123 Sample Street Report Prepared For: Jane Smith
123 Sample Street Report Prepared For: Jane Smith Report Prepared By: Joe Inspector Page 2 of 25 Table of Contents TABLE OF CONTENTS ....................... 2 COOLING ............................................ ............................................ 12 GENERAL INFORMATION .................. 3 SYSTEM DESCRIPTION ................................. 12 AIR HANDLER EVAPORATOR ........................ 12 COIL CONDENSER ....................................... 12 AIR DUCTING ............................................... 12 AIR FILTER ................................................... 12 INSPECTION ADDRESS ....................................3 INSPECTED BY ................................................3 COMPANY INFORMATION ................................3 CLIENT INFORMATION .....................................3 INTRODUCTION AND STRUCTURAL STRUCTURAL OVERVIEW ............................................ ............................................ 4 INSPECTION DETAILS ......................................4 CONSTRUCTION TYPE ....................................4 BUILDING DETAILS..........................................4 PLUMBING .......................................... .......................................... 14 SUPPLY AND PIPING ..................................... 14 WATER HEATER ........................................... 14 FUEL TANK & CONTROLS ............................ 14 ELECTRICAL ...................................... ...................................... 16 ROOF COVERING............................................5 FLASHING .......................................................5 GUTTERS DOWNSPOUTS ................................5 SERVICE ENTRY ........................................... 16 MAIN DISCONNECT ...................................... 16 MAIN PANEL ................................................ 16 SUB PANEL .................................................. 16 DISTRIBUTION WIRING ................................. 16 SMOKE ALARM DETECTORS ........................ 16 EXTERIOR ............................................. ............................................. 6 ATTIC & INSULATION ....................... 18 BUILDING EXTERIOR .......................................6 SUN DECK - PATIO ..........................................6 FOUNDATION ..................................................6 SLOPE AND DRAINAGE ...................................6 DRIVES WALKS AND PATIOS ...........................6 ATTIC LOCATIONS AND ACCESS .................. 18 ROOF ASSEMBLY ......................................... 18 ATTIC FLOOR ............................................... 18 ATTIC INSULATION ....................................... 18 ATTIC VENTILATION ..................................... 18 BASEMENT, FOUNDATION, FOUNDATION, CRAWLSPACE & STRUCTURE STRUCTURE ......... 8 DOORS, WINDOWS & INTERIOR INTERIOR.... ERIOR.... 20 DEFINITIONS AND SCOPE SCOPE ................ 4 ROOF ..................................................... ..................................................... 5 BASEMENT ......................................................8 STRUCTURE ....................................................8 INSULATION VENTILATION...............................8 HEATING................................ HEATING.............................................. .............................................. 10 HEATING SYSTEMS ...................................... 10 FURNACE ..................................................... 10 EXHAUST ..................................................... 10 GAS SYSTEM ............................................... 10 DUCTING VENTILATION ................................ 10 AIR FILTER ................................................... 10 ROOM INTERIOR........................................... 20 CABINETS AND COUNTERS .......................... 20 WINDOWS AND DOORS ............................... 20 GARAGE DOOR ............................................ 20 LIMITATIONS, EXCEPTIONS EXCEPTIONS & EXCLUSIONS ..................................... ..................................... 22 NACHI GLOSSARY OF TERMS TERMS ....... 23 Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 3 of 25 General Information Inspection Address Street: 123 Sample Street City: Anywhere State: USA Zip: 55555 Inspected By Name: Kevin McMahon License: WI License #1445-106 Company Information Company: Inspection Company Inc. Address: 456 Inspection Lane. City: Anywhere State: AA Zip: 55555 Phone: 123-456-7890 Cell: 987-654-3210 Client Information Name: Jane Smith Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 4 of 25 Introduction and Structural Overview Inspection Details Inspection Date: September 20, 2005 Report Date: September 20, 2005 Report Delivered: by email Start Time: 10:00 AM End Time: 1:00 PM Weather Conditions: sunny Temperature: 82 degrees Present During Inspection: buyer and buyer's agent Building Occupied: yes occupied Construction Type Construction Style: residence is a single story home with a walkout basement Construction Material: wood frame Residence Type: single-family dwelling Building Details Approximate Age: 30 years Bedrooms: three Bathrooms: one Kitchens: one Supporting Foundation: includes a basement Approximate Area: 1500 Sq. Ft. Entrance Faces: north Nearest Fire Hydrant: none Definitions and Scope A home inspection is a non-invasive visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the client and inspector, prior to or during the inspection process. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection and not the determination of future conditions. A home inspection will not reveal every problem that exists or ever could exist, but only those material defects observed on the day of the inspection. A Material defect is a problem with a residential real property or any portion of it that would have a significant adverse impact on the value of the property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect. An Inspection report shall describe and identify in written format the inspected systems, structures, and components of the dwelling and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals. Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 5 of 25 Roof According to the NACHI standards of practice, the inspector shall inspect from ground level or eaves the roof covering, gutters, downspouts, vents, flashings, skylights, chimney, and other roof penetrations. The inspector will also inspect the general structure of the roof from the readily accessible panels, doors, or stairs. The roof was viewed by walking the surface looking for any defects to the roof components including flashing, penetrations, deterioration, damage from wind or weather including ice damage and any points of possible leaking as well as the overall condition. Roof Covering Roof Inspected: by walking the entire surface Roofing Materials: asphalt shingles1 Flashing Flashing Type: aluminum Gutters Downspouts Gutter Downspout Type: aluminum Gutters Downspouts Drain: spill out onto grade2 The roof appears to be in the first half of it's expected service life. No skylights were present on this home. The inspector is not required to walk on any roof surface, predict the service life expectancy, inspect underground downspout diverter drainage pipes, remove snow, ice or debris, or inspect antennae, lightning arrestors, or similar attachments. 1 An asphalt shingle roof consists of organic asphalt shingles. An organic asphalt shingle has an expected service life of at least 20 years from the date of installation when properly installed and cared for. Some grades and weights of shingles last longer, but without knowing the specific manufacturer and model of shingle it is impossible to determine the actual expected service life within the scope of this inspection. 2 The downspouts all discharged directly onto grade at the base of the foundation. This condition often results in water infiltration into basements or crawlspaces, as well as risking damage to the foundation caused by settling, as the soil under the footings becomes saturated and more fluid. It is recommended that all downspouts be modified or extended so they convey roof runoff to a point at least six feet from the base of the foundation. This can be done with extensions and splash blocks, or via buried lengths of non-perforated drainpipe that are connected to bubbler pots, sometimes known as pop-ups, that allow water to surface at the desired distance from the foundation. Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 6 of 25 Exterior According to the NACHI standards of practice, the inspector shall inspect the flashing, trim, exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits, fascias, grading and walkways. The inspector will report as in need of repair any spacing between intermediate balusters, spindles, or rails for steps, stairways, balconies and railings that permit passage of an object greater than four (4) inches in diameter. The inspector will also report on any vegetation, surface drainage and retaining walls that are likely to adversely affect the building, and describe the exterior wall covering. Building Exterior Wall Surface Material: Sawn Cedar Lumber - Tongue & Groove Wall Trim: wood Eave Type: sheathed soffits with rectangular metal/mesh vents Sun Deck - Patio Sun Deck Type: wood Sun Deck Location: at the front Deck Support: wooden support columns Foundation Foundation Type: a basement Foundation Material: reinforced concrete Slope and Drainage Direction of Lot Slope: slopes towards the front3 Gutters Downspouts Drain: onto grade Drives Walks and Patios Driveway Types: asphalt and concrete Walkway Type: concrete Patio Type: a concrete Patio Locations: at the front Some rotting of support members noted. REPAIR NEEDED: One or more of the posts that support this deck are deteriorating and need to be replaced or repaired (See Photo 1). I recommend replacement of the affected posts with new posts of treated lumber. Soaking the ends of the new posts in end-cut solution will seal all end grain and the posts should be installed and supported in accordance with existing code requirements. REPAIR NEEDED: In my opinion, the poorly built balustrade (railing) around the perimeter of this deck is too weak and in danger of breaking away if leaned on too heavily (See Photo 2). I recommend repair or reinforcement by a reputable contractor that specializes in decks. 3 Landscaping and lot topography is examined during a residential house inspection as they can have a significant impact on the building structure. It is important that surface runoff water is adequately diverted away from the building, especially in areas that have expansive soil characteristics. Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 7 of 25 REPLACEMENT NEEDED: One or more steps from the deck/porch to the yard are missing or broken and pose a serious safety hazard to anyone using the stairs (See Photo 3). I recommend immediate repair by a competent carpenter. REPLACEMENT NEEDED: There is rotten soffit sheathing that may or may not be the result of an existing roof leak (See Photo 4). I recommend further investigation by a competent carpenter or roofer and replacement as necessary. Photo 1 Photo 2 Photo 3 Photo 4 The inspector is not required to inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings or exterior accent lighting. The inspector will not inspect window and door flashings, which are not visible or readily accessible from the ground. The inspector will not report on geological, geotechnical or hydrological conditions, inspect recreation facilities, seawalls, break walls, docks, inspect for erosion control or earth stabilization measures, underground utilities or any underground items. The inspector will also not inspect wells or springs, solar systems, swimming pools or spas, septic systems, cesspools, playground equipment, sprinkler systems, drain fields, drywells. The inspector will also not determine the integrity of the thermal window seals or damaged glass. Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 8 of 25 Basement, Foundation, Crawlspace & Structure According to the NACHI Standards of Practice the inspector shall inspect insulation of unfinished spaces, ventilation of the attic, mechanical and ventilation systems, and report on the general absence or lack of insulation. Basement Basement Type: Partially finished basement Entrance Location: in the stairway Inspection Method: illumination on site Probing Inspection: no probing Structure Framing Method: platform framing Floor Joist Type Size: 2 by 10 joists Floor On-Center: 16-inch Floor Sheathing: plywood sheathing Wall Studs: unviewable Structural Columns: metal support Insulation Ventilation Where Insulated: rim only Soil Vapor Barrier: unknown Ventilation Type: none - ok(unconditioned space) DANGEROUS: Protective guardrail missing from exposed side of stairway to the basement. Recommend installing a guardrail for fall protection safety (See Photo 5). Photo 5 The inspector is not required to enter the attic or unfinished spaces that are not readily accessible, or where entry could cause damage or pose a safety hazard to the inspector. We will not move or touch insulation, vapor retarders, break or otherwise damage the surface finish or weather seal on or around access panels and covers. Inspector will not identify the composition or the exact R-value of insulation Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 9 of 25 material, activate thermostatically controlled fans or determine the types of materials used in the insulation/wrapping of pipes, ducts, jackets boilers and wiring. Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 10 of 25 Heating According to the NACHI Standards of Practice, the inspector shall inspect the heating system and describe the heating source and heating method using normal operating controls, report the need of electric furnaces which do not operate and report if the inspector deemed the furnace inaccessible. Heating Systems Type of Heating System: a natural gas forced air furnace Heating System Location: basement utility room Type of Thermostats: programmable4 Location of Thermostats: living room Furnace Make: Carrier Model: 58MXA060 BTU: 60,000 Serial: 1794A Exhaust Exhaust Vent Type: PVC plastic Exhausts Through: vents out the side of the house Flue Shared with Hot Water: no Gas System Gas Meter Location: east side of the home Interior Gas Cutoff Location: branch line Exterior Gas Cutoff Location: at the meter Ducting Ventilation Type of Ducting: galvanized sheet metal Type of Return Ducting: galvanized steel sheet metal Air Filter Location: return before furnace Type: fiberglass cartridge The flue is not shared with the water heater. No inspection tag was found on the heating system at the time of the inspection. The normal sequence of operating modes was executed with no obvious defects noted. Temperature readings at all delivery and return registers were found to be within normal tolerances. All rooms were checked for a heat source (delivery register) with no defects noted. 4 It is recommended that the client(s) have the homeowner provide the instructions for programming or show the client(s) how to do so. Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 11 of 25 IMPORTANT: No carbon monoxide detector was present in the home at the time of the inspection. Recommendation: Install a carbon monoxide detector for safety reasons, as gas appliances are in use inside the home. REPAIR NEEDED: Air leaking noted at duct joints in one or more locations. For better energy efficiency use foil backed tape around joints to stop air leaks. The inspector is not required to inspect or evaluate interiors of flues or chimneys, fire chambers, heat exchanger, humidifier, dehumidifier, electronic air filter, solar heating systems or fuel tanks either above or below ground. The inspector is not required to determine uniformity, temperature, flow, balance, distribution, size, capacity, BTU or supply adequacy of the heating systems. The inspector will not light pilot lights, activate heating systems when ambient temperatures or other circumstances an not conducive to safe operation or may damage equipment, operate electronic thermostats, or evaluate fuel quality. Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 12 of 25 Cooling According to the NACHI Standards of Practice, the inspector shall inspect the central cooling equipment using normal operating controls. System Description Type of system: a central air conditioning system Energy source: electricity Location of Cutoff: Basement Air Handler Evaporator Inside Unit Location: are stacked on top of the furnace Make: General Electric Model: TA924H1H Serial: 22316381120823 Coil Condenser Outside Unit Location: south side of the home Air Ducting Type of Ducting: galvanized sheet metal Type of Return Ducting: galvanized sheet metal/enclosed Air Filter Location: return before furnace Type: fiberglass cartridge At the time of the inspection the exterior temperature was 60°F or above, this system was tested using normal controls. A/C coolant and electrical lines are exposed to damage (See Photo 6). Recommend installing lines in conduit under ground or protection of some appropriate manner. The proper temperature split between supply and intake air in an air conditioner is 14 to 20°F. This system is operating within specified temperature limits. It should be expected that due to the age of the heating and air conditioning unit(s) that components might fail at any time. Heating and air conditioning system(s) last longer and perform more efficiently when serviced seasonally. All rooms were checked for a cooling source (delivery register) and no defects were observed. The ductwork for the air conditioning is the same as for the heating function of the home. ATTENTION: The air-condensing unit electrical service disconnect is located in the basement (See Photo 7). This disconnect is supposed to be located within sight of Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 13 of 25 the condensing unit outside. Recommend relocating disconnect by a qualified electrician. Photo 6 Photo 7 The inspector is not required to determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. The inspector will not inspect window units, through-wall units, or electronic air filters.. The equipment will not be operated if ambient air temperatures are below 60 degrees Fahrenheit or when other circumstances are not conducive to safe operation or may damage the equipment. The inspector will also not determine thermostat calibration, heat anticipation or automatic setbacks or clocks or examine electrical current, coolant fluids, gasses or coolant leakage. Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 14 of 25 Plumbing According to the NACHI Standards of Practice the inspector shall inspect the main water shutoff system, water heating system, flush toilets, run water in fixtures, interior water supply to all fixtures and faucets, drain, waste and vent systems, describe the visible fuel storage systems, drainage sumps with accessible floats. We are also required to inspect and describe the water supply, drain, waste and main fuel shut-off valves, determine whether water supply is public or private, inspect and report on deficiencies in the water supply by operating two fixtures simultaneously, hot/cold faucets, mechanical drain stops, commodes that are cracked, leaking , are improperly mounted to the floor or have tank components which do not operate. Supply and Piping Supply and Waste System: a private supply with a municipal waste system Service Piping Type: galvanized steel Branch Piping Type: copper Waste Piping: CPVC DWV plastic Vent Piping: CPVC DWV plastic Main Water Shut Off Location: at the well pressure tank Main Water Regulator Location: at the well pressure tank Waste Clean Out Locations: in the furnace room Main Floor Drain Location: floor drain was not found Water Heater Water Heater Type: a conventional storage tank Water Heater Energy Source: natural gas Capacity: 40 Gallons Water Heater Location: utility room in basement Date of Manufacture: 1993 Water Heater Vented: through the roof via a B-vent Fuel Tank & Controls Fuel Shut Off Location: on the fuel line No sump was found. REPAIR NEEDED: No TPR valve found on water heater (See Photo 8). Unit had a pressure relief valve only. In the event of excessive temperatures in the water tank this valve will not function as required for safety release. Recommend replacing valve with a temperature pressure relief valve by a qualified plumbing contractor. REPAIR NEEDED: Hot and cold water lines are reversed on the water heater (See Photo 9). Water lines are connected to dip tubes located inside the tank. The shorter dip tube is to be connected to the hot water line out and the longer dip tube should be connected to the cold water in line. Recommend a qualified plumbing contractor evaluate and repair as necessary. REPAIR NEEDED: Plumbing drain under tub is leaking at connection (See Photo 10). Repair as necessary by a qualified plumbing contractor. Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 15 of 25 Photo 8 Photo 9 Photo 10 The inspector is not required to light pilot flames, determine size, temperature, age, life expectancy or adequacy of the water heater, inspect interior of flues, chimneys, water softening or filtering systems, well pumps, tanks, safety or shutoff valves, floor drains or sprinkler systems. We are also not required to determine water quality or potability, open closed plumbing access panels, inspect clothes washing machine connections, test shower pans, tub and shower surrounds or enclosures for leakage, evaluate for compliance with local or state conservation or energy standards or proper design or sizing of any water, waste or venting components, fixtures or piping. WE DO NOT determine number of sufficient cleanouts, evaluate gas, LP, or oil storage tanks, evaluate private sewage systems or its components to determine size, adequacy or efficiency, inspect water treatment systems or filters, or pressure pumps or bladder tanks. Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 16 of 25 Electrical According the NACHI Standards of Practice, the inspector shall inspect the service line, meter box, main disconnect, determine service amperage, panels, breakers, fuses, grounding, and bonding. The inspector shall inspect by testing a representative number of switches, receptacles, light fixtures, ground circuit interrupters and report on the presence of solid conductor aluminum branch circuit wiring if readily visible. The inspector will report on any GFCI-tested outlets in which power is not present, polarity is incorrect, receptacle is not grounded, is not secured to the wall, the cover is not in place, the GFCI devices are not properly installed or do not operate properly, or evidence or arcing or excessive heat is present. The inspector will also inspect the service entrance conductors and the condition of their sheathing, test the GFCI with a GFCI tester, describe the amperage of the service, report absence of smoke detectors, and describe the condition of the service entrance conductors. Service Entry Service Drop Type: overhead stranded triplex cable Service Entry Conductor: copper Meter Location: east side of the residence Service Ground Conductor: No ground visible Main Disconnect Main Disconnect Type: breaker Main Disconnect Rating: 100 amps Main Disconnect Location: inside the service entrance panel Main Panel Service Entrance Panel Location: basement Panel Type: Square D Panel Style: breaker system Amperage Rating: 100 amps Voltage Rating: 120/240 volts Final Service Rating: 100 amps Sub Panel Sub Panel Location: garage Sub Panel Amperage Rating: 30 amp Sub Panel Voltage Rating: 120/240 volt Distribution Wiring Wiring Type: non-metallic sheathed cable (romex) Wiring Conductors: copper GFCI Locations: bathroom5 Smoke Alarm Detectors Smoke Alarms: Alarms Found Smoke Alarm Type: Battery Powered The main service panel appears to have some room for future upgrades or additions to the system. 5 GFCI are safety devices that sense a ground fault in an electrical system and cut power to a circuit faster than one’s nervous system can react. Modern codes require any branch circuits at kitchen counters, in bathrooms, basements, garages or exterior outlets to be GFCI protected. The code at the time this home was built may not have required GFCI protection at these circuits. Nonetheless, we strongly recommend they be added at these locations as an extra preventive safety measure. Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 17 of 25 The smoke alarms were tested and found to be working in the manner intended at the time of the inspection. REPLACEMENT NEEDED: The GFCI outlet on the south face of the exterior did not function properly and did not have power (See Photo 11). Recommend replacing outlet by a qualified electrician. AREA OF CONCERN: No ground fault circuit interrupters (GFCI) were found in the kitchen. AREA OF CONCERN: Faulty receptacles were found in the home due to lack of proper grounding for a three pronged outlet. The receptacles identified as faulty were located in the bedrooms, living room and main bathroom. DANGEROUS: There is insufficient clearance between the service conductors and the surface of the house (See Photo 12). The electrical code (NEC 230-24) specifies the minimum allowable clearance between service conductors and a roof as no less than 8ft. above flat or low-pitched roofs (<4:12 slope) and no less than 3ft. above steeply pitched (>4:12 slope) roofs. Additionally, the code (230-9) does not allow these cables to be closer than 3ft. to doors, porches, ladders, balconies or stairs, or to the sides, bottom or front of any window. There is no minimum distance required above windows, and clearance from the bottom of the drip loop to the roof may be as little as 18inches, when the mast is less than 4ft.from the edge of the roof and the conductors extend over the roof less than 6ft. The code allows a municipality to cede jurisdiction of this issue to the utility provider, so local rules may be more or less restrictive. Since this is a life/safety issue, I strongly recommend contacting the utility provider to have these conductors raised or moved as necessary. Photo 11 Photo 12 The inspector is not required to insert any tool, probe or device into the main or sub panels, operate electrical systems that are shut down, remove service panels or dead front covers if not readily accessible. The inspector is not required to operate over current protection devices, non-accessible smoke detectors, measure or determine amperage or voltage of the main service if not visibly labeled, inspect alarm systems or components, ancillary wiring, activate electrical systems or branch circuits which are not energized, low voltage systems, de-icing tapes, swimming pool wiring or any timed controlled devices, verify continuity of the connected service ground, inspect emergency or private electrical supply sources, spark or lightning arrestors, conduct voltage drop calculations or determine accuracy of breaker labeling. Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 18 of 25 Attic & Insulation According to the NACHI Standards of Practice the inspector shall inspect insulation of unfinished spaces, ventilation of the attic, mechanical and ventilation systems, and report on the general absence or lack of insulation. The inspection of the insulation, vapor retarders and ventilation systems of this home was limited to only unfinished, accessible areas that are exposed to view. No invasive inspection methods were used, therefore the presence of required vapor retarders or the type and density of insulation installed behind finished surfaces could not be verified. Even if the type of materials used could be determined, no declarations have been made here as to the installed density or adequacy of concealed materials. Should the client(s) wish detailed information concerning the existence/condition of any vapor retarders and insulation concealed in the walls, ceiling cavities or other inaccessible and/or unviewable areas, I suggest consulting an insulation contractor or certified energy auditor. Many have thermal imaging equipment that can aid in determining the overall effectiveness of installed insulation systems and identify areas needing improvement. Attic Locations and Access Attic Spaces: one Attic Access Locations: closet Inspection Method: looking inside Roof Assembly Roof Assembly Type: wood frame assembly Rafter: 2 by 6 Rafter On-Center: 24-inch Roof Sheathing: plywood sheathing Attic Floor Attic Flooring: none Attic Storage: cannot be used Attic Insulation Certificate Posted: no certificate Floor Insulation Type: blown-in cellulose Floor Measure: 16 inches Attic Ventilation Attic Ventilation Type: passive ventilation Intake Location: under eave vents Exhaust Location: roof vents The attic insulation levels in this attic are inconsistent. This will result in uneven energy loss and comfort levels in the home. It is recommended that the insulation be redistributed and improved as necessary to ensure consistent comfort levels throughout the home. Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 19 of 25 Since it is uninsulated, the attic hatch can result in some energy loss through convection, and some staining of the hatch area may eventually result, when warm house air condenses on the cold hatch and captures dust particles from the air. It is recommended that the hatch be insulated to the same approximate R value as the rest of the attic. Some or all of the intake vents were blocked with insulation, preventing adequate ventilation to the attic space. It is necessary to keep all vents clear so any infiltration into the attic spaces by moisture-laden air from the home can dissipate. Otherwise, moisture-related damage to the roof framing, sheathing or other components may occur. If any such issues were found, they will be enumerated elsewhere in this report. Having all of the intake vents cleared of obstructions is recommended. This may require the installation of baffles between the rafters to prevent blockage. The inspector is not required to enter the attic or unfinished spaces that are not readily accessible, or where entry could cause damage or pose a safety hazard to the inspector. We will not move or touch insulation, vapor retarders, break or otherwise damage the surface finish or weather seal on or around access panels and covers. Inspector will not identify the composition or the exact R-value of insulation material, activate thermostatically controlled fans or determine the types of materials used in the insulation/wrapping of pipes, ducts, jackets boilers and wiring. Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 20 of 25 Doors, Windows & Interior According to the NACHI Standards of Practice the inspector shall open/close a number of doors and windows, inspect the walls, ceilings, steps, stairways and railings The inspector will also inspect garage doors and garage door openers by operating first by remote and then by auto door control, report the need of repair any installed electronic sensors that are inoperable or not installed at the proper heights above the garage floor. The inspector also will report as in need of repair any door locks or side ropes that have not been removed or disabled when door opener is in use. We will also report as in need of repair any windows that are fogged or display any other evidence of broken seals. Room Interior Heat Source: an in floor heat register Stair Locations: between the main floor and the basement Wall Surface Type: Sawn Lumber - Tongue & Groove and drywall Ceiling Surface Type: drywall Flooring Type: carpeting and linoleum Kitchen Flooring Material: sheet vinyl Bathroom Flooring Material: sheet vinyl Cabinets and Counters Kitchen Cabinet Type: face frame Kitchen Counter Top Type: plastic laminate Bathroom Cabinet Type: face frame Bathroom Counter Top Type: Formica Windows and Doors Window Frame Type: wood Window Pane Type: single glazed Inside Door Type: solid wood and metal clad insulated Garage Door Garage Door Type: wood panel, sectional rollup Garage Door Opener: Automatic REPAIR NEEDED: Screen door closing hardware is damaged and/or not properly secured to doorframe (See Photo 13). Repair as necessary. Photo 13 Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 21 of 25 ATTENTION: Some of the single-glazed windows are sealed with linseed oil based glazing putty that is showing some deterioration. This typically results in shrinkage cracks in the putty and may allow wind-driven rainwater or wind infiltration through these windows. Recommendation: Touching up or re-glazing the affected windows. REPAIR NEEDED: One or more windows is in need of adjustment as they do not close properly not allowing for the locking mechanism to engage. Recommend adjusting windows to close properly. REPAIR NEEDED: The garage man doorframe is broken, damaged or deteriorated. Recommend repairs as necessary by a qualified carpenter. The inspector is not required to inspect paint, wallpaper, window treatments or finish treatments, central vacuum systems, safety glazing, or security components. We are not required to inspect the fastening of countertops, cabinets, sink tops, fixtures or firewall compromises. The inspector will not move furniture, stored items, or any coverings like carpets or rugs in order to inspect the concealed floor structure, move drop ceiling tiles, inspect or move any household appliances. The inspector will not operate equipment housed in the garage except as otherwise noted, verify or certify safe operation of any auto reverse or related safety function of a garage door. The inspector is not required to operate or evaluate security bar release mechanism, whether interior or exterior, including compliance with local, state or federal standards. We will not operate or evaluate kitchen or laundry room appliances, saunas or steam baths or any other small ancillary devices. The inspector is also not required to inspect elevators, or any devices not permanently installed, pools or spas, determine adequacy of spa jet water force or bubble effect or determine structural integrity or leakage of a pool or a spa. This concludes the inspection report as contracted. If you have any questions, please call me at the phone number listed below. Thank you for allowing us to assist you in your home buying decision. We would ask that you refer our service to any of your friends or acquaintances. Note: We offer a re-inspection service to all our customers. Re-inspection is performed on a flat fee basis. Sincerely, Inspections Company Inc. Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 22 of 25 Limitations, Exceptions & Exclusions An inspection is not technically exhaustive, will not identify concealed or latent defects, concern itself with aesthetic defects or what could be deemed matters of taste, cosmetic, ect. The inspection will not determine suitability of the property for any use, market value, marketability, advisability or inadvisability of the purchase of the property, life expectancy of the property or any components of the property. The inspection will not include items not permanently installed. These Standards of Practice apply only to homes with four or fewer dwelling units. The inspector is not required to determine property boundaries or encroachments, the condition of any component not readily accessible, size, capacity, BTU, performance, or efficiency of any component or system, future conditions, compliance with codes or regulations, presence of rodents or animals or insects, presence of mold, mildew or fungus, airborne hazards, birds, flora or fauna, air quality, asbestos, environmental hazards, electromagnetic fields, hazardous materials or waste, manufacturer recalls, operating costs of systems, repair or cost estimates, or acoustical properties of any systems. The inspector is not required to operate any system that is shut down, does not function properly, evaluate low voltage electrical systems, operate any system that does not function using normal operating controls, operate any shutoff valve, electrical disconnects or over current protection devices, alarm systems, or use any moisture meters, gas detectors or similar equipment. Inspectors are not required to move any personal items or other obstructions to view or inspect a component, dismantle, open or uncover any system or component; enter crawlspaces or other areas that are unsafe or not readily accessible; inspect underground components not readily accessible; do anything which is unsafe or dangerous to the inspector or or others or damage property; inspect decorative items, common elements or areas in multi-unit housing; offer warranties or guarantees; offer to perform engineering services or perform any trade or other professional services other than the home inspection; Research the history of the property, report on its potential for alteration, modification, extendibility, or its suitability for a specific or proposed use for occupancy; determine the age of construction or installation orf any system structure or component of a building, or differential between the original construction or subsequent additions, improvements, renovations or replacements thereto; or determine the insurability of the property. Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 23 of 25 NACHI Glossary of Terms 4.1. Accessible: Can be approached or entered by the inspector safely, without difficulty, fear or danger. 4.2. Activate: To turn on, supply power, or enable systems, equipment, or devices to become active by normal operating controls. Examples include turning on the gas or water supply valves to the fixtures and appliances and activating electrical breakers or fuses. 4.3. Adversely Affect: Constitute, or potentially constitute, a negative or destructive impact. 4.4. Alarm System: Warning devices, installed or free-standing, including but not limited to: Carbon monoxide detectors, flue gas and other spillage detectors, security equipment, ejector pumps and smoke alarms. 