrolysis, which occurs from the mixing
of ferrous and non-ferrous metals, can cause leaks.
Waste/ Vent pipes:
Waste pipe inspection are limited to the visible portions of the drain system. Inspectors run water through the system for a
minimum of 30 minutes and look for any indication of leaks, defective drainage or venting. For a more thorough inspection of
the waste line we would recommend a video inspection performed by an outside company. This will also show any hidden
septic systems that may still be installed (If applicable)
Functional Water Flow:
Functional water flow is based on at least three gallons per minute flow of water from the highest fixture when at least one other
fixture is operated simultaneously.
Functional Waste Drain:
Functional waste drainage is based on the free flow of water, without backing up, at all drains after at least 30 minutes of water
entering into the system. For a more thorough inspection of the waste line we would recommend a video inspection performed
by an outside company.
Well System:
Well inspections are limited to the accessible above-ground components. Pressure tanks that are water logged will cause the
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Plumbing (Continued)
pump to wear out quickly and should be reported. Wells should deliver adequate pressure at all times. Water samples of the
site should be taken to an approved laboratory to test pot-ability.
Septic System:
Inspections of the septic systems are very limited. After water is run into the system for at least 30 minutes a dye is introduced.
A visual inspection of the leach field is made by walking the field looking for evidence of an effluent breakout, leaching or
failure.
For a more thorough inspection of the waste line we would recommend a video inspection performed by an outside company.
Water Heater / Temperature Pressure Release (TPR) Valve :
Water heaters are inspected visually for proper installation and ability to provide adequate hot water. All water heaters must
have a TPR valve with a properly installed extension discharge pipe.
NOTE: Photos are for reference use only and may not show all defects. We recommend reading the full report before making
any decisions.
Acceptable
Acceptable
Acceptable
Acceptable
Water Temperature 120 degrees
Service Line: PVC
Main Water Shutoff: Basement, Utility Room
Water Lines: Copper: Note: Most water lines are covered by finished surfaces and only
visible pipes are reported on.
Acceptable
Drain Pipes: PVC: Due to unforeseen issues with waste lines we recommend a video
inspection of the waste line. This is only a recommendation and does not indicate an
existing problem.
Acceptable
Service Caps: Not visible: Due to finished materials the service cap could not be located.
We recommend consulting with the owner to help locate these caps for future service.
Acceptable
Vent Pipes: ABS
Acceptable
Fuel Source Natural Gas
Basement, Utility Room Water Heater
Major Concern
Water Heater Operation: Functional at time of inspection: Although not leaking at the time of
the inspection we recommend budgeting for replacement. Average hot water heater has a
10 year life span. We recommend replacement at the 9 year mark even if not leaking. Water
heater has exceeded design life. RECOMMEND REPLACEMENT AT THIS TIME.
Manufacturer: State
Model Number: PRV 50 NBRTO F Serial Number: J9332535T
Type: Natural gas Capacity: 50 Gal.
Approximate Age: 1993 Area Served: Whole building
Acceptable
Flue Pipe: Single wall
Acceptable
Plumbing Copper
Acceptable
TPRV and Drain Tube: Metal Pipe
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Fireplace/Wood Stove
Fireplace / Woodstove
Fireplaces are checked for proper operation. We do not operate these units. We visually inspect them for signs of improper
installation such as evidence of downdrafts, creosote in the throat or flue area, loose or missing dampers, and/or loose,
missing or damaged fire box material. Flue interiors are not inspected. Please consult with a professional chimney sweep.
We always recommend a phase 2 chimney inspection prior to first use.
Den Fireplace
Acceptable
Fireplace Construction: Brick
Type: Wood burning
Acceptable
Fireplace Insert: Standard
Acceptable
Smoke Chamber: Brick
Recommended Action Flue: Clay: Due to lack of visibility up or down the chimney flue we a CLASS 2 chimney
inspection before first use This will also insure that there are gaps or cracks in the flue pipe.
Contact a chimney sweep company for further information.
Acceptable
Damper: Metal
Acceptable
Hearth: Raised
Marginal
Fireplace Doors Glass Doors: Door hinge is loose and needs adjustment.
Bathroom
Inspection Focus:
Plumbing inspections are visual and operational. Inspectors operate normal controls and put the system through a normal
cycle.
Supply lines:
Supply pipes, especially galvanized, can become clogged with mineral deposits, which restrict functional water flow. If air gets
trapped in the lines, the pipes can make a knocking sound, known as water hammer. Electrolysis, which occurs from the mixing
of ferrous and non-ferrous metals, can cause leaks.
Waste/ Vent pipes:
Waste pipe inspection are limited to the visible portions of the drain system. Inspectors run water through the system for a
minimum of 30 minutes and look for any indication of leaks, defective drainage or venting. For a more thorough inspection of
the waste line we would recommend a video inspection performed by an outside company. This will also show any hidden
septic systems that may still be installed (If applicable)
Functional Water Flow:
Functional water flow is based on at least three gallons per minute flow of water from the highest fixture when at least one other
fixture is operated simultaneously.
Functional Waste Drain:
Functional waste drainage is based on the free flow of water, without backing up, at all drains after at least 30 minutes of water
entering into the system. For a more thorough inspection of the waste line we would recommend a video inspection performed
by an outside company.
Well System:
Well inspections are limited to the accessible above-ground components. Pressure tanks that are water logged will cause the
pump to wear out quickly and should be reported. Wells should deliver adequate pressure at all times. Water samples of the
site should be taken to an approved laboratory to test pot-ability.
Septic System:
Inspections of the septic systems are very limited. After water is run into the system for at least 30 minutes a dye is introduced.
A visual inspection of the leach field is made by walking the field looking for evidence of an effluent breakout, leaching or
failure.
For a more thorough inspection of the waste line we would recommend a video inspection performed by an outside company.
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Bathroom (Continued)
Water Heater / Temperature Pressure Release (TPR) Valve :
Water heaters are inspected visually for proper installation and ability to provide adequate hot water. All water heaters must
have a TPR valve with a properly installed extension discharge pipe.
NOTE: Photos are for reference use only and may not show all defects. We recommend reading the full report before making
any decisions.
Basement Bathroom
Acceptable
Acceptable
Acceptable
Marginal
Not Present
Not Present
Major Concern
Acceptable
Acceptable
Acceptable
Acceptable
Marginal
Not Present
Acceptable
Apartment Bathroom
Acceptable
Acceptable
Acceptable
Acceptable
Not Present
Major Concern
Marginal
Acceptable
Ceiling: Sheetrock
Walls: Sheetrock & Ceramic Tiles
Floor: Ceramic tile
Doors: Hollow wood: Door frame is damaged and frame may need
replacement. Consult with a contractor. Photo's are for reference
purpose only and may not show all affected areas.
Windows: None
Skylight None
Electrical: 110 VAC: 1.Bathrooms are considered a wet area and GFCI outlets are
recommended for protection against electrical shock hazard. Have installed by an electrical
contractor. 2. Reversed polarity, this indicates hot and neutral wires have been reversed.
This will allow a circuit to be live in the off position which can cause a shock hazard. Should
be evaluated by a electrical contractor.
Counter/Cabinet: Wood
Sink/Basin: One piece sink/counter top
Faucets/Traps: Chrome
Shower/Surround: Fiberglass pan and ceramic tile surround
Toilets: American Standard: Water was turned off and could not be tested. Flush unit
appears to be non-functional and needs replacement.
HVAC Source: None
Ventilation: Electric ventilation fan
Ceiling: Sheetrock
Walls: Sheetrock & Ceramic Tiles
Floor: Ceramic tile
Doors: Hollow wood
Windows: None
Electrical: 110 VAC: Bathrooms are considered a wet area and GFCI outlets are
recommended for protection against electrical shock hazard. Have installed by an electrical
contractor.
Counter/Cabinet: Wood: Cabinet is not properly installed and should
be secured.
Sink/Basin: One piece sink/counter top
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Bathroom (Continued)
Marginal
Faucets/Traps: Chrome: Leaking trap, Should be repaired from a plumber.
Marginal
Shower/Surround: Fiberglass pan and fiberglass surround: Shower
head is leaking. Consult with a plumber.
Marginal
Toilets: American Standard: Water was turned off and could not be tested.
Not Present
HVAC Source: None
Defective
Ventilation: Electric ventilation fan: Fan inoperative, Fan needs replacement.
1st floor hall Bathroom
Acceptable
Ceiling: Sheetrock
Acceptable
Walls: Sheetrock
Recommended Action Floor: Ceramic tile: Evidence of cracked floor tiles which could indicate a weak sub floor.
Recommend evaluation by a contractor.
Defective
Doors: Hollow wood: Door is damaged and may need repair or replacement.
Acceptable
Windows: Vinyl Double Hung Double Glazed
Acceptable
Electrical: 110 VAC GFCI
Acceptable
Counter/Cabinet: Wood
Acceptable
Sink/Basin: One piece sink/counter top
Acceptable
Faucets/Traps: Chrome
Marginal
Toilets: Koehler: Water continues to run after flushing, Flushing flabber may need
replacement. Consult with plumber.
Acceptable
HVAC Source: Convention Baseboard
Acceptable
Ventilation: Window
Mom Bathroom
Acceptable
Closet: None
Acceptable
Ceiling: Sheetrock
Acceptable
Walls: Sheetrock
Acceptable
Floor: Ceramic tile
Defective
Doors: Hollow wood: Door is damaged and may need repair or replacement.
Recommended Action Electrical: 110 VAC: Install missing outlet/switch cover plate(s)
Acceptable
Counter/Cabinet: Laminate
Acceptable
Sink/Basin: Molded single bowl
Acceptable
Faucets/Traps: Chrome
Acceptable
Shower/Surround: Fiberglass pan and ceramic tile surround
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Bathroom (Continued)
Marginal
Toilets: Koehler: The toilet is loose at the floor and will require
replacement of the wax seal, Consult with plumber.
