Peach Inspections
Peach Inspections 123 Sunny Rd, PineTown, PA 12345

This confidential report is prepared exclusively for our client. The report is NOT transferable.
ã 2020 PEACH Inspections, Inc

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123 Sunny Rd
PineTown PA 12345

Report ID: Single Detached Sample Report
Date: 2/7/2021
Report Prepared For: John Buyer



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Table of Contents
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Client:
John Buyer		 Date: 2/7/2021 Report ID: Single Detached Sample Report
Property:
123 Sunny Rd
PineTown PA 12345
 Client's Agent:

Present at Inspection:
Buyer, Buyer's Agent, Buyer's Family Member, Seller's Agent

Approximate age:
25 Years

Structure Style:
Colonial
Temperature:
45 Degrees

Weather:
Sunny

Occupancy Status:
Occupied, Furnished

Comment Key or Definitions

All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. For your convenience, the following conventions have been used in this report:

Safety Concern: Denotes an observation, defect or recommendation that is considered an immediate safety concern. Safety standards have increased over the years. The inspector will use today's standards as a baseline to evaluate the home. Safety standards may have changed since your home was built however, it is recommended when ever practical to bring the home up to current standards.

Correction recommended: Denotes a system or component of the home that is deficient or at the end of its service life, and needs corrective action by a professional to assure proper and reliable function. We recommend the professional making any repairs to inspect the property further, in order to discover and repair related problems that were not identified in the report. All evaluations corrections and should be made prior to end of inspection contingency.

Further evaluation recommended: Denotes an observation, defect or recommendation where the full extent of the issue cannot be ascertained in a visual inspection. A more technically exhaustive evaluation or destructive testing may be need to determine the full extent of the issue. All evaluations corrections and should be made prior to end of inspection contingency.

Improvement recommended: Denotes a system or component that should receive normal maintenance, repair, or adjustment in order to continue functioning properly.

This confidential report is prepared exclusively for our client. Not to be interpreted by anyone other than our CLIENT or Representative. The report is NOT transferable.

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1.  Pennsylvania Inspector Compliance Statement

  • I represent that I am a full member in good standing of The American Society of Home Inspectors (ASHI)

  • I will Conduct a home inspection of the previously mentioned property in accordance with the American Society of Home Inspectors code of ethics and the Standards of Practice.

  • I am in compliance with the Pennsylvania Home Inspection Law.

  • I carry all the required insurance.


The American Society of Home Inspectors (ASHI):
ASHI #261399
International Association of Certified Home Inspectors:
InterNACHI #15033120
Certified Pesticide Applicator:
BU13789
Certification #710880
PA DEP Radon:
Firm #2288
Certification #3356
Certified Residential Thermographer:
CRT # 2020042407
North American Deck & Railing Association (NADRA):
Deck Professional - Code Certified
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2.  Introduction, Scope of the Inspection

PLEASE READ CAREFULLY

INTRODUCTION: The following numbered and attached pages are your home inspection report. The report includes photographs, comments, and the Standards of Practice. This inspection was performed in accordance with the current Standards of Practice and Code of Ethics of the American Society of Home Inspectors.  The Standards contain certain and very important limitations, exceptions, and exclusions to the inspection. A copy is available prior to, during, and after the inspection, and it is part of the report. Please find a copy of the ASHI Standards of Practice in the attachment section of the report. All components designated in the ASHI standards of practices, except for limitations that may be noted in the report, will be inspected. The inspection is for the most part a limited visual inspection only. A representative sampling of the building components is viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of components is performed. Be sure to keep your signed copy of the home inspection agreement with the report for future reference. Your report will be accessible via the web link you have been sent for five years.

SCOPE:  This inspection complies and reflects with the provision of Act 114, Section 75, known as the PA Home Inspection Law. A home inspection is intended to assist in evaluating the overall condition of the dwelling. The inspection is based on observation of the visible, readily accessible and apparent condition of the structure and its components on this day. The results of this inspection are not intended to make any representation regarding the presence or absence of latent or concealed defects that are not reasonably ascertainable or readily accessible in a competently performed inspection.

NO WARRANTY IS EXPRESSED OR IMPLIED.  It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all defects will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection is not and should not be considered a guarantee, warranty or insurance policy of any kind. The inspection is not a code compliant inspection. This report does not include inspection for mold, lead, asbestos, or wood destroying insects.

The person conducting your inspection is not a licensed structural engineer or other professional whose license authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts.

You are advised to seek two professional opinions and acquire estimates of repair as to any defects, comments, improvements or recommendations mentioned in this report. We recommend that the professional making any repairs inspect the property further, in order to discover and repair related problems that were not identified in the report. We recommend that all repairs or corrections should be completed and documented before the closing or purchase of the property. Feel free to hire other professionals to inspect the property prior to closing, including HVAC professionals, electricians, engineers, or roofers.

Please refer to the pre-inspection agreement and the ASHI Standards of Practice for a full explanation of the scope of the inspection, its limitations and exclusions.

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3.  Roof

Limitations of the Roof inspection:  We Inspected the roof-covering materials, flashings, skylights, chimneys, and roof penetrations if accessible. This inspection is not a guarantee that a roof leak in the future will not happen. Roofs leak. Even a roof that appears to be in good, functional condition may leak under certain circumstances. We will not take responsibility for a roof leak that happens in the future. This is not a warranty or guarantee of the roof system. It is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection service.


Method used to Inspect:
32 Foor ladder. Walked Upon roof surface
Roof Covering Materials:
Asphalt Fiberglass Shingles
Number of layers visible:
One layer
Approximate Age:
1 year
Average Service Life:
20-30 years
Gutter Type:
5" K
Gutter Guards:
No
    

3.0 ROOF COVERINGS
.
 
I carefully walked upon the roof surface. The asphalt fiberglass shingles on the roof appear to be in functional condition.
3.1 PLUMBING VENTS
.
 
There is visible flashing installed around the plumbing stacks. No damage. Good.
3.2 CHIMNEY STRUCTURE
.
 
The chimney chases appear vertical and straight. The galvanized steel caps and termination caps appear to be in good shape. The storm collar and flue pipes appear to be well sealed. This joint should be checked annually and maintained to prevent water from entering the chimney chase and running down the flue pipe.