4.5. Appliance: A household device operated by use of electricity or gas. Not included in this definition are components covered under central heating, central cooling or plumbing. 4.6. Architectural Service: Any practice involving the art and science of building design for construction of any structure or grouping of structures and the use of space within and surrounding the structures or the design, design development, preparation of construction contract documents, and administration of the construction contract. 4.7. Component: A permanently installed or attached fixture, element or part of a system. 4.8. Condition: The visible and conspicuous state of being of an object. 4.9. Crawlspace: The area within the confines of the foundation and between the ground and the underside of the lowest floor structural component. 4.10. Decorative: Ornamental; not required for the operation of essential systems and components of a home. 4.11. Describe: Report in writing a system or component by its type, or other observed characteristics, to distinguish it from other components used for the same purpose. 4.12. Determine: To arrive at an opinion or conclusion pursuant to examination. 4.13. Dismantle: To open, take apart or remove any component, device or piece that would not typically be opened, taken apart or removed by an ordinary occupant. 4.14. Engineering Service: Any professional service or creative work requiring engineering education, training, and experience and the application of special Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 24 of 25 knowledge of the mathematical, physical and engineering sciences to such professional service or creative work as consultation, investigation, evaluation, planning, design and supervision of construction for the purpose of assuring compliance with the specifications and design, in conjunction with structures, buildings, machines, equipment, works or processes. 4.15. Enter: To go into an area to observe all visible components. 4.16. Evaluate: To assess the systems, structures or components of a dwelling. 4.17. Examine: To visually look. See Inspect. 4.18. Foundation: The base upon which the structure or wall rests; usually masonry, concrete, or stone, and generally partially underground. 4.19. Function: The action for which an item, component, or system is specially fitted or used or for which an item, component or system exists; to be in action or perform a task. 4.20. Functional: Performing, or able to perform, a function. 4.21. Home Inspection: The process by which an inspector visually examines the readily accessible systems and components of a home and operates those systems and components utilizing these Standards of Practice as a guideline. 4.22. Household Appliances: Kitchen and laundry appliances, room air conditioners, and similar appliances. 4.23. Inspect: To visually look at readily accessible systems and components safely, using normal operating controls and accessing readily accessible panels and areas. 4.24. Inspected Property: The readily accessible areas of the buildings, site, items, components, and systems included in the inspection. 4.25. Inspector: One who performs a real estate inspection. 4.26. Installed: Attached or connected such that the installed item requires tool for removal. 4.27. Material Defect: Refer to section 1.2. 4.28. Normal Operating Controls: Devices such as thermostats that would be operated by ordinary occupants which require no specialized skill or knowledge. 4.29. Observe: To see through visually directed attention. 4.30. Operate: To cause systems to function or turn on with normal operating controls. 4.31. Readily Accessible: An item or component is readily accessible if, in the judgment of the inspector, it is capable of being safely observed without movement of obstacles, Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved. Page 25 of 25 detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain access. 4.32. Recreational Facilities: Spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment or athletic facilities. 4.33. Report: A written communication (possibly including digital images) of any material defects seen during the inspection. 4.34. Representative Number: A sufficient number to serve as a typical or characteristic example of the item(s) inspected. 4.35. Safety Glazing: Tempered glass, laminated glass, or rigid plastic. 4.36. Shut Down: Turned off, unplugged, inactive, not in service, not operational, etc. 4.37. Structural Component: A component which supports non-variable forces or weights (dead loads) and variable forces or weights (live loads). 4.38. System: An assembly of various components to function as a whole. 4.39. Technically Exhaustive: A comprehensive and detailed examination beyond the scope of a real estate home inspection which would involve or include, but would not be limited to: dismantling, specialized knowledge or training, special equipment, measurements, calculations, testing, research, analysis or other means. 4.40. Unsafe: A condition in a readily accessible, installed system or component which is judged to be a significant risk of personal injury during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation or a change in accepted residential construction standards. 4.41. Verify: To confirm or substantiate. Report Prepared For: Jane Smith 123 Sample Street Anywhere, USA 55555 © 2005 Copyright DevWave Software Inc. All Rights Reserved.
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