Not Present
Acceptable
Master Bathroom
Acceptable
Acceptable
Marginal
HVAC Source: None
Ventilation: Electric ventilation fan
Ceiling: Sheetrock
Walls: Sheetrock & Ceramic Tiles
Floor: Ceramic tile: Evidence of cracked floor tiles which could
indicate a weak sub floor. Recommend evaluation by a contractor.
Defective
Acceptable
Acceptable
Acceptable
Marginal
Doors: Hollow wood: Door is damaged and may need repair or replacement.
Windows: Vinyl Double Hung Double Glazed
Electrical: 110 VAC GFCI
Counter/Cabinet: Laminate
Sink/Basin: Molded single bowl: Overflow is clogged and should be cleared to prevent a
water back-up.
Acceptable
Faucets/Traps: Chrome
Acceptable
Shower/Surround: Fiberglass pan and ceramic tile surround
Acceptable
Spa Tub/Surround: Fiberglass tub and ceramic tile surround
Acceptable
Toilets: Koehler
Acceptable
HVAC Source: Convention Baseboard
Acceptable
Ventilation: Window: Bathrooms generate excessive moisture and although a window is
considered a vent we recommend adding a power ventilation fan to help remove moisture
buildup. This will help prevent mold issues as well as peeling paint.
2nd floor main Bathroom
Acceptable
Ceiling: Sheetrock
Acceptable
Walls: Ceramic Tiles
Acceptable
Floor: Ceramic tile
Acceptable
Doors: Hollow wood
Acceptable
Windows: Vinyl Double Hung Double Glazed
Acceptable
Electrical: 110 VAC GFCI
Acceptable
Counter/Cabinet: Laminate
Acceptable
Sink/Basin: Dual sink/counter tops
Marginal
Faucets/Traps: Chrome: Leaking trap Location: Right side sink. A licensed
plumber is recommended to evaluate and estimate repairs
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Bathroom (Continued)
Major Concern
Tub/Surround: Porcelain tub and ceramic tile surround: 1.Damaged tiles around edge of tub
will allow water to enter wall surfaces, Tiles should be repaired prior to prevent hidden wood
rot and possible mold issues. 2. Bathtub stopper is not functional and should be repaired.
Acceptable
Acceptable
Acceptable
Toilets: American Standard
HVAC Source: Convention Baseboard
Ventilation: Window: Bathrooms generate excessive moisture and although a window is
considered a vent we recommend adding a power ventilation fan to help remove moisture
buildup. This will help prevent mold issues as well as peeling paint.
Kitchen
Inspection focus:
Kitchen inspections are visual and operational.
Walls / Ceilings / Floors:
Kitchen ceilings, walls & floors are inspected based on a normal building practices for homes of similar age and construction
and exclude cosmetic items. Cracks in the wall are very common in most homes. Most small cracks usually indicate minor
movement. These cracks are typically not serious and are even considered to be normal as the house gets older. Larger cracks
may indicate ongoing movement and if noted in the report, further evaluation by a structural engineer is warranted. Squeaking
floors in a house are generally the result of aging materials in the floor and minor stresses that are common as the house gets
older. Unless otherwise noted in the report, these should be considered a minor item only.
Doors & Windows
Interior portions of doors and windows are inspected for proper ventilation, use as emergency exits, and ease of operation. If a
house experiences settling or movement within the walls, one of the first noticeable signs will likely be at the doors. If a sticks,
it usually means that the door or door frame in no longer square. If noted in the report, sticking doors should be evaluated for
potential settlement problems.
Cabinets / Shelves
Kitchen shelves and cabinets are inspected for acceptable operation.
Sink Plumbing:
Kitchen sinks should be inspected for proper installation and operation. Plumbing systems should be free of leaks and drain
and vent properly.
Appliances (Built-in):
Built in appliances will be operated and reported.
NOTE: Photos are for reference use only and may not show all defects. We recommend reading the full report before making
any decisions.
Apartment Kitchen
Marginal
Cooking Appliances: Caloric: Burners are missing plates and could not be properly ignited.
A qualified appliance contractor is recommended to evaluate and estimate repairs
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Kitchen (Continued)
Recommended Action Ventilator: No Vent: Recommend adding a vent above the cooking surface to properly vent
smoke
Not Present
Disposal: Not Present
Acceptable
Dishwasher: Not Present
Not Present
Trash Compactor: Not Present
Acceptable
Refrigerator: Kenmore: Appears dated but still functional.
Not Present
Microwave: None
Acceptable
Sink: Stainless Steel
Major Concern
Electrical: 110 VAC: 1.Non-GFCI (Ground Fault Circuit Interrupter)-recommend GFCI circuit
be installed, should be within six feet of a water source. A licensed electrician is
recommended to evaluate and estimate repairs. 2. Reversed polarity, this indicates hot and
neutral wires have been reversed. This will allow a circuit to be live in the off position which
can cause a shock hazard. Should be evaluated by a electrical contractor.
Acceptable
Plumbing/Fixtures: PVC
Acceptable
Counter Tops: Laminate
Marginal
Cabinets: Wood: Flooring missing in sink cabinet.
Acceptable
Ceiling: Sheetrock
Major Concern
Walls: Sheetrock: Some cosmetic repairs are needed.
Acceptable
Floor: Vinyl floor covering
Acceptable
Doors: Hollow wood
Acceptable
Windows: Vinyl Double Hung Double Glazed
Not Present
Skylight Not Present
Marginal
HVAC Source: Convention Baseboard: Register cover damaged
Main Kitchen
Marginal
Cooking Appliances: Jenn-Air, Frigidaire: Counter Unit: Burner
inoperative, A qualified appliance contractor is recommended to
evaluate and estimate repairs [L/f]
Acceptable
Not Present
Acceptable
Not Present
Defective
Not Present
Acceptable
Major Concern
Ventilator: Downdraft
Disposal: Not Present
Dishwasher: Kenmore
Trash Compactor: Not Present
Refrigerator: Subzero: Nonfunctional and may need repair or replacement
Microwave: None
Sink: Porcelain Coated
Electrical: 110 VAC GFCI: Faucet is leaking and need replaccemnt.
Acceptable
Acceptable
Acceptable
Marginal
Acceptable
Plumbing/Fixtures: PVC
Counter Tops: Laminate
Cabinets: Wood
Pantry: Large: Repairs needed at bifold closet doors
Ceiling: Sheetrock
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
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Kitchen (Continued)
Marginal
Walls: Sheetrock: Some cosmetic repairs are needed.
Recommended Action Floor: Ceramic tile: Evidence of cracked floor tiles which could
indicate a weak sub floor. Recommend evaluation by a contractor.
Acceptable
Acceptable
Acceptable
Doors: Vinyl Sliding
Windows: Vinyl Double Hung Double Glazed
HVAC Source: Convention Baseboard
Bedroom
Inspection focus:
Bed room inspections are visual and operational.
Walls / Ceilings / Floors:
bedroom ceilings, walls & floors are inspected based on a normal building practices for homes of similar age and construction
and exclude cosmetic items. Cracks in the wall are very common in most homes. Most small cracks usually indicate minor
movement. These cracks are typically not serious and are even considered to be normal as the house gets older. Larger cracks
may indicate ongoing movement and if noted in the report, further evaluation by a structural engineer is warranted. Squeaking
floors in a house are generally the result of aging materials in the floor and minor stresses that are common as the house gets
older. Unless otherwise noted in the report, these should be considered a minor item only.
Doors & Windows
Interior portions of doors and windows are inspected for proper ventilation, use as emergency exits, and ease of operation. If a
house experiences settling or movement within the walls, one of the first noticeable signs will likely be at the doors. If a sticks,
it usually means that the door or door frame in no longer square. If noted in the report, sticking doors should be evaluated for
potential settlement problems. A majority of the windows were inspected for function, sub-structure issues that may be hidden
and are not cannot be reported.
Heating and Cooling:
The presence of conditioned air sources to the interior rooms and their condition is reported.
NOTE: Photos are for reference use only and may not show all defects. We recommend reading the full report before making
any decisions.
Apartment Bedroom
Acceptable
Ceiling: Sheetrock
Not Present
Skylight Not Present
Acceptable
Walls: Sheetrock
Marginal
Floor: Carpet
Acceptable
Doors: Hollow wood
Acceptable
Windows: Vinyl Double Hung Double Glazed
Acceptable
Electrical: 110 VAC
Marginal
HVAC Source: Convention Baseboard: Register cover damaged
Acceptable
Smoke Detector: Not Present
Mom Bedroom Bedroom
Marginal
Closet: Large: Missing Doors.
Acceptable
Ceiling: Sheetrock
Acceptable
Walls: Sheetrock
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Bedroom (Continued)
Acceptable
Defective
Acceptable
Acceptable
Acceptable
Not Present
Master Bedroom
Acceptable
Acceptable
Marginal
Acceptable
Defective
Acceptable
Acceptable
Acceptable
Not Present
#1 Bedroom
Marginal
Acceptable
Acceptable
Acceptable
Defective
Acceptable
Acceptable
Acceptable
Not Present
#2 Bedroom
Marginal
Acceptable
Acceptable
Acceptable
Defective
Acceptable
Acceptable
Acceptable
Not Present
#3 Bedroom
Acceptable
Acceptable
Acceptable
Acceptable
Defective
Acceptable
Acceptable
Floor: Hardwood
Doors: Hollow wood: Door is damaged and may need repair or replacement.
Windows: Vinyl Double Hung Double Glazed
Electrical: 110 VAC: The majority of the outlets were inspected and some are blocked by
furniture. Only accessible outlets are reported on.
HVAC Source: Convention Baseboard
Smoke Detector: Not Present
Closet: Large
Ceiling: Sheetrock
Walls: Sheetrock: Some cosmetic repairs are needed.
Floor: Carpet: Carpet Stained/soiled
Doors: Hollow wood: 1.Door is damaged and may need repair or replacement. 2. Door
frame is damaged and frame may need replacement. Consult with a contractor.
Windows: Vinyl Double Hung Double Glazed
Electrical: 110 VAC: The majority of the outlets were inspected and some are blocked by
furniture. Only accessible outlets are reported on.
HVAC Source: Convention Baseboard & Grill
Smoke Detector: Not Present
Closet: Large: Repairs needed at bi-fold closet doors.
Ceiling: Sheetrock
Walls: Sheetrock: Some cosmetic repairs are needed.
Floor: Carpet
Doors: Hollow wood: Damage to door jam may cause hard operation and should be
repaired. Consult with a contractor. Door is damaged and may need repair or replacement.
Windows: Vinyl Double Hung Double Glazed
Electrical: 110 VAC
HVAC Source: Convention Baseboard & Grill
Smoke Detector: Not Present
Closet: Large: Missing Doors. Repairs needed at bi-fold closet doors.
Ceiling: Sheetrock
Walls: Sheetrock
Floor: Carpet
Doors: Hollow wood: Door frame is damaged and frame may need replacement. Consult
with a contractor. Door is damaged and may need repair or replacement.
Windows: Vinyl Double Hung Double Glazed
Electrical: 110 VAC
HVAC Source: Convention Baseboard & Grill
Smoke Detector: Not Present
Closet: Large
Ceiling: Sheetrock
Walls: Sheetrock
Floor: Ceramic tile
Doors: Hollow wood: Door is damaged and may need repair or replacement. Damage to
door jam may cause hard operation and should be repaired. Consult with a contractor.
Windows: Vinyl Double Hung Double Glazed
Electrical: 110 VAC: The majority of the outlets were inspected and some are blocked by
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Bedroom (Continued)
Electrical: (continued)
Acceptable
Acceptable
furniture. Only accessible outlets are reported on.
HVAC Source: Convention Baseboard & Grill
Smoke Detector: Not Present
Living Space
Inspection focus:
Living space inspections are visual and operational.
Walls / Ceilings / Floors:
Living space ceilings, walls & floors are inspected based on a normal building practices for homes of similar age and
construction and exclude cosmetic items. Cracks in the wall are very common in most homes. Most small cracks usually
indicate minor movement. These cracks are typically not serious and are even considered to be normal as the house gets older.
Larger cracks may indicate ongoing movement and if noted in the report, further evaluation by a structural engineer is
warranted. Squeaking floors in a house are generally the result of aging materials in the floor and minor stresses that are
common as the house gets older. Unless otherwise noted in the report, these should be considered a minor item only.
Doors & Windows
Interior portions of doors and windows are inspected for proper ventilation, use as emergency exits, and ease of operation. If a
house experiences settling or movement within the walls, one of the first noticeable signs will likely be at the doors. If a sticks,
it usually means that the door or door frame in no longer square. If noted in the report, sticking doors should be evaluated for
potential settlement problems.
Heating and Cooling:
The presence of conditioned air sources to the interior rooms and their condition is reported.
Cabinets / Shelves / Counters:
Interior room cabinets, shelves and counters are inspected for acceptable operation.
Wet Bar:
Wet bars are inspected for proper installation of plumbing components, should be free of leaks, and drain and vent properly.
Smoke Detectors:
The presence of smoke detectors are reported and should be located on each floor, and at/or near the bedroom sections of the
home.
Entry Living Space
Acceptable
Acceptable
Marginal
Ceiling: Sheetrock
Walls: Sheetrock
Floor: Ceramic tile: Evidence of cracked floor tiles which could indicate a weak sub floor.
Recommend evaluation by a contractor.
Acceptable
Windows: Wood double hung
Not Present
Skylight None
Acceptable
Doors: Hollow wood
Acceptable
Electrical: 110 VAC
Acceptable
Closet: Single: Excessive storage blocked the view of the interior.
Acceptable
HVAC Source: Convention Baseboard & Grill
Not Present
Smoke Detector: Not Present
Living Room Living Space
Acceptable
Ceiling: Sheetrock
Acceptable
Walls: Sheetrock: Furniture was blocking most of the wall surfaces and only exposed areas
could be views.
Not Present
Skylight None
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Living Space (Continued)
Acceptable
Acceptable
Acceptable
Acceptable
Acceptable
Not Present
Den Living Space
Acceptable
Acceptable
Acceptable
Acceptable
Defective
Floor: Hardwood
Doors: French
Windows: Vinyl Double Hung Double Glazed
Electrical: 110 VAC: The majority of the outlets were inspected and some are blocked by
furniture. Only accessible outlets are reported on.
HVAC Source: Convention Baseboard & Grill
Smoke Detector: Not Present
Ceiling: Sheetrock
Walls: Sheetrock
Floor: Hardwood
Doors: French
Windows: Vinyl Double Hung Double Glazed, Picture Window: Picture
window is broken and will need replacement. Consult with a contactor.
Acceptable
Electrical: 110 VAC: The majority of the outlets were inspected and some are blocked by
furniture. Only accessible outlets are reported on.
Acceptable
HVAC Source: Convention Baseboard & Grill
Acceptable
Smoke Detector: Not Present
Dining Room Living Space
Acceptable
Ceiling: Sheetrock
Acceptable
Walls: Sheetrock, Glass Panels
Marginal
Floor: Ceramic tile: Evidence of cracked floor tiles which could indicate a weak sub floor.
Recommend evaluation by a contractor.
Not Present
Doors: None
Acceptable
Windows: Vinyl Double Hung Double Glazed
Acceptable
Electrical: 110 VAC
Acceptable
HVAC Source: Convention Baseboard & Grill
Not Present
Smoke Detector: Not Present
Laundry Area Living Space
Acceptable
Closet: Single
Acceptable
Ceiling: Sheetrock
Recommended Action Walls: Sheetrock: Some cosmetic repairs are needed.
Acceptable
Floor: Carpet
Defective
Doors: Hollow wood: Door is damaged and may need repair or replacement.
Acceptable
Windows: Vinyl Double Hung Double Glazed
Marginal
Electrical: 110 VAC: 1.The majority of the outlets were inspected and some are blocked by
furniture. Only accessible outlets are reported on. 2.Some outlets were tested and some
were nonfunctional. Recommend evaluation be electrical contractor.
Acceptable
HVAC Source: Convention Baseboard & Grill
Not Present
Smoke Detector: Not Present
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Laundry Room/Area
Inspection focus:
Laundry inspections are visual and operational.
Walls / Ceilings / Floors:
Laundry ceilings, walls & floors are inspected based on a normal building practices for homes of similar age and construction
and exclude cosmetic items. Cracks in the wall are very common in most homes. Most small cracks usually indicate minor
movement. These cracks are typically not serious and are even considered to be normal as the house gets older. Larger cracks
may indicate ongoing movement and if noted in the report, further evaluation by a structural engineer is warranted. Squeaking
floors in a house are generally the result of aging materials in the floor and minor stresses that are common as the house gets
older. Unless otherwise noted in the report, these should be considered a minor item only.
Doors & Windows
Interior portions of doors and windows are inspected for proper ventilation, use as emergency exits, and ease of operation. If a
house experiences settling or movement within the walls, one of the first noticeable signs will likely be at the doors. If a sticks,
it usually means that the door or door frame in no longer square. If noted in the report, sticking doors should be evaluated for
potential settlement problems.
Cabinets / Shelves
Any cabinets and/or shelves will be inspected.
Laundry Sink Plumbing:
Bathroom sinks should be inspected for proper installation and operation. Plumbing systems should be free of leaks and drain
and vent properly.
Showers / Bathtubs / Toilets:
Laundry plumbing systems are inspected for leaks which may affect washer and dryer and sink operation.
Condo: Common areas fall under owner or association control. This is usually covered in your common charges. Check with
the owner or association for tenants responsibility. A visual inspection is performed but all repairs should be directed towards
your association. We also recommend asking if there is a current or future assessment pending. Some repairs require you to
add additional money to to your monthly fees.
NOTE: Photos are for reference use only and may not show all defects. We recommend reading the full report before making
any decisions.
1st Floor Laundry Room/Area
Acceptable
Ceiling: Sheetrock
Acceptable
Walls: Sheetrock
Acceptable
Floor: Ceramic tile
Acceptable
Doors: French
Acceptable
Windows: Vinyl Double Hung Double Glazed
Marginal
Electrical: 110 VAC: As the laundry room is considered a wet area, we recommend installing
a GFCI outlet for safety, This will bring the home up to today's standards.
Not Present
Smoke Detector: Not Present
Not Present
HVAC Source: None
Not Present
Laundry Tub: Not Present
Not Present
Laundry Tub Drain: Not Present
Acceptable
Washer Hose Bib: Multi-port
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Laundry Room/Area (Continued)
Recommended Action Dryer Vent: Metal flex: 1.Dryer vent lines [if present] are known to
buildup considerable amounts of lint. Lint is very dry and can ignite
easily. We recommend prior to first use, have the vent line cleaned
and then yearly depending on use. 2.Excessive lint is on wall surfaces
and should be cleaned.
Acceptable
Acceptable
Not Present
Dryer Gas Line: Insulflex
Washer Drain: Wall mounted drain
Floor Drain: Not Present
Attic
Inspection Focus:
Foundation inspections are visual and limited to accessible components. Accessibility will vary due to type of foundation and
other obstacles. the most common problem concerning foundations is water.
Access:
Inspectors will access foundation components based on their design. For instance, unfinished basements offer complete
access while slab foundations offer very little.
Foundation Walls:
Inspectors will attempt to identify the type of materials used in the foundation and look for abnormal cracks, wear, or
movement. If warranted, additional structural inspections may be recommended.
Floor Framing:
Basements and crawl normally allow for a complete inspection of the floor framing. Inspectors will look for signs of moisture
penetration, dry rot or other system damage in areas where accessibility permits.
Insulation:
Insulation in basements and crawl spaces may obstruct the inspector's view. Improperly installed insulation may trap moisture
and lead to rot.
Ventilation:
basements and crawl spaces require proper ventilation to allow moisture to escape. Perimeter vents or windows in the
foundation help aid evaporation. Vents should be closed during winter months in colder climates.
Sump Pump / Dryness / Drainage:
Basement and crawl space areas prone to water problems should have a sump pump. Removing water reduces the amount of
moisture and likelihood of insects in the home. Proper grading at the outside foundation, the use of sump pumps, and/or
gravity helps keep basements and crawl spaces dry.
Floor / Slab:
the concrete floor (slab) inspection is very limited due to lack of accessibility. Inspectors will report the presence of floor
coverings (i.e. tile, carpeting), and will note signs of movement or cracks.
Condo: Common areas fall under owner or association control. This is usually covered in your common charges. Check with
the owner or association for tenants responsibility. A visual inspection is performed but all repairs should be directed towards
your association. We also recommend asking if there is a current or future assessment pending. Some repairs require you to
add additional money to to your monthly fees.
NOTE: Photos are for reference use only and may not show all defects. We recommend reading the full report before making
any decisions.
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Attic (Continued)
Storage Area Attic
Method of Inspection: In the attic
Acceptable
Unable to Inspect: 10%: Excessive storage is blocking the majority of the attic space. Only
visible areas are commented on.
Acceptable
Attic Entrance Access Door
Acceptable
Location of Access Master bedroom
Acceptable
Roof Framing: 2x10 Rafter
Acceptable
Sheathing: Plywood: Insulation is blocking the roof sheathing and these areas could not be
viewed.
Acceptable
Flooring Material Plywood
Acceptable
Ventilation: Soffit vents
Acceptable
Insulation: Fiberglass
Acceptable
Insulation Depth: 8"
Acceptable
Vapor Barrier: Paper
Acceptable
Attic Fan: Thermostat controlled: Fan is thermostat controlled and was not on at the time of
the inspection
Acceptable
Wiring/Lighting: 110 VAC
Acceptable
Moisture Penetration: Non Present
Not Present
Bathroom Fan Venting: None
Not Present
Pests Not Present
Main Attic
Method of Inspection: In the attic
Acceptable
Unable to Inspect: 10%: Some of the attic was blocked by A/C equipment
Acceptable
Roof Framing: 2x10 Rafter
Acceptable
Sheathing: Plywood
Acceptable
Ventilation: Ridge and soffit vents
Acceptable
Insulation: Fiberglass
Acceptable
Insulation Depth: 8"
Acceptable
Vapor Barrier: Paper
Acceptable
Wiring/Lighting: 110 VAC
Acceptable
Moisture Penetration: Non Present
Acceptable
Bathroom Fan Venting: Not Visible: Due to insulation, not all bathroom vents were visible
and only visible units are commented on.
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Pool
NOTE: The home inspector is not a pool specialist and we recommend having a pool company evaluate the pool systems. The
home inspector will report on available systems and report on the condition of the pool surfaces. Pools closed cannot be
reported on. Underground lines can not be report on.
Behind home Swimming Pool
Acceptable
Type: Inground: Pools are not part of a general home inspection.
In-ground pools may have damaged lines that are not seen at the time
of the inspection. We recommend having a exterior company open
and perform a evaluation of the pool prior to closing.
Current Status: Non-operational
Not Inspected
Liner: Vinyl: Pool cover is hiding liner and condition could not be reported on.
Acceptable
Deck: Paver
Not Present
Coping: None
Not Inspected
Drainage: Unknown
Not Inspected
Skimmer: In Wall
Acceptable
Pump Motor: 1.5 Hr.
Acceptable
Filter: D.E.
Acceptable
Shut-off Valve: Satisfactory
Acceptable
Back Wash Valve: Satisfactory
Not Inspected
Heater: Raypak: Pool heater is not tested as part of a general home inspection.
Recommend evaluation by an outside pool company
Not Present
Gauges and Controls: Not Present
Acceptable
Ladder/Steps: Built In Steps
Acceptable
Pool Enclosure: Satisfactory
Defective
Electrical Lighting Light Pools: Exterior light poles were damaged or
knocked down which may expose wiring and should be repaired by an
electrical contractor.
Well
Front Yard Well
Acceptable
Acceptable
Acceptable
Acceptable
Not Inspected
Not Inspected
Acceptable
Acceptable
Type: Drilled well (steel casing)
Well head: Visible
Tank location: Utility Room
Current status: Operational
Water sample location: Non Taken: The owner of the home is responsible for the well test
results.
Sample shipped or delivered to lab? No
Filter: Disposable
Pump: Single line jet
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Septic System
The home inspector will perform a visual inspection of the septic system only. Locating the distribution tank or leech fields is
not part of a standard home inspection. Opening of the distribution tank is also not part of a standard home inspection.
The inspector will introduce a test dye into the waste system and flush the system water. The inspector will walk the leech field
if possible to determine if a back-up is present.
The inspector may recommend a more involved septic inspection which is performed by a outside company.
NOTE: Photos are for reference use only and may not show all defects. We recommend reading the full report before making
any decisions.
Rear of Home Septic
Acceptable
Method of Inspection: Visual: Due to unforeseen conditions we recommend having an
outside company perform a video inspection of the septic system. As the septic system
buried not all components are visible at the time of the inspection and cannot be reported
on. This is a recommendation only as does not indicate existing problems with the system
Are local minimum spacing requirements met? Yes
Major Concern
Septic tank riser: Yes: Note: This heat may pose a trip hazard. Care
should be taken.
Not Inspected
Not Inspected
Acceptable
Not Present
Acceptable
Access Cover: Buried
Location of Drain Field: Unknown
Leach Field Seepage: Not Visible [buried]
Dry Well or Cesspool Present: None
Total System Operation: Appears to be operating normally
Tips and Energy Saving Ideas
Tips and Energy Saving Ideas are personal comments made by the Inspector and may not apply to all home styles. The Inspector does
not claim that all energy saving ideas work the same on all homes and takes no responsibility to the amount of energy saved. Visit our
web sites link to the Dept. of Energy for additional ideas
Insulating Outlets and Switchs A great deal of heat loss occurs on exterior walls. The void between the outlet and
switch boxes can affect the amount of heat you lose in the cold seasons. A simple fix is going to your local
hardware store a purchasing outlet gaskets. Remove the cover plate and install the correct gasket, Then reinstall
the plate. This will insulate and prevent the loss of heat from this area.
Attic Stair Insultion Pull down attic stairs are a major heat loose area. A thin piece of plywood separates the living
space from the unheated attic. Installing a insulated unit above the stairs is a great way to keep the heat in the
home in the winter and the heat in the attic in the summer. One type of unit is shown in the photo below. Most are
available at large hardware store chains.
Washer Hoses Rubber washer hoses a prone to bursting at the worst times. Usually it happens when you are on
vacation or a night while sleeping. Replace standard washer hoses with stainless steel braided types found in
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Tips and Energy Saving Ideas (Continued)
hardware stores. They are designed for high pressure and last a long time. This can save you large amounts of
money in damage from burst hoses.
Emergency Lighting Loosing power for a short time can be a pain. Loosing it for a longer period especially
overnight can be dangerous. Candles can cause fires and are not safe around small children. Flashlights can break
and you never have enough batteries. Glow sticks such as the type used during Halloween are safe, never need
batteries and can be hung in key areas to give you light. The're cheap and last for years.
Stopping Cold Air Home's with central A/C systems which are independent of the heating system allow cold air to
escape from the ceiling vents in cold weather. This is caused by warm air rising into the ceiling return duct which
goes through the attic space. This cools down and return through the vents. Removing the return filter and putting
it into a plastic bag, then reinstall the filter/bag in it's place. This stops the cycle and keeps the house warmer.
Sealing the vents also helps. Remember to remove the bag before turning the A/C back on.
For Your Information
This section of you report is for information purposes only. It is to help you in your home buying procedure and is
not an indication of any conditions with your home.
Some issues may or may not apply and is for information purposes only.
Check with your local town for additional information.
For Your Information:
a) Make sure a current up-to-date Certificate of Occupancy exists for the entire house as it is presently constituted.
This should be on file with the Building Department in your area.
The Certificate of Occupancy should confirm that the building and any alterations [if any] were constructed in
accordance with the building code and zoning resolutions in force at the time of the construction in both the
accessible and inaccessible areas [if any] including under the ground and in the walls.
Building codes have more significance than just structural and zoning requirements.
Many building code requirements deal with issues such as means of escape during a fire,
personal safety, etc. Failure to comply with building codes may be a problem.
Noncompliance may mean serious hazards exist in the house.
The Certificate of Occupancy and plans on file at the Building Department should
correspond exactly to the building as it currently exists and should be available to the
buyer for review. This should include number of rooms, usage of rooms, and number of
bathrooms on each level. The dimensions of rooms should also correspond exactly to the
plans on file at the Building Department. Also, be sure that all windows, doors, and
fixtures correspond to the plans on file.
If the plans on file differ from the building as built, then either the building was not built
according to the filed plans, or a change was made after the building was built. In either
case, there is a risk of structural problems in inaccessible areas and code violations.
These problems are not detectable during a normal home inspection. It is not possible to advise you herein about
where changes were made.
To check this out at the Building Department, we recommend determining the official
designated address of the building in terms of map name (if necessary), section number,
lot number, and block number. This information is usually available on the tax stubs, and
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For Your Information (Continued)
can easily be checked out at the Building Department by examining the files.
The existence of an up-to-date Certificate of Occupancy generally is taken to mean that
plans were filed in accordance with the local regulations at the time of the construction,
that inspections were performed during the construction, and that proper paperwork exists
now upon completion.
b) If these items are present make sure an up-to-date Certificate of Compliance exists for any outdoor storage
sheds,
retaining walls, fencing, furnace hookup, hot water heater hookup, sewer hookup, the whirlpool tub hookups [if
present], the municipal water hookup, and any plumbing replacement [If applicable]. This should also be on file with
the local Building Department. Note that the term Certificate of Compliance may not necessarily be the exact
proper name in your building department. (Sometimes it is called Certificate of Completion or Alteration Certificate
or other similar variations). Its function is to assure you that any improvement was constructed in accordance with
the building code in force at the time of the construction and that it conforms to local zoning resolutions. The
existence of a Certificate of Compliance implies that plans were filed in accordance with local regulations, that
inspections were performed during construction and that proper paperwork now exists.
c) Obtain an up-to-date Building Violations Report from the local Building Department. Make sure that there are no
outstanding building violations and/or complaints that you are not capable of handling, or, that you are unwilling to
deal with. Also, make sure the lot is zoned for your intended usage. This information should be available at the
Building Department.
d) Make sure Electrical Inspection Certificates exist for the circuit breaker panel hookup,
and all the wiring, throughout the house. These should have been ordered or provided by the electricians when the
work was done and will help assure you that the wiring is done
properly inside the walls, outlets, and other hidden areas (which were inaccessible and
unobservable during the inspection). Unless such certificate(s) exist, you cannot assume
the house is in compliance with applicable electrical codes. This inspection is not an
inspection for electrical code compliance. Up-to-date Inspection Certificates mean that the wiring was inspected
and approved when it was accessible during its construction phase. [if applicable]
If you purchase the house and still have not gotten an up-to-date certificate, then call the
local electrical inspector, have an inspection, and take whatever steps they deem
necessary to get one to avoid the risk of fire. Note that if there are problems in presently
inaccessible areas, then there may be significant costs involved. Therefore, you can see
why it is important to have the present owner secure an up-to-date certificate.
e) Contact the local Fire Department and obtain their recommendations for smoke detectors and other fire
protection equipment that should be in this building. This report does not include specific recommendations for
smoke detectors. If the building has inadequate smoke detectors, your risk of injury and death is significantly
increased in the event of a fire. If the existing fire protection equipment is inadequate, we recommend you install
adequate fire protection equipment. There are various regulations for smoke detectors in a building that is being
sold. For example, New York State requires smoke detectors in all one and two family dwellings being sold, and
requires smoke detectors in all multiple family dwellings. New York City also regulates smoke detectors. Check
with your attorney regarding what smoke detectors are required in this building, and whether the seller is required
to provide smoke detectors.
Carbon monoxide is a colorless, odorless gas that can be deadly. Ordinary smoke
detectors will not detect carbon monoxide. In addition to smoke detectors, carbon
monoxide detectors should be present in this house. As with smoke detectors, if carbon
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monoxide detectors need to be installed, this should be done before you move in.
Many state and local jurisdictions have specific requirements for carbon monoxide
detectors when new buildings are constructed and/or when a home is sold. Ask your
attorney about the specific requirements for this home. The State of New York enacted
Amanda's Law (www.dos.state.ny.us/code/COAlarm.htm), effective February 22, 2010.
It requires that carbon monoxide detectors are present in many buildings, including in
existing buildings.
Your insurance company may have specific requirements including, but not limited to,
smoke detectors, carbon monoxide detectors, fire extinguishers, emergency lighting, and
other fire protection equipment. Contact your insurance agent to find out about your
insurance company's specific requirements.
The presence of smoke detectors, other fire protection equipment, and carbon-monoxide
detectors does not guarantee that they are in working order. We recommend that any
smoke detectors, other fire protection equipment, and carbon monoxide detectors in the
house be tested before you move in. If any of the units are battery powered, fresh
batteries should be installed before you move in.
This inspection does not include checking for compliance with fire detector, smoke
detector, and carbon-monoxide detector requirements. Prior to occupying any part
of this building, you should have an alarm company survey the property and
provide recommendations for smoke, fire, and carbon monoxide detectors.
f) Obtain the past gas bills. [if available] When this house was built insulation was less than today's codes.
Buildings may have higher heating bills. Thus, your heating costs
may be higher than you might otherwise have expected. Ask the owner what temperature
the building was kept at. If you plan to keep the building warmer than it was kept by the
current owner, you can expect higher heating bills. For more information on reducing
energy costs in this building, visit www.energystar.gov/.
HELP PROTECT THE ENVIRONMENT: Some utility companies provide energy
conservation recommendations at little or no cost to their customers. This generally
involves checking for air leakage around windows and doors, assessing insulation, and
testing the efficiency of heating and cooling systems. Applying energy conserving
measures helps protect the environment and can reduce your expense in operating the
home. For more recommendations on reducing your energy expense, visit
http://www.energyguide.com/.
You may also be able to purchase energy conserving devices such as automatic setback
thermostats [if not already present] from the utility company at a reduced cost. Contact your utility company for
more information.
g) Contact the local health department to find out if radon gas is likely to be a problem in
this area. Radon is a colorless and odorless gas that is formed by the decay of radium.
Radon's radioactive decay products are inhaled and stick to the airways in the lungs. As
these decay products break down further, they release small bursts of energy that can
damage lung tissue. For more information about radon, visit www.epa.gov/radon/pubs/citguide.html.
In outdoor air, radon is diluted to safe low concentrations. However, in enclosed areas
such as a building, radon accumulates. The amount of radon depends on the soil,
ventilation, and building construction. Radon enters a building through openings such as
cracks in a basement. Radon can also enter a building through the drinking water supply,
usually well water. Buildings constructed in sandy areas are less likely to have radon
problems than those constructed in rocky areas.
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The United States EPA says that most buildings are not likely to have high radon levels.
There is no way to predict radon levels without testing. If there is any question as to radon risk, a screening test
should be performed. Should radon gas mitigation be necessary, the cost can run from several hundred dollars to
thousands of dollars.
h) If not already provided ask your real estate broker, or the seller, for a copy of the EPA booklet: Protect Your
Family From Lead in Your Home. As of December 1996, Federal law requires the seller to disclose known
information on lead-based paint hazards in pre-1978
construction homes designated as target housing. This building may have been painted
with lead-based paint at some time in the past. Although lead-based paint has been
generally banned since the 1970's, paint with a lead base was available for a while after
the ban. If you are anticipating renovations of painted surfaces, or if some painted
surfaces are blistering, flaking, or cracking, you should request a test for lead-based paint
in this building. Because of the paint's sweet taste, children and pets may eat or suck surfaces that have been
painted with lead-based paint. Sanding or scraping painted surfaces releases lead particles that can be inhaled or
swallowed. In these cases, lead poisoning can result.
Lead poisoning can cause very serious damage to the brain, kidneys, nervous system, and
red blood cells.
We recommend assuming the paint contains lead until it can be proven otherwise. Until
you know whether the paint contains lead, good housekeeping practices that keep dust to
a minimum will limit exposure to lead-containing dust. For more information, visit
www.epa.gov/lead/pubs/leadinfo.htm.
i) Request that the operation of the central air conditioning system be demonstrated to you
on a warm day prior to Closing. [if possible]
If you cannot have the air conditioning system tested prior to Closing, then there are steps
your attorney can take to protect you. Ask your attorney about these steps.
Ideally, the operation of the air conditioning system should be checked when the outdoor
temperature is at least 80 degrees Fahrenheit, and the interior of the building is at least as
warm. Note: In homes that are occupied this may not be possible. Below this temperature, the air conditioning
system's task is relatively easy and operational testing will not conclusively tell you if the system is functioning
properly.
Note that this report does not include evaluation of the adequacy of the air conditioning
system.
HELP PROTECT THE ENVIRONMENT: Air conditioning system filters can become
obstructed by dust and pollen, reducing the operating efficiency of the system. This
increases energy use, which is both costly and potentially harmful to the environment.
Prior to activating the system, it is advisable to service all filters in accordance with the
manufacturer's recommendations.
j) Change all door locks upon taking Title. This should be done as a precautionary measure
to assure that only authorized persons have access to the premises.
k) Request that an alarm system technician test the alarm system [if present] prior to Closing, and that you be
provided with a written report of the test results. This should include testing the function of all sensors and
detectors that are part of the alarm system.
You should have a security company verify that the alarm provides adequate protection
for the whole house. Determination of how well an alarm system protects a house is best
done by a company that specializes in security, and is beyond the scope of this inspection.
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Alarm systems can alert you to intruders, fires, excess carbon monoxide, gas leaks, cold
temperatures, and other conditions. Systems can also provide video surveillance. It is
best to consult with a company that specializes in security to determine what best suits
your needs.
Have the technician erase all PIN codes stored in the alarm system. This will help assure
that only authorized persons have access to the premises. You should also obtain written
operating instructions for the alarm system.
l) Request that the floors under the carpeting be examined prior to Closing [if possible] to determine the nature and
condition of the floors beneath the carpeting. We are not authorized to lift wall-to-wall carpeting during our
inspection, nor are we authorized to roll back rugs.
Make sure that any area rugs are removed prior to the pre-Closing inspection This will
allow checking whether the flooring has been damaged by past animal droppings, water
leakage, termite infestation, rot, or other causes as part of the pre-Closing inspection.
m) [If Present] Check with the local building department to see if there are plot plans on file for this building that
show the location of possible drywells into which drains may empty. If the drains empty near the foundation walls,
they could be a source of water buildup against the foundation walls, which, could be a source of water penetration
into the basement. Water in the basement can result in damage and mold growth.
n) If there is a basement and the lower level is built on a concrete slab and that, if any floor covering is removed,
you may find cracks in the slab. This is normal for this type of construction and is not normally structurally
significant.
Anytime there is a floor on a concrete slab, there is an possible risk of rot, mold,
carpenter ant activity and damage, termite activity and or damage, and moisture penetration.
Such damage and/or activity is generally in the inaccessible and unobservable areas
where the wood is in contact with the slab.
Note that there may be pipes buried either under the concrete slab or within the slab
itself. Should any leakage develop, then it will be necessary to dig up part of the slab.
The underlying soil may be eroded by water from the leaking pipe. This can significantly
increase the cost of repairing a leak. Also, note that leaks in these pipes are generally
undetectable even when extensive leakage has occurred.
o) Realize that homes which are occupied usually have stored items in the basement, the closets, the garage, and
the lower level. Although we were able to view parts of these spaces, other areas were inaccessible and
unobservable. Recheck for problems (including leaks, mold, termite and other insect damage, structural defects,
wiring problems, etc.) prior to
Closing.
p) Occupied homes may have personal property, debris, and other stored material in the basement, the garage,
the shed, [if present] are often overlooked when a house is made broom clean. Request that all of these spaces
be made broom clean prior to Closing. Otherwise, you face future carting costs.
q) Ask the owner for a written explanation of what all the individual light switches control [if occupied]. This will save
time-consuming trial and error testing when you move in. Check the operation of all light fixtures at Closing.
r) Realize that there maybe pictures, mementos, window treatments, stored materials, furniture, and artwork
blocking the walls should be reexamined as part of the pre-Closing inspection and checked for stains, damage, or
other evidence of defects.
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s) [If Applicable] Realize that there maybe finished walls covering some or all of the foundation walls. There is the
possibility of mold, rot, termite, or other damage in the inaccessible and unobservable areas behind these walls.
Only areas that are visible can be report on.
t) [If Applicable] Realize that parts of the basement structure maybe covered by ceiling material. There is the
possibility of mold, rot, termite, or other damage in the inaccessible and unobservable areas above this ceiling.
u) Obtain the bills of sale and warranty (including any extended warranties or service contracts) for anything that is
comparatively new. These may contain long-term guarantees or implied warranties that will help you in the future if
problems develop. Examine the dates involved. Make sure that any existing warranties are transferred to you.
You should also check to see if the warranties are prorated, contain a deductible, have
limitations, or have any exclusions. These conditions may reduce the value of the
warranties.
Request the instruction and/or installation manuals for anything that is relatively new. If
not, you can usually obtain these manuals by visiting the manufacturer's website.
IMPORTANT: You cannot assume that because something is relatively new problems
will not develop. A manufacturing defect or improper installation can cause premature
failure. If the wrong fastener is used, or a gasket is installed without proper preparation,
premature failure can occur. There is no way to detect these conditions during a visual
inspection such as this one. Your best protection is obtaining all warranties, and making
sure that the warranties protects you against future failures.
If you fail to obtain a warranty, you are taking a risk regarding future replacement
costs. Make sure that your Attorney requests all warranties as part of the contract to
purchase this home.
v) Request a demonstration of operation of the attic exhaust fan on a warm day. [If present] It maybe a
thermostatically controlled fan Make sure it is demonstrated to your satisfaction prior to Closing if weather allows.
w) Realize that mold is part of the natural environment and breaks down dead organic matter
such as fallen leaves and dead branches outdoors. Indoors, microscopic mold spores can
land on a wet or damp spot and grow. Initially, this growth is visually imperceptible.
Mold spores can cause allergic reactions in people, which sometimes are serious.
Mold is a living organism and grows quickly. For example, food may be visually moldfree.
Soon thereafter, parts of the food may be completely covered with mold. Similarly,
mold in a building can grow quickly and can change from being visually imperceptible to
being obvious in a short period of time.
Mold is a potential problem regardless of the age of a building. Mold often exists in
inaccessible and unobservable areas, and may not be visible until all stored material is
removed. For example, there may be mold growth under a box that is stored on a
concrete slab. There may also be leakage or moisture buildup in a currently inaccessible
and unobservable area of this building. Mold causing (but not otherwise significant)
condensation and/or dampness (which could feed mold spore growth) may also be
transient and therefore not detectable during this inspection.
All homes and buildings have mold in inaccessible and unobservable areas. This
inspection does not include checking for mold, mold hazards, or the risk of mold in non visible areas. For more
information on mold, we recommend that you visit the EPA web site at
www.epa.gov/iaq/molds.
x) Realize that any house requires maintenance. Maintenance can range from routine
service to emergency repairs. Maintenance costs can sometimes be high, and you should
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be prepared for those expenses.
y) If possible, obtain a copy of the as-built plans for this building. Having these plans
available for service technicians may help improve the quality and reduce the expense of
future maintenance and repairs.
aa) Make sure the owner provides you with a written explanation of how the heating and
cooling zones are set up in this house, and which thermostat controls which zone. This
will save time-consuming trial and error testing after you move in to the house.
bb) Realize that if a home is occupied, personal property, debris, furniture, and stored material in the basement,
along the basement walls, in the garage, in the shed, [if present] partially blocking the walls, the windows, the
closets, the cabinets under the sink, on the floors, partially blocking the lower level apartment walls, piled on the
floors, along the walls, and throughout the house in general. Personal property, debris, furniture, stored material,
etc., can hide problems in a building. Serious problems and defects that are currently hidden may exist. In addition,
wood boring insect evidence and evidence of rodents may be hidden. There also may be hidden accesses to crawl
spaces or other areas. Defects related to wiring,
plumbing, heating, air conditioning, the roof, or other systems may exist and currently be
hidden. Water penetration and leakage evidence may exist. Mold may exist in currently
inaccessible and unobservable areas. Structural defects may be inaccessible and, therefore,
undetectable.
We recommend that the house be reexamined after the contents have been removed. This
should be done as part of the pre-Closing inspection. This will allow careful observation of currently hidden areas. If
this is not done, you risk finding additional problems in currently inaccessible and unobservable areas. Such
problems could be expensive to fix and/or hazardous.
Termites like dark, warm, damp, well-protected areas. Many of these areas are sometimes blocked by the contents
of this building. Termite evidence may exist in currently inaccessible and unobservable areas. In other words,
termite evidence may exist in areas that are currently
inaccessible, but that will become accessible after the contents of this building are
removed. This is one of the reasons it is important to have a pre-Closing inspection.
Possible evidence of rodents is an especially serious concern, because rodents can carry diseases such as the
deadly Hantavirus. We recommend that the building be carefully rechecked for any evidence of rodents after all of
the personal property, debris, furniture, stored material, etc. has been removed.
Water penetration, leakage, or dampness may result in mold. Mold can cause allergic
reactions, and some types of mold are toxic. If mold is found after the stored material is
removed, it should be immediately cleaned and disinfected.
cc) [If present] Establish who owns the fence located near the property borders in the event that maintenance,
repair, or replacement is needed in the future. Note that maintenance of this fence is necessary to prevent future
deterioration. Eventually, replacement will be necessary.
dd) Request water test results from the local water supplier. Contaminated water has been
identified as a health hazard. Because the water quality is probably monitored, you run
only a small risk in this regard. If you are concerned about water quality, have the water
analyzed. For more information on ground water and drinking water, visit
www.epa.gov/safewater/.
In order to eliminate bad taste, rust, odor, and chlorine, we recommend that a granulated
activated charcoal filter be installed under the kitchen sink or on the water main if not already present.
If the property uses well water, a water test may be required. Responsibly for this test depends on the municipality
that the home is located in.
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
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ee) Return to the house, if possible, during a heavy rain between now and Closing. That way,
problems with leakage and drainage that were not detectable during this inspection may become apparent. Be sure
and look behind any curtains or other windows treatments for evidence of leakage.
ff) If the home is inspected during the colder weather we recommend Returning to the house, if possible, during a
bitter cold day between now and Closing [if applicable]. That way, problems with the heating system and drafts that
were not detectable in warmer months may become apparent.
gg) Realize there are over 3,000 common products and materials that have been identified by the EPA as
containing asbestos. For more information on asbestos, visit the United States
Environmental Protection Agency asbestos website at www.epa.gov/asbestos.
hh) Realize that our description of the rooms in this house is based on their apparent intended or present use.
jj) [If applicable] Contact the building department and find out if there are any outstanding permits, permit
applications, and/or building department enforcement actions in regards to this building.
kk) Go to the Building Department and inspect the file for this building. Make sure there is nothing on record which
is negative and that the building, as it exists now, corresponds to the layout and improvements on the approved
plans. The file is usually available, although you may have to file a Freedom of Information Act or other request to
obtain the file.
ll) This inspection is not intended to determine if this building meets and standards set down
by mortgage agencies. Agencies such as The State of New York Mortgage Agency
(SONYMA, www.nyshcr.org/Topics/Home/Buyers/SONYMA), The United States
Department of Housing and Urban Development (HUD, www.hud.gov), The United
States Department of Veterans Affairs (www.benefits.va.gov/homeloans), Fannie Mae
(www.fanniemae.com), and Freddie Mac (www.freddiemac.com) may have specific
requirements before they will grant a mortgage. Banks and mortgage companies may
also have specific requirements for mortgages. This inspection report is not intended to
determine if this building meets the standards required for any agency, bank, or mortgage
company. You should check with the bank or mortgage agency to determine their
requirements. They may have requirements that are beyond the recommendations in this
report. You face potential expenses to make the building conform to those requirements.
mm) You should check if any of the equipment or components of this home are the subject of
any recall. Visit www.recalls.gov for more information.
nn)Leakage is often undetectable even a short time before leakage becomes serious. This
means water pipe leakage, drain pipe leakage, bathroom leakage, stall shower pan
leakage, leakage (and damage) behind bathroom tiles, roof leakage, boiler leakage, oil
tank leakage, hot water heater leakage, pipes connected to water heaters and boilers, etc.,
can occur at any time without warning. While there is no way to assure yourself that
problems will not begin immediately after Closing
Weather conditions can affect a building in ways that cannot be predicted. Heavy rain,
flooding, snow, hail, ice, strong winds, hurricanes, tropical storms, earthquakes, freezing
temperatures, and unusually warm temperatures can damage buildings. Any time the
National Weather Service or local authorities issue a severe weather warning, the risk of
damage to the building exists. Problems caused by weather, should be checked for as
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
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part of the pre-Closing inspection as is recommended on page 38.
There are certain things that we have found sometimes occur in the periods between the
inspection and Closing. Because the seller is moving out of the building, any repairs that
are undertaken may be done poorly or the seller may choose to camouflage a problem
rather than repair it. Moreover, a seller may be reluctant to perform normal maintenance
or undertake needed repairs. There are risks created by the moving process. Furniture
may be forced through narrow openings, causing damage to doors or windows. A hand
truck may hit into part of the building or equipment, causing damage. The moving truck
may be backed into the house, causing damage. These and other risk situations are
further reasons why pre-Closing inspections are advisable. During the pre-Closing inspection, the house should
also be checked for hidden crawl spaces, hidden utilities, and other hidden accesses. Such accesses may have
been covered by carpeting, stored material, furniture, etc.
oo)Environmental aspects of the building are not part of this inspection. Environmental aspects that are not part of
the inspection include, but are not limited to lead, mercury, asbestos particles, gas content, formaldehyde, water
quality, sewer gases,
noxious gases, moisture content, oil leaks, oil spills, radon and other radioactive elements,
bacterial and fungal particles and/or colonies, mold, mildew, suspended particles, carcinogens, unhealthy
characteristics, silica, silica dust, toxic gases, any other environmental issues. There are also other risks and
hazards that come to public attention every day. Most are of minor concern to the general public. Occasionally, a
risk or hazard becomes well publicized, and becomes of concern to the general public. Risks and hazards that
have received a lot of public attention in the past include aluminum wiring (www.cpsc.gov/cpscpub/pubs/516.pdf),
formaldehyde and UFFI (www.epa.gov/iedweb00/formalde.html), asbestos contamination (www.epa.gov/asbestos),
radon gas (www.epa.gov/radon/pubs/index.html), lead based paint (www.epa.gov/lead), underground oil tanks and
oil leakage (www.epa.gov/OUST), carbon monoxide (www.epa.gov/iaq/co.html), mold
(www.epa.gov/mold/moldresources.html), and bed
bugs (www.oasas.state.ny.us/AdMed/FYI/bedbugs.cfm). It is not possible to predict future risks and hazards, and it
is not possible to include future risks and hazards in a pre-purchase inspection report.
Generally, if you can find a risk or hazard on the United States Environmental Protection Agency web site
(www.epa.gov), the National Institute of Health web site (www.nih.gov), the New York State Department of Health
web site (www.health.state.ny.us), the New York State Department of Environmental Protection web site
(www.dec.ny.gov), The Cornell Cooperative Extension web site (cce.cornell.edu), The United States Consumer
Product Safety Commission web site (www.cpsc.gov), the Center for Disease Control and Prevention web site,
(www.cdc.gov), the Occupational Safety and Health Administration web site (www.osha.gov), or any of the many
other web sites that list environmental and other hazards and risks, it is not included in this inspection. For any
risks or hazards that you are concerned about, you should retain an appropriate environmental testing company.
New environmental risks and hazards are uncovered every day. Most are of limited concern to prospective home
purchasers. There is no way to predict future risks or hazards based on the observations made as part of this
prepurchase inspection. The American Society of Home Inspectors Standards of Practice [A copy is available on
our web site, abetheinspector.com] do not require any environmental examination, other than noting the presence
of suspect asbestos containing materials, evidence of the presence of underground storage tanks, and the
presence of suspect UFFI.
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Marginal Summary
This summary is not the entire report. The complete report may include additional information of concern to the client. It is
recommended that the client read the complete report.
General Information
1. Home appears to be neglected on the interior, Damage to the majority of the doors was present as well as
multiple cosmetic issues.
Lots and Grounds
2. Grading: Moderate slope: 1.Property slopes toward home in front and should be monitored
in heavy rain. A swale may be needed to help divert water away from the home. 2. The
exterior grading has a negative pitch in a few locations around the foundation walls. This
will allow water to pool at the foundation and could cause water entry into the basement.
Recommend re-gradiing the exterior areas to allow water to flow away from the home.
Roof
3. Skylights: Plastic: Plastic dome a appears cracked and although not leaking may need
replacement.
Exterior Surface and Components
4. Sides & Rear Exterior Surface Type: Vinyl siding: Damaged siding should be repaired to
prevent water into wall cavity. Photo's are for reference purpose only and may not show
all areas affected.
5. Additional Entrance Insulated Door with Glass Insert: Evidence of wood rot at door frame which needs repair.
Location: Apartment entrance.
6. Exterior Electric Outlets: 110 VAC GFCI: Exterior outlets are missing weather proof covers and is a safety
issue. Installed covers.
Garage/Carport
7. Side Garage Garage Doors: Insulated aluminum: Center garage does not close properly. Motor may require
adjustment.
8. Side Garage Service Doors: Fire rated: Today's standards require that the service door be a fire rated door that
is also self closing to help contain fire. Add closing mechanism to entry door, this will help contain fire in the
garage.
Electrical
9. 120 VAC Branch Circuits: Copper: 1. The majority of the outlets were tested and some were found to have
reversed polarity. Should be evaluated by an electrical contractor. 2.The majority of the outlets were inspected
and some are blocked by furniture. Only accessible outlets are reported on.
Basement
10. Apartment Bedroom Floor: Carpet: Carpet is stained from possible dog urine. Odor was present to confirm
this. Carpet also appears to be damaged and should be replaced. This inspection does not cover any damage
concealed by carpeting, rugs, stored items or furniture.
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Air Conditioning
11. Side of Home AC System Exterior Unit: Pad mounted: Unit appears to be installed to
close to the wall structure. This may not allow proper airflow. Unit may need to be
installed in a new location. May also be affected by pool heater. Consult with an HVAC
contractor.
12. Blower Fan/Filters: Direct drive with disposable filter: Filter is extremely dirty, Replace filters as needed,
Always install filter with airflow arrow pointing in correct direction. Clean air filters allow for proper operation.
Fireplace/Wood Stove
13. Den Fireplace Fireplace Doors Glass Doors: Door hinge is loose and needs adjustment.
Bathroom
14. Basement Bathroom Doors: Hollow wood: Door frame is damaged and frame may need
replacement. Consult with a contractor. Photo's are for reference purpose only and may
not show all affected areas.
15. Basement Bathroom Toilets: American Standard: Water was turned off and could not be tested. Flush unit
appears to be non-functional and needs replacement.
16. Apartment Bathroom Counter/Cabinet: Wood: Cabinet is not properly installed and
should be secured.
17. Apartment Bathroom Faucets/Traps: Chrome: Leaking trap, Should be repaired from a
plumber.
18. Apartment Bathroom Shower/Surround: Fiberglass pan and fiberglass surround: Shower
head is leaking. Consult with a plumber.
19. Apartment Bathroom Toilets: American Standard: Water was turned off and could not be tested.
20. 1st floor hall Bathroom Toilets: Koehler: Water continues to run after flushing, Flushing flabber may need
replacement. Consult with plumber.
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21. Mom Bathroom Toilets: Koehler: The toilet is loose at the floor and will require
replacement of the wax seal, Consult with plumber.
22. Master Bathroom Floor: Ceramic tile: Evidence of cracked floor tiles which could
indicate a weak sub floor. Recommend evaluation by a contractor.
23. Master Bathroom Sink/Basin: Molded single bowl: Overflow is clogged and should be cleared to prevent a
water back-up.
24. 2nd floor main Bathroom Faucets/Traps: Chrome: Leaking trap Location: Right side sink. A
licensed plumber is recommended to evaluate and estimate repairs
Kitchen
25. Apartment Kitchen Cooking Appliances: Caloric: Burners are missing plates and could not be properly ignited.
A qualified appliance contractor is recommended to evaluate and estimate repairs
26. Apartment Kitchen Cabinets: Wood: Flooring missing in sink cabinet.
27. Apartment Kitchen HVAC Source: Convention Baseboard: Register cover damaged
28. Main Kitchen Cooking Appliances: Jenn-Air, Frigidaire: Counter Unit: Burner inoperative,
A qualified appliance contractor is recommended to evaluate and estimate repairs [L/f]
29. Main Kitchen Pantry: Large: Repairs needed at bifold closet doors
30. Main Kitchen Walls: Sheetrock: Some cosmetic repairs are needed.
Bedroom
31.
32.
33.
34.
35.
36.
Apartment Bedroom Floor: Carpet
Apartment Bedroom HVAC Source: Convention Baseboard: Register cover damaged
Mom Bedroom Bedroom Closet: Large: Missing Doors.
Master Bedroom Walls: Sheetrock: Some cosmetic repairs are needed.
#1 Bedroom Closet: Large: Repairs needed at bi-fold closet doors.
#2 Bedroom Closet: Large: Missing Doors. Repairs needed at bi-fold closet doors.
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Marginal Summary (Continued)
Living Space
37. Entry Living Space Floor: Ceramic tile: Evidence of cracked floor tiles which could indicate a weak sub floor.
Recommend evaluation by a contractor.
38. Dining Room Living Space Floor: Ceramic tile: Evidence of cracked floor tiles which could indicate a weak sub
floor. Recommend evaluation by a contractor.
39. Laundry Area Living Space Electrical: 110 VAC: 1.The majority of the outlets were inspected and some are
blocked by furniture. Only accessible outlets are reported on. 2.Some outlets were tested and some were
nonfunctional. Recommend evaluation be electrical contractor.
Laundry Room/Area
40. 1st Floor Laundry Room/Area Electrical: 110 VAC: As the laundry room is considered a wet area, we
recommend installing a GFCI outlet for safety, This will bring the home up to today's standards.
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Defective Summary
This summary is not the entire report. The complete report may include additional information of concern to the client. It is
recommended that the client read the complete report.
Electrical
1. Garage Electric Panel AFCI:
Basement
2. Main Basement HVAC Source: Convention Baseboard: 1.Baseboard covers have been
damaged beyond repair and should be replaced. 2.Thermostat was operated but no heat
was produced. Should be evaluated by a qualified plumber.
Bathroom
3.
4.
5.
6.
Apartment Bathroom Ventilation: Electric ventilation fan: Fan inoperative, Fan needs replacement.
1st floor hall Bathroom Doors: Hollow wood: Door is damaged and may need repair or replacement.
Mom Bathroom Doors: Hollow wood: Door is damaged and may need repair or replacement.
Master Bathroom Doors: Hollow wood: Door is damaged and may need repair or replacement.
Kitchen
7. Main Kitchen Refrigerator: Subzero: Nonfunctional and may need repair or replacement
Bedroom
8. Mom Bedroom Bedroom Doors: Hollow wood: Door is damaged and may need repair or replacement.
9. Master Bedroom Doors: Hollow wood: 1.Door is damaged and may need repair or replacement. 2. Door frame
is damaged and frame may need replacement. Consult with a contractor.
10. #1 Bedroom Doors: Hollow wood: Damage to door jam may cause hard operation and should be repaired.
Consult with a contractor. Door is damaged and may need repair or replacement.
11. #2 Bedroom Doors: Hollow wood: Door frame is damaged and frame may need replacement. Consult with a
contractor. Door is damaged and may need repair or replacement.
12. #3 Bedroom Doors: Hollow wood: Door is damaged and may need repair or replacement. Damage to door jam
may cause hard operation and should be repaired. Consult with a contractor.
Living Space
13. Den Living Space Windows: Vinyl Double Hung Double Glazed, Picture Window: Picture
window is broken and will need replacement. Consult with a contactor.
14. Laundry Area Living Space Doors: Hollow wood: Door is damaged and may need repair or replacement.
Pool
15. Behind home Swimming Pool Electrical Lighting Light Pools: Exterior light poles were
damaged or knocked down which may expose wiring and should be repaired by an
electrical contractor.
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
Page 48 of 53
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Defective Summary (Continued)
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
Page 49 of 53
SAmple Report 2.inspx
Recommended Action Summary
Exterior Surface and Components
1. Entry Doors: Solid Wood: 1.Front door has been damaged by dog scratches. This is cosmetic but replacement
maybe needed. 2.Door does not latch properly and adjustment may need adjustment.
2. Patio Door: Vinyl sliding: Weather stripping has been damaged by the dogs and will need replacement.
Structure
3. Foundation: Poured: 1.Settlement cracks should be sealed to prevent water entry.
Consult with a contractor for further details. 2.The majority of the foundation walls are
covered in finishing materials and could not be reported on. Additional cracks may be
present but not seen.
Basement
4. Main Basement Walls: Sheetrock: Some cosmetic repairs are needed.
5. Main Basement Smoke Detector: Hard wired with battery back up: Due to life span of smoke and carbon
monoxide detectors, we recommend replacements of all units when first moving in. Smoke and carbon
monoxide detectors should be installed.
6. Wine Cellar Living Space Doors: Hollow wood: This is an non insulated door and may allow cold air to enter the
basement area. Recommend adding insulation that will make it more energy efficient.
7. Wine Cellar Living Space HVAC Source: None: No heat source was found. Room may be cool in winter and
should be monitored.
Fireplace/Wood Stove
8. Den Fireplace Flue: Clay: Due to lack of visibility up or down the chimney flue we a CLASS 2 chimney
inspection before first use This will also insure that there are gaps or cracks in the flue pipe. Contact a chimney
sweep company for further information.
Bathroom
9. 1st floor hall Bathroom Floor: Ceramic tile: Evidence of cracked floor tiles which could indicate a weak sub
floor. Recommend evaluation by a contractor.
10. Mom Bathroom Electrical: 110 VAC: Install missing outlet/switch cover plate(s)
Kitchen
11. Apartment Kitchen Ventilator: No Vent: Recommend adding a vent above the cooking surface to properly vent
smoke
12. Main Kitchen Floor: Ceramic tile: Evidence of cracked floor tiles which could indicate a
weak sub floor. Recommend evaluation by a contractor.
Living Space
13. Laundry Area Living Space Walls: Sheetrock: Some cosmetic repairs are needed.
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Recommended Action Summary (Continued)
Laundry Room/Area
14. 1st Floor Laundry Room/Area Dryer Vent: Metal flex: 1.Dryer vent lines [if present] are
known to buildup considerable amounts of lint. Lint is very dry and can ignite easily. We
recommend prior to first use, have the vent line cleaned and then yearly depending on
use. 2.Excessive lint is on wall surfaces and should be cleaned.
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
Page 51 of 53
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Major Concern Summary
This summary is not the entire report. The complete report may include additional information of concern to the client. It is
recommended that the client read the complete report.
Lots and Grounds
1. Deck: Treated wood: 1.Footings under support columns are not normally visible during an inspection and we
cannot report on depth. The should be below frost line which is usually 36". Confirm that all C/O (Certificate of
Occupancy) are up to date. 2. The flashing on the ledger board is not visible and if not present may be hiding
possible wood rot behind the siding where the deck meets the house. 3. Make sure all C/O's are up to date.
This will assure the deck is built up to today's standards. 4.Stair treads are damaged and may cause injury if
not repaired. Consult with a contractor.
Exterior Surface and Components
2. Exterior Lighting: Surface mount: Surface light should be weather proof fixtures and sealed properly to prevent
electrical issues. Some are not attached properly and may allow water to accumulate causing electrical shorts.
3. Gas Meter: Front of house: Excessive Ivy growth on gas meter. This can clog the vent
system and should be removed.
Structure
4. Floor/Slab: Poured slab: See Notes: Main Basement Area
Basement
5. Main Basement Floor: Carpet, Ceramic tile: 1.Carpet Area: A, Carpet is stained from possible dog urine. Odor
was present to confirm this. Carpet also appears to be damaged and should be replaced. B, Using thermal
scans moisture was located on an exterior wall. This may be urine or possibly exterior water and should be
further evaluated prior to closing. Possible hidden mold may be present.
2. Vinyl Flooring: Evidence of damage to floor surface which appears to be from a dug up waste line.
Depression in floor may indicate a past water leak from the waste line which was not properly repaired.
Recommend evaluation by a plumber. Vinyl floor will need replacement.
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
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Major Concern Summary (Continued)
6. Main Basement Electrical: 110 VAC: Junction boxes should not be buried in wall surfaces
as this may pose a fire hazard should a short occur in the wire splices. Additional boxes
may be present but not seen. Consult with an electrical contractor.
7. Main Basement Moisture Location: Floor surface: See Notes: Floor Surface
Heating System
8. Basement, Utility Room Heating System Controls: Relief valve, Zone Valves: Zone valve for basement area did
not operate when requested. This should be evaluated by a HVAC contractor.
Plumbing
9. Basement, Utility Room Water Heater Water Heater Operation: Functional at time of inspection: Although not
leaking at the time of the inspection we recommend budgeting for replacement. Average hot water heater has a
10 year life span. We recommend replacement at the 9 year mark even if not leaking. Water heater has
exceeded design life. RECOMMEND REPLACEMENT AT THIS TIME.
Bathroom
10. Basement Bathroom Electrical: 110 VAC: 1.Bathrooms are considered a wet area and GFCI outlets are
recommended for protection against electrical shock hazard. Have installed by an electrical contractor. 2.
Reversed polarity, this indicates hot and neutral wires have been reversed. This will allow a circuit to be live in
the off position which can cause a shock hazard. Should be evaluated by a electrical contractor.
11. Apartment Bathroom Electrical: 110 VAC: Bathrooms are considered a wet area and GFCI outlets are
recommended for protection against electrical shock hazard. Have installed by an electrical contractor.
12. 2nd floor main Bathroom Tub/Surround: Porcelain tub and ceramic tile surround: 1.Damaged tiles around
edge of tub will allow water to enter wall surfaces, Tiles should be repaired prior to prevent hidden wood rot and
possible mold issues. 2. Bathtub stopper is not functional and should be repaired.
Kitchen
13. Apartment Kitchen Electrical: 110 VAC: 1.Non-GFCI (Ground Fault Circuit Interrupter)-recommend GFCI
circuit be installed, should be within six feet of a water source. A licensed electrician is recommended to
evaluate and estimate repairs. 2. Reversed polarity, this indicates hot and neutral wires have been reversed.
This will allow a circuit to be live in the off position which can cause a shock hazard. Should be evaluated by a
electrical contractor.
14. Apartment Kitchen Walls: Sheetrock: Some cosmetic repairs are needed.
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.
Home Inspection Services, LTD
11:20 December 18, 2012
Page 53 of 53
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Major Concern Summary (Continued)
15. Main Kitchen Electrical: 110 VAC GFCI: Faucet is leaking and need replaccemnt.
Septic System
16. Rear of Home Septic Septic tank riser: Yes: Note: This heat may pose a trip hazard.
Care should be taken.
Palm-Tech Inspector, Copyright © 1998-2012, PDmB, Inc.