Note:  This inspection does not include an inspection of the chimney flue.
3.3 GUTTERS
.
 
The gutters appear to be functioning. The gutters appear to be securely attached to the house. They appear sloped towards the downspouts. Remember to keep the gutters clean.
3.4 FLASHINGS
.
 
CORRECTION RECOMMENDED:  The flashing detailed called kickout flashing was missing. The flashing detail called a kickout is needed at locations where a roof ends on an exterior wall. The kickout prevents water from running behind the siding/stucco and from streaking down the front of the siding/stucco by diverting it from the roof surface into the gutter. A kick out is needed on the front of the home. A qualified stucco contactor should install the kick out flashings as needed.
3.5 SKYLIGHTS
.
 
There was visible metal flashing installed around the perimeter of the skylights. Good. Recommend monitoring the skylights during heavy periods of rain. 
3.6 ROOF FAN
.
 
The cover on the roof fan feels secure. The fan appears to be well sealed to the roof.
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4.  Attic

All accessible areas of the attic will be inspected.  We inspect the roof structure. We inspect the insulation and vapor retarders. We inspect ventilation and mechanical ventilation systems.


Method Used to Inspect Attic:
Attic access hatch
Roof Structural Type:
Engineered Roof Trusses
Rafter Board Dimension:
2 X 4, 24 inches on center
Attic Ventilation Visible:
Ridge Vent
Soffit Vents
Roof Fan
Attic Insulation Type:
Loose-Fill Fiberglass
Aproxomate R Value:
R30
Attic Restrictions:
Limited Access
No Flooring
Framing and bracing
Low Clearance
Insulation
    

4.0 ATTIC ROOF STRUCTURE
.
 
Visual inspection only of the attic spaces. Limited access. No major structural defects are readily visible from the access. There were no cut, damaged, missing, or loose components of the rafter boards readily visible. There were no signs of active roof leaks observed from the access. Recommend asking the seller to disclose any prior roof leaks.
4.1 INSULATION
.
 
I inspected the attic insulation. The attic floor area was insulated with approximately 8 to 10 inches of insulation. Providing an approximate R-value of 30
4.2 VENTILATION FANS
.
 
CORRECTION RECOMMENDED: The attic roof fan was nonfunctional at time of inspection. The fan had power, however when the test button was pushed the fan did not function. A qualified roofing contractor should replace the fan.
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5.  Exterior

We inspect siding, flashing and trim, all exterior doors, eaves, soffits, and fascia where accessible from the ground. We inspect attached or adjacent decks, balconies, stoops, steps, porches, and their associated railing. We inspect vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building. We inspect adjacent or entryway walkways, patios and driveways.


Exterior Wall Covering Materials:
Stucco
Stone
    

5.0 DRIVEWAY & PARKING AREA
.
 
The driveway and parking area appears functional.
5.1 GRADING & DRAINAGE
.
 
The general grading and surface drainage around the home's perimeter appeared functional.
5.2 DOWNSPOUTS
.
 
CORRECTION RECOMMENDED: The ground drain-line has settled and pulled from the some of the downspouts around the home. The spouts should be re-connected to the drain pipes to prevent water from draining at the home's foundation. A qualified contractor should make the corrections.
5.3 STEPS & WALKWAYS
.
 
The steps, patios, and walkways leading to the dwelling entrances appeared functional. No major trip hazards apparent.
5.4 DECK/PORCH STRUCTURE
.
 
CORRECTION RECOMMENDED: Wood deterioration was noted at the end of some of the deck boards. This will continue to deteriorate if not repaired or replaced. A qualified contractor should repair or replace as needed.
Stringer connector
 
CORRECTION RECOMMENDED: The deck stair stringer connection is inadequate. The stringers are toe nailed to the header. This connection is not considered strong enough. Toe nailing the stringers to the header does not provide enough lateral strength. Stair stringer connectors should be used to make this connection. A qualified decking contractor should make the corrections.
 
CORRECTION RECOMMENDED: Wood deterioration was noted at the bottom of the post for the deck stair landing. The posts support the landing. A qualified decking contractor should replace as needed.
 
CORRECTION RECOMMENDED:  The ledger board appears to be attached to the house with nails. No bolts were observed on the ledger board. Deck ledger boards need to be attached directly to the homes band joist with 1/2” galvanized lag bolts and washers or other approved fasteners for this application. There should be a bolt approximately every 16 inches in an alternating high low pattern. A qualified decking contractor should make the corrections.
 
CORRECTION RECOMMENDED: Corrosion was noted on the joist hangers under the deck. Some of the joist hangers have completely corroded and the joists are no longer being supported by the hangers. A qualified decking contractor should replace the joist hangers as needed.
 
CORRECTION RECOMMENDED:  There is missing flashing along the ledger board of the deck. If water gets behind the ledger board it may weaken the deck to house connection, rot the deck, or water damage to framing of the house. Flashing should have been installed when the deck was built to extend over the top of the ledger board and up behind the exterior finish materials. The flashing should have been installed in shingle like fashion behind any building paper, house wrap or drainage plain that is behind the exterior finish materials.

A qualified contractor should install flashing to prevent water from running behind the ledger board. However, with a stucco exterior this may be difficult if not impractical to do after the deck has been built. If the flashing is not installed the joint between the deck and the house should be sealed with a good exterior sealant (caulking) and the joint should be monitored and maintained as necessary.
5.5 EXTERIOR FINISH MATERIALS
.
 
The condition of the exterior finish materials appears to be in functional condition.
5.6 OUTLETS & WATER SPIGOTS
.
Reset for exterior receptacles
 
The outside electric receptacles were live, and protected by a functional GFCI (or Ground Fault). Good. The exterior electrical receptacles are all tied together and are protected by the GFCI receptacle located near the electric panel. If you find one of the exterior receptacles without power the GFCI receptacle near the electric panel needs to be reset. Over time GFCI receptacles can fail. There is a spring in the receptacle that can break and an electronic chip that can wear out. If the GFCI receptacle can not be reset with the reset button it should be replaced.
 
There is running water at the exterior faucet(s).
5.7 GAS SUPPLY
.
 
The left side of the house is where the gas meter and main gas shut off valve is located. There were no gas leaks detected at the gas meter. There is adequate clearance between the meter and the ground. The meter is well mounted with no visual damage noted.
5.8 WINDOWS
.
 
CORRECTION RECOMMENDED: Deteriorated wood was noted on the window frames and/or sills on the rear side of the home. This can allow water intrusion and will continue to deteriorate if not repaired or replaced. A qualified contractor should repair or replace as needed.
5.9 EAVES, SOFFITS AND FASCIAS
.
 
CORRECTION RECOMMENDED:  Wood damage/deterioration was noted on the fascia boards left side of the house. A qualified contractor should repair or replace as needed.
5.10 OTHER EXTERIOR COMPONETS
.
 
The home has an exterior irrigation system installed. The irrigation system's components and functionality are beyond the scope of this home inspection. A qualified irrigation company should inspect and service the system if needed prior to end of inspection contingency.
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6.  Garage

We inspect the garage doors and garage door openers. We check the accessible receptacles for GFCI protection. We inspect the walls, ceiling and floor.


Number of Garage Doors:
Three
Number of Openers:
Two
Photoelectric Eyes:
Installed on two doors

6.0 WALLS & CEILING
.
 
The walls and ceiling which is considered the fire separation appear to be in good condition. No significant deficiencies observed.
6.1 GARAGE DOOR(S)
.
 
The garage door tracks appeared secure and well mounted. The spring and pulley system appeared to be in good condition. Safety cables are installed in the springs. Good There is a garage door opener installed on two of the garage doors. The garage doors opened and closed using the automatic garage door opener.

Photoelectric eyes were installed.  The doors reversed and returned to the fully open position when I waved my foot in the path of the eye beam as the door was closing, Good. To prevent damaging the doors or the door openers, I did not test the contact resistance automatic reverse feature.
I recommend asking the seller if there are any remote controls for the garage door opener.
6.2 OUTLETS
.
 
The garage receptacle(s) are live and are protected by functional GFCI protection
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7(A) .  First Floor Heating System

Limitations of the heating system inspection: This inspection of the heating system is a visual inspection only using the normal operating controls for the system. The inspection of the heating system is general and not technically exhaustive. A detailed evaluation of the interior components of the heating system is beyond the scope of a home inspection. It is essential that any recommendation that we make for service, correction, or repair be scheduled before the end of inspection contingency, because the hired-professional could reveal additional defects or recommend further repairs that may affect your evaluation of the property.


Heating Type:
Gas Furnace
Distribution Method:
Duct Work
Location:
Basement
Approximate Age:
10 years
Average Service Life:
20-25 years
Thermostat(s):
Dining room

7.0.A HEATING EQUIPMENT
.
 
The home is heated with a gas furnace. Using the thermostat I turned the heating system on. The heating system appeared to function normally at the time of the inspection. Heating and air conditioning systems require regular maintenance. The service record on the heating system is dated 11/4/20. I recommend asking the seller for recent service records. I recommend having the HVAC system cleaned and serviced annually by an HVAC contractor..
7.1.A FURNACE OPERATION
.
 
The draft fan could be heard running. The burners came on.  The circulating fan could be heard running.
7.2.A SWITCHES & VALVES
.
Shut off switch is on the right side of the unit
Gas shut off valve
 
The shut off switch for the heating system functioned when tested. Testing fuel shut off valves is outside the scope of the home inspection. The gas shut off valve for the furnace was accessible and appeared to be in functional condition. 
7.3.A FLUE PIPE
.
 
The flue pipe was intact and in good condition.
7.4.A AIR FILTER
.
 
The duct work for the heating system has an upgraded high efficiency air filter installed on it. The filter was clean.  This type of filter should be replaced approximately every six months. Clean air filters will prevent dirt form building up on the internal components of the heating and cooling system, and reduce the amount of dirt and/or dust particles that are distributed through the ductwork and into the home.
7.5.A HUMIDIFIER
.
Shut off valve for supply water
 
The furnace has a humidifier installed on it.The control for the humidifier is located at the thermostat. The water shut off is above the water heater. The humidifier will not be used in the summer so remember to close the bypass damper so that cool air is not drawn back into the cold air return and over the evaporator coil. Humidifiers have a water panel that needs to be cleaned or replaced at least once a year.
7.6.A DUCT WORK
.
 
The duct work for the heating and cooling system has an Ultra Violet Light purifier on it. These purifiers are designed to kill air borne micro-organisms. Typically these purifiers require annual bulb replacement. Recommend referring to the manufactures specifications for recommended maintenance of the filter and/or bulb. This inspection does not include the function or effectiveness of the filter and/or bulb.
 
A thermal imaging camera was used to check the supply registers. All the HVAC registers where getting conditioned air at the time of the inspection.
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7(B) .  Second Floor Heating System

Limitations of the heating system inspection: This inspection of the heating system is a visual inspection only using the normal operating controls for the system. The inspection of the heating system is general and not technically exhaustive. A detailed evaluation of the interior components of the heating system is beyond the scope of a home inspection. It is essential that any recommendation that we make for service, correction, or repair be scheduled before the end of inspection contingency, because the hired-professional could reveal additional defects or recommend further repairs that may affect your evaluation of the property.


Heating Type:
Gas Furnace
Distribution Method:
Duct Work
Location:
Utility Closet Second Floor
Approximate Age:
10 years
Average Service Life:
20-25 years
Thermostat(s):
Master bedroom

7.0.B HEATING EQUIPMENT
.
 
The home is heated with a gas furnace. Using the thermostat I turned the heating system on. The heating system appeared to function normally at the time of the inspection. Heating and air conditioning systems require regular maintenance. The service record on the heating system is dated 11/9/20. I recommend asking the seller for recent service records. I recommend having the HVAC system cleaned and serviced annually by an HVAC contractor..
7.1.B FURNACE OPERATION
.
 
The draft fan could be heard running. The burners came on.  The circulating fan could be heard running.
7.2.B SWITCHES & VALVES
.
Shut off switch is on the right side of the unit
Gas shut off valve
 
The shut off switch for the heating system functioned when tested.. Testing fuel shut off valves is outside the scope of the home inspection. The gas shut off valve for the furnace was accessible and appeared to be in functional condition. 
7.3.B FLUE PIPE
.
 
The flue pipe was intact and in good condition.
7.4.B AIR FILTER
.
 
The duct work for the heating system has an upgraded high efficiency air filter installed on it. The filter was clean.  This type of filter should be replaced approximately every six months. Clean air filters will prevent dirt form building up on the internal components of the heating and cooling system, and reduce the amount of dirt and/or dust particles that are distributed through the ductwork and into the home.
7.5.B HUMIDIFIER
.
Shut off valve for supply water
 
The furnace has a humidifier installed on it.The control for the humidifier is located at the thermostat. The water shut off is below the unit. The humidifier will not be used in the summer so remember to close the bypass damper so that cool air is not drawn back into the cold air return and over the evaporator coil. Humidifiers have a water panel that needs to be cleaned or replaced at least once a year.
7.6.B DUCT WORK
.
 
The duct work for the heating and cooling system has an Ultra Violet Light purifier on it. These purifiers are designed to kill air borne micro-organisms. Typically these purifiers require annual bulb replacement. Recommend referring to the manufactures specifications for recommended maintenance of the filter and/or bulb. This inspection does not include the function or effectiveness of the filter and/or bulb.
 
A thermal imaging camera was used to check the supply registers. All the HVAC registers where getting conditioned air at the time of the inspection.
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8(A) .  First Floor Cooling System

Limitations of the Cooling system inspection: This inspection of the cooling system is a visual inspection only using the normal operating controls for the system. The inspection of the cooling system is general and not technically exhaustive. A detailed evaluation of the interior components of the cooling system is beyond the scope of a home inspection. It is essential that any recommendation that we make for service, correction, or repair be scheduled before the end of inspection contingency, because the hired-professional could reveal additional defects or recommend further repairs that may affect your evaluation of the property.


Cooling Type:
Central Air
Distrubution Method:
Duct Work
Location:
Basement
Exterior-Left side
Aproximate Age:
15 years
Average Service life:
15-20 years
Thermostat:
Dining room

8.0.A AIR CONDITIONING SYSTEM
.
 The central air conditioning was not operationally tested during this inspection. There may be deficiencies with the system that are in need of repair or correction that the inspector was unable to verify. Most manufacturers of air conditioning systems recommend that these units not be tested if the ambient temperature for the previous 24 hours is below 60° F to avoid damaging the compressor. It is recommended that a service company check the unit when ambient temperatures permit. If this is during the winter months and temperatures are not expected to rise to this level there is an alternative option. If there are any concerns you may wish to contact a qualified licensed HVAC contractor, who can bring special equipment to heat up the crankcase of the compressor in order to safely test the equipment. This method of testing is beyond the scope of this visual inspection.
8.1.A CONDENSER
.
 
The condenser for the air conditioner is located on the left of the home. The condenser unit appears level and was securely mounted on a base. There is an electrical service disconnect for the condenser unit. The fins on the condenser appeared clean. No rust or corrosion was noted.
 
IMPROVEMENT RECOMMENDED:  The insulation around the condenser’s suction line (refrigerant line) was in poor condition. The insulation was dry, cracked and pieces were missing (voids). The insulation should be kept in good condition. The suction line should be kept well insulated to prevent energy loss. Recommend having a qualified person install new insulation around suction line.
8.2.A AIR HANDLER
.
 
The air conditioning is distributed through the house using the same ductwork as the furnace. The refrigerant lines that carry the liquid coolant to the unit appeared to be in good order. The insulation around the return line was in good condition. The fan was heard operating. No rattling or vibrations observed.
8.3.A CONDENSATION DRAIN
.
 
The condensation line drains from the unit to a condensation pump and is pumped into the sump pump. No active condensation water leaks observed.  
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8(B) .  Second Floor Cooling System

Limitations of the Cooling system inspection: This inspection of the cooling system is a visual inspection only using the normal operating controls for the system. The inspection of the cooling system is general and not technically exhaustive. A detailed evaluation of the interior components of the cooling system is beyond the scope of a home inspection. It is essential that any recommendation that we make for service, correction, or repair be scheduled before the end of inspection contingency, because the hired-professional could reveal additional defects or recommend further repairs that may affect your evaluation of the property.


Cooling Type:
Central Air
Distrubution Method:
Duct Work
Location:
Exterior-Right side
Utility closet second floor
Aproximate Age:
14 years
Average Service life:
15-20 years
Thermostat:
Master bedroom

8.0.B AIR CONDITIONING SYSTEM
.
 The central air conditioning was not operationally tested during this inspection. There may be deficiencies with the system that are in need of repair or correction that the inspector was unable to verify. Most manufacturers of air conditioning systems recommend that these units not be tested if the ambient temperature for the previous 24 hours is below 60° F to avoid damaging the compressor. It is recommended that a service company check the unit when ambient temperatures permit. If this is during the winter months and temperatures are not expected to rise to this level there is an alternative option. If there are any concerns you may wish to contact a qualified licensed HVAC contractor, who can bring special equipment to heat up the crankcase of the compressor in order to safely test the equipment. This method of testing is beyond the scope of this visual inspection.
8.1.B CONDENSER
.
 
The condenser for the air conditioner is located on the right of the home. The condenser unit appears level and was securely mounted on a base. The insulation around the condenser's suction line was in good condition. There is an electrical service disconnect for the condenser unit. The fins on the condenser appeared clean. No rust or corrosion was noted.
8.2.B AIR HANDLER
.
 
The air conditioning is distributed through the house using the same ductwork as the furnace. The refrigerant lines that carry the liquid coolant to the unit appeared to be in good order. The insulation around the return line was in good condition. The fan was heard operating. No rattling or vibrations observed.
8.3.B CONDENSATION DRAIN
.
 
The condensation line drains from the unit to a pipe and into the sump pump. No active condensation water leaks observed.  
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9.  Water Heater

We inspect water heating equipment and hot water supply systems. We inspect the water heating equipment for function and configuration.  We do not guarantee that the water heater will not leak in the future. Water heaters leak. We will not take responsibility for water heater leaks that happen in the future.


Hot Water Soure::
Gas Water Heater
Capacity:
75 Gallon
Approximate Age:
11 years
Average Service Life:
9-12 years
    

9.0 GAS WATER HEATER
.
Shut off valve for supply water
Gas shut off valve
 
Hot water is supplied to the house with a gas water heater. The shut off valve on the incoming water supply pipe is present. The gas shut off valve is installed on the gas line next to the water heater. The drip leg on the gas line is present, good.
9.1 TEMPERATURE & PRESURE RELIEF VALVE
.
 
The T&P valve (Temperature and Pressure Relief) for the water heater is present and its discharge pipe is extended to the floor.
9.2 FLUE PIPE
.
 
The draft fan was heard running. The flue pipe was observed to be well attached to the draft fan and in good condition.
9.3 DRAIN PAN
.
 
IMPROVEMENT RECOMMENDED: The water heater was observed without an overflow pan under it. When a water heater is installed in a location where a leak from it could cause damage, today's standards require that a drain pan (overflow pan) be installed under it. The pan should have a drain line installed on it that runs to a suitable location (sump pump). 
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10.  Plumbing System

Limitations of the plumbing inspection: Plumbing standards and codes have evolved over the years and home plumbing systems and their components are only required to comply with codes that were in effect at the time the home was built. The issue with various plumbing systems is not code compliance but the degree to which the installed system adequately provides for the  requirements of the home. This is our concern as Home Inspectors. If in our opinion the installed plumbing system or any of its components is failing to adequately provide for the  requirements of the home, we will recommend evaluation and/or correction by a qualified plumbing contractor.


Water Supply System:
Municipal Supply
Water Supply Piping:
Copper
Main Water shut off location:
Front of the Basement
Sewage/Waste System::
Septic System
Sewage Waste Piping::
PVC
  

10.0 WATER SUPPLY
.
  NOTE: The inspection of the plumbing system does not include the quantity or quality of the water supply. The source of the water supply should be confirmed with the seller or through public records.
Main water shut off valve
Electronic reader for water meter
 
The water supply to the house is public. The water meter is located at the front of the basement. The main water shut off valve is to the right of the meter. There is a back flow valve present, good.  There is a jump wire across the water meter, good. No leaks were observed near the water meter or at any of the visible fittings in the basement. The water pressure appeared adequate at the time of inspection. The meter has an electronic reader on it so the water company will not have to come into the house to read the meter.
10.1 THERMAL EXPANSION TANK
.
Expansion Tank
Back flow valve
 
The water heater has an expansion tank installed above it. There is a back flow valve installed on the water supply line coming into the house. The back flow valve allows water to enter the home and prevents water from flowing back out to the street. This is to prevent water from being pulled out of the home if a back siphoning event were to occur in the public water supply. The back flow valve makes the homes plumbing system a closed water system.  When the water heater makes hot water, the water in the homes plumbing system expands. The expansion of water increases the pressure in the homes water pipes. The expansion tank absorbs the extra pressure. The action of the expansion tank reduces knocking of the pipes and wear and tear on the faucets and shut off valves due to the increased pressure. This tank appeared to be in good order.
10.2 FIRE SPRINKLERS
.
 
FURTHER EVALUATION RECOMMENDED: The fire sprinkler system is an Anti Freeze system. The function and adequacy of the fire sprinkler system is beyond the scope of the inspection. Determining if the fire sprinkler system meets current standards is beyond the scope of this inspection. However there may be known deficiencies observed by the inspector that will be noted in the report. Anti Freeze fire sprinkler systems require routine service, approximately every couple years. The anti freeze needs to be flushed from the system and replaced periodically. The local municipality may have certain regulations pertaining to the servicing of the fire sprinkler system. There is no visible service record on the systems. Recommend asking the sellers when the system was last serviced. If no records or records not up to current service period recommend the system be serviced by a qualified sprinkler company prior to end of inspection contingency.
10.3 DRAIN & WASTE SYSTEM
.
  Note: The sewer lateral from the home to the street or home to the septic system is beyond the scope of this inspection.
The type of sewage waste system should be confirmed with the seller or through public records.
 
The house is serviced with public sewer. The pipes were well supported. No visible cracks in any of the visible lines. Water was run at all the plumbing fixtures in the house. Clean out fitting was visible.
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11.  Electrical

Limitations of the Electrical inspection: If we feel that it is safe enough to open the electrical panel, we will check the interior components of service panels and sub panels, the conductors, and the overcurrent protection devices. Inside the house, we will check a representative number of installed lighting fixtures, switches, receptacles, and ground fault circuit interrupters. This is not an exhaustive inspection of every component and installation detail. We are not electricians. Therefore, it is essential that any recommendations that we may make for correction should be completed before the end of inspection contingency, because an electrician could reveal other problems or recommend additional repairs that may affect your evaluation of the property.


Service Cable Location:
Underground Service Line
Service Size:
200 AMP
Panel Type:
Circuit breakers
Main Disconnect:
Breaker in panel
Wiring Method:
Romex
Service Grounding::
Grounding Rod Exterior

11.0 ELECTRICAL METER
.
 
With normal hand pressure, the electric meter felt securely attached to the house. There is no major rust or corrosion visible on the meter box.
 
CORRECTION RECOMMENDED:  The grounding rod was installed to high. The grounding rod is sticking up out of the ground about 34 inches. Grounding rods are 8 ft. long and should be installed with only a small portion of the rod sticking out of the ground. Improperly installed grounding rods reduces the effectiveness of the ground. Corrections should be made by a qualified electrician.
11.1 MAIN ELECTRICAL PANEL
.
Main disconnect breaker
 
200 amp service at the electrical panel. There was an inspection sticker visible on the panel. The main breaker to shut off the electricity is in the panel. All of the breakers are labeled. All the wires running into the panel have cable connecters on them. No rust or corrosion visible inside the panel, on the wires, breakers or metal box itself. The bonding wire from the metal plumbing line to the panel is visible. The grounding wire from the panel to the grounding rod is visible. There is no more room for expansion in the panel. For safety remember to keep proper clearances around the panel.
 
CORRECTION RECOMMENDED: Two circuits were observed within the main electrical panel doubled up (referred to as a “double tap”). A double tap is when two circuit wires are connected to only one breaker. The circuits should be separated so that each circuit is serviced by its own circuit breaker. A qualified electrician should make the necessary corrections.
11.2 ELECTRICAL WIRING
.
 
CORRECTION RECOMMENDED:  There was an open junction box in the basement. All junction boxes should have covers on them to protect the electrical splices inside them from coming undone and from coming in contact with people or objects. Wires coming into a junction box should be clamped to the box to prevent them from being pulled apart. Recommend having a qualified person install cover plate on junction box.
11.3 GFCI PROTECTION
.
 
SAFETY CONCERN:  The receptacle left of the basement bar sink should be GFCI protected. All receptacles that are within six feet of a water source should be GFCI protected.
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12.  Structural/Basement

We inspect the structural components including foundation and framing by probing a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not done when probing would damage any finished surface or where no deterioration is visible or presumed to exist.


Foundation Stucture:
Poured concrete
Floor Structure:
Demensional Joists
Inspection Restrictions:
Wall/Ceiling Coverings
Insulation
Duct Work and/or Plumbing

12.0 BASEMENT RESTRICTIONS
.
 
The inspection of the basement is restricted by the finished walls and ceiling. Limited visual access. Much of the electrical wires, water and sewer pipes, heating ducts/pipes, floor structure and foundation can not be seen. There maybe components above the ceiling and behind the walls that need improving or correction that the inspector can not see
12.1 FLOOR STRUCTURE
.
 
The floor joists are constructed of 2 x 10 floor joists. Readily accessible areas were inspected. No visible deficiencies observed
12.2 FOUNDATION
.
 
The foundation is constructed of  poured concrete. Inspection of the foundation walls is restricted by the finished walls installed on the foundation or blocking the view of the foundation. There may be cracks or deficiencies behind the finished walls that needs improving or correction that the inspector can not see. Readily accessible areas were inspected.  There are no indications of significant structural deficiencies apparent.
 ASK THE SELLER: At the time of the inspection there were no signs of active water intrusion in the basement.  The basement appeared dry. 
Recommend asking the seller the extent of water leakage, accumulation or dampness there is within the basement.

In the short time of this inspection, it is impossible to determine prior or future water penetration problems. Conditions that affect the basement’s dryness (weather, wind, and temperature) will vary greatly during the course of a year. Recommend referring to the sellers disclosure form to determine if the sellers are aware of any water leakage, accumulation, or dampness in the basement.
12.3 SUMP PUMP
.
 
MONITORING RECOMMENDED:  There is a sump in the basement. The sump does not have a pump in it. At the time of this inspection there was water in the sump. This sump may drain by gravity to the rear exterior of the home. Recommend asking seller where the sump drains to. Recommend monitoring the sump. If water does not appear to drain properly a pump should be installed by a qualified contractor. .
12.4 OTHER BASEMENT COMPONETS
.
 
Hot and cold water ran at the bar sink. There were no leaks visible at the drain pipe for the sink. The water discharge tank functioned.
 
The dishwasher ran through a short cycle. There were no visible leaks coming from the dishwasher.
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13.  Interiors

Limitations of the interior inspection: We check only a representative number of doors and windows for basic function. We are not required to inspect the paint, wallpaper, the carpeting, the window treatments and screens. We do not move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic deficiencies. We may not comment on the cracks that appear around windows and doors, or which follow the lines of framing members and the seams of drywall and plasterboard. These cracks are usually a consequence of movement, such as wood shrinkage and common settling, and will often reappear. We do not report on odors from pets and cigarette smoke.


Smoke Detectors:
Hard wired with batter back up
Carbon Monoxide Detectors:
No
Dryer hook up:
Gas
Fireplace:
Three
Manufactured/Gas Log Set
Manufactured/Wood Burning
    

13.0 DOORS
.
 
CORRECTION RECOMMENDED: The front middle bedroom door was rubbing/hitting the door frame. Unable to shut properly. The door needs adjusting. A qualified contractor should repair as needed.
 
SAFETY CONCERN: One or more exterior egress doors use "keyed dead bolt locks " on the inside. Although commonly used for security purposes, this is not the best practice. For safety purposes in case of fire, all exterior locks on egress doors should be thumb latched on the inside. Recommend having a qualified person change keyed dead bolts to thumb latched dead bolts for safety purposes.
13.1 WINDOWS
.
  Please Read Carefully
Fogged windowpanes are normal wear and tear and can occur at any time in a double pane window. According to the ASHI Standards of Practice home inspectors are not required to report on fogged windowpanes. However, as a courtesy fogged windowpanes if visible and observed at the time of inspection will be reported. Please note, fogged windowpanes are not always visible. Window treatments, different levels of sunlight, angles of the sun, and weather conditions can make it difficult to see fogged windowpanes. We will not take responsibility for fogged windowpanes that were not reported or windowpanes that fog in the future.
 
CORRECTION RECOMMENDED: Unable to open the front window in the en suite. The window appeared stuck shut. A qualified contractor should further evaluate and repair as needed. 
 
CORRECTION RECOMMENDED: Wood deterioration was noted on the window sills in the rear left room on the first floor. This will continue to deteriorate and may lead to water intrusion if not repaired or replaced. A qualified window contractor should repair or replace as needed.
 
CORRECTION RECOMMENDED:  Fogged windowpanes were noted, 2 total. Windows in the following locations needed repair: Rear left room first floor. In order to correct the fogged appearance of the glass, a replacement of the glass pane or the window sash will be necessary. A qualified window contractor should repair or replace as necessary.
13.2 CEILINGS
.
 
No significant interior defects were observed. No signs of water leaks from the roof or bathrooms were visible at the ceilings.
13.3 RECEPTACLES
.
 
The receptacles that were inspected are properly wired.
13.4 SMOKE & CARBON MONOXIDE DETECTORS
.
  Note: PEACH Inspections recommends that smoke detectors be installed in each sleeping room, outside of each separate sleeping area in the immediate vicinity of the bedrooms, and on each additional story of the dwelling, including basements. We recommend testing all smoke detectors every week. Carbon monoxide detectors are recommend on each floor and outside of sleeping areas. Combination smoke detectors and carbon monoxide detectors are now available for hardwired systems. The buyer should consider upgrading their detectors if they have a hardwired system. All smoke detectors that are 10 years of age or older should be replaced (date of manufacture is typically posted on detector).
 
The smoke detectors in the home were hardwired with battery back up. All the installed detectors tested functional at the time of this inspection
 SAFETY CONCERN: No carbon monoxide detectors were found in the home. Today's standards for carbon monoxide detectors is to have one installed outside of each separate sleeping area in the immediate vicinity of the bedrooms in homes which have fuel-fired appliances and/or homes that have attached garages. For increased safety I recommend installing at least one carbon monoxide detector in the second floor hall way.
13.5 LAUNDRY
.
  Note: We do not test clothes dryers, washing machines or their water connections and drainpipes. If a water catch pan is installed, it is not possible for us to check the performance of the pan and/or the drain line that may be attached to the pan. We recommend using steel braided water hoses for the washing machine's water supply lines. We recommend turning off the water to the washer during periods of nonuse. 
 
The dryer hook up is gas. Don’t forget to clean the dryer duct regularly. If you have trouble cleaning the duct it can be done professionally by a certified chimney sweep or dryer duct specialist. I recommend asking the seller when the last time the dryer duct was cleaned. If there is no record of the dryer duct being cleaned within the last year I recommend prior to taking custody of the home having a qualified chimney sweep or dryer duct specialist clean the dryer duct.
 
IMPROVEMENT RECOMMENDED:  There was no overflow pan for the washing machine. There is no requirement for an overflow pan under the washing machine however since a leak from the washing machine could cause damage to the home I recommend that an overflow pan with a drain line to the exterior, or other location that would not ruin interior finishes, be installed under the washing machine.
 
SAFETY CONCERN:  The receptacle above the washer and dryer should be GFCI protected. All receptacles that are within six feet of a water source should be GFCI protected. Recommend having a qualified electrician install GFCI protected receptacle.
 
Hot and cold water ran at the utility tub. There were no leaks observed at the drain pipe for the tub, or the hot and cold water supply lines.
13.6 FIREPLACE FACTORY BUILT
.
  Note: This inspection does not include an inspection of the chimney flue.

Significant areas of chimney flues cannot be adequately viewed during a field inspection, as has been documented by the Chimney Safety Institute of America: "The inner reaches of a flue are relatively inaccessible, and it should not be expected that the distant oblique view from the top or bottom is adequate to fully document damage even with a strong light." Therefore, because our inspection of chimneys is limited to those areas that can be viewed without dismantling any portion of them, and does not include the use of specialized equipment, we will not guarantee their integrity or drafting ability and recommend that they be video-scanned (level two inspection) prior to settlement. Only a level two inspection performed by a CSIA (Chimney safety Institute of America) certified chimney sweep can determine the condition of the flue and if the fireplace is safe to use.

More information about fireplaces and chimneys can be obtained at www.csia.com.

 
The home has three factory-built fireplaces installed. Two have gas log sets. The other is wood burning. The fireplace damper doors opened and closed by hand. The fire boxes appeared to be in good condition, with no major cracks in the refractory panels. No major warping observed. No major rust or corrosion was visible on the interior and exterior of the fireplace. The bedroom fireplace gas log set came on. The living room gas log set was turned off. Recommend verifying gas log set in living room functions prior to settlement.
13.7 OTHER INTERIOR COMPONENTS
.
Electric base/receptacles
 
The en suite is heated with electric baseboard heat. All the units came on and produced heat. The homeowner should take care not to let any electrical cords or drapes lay on top or in the heating elements of the heaters.
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14.  Bathrooms

Limitations of the bathroom inspection: We inspect all bathroom fixtures, including toilets, tubs, showers, and sinks. Water is run at each fixture. Readily visible water-supply and drain pipes are inspected. Plumbing access panels are opened, if readily accessible and available to open. Saunas and steam showers are not operated but will be examined for visual defects. The inspector does not perform leak-testing of shower pans or shower enclosures but will comment on obvious leakage when fixtures are operated during the inspection.


Number of Full Baths:
Three
Number of Half Baths:
Two
Outlets GFCI Protected:
Yes

14.0 SINKS
.
 
All the bathroom sinks had hot and cold water running to them. All the bathroom sinks drained with no visible leaks at the drain pipes.
 
IMPROVEMENT RECOMMENDED:  Basement bathroom sink had low water pressure at the time of inspection. A qualified plumber should repair as needed.
14.1 TOILETS
.
 
All the toilets flushed and appeared to be operating fine. The toilets were secure to the floor. There were no soft spots of flooring detected around the toilets.
14.2 TUBS & SHOWERS
.
 
All the tubs and showers had hot and cold water running to them. All the tubs and showers drained with no visible leaks. There were no soft spots of flooring detected around the tubs and showers.
 
CORRECTION RECOMMENDED: Open grout lines were observed at the tub/shower wall in the en suite. Open grout lines can allow water to penetrate behind the tub/shower wall and lead to moisture damage. A qualified contractor should repair as needed.
 
Master shower stall had no valve handles at time of inspection. Unable to test shower. A qualified plumber should install valve handles as needed. Recommend verifying shower functions properly prior to settlement.
14.3 OUTLETS
.
 
All the bathroom receptacles had functional GFCI protection.

The bathroom electrical receptacles are all tied together and are protected by the GFCI receptacle located in the master bathroom.   If you find one of the bathroom receptacles without power the master bathroom GFCI receptacle needs to be reset. Over time GFCI receptacles can fail.  There is a spring in the receptacle that can break and an electronic chip that can ware out. If the GFCI receptacle can not be reset with the reset button it should be replaced.
14.4 OTHER BATHROOM COMPONETS
.
 
CORRECTION RECOMMENDED:  The bathroom fans were observed venting into the attic. The fans should be vented to the outside. Currently the fans vent moisture into the attic space. This moisture can reduce the R-value of the insulation. The moisture can contribute to mold growth on the underside of the roof sheathing. A qualified contractor should vent the fans to the exterior.
14.5 JETTED TUB
.
 
The jetted bathtub in the second floor bathroom was filled up with water and was turned on. The water circulated. There was hot and cold water running at the faucets. The tub was drained.
 
The jetted bathtub is on a GFCI circuit, good.
 
There is an access panel to service the tub motor. No active leaks were visible from readily accessible areas.
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15.  Kitchen

We check built in appliances as a courtesy. We are not required to evaluate them for their performance nor for the accuracy of their settings or cycles. If they are older than ten years, they may well exhibit decreased efficiency. Also, many older ovens are not secured to the wall to prevent tipping. Be sure to check the appliance, especially if children are in the house. We recommend installing a minimum five pound ABC-type fire extinguisher mounted on the wall inside the kitchen area.


Stove Cook Top:
Gas
Oven:
Electric
Microwave:
Yes
Dishwasher:
Yes
Garbage Disposal:
Yes
Outlets GFCI Protected:
No not all

15.0 STOVE & OVEN
.
 
The stove cook top and oven turned on with normal controls.
 
The range hood was functional. The light and fan came one.
15.1 MICROWAVE
.
 
The microwave turned on with normal controls.
15.2 DISHWASHER
.
 
The dishwasher ran through a short cycle. There were no visible leaks coming from the dishwasher.
15.3 KITCHEN SINK
.
 
Hot and cold water ran at the kitchen sink. There were no leaks under the sink at the water supply lines or the drain pipe.
15.4 GARBAGE DISPOSAL
.
 
The garbage disposal turned on.
15.5 OUTLETS
.
 
SAFETY CONCERN:  Not all of the kitchen receptacles that service the kitchen countertops were GFCI protected. The receptacle right of the stove are not GFCI protected. All receptacles that serve the kitchen countertops should be GFCI protected. Recommend having a qualified electrician install GFCI receptacles as needed.
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16.  Your Final Pre-closing Walk Through

CONCLUSION:  
    We are proud of our service, and trust that you will be happy with the quality of our report. We have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. However, we may not have tested every outlet, and opened every window and door, or identified every minor defect. Also because our inspection is essentially visual, latent defects could exist. We can not see behind walls. Therefore, you should not regard our inspection as a guarantee or warranty. It is simply a report on the general condition of a property at a given point in time. As a homeowner, you should expect problems to occur. Roofs will leak, drain lines will become blocked, and components and systems will fail without warning. We can not predict future events. For these reasons, you should keep a comprehensive insurance policy current. Thank you for taking the time to read this report, and Please call us if you have any questions. We are always attempting to improve the quality of our service and our report.
PRE-CLOSING WALK THROUGH:
The pre-closing walk through is the final time for you the buyer to inspect the property. Conditions can change between the time of the Home Inspection and the time of closing. Restrictions that existed during the Home Inspection may not exist during the final walk through. Defects that were not noted in the Home Inspection Report may become evident during the pre-closing walk through. The buyer should take time and look closely at the home.
    Any defect discovered during the pre-closing walk through should be addressed with the seller prior to closing. Purchasing a home with a known defect relieves Peach Inspection of all responsibility. The buyer should be aware that they assume responsibility for all known defects after settlement.
    Conditions can change between the time of the inspection and the time of closing, the following are some of the items recommended for the pre-closing walk through inspection.
1.  Check the heating and cooling system. Turn the thermostat to heat mode and turn the temperature setting up. Confirm that the heating system is running and making heat. Turn the thermostat to off and wait 20 minutes. Turn the thermostat to cool mode and turn the temperature setting down. Confirm the condenser is spinning and the system is making cool air. The cooling system should not be checked if the temperature is or was below 60 degrees the previous 24 hours or if the temperature was below freezing the night before the walk-through. And you should not operate a heat pump in the heating mode when it is over 75 degrees outside.
2.  Operate all appliances.
3.  Run water at all fixtures and flush toilets. Look for plumbing leaks.
4.  Operate all exterior doors, windows, and locks.
5.  Test smoke and carbon monoxide detectors.
6.  Ask for all remote controls to any garage door openers, fans, gas fireplaces, etc.
7.  Inspect areas that may have been restricted at the time of the inspection.
8.  Ask seller questions about anything that was not covered during the home inspection.
9.  Ask seller about prior infestation treatment and warranties that may be transferable.
10. Read the seller's disclosure.
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General Summary

The summary is supplemental to the report, not a substitute. The list is provided for the convenience of our clients to help them prioritize items mentioned in the report. We recommended referring to the full body of this report for further details on these and other items, and making their own summary list. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home.

 This summary list is not intended to be a complete list. There may be other items that are in need of improvement, repair or correction that are not listed here. There may also be improvements that are necessary, but are outside the scope of this inspection.

 If any evaluations or corrections are needed, then a professional should inspect the property even further, in order to discover and repair related problems that were not identified in the report. All corrections and evaluations should be made prior to purchasing the property.

 The following estimate and repair costs are provided for your convenience. They are not part of you inspection report. The costs are based on HomeTeck Remodeling and Renovation Cost Estimator 2017, and direct input from contractors in the local area.

 The costs are given in ranges, as required by the Pennsylvania home inspection law. The actual cost for your home repairs or improvements may be different from the cost listed here.

 PEACH Inspections always recommends getting three estimates from contractors who may be performing the work. PEACH Inspections makes no warranty or guarantee as to the correctness or sufficiency of the information contained in this list. PEACH Inspections assumes no responsibility or liability in connection with the use of this list.

3.  Roof
3.4  FLASHINGS  
.

CORRECTION RECOMMENDED:  The flashing detailed called kickout flashing was missing. The flashing detail called a kickout is needed at locations where a roof ends on an exterior wall. The kickout prevents water from running behind the siding/stucco and from streaking down the front of the siding/stucco by diverting it from the roof surface into the gutter. A kick out is needed on the front of the home. A qualified stucco contactor should install the kick out flashings as needed.
Need Estimate

4.  Attic
4.2  VENTILATION FANS  
.

CORRECTION RECOMMENDED: The attic roof fan was nonfunctional at time of inspection. The fan had power, however when the test button was pushed the fan did not function. A qualified roofing contractor should replace the fan.
Need Estimate

5.  Exterior
5.2  DOWNSPOUTS  
.

CORRECTION RECOMMENDED: The ground drain-line has settled and pulled from the some of the downspouts around the home. The spouts should be re-connected to the drain pipes to prevent water from draining at the home's foundation. A qualified contractor should make the corrections.
$150-$200
5.4  DECK/PORCH STRUCTURE  
.

CORRECTION RECOMMENDED: Wood deterioration was noted at the end of some of the deck boards. This will continue to deteriorate if not repaired or replaced. A qualified contractor should repair or replace as needed.
$200-$300

CORRECTION RECOMMENDED: The deck stair stringer connection is inadequate. The stringers are toe nailed to the header. This connection is not considered strong enough. Toe nailing the stringers to the header does not provide enough lateral strength. Stair stringer connectors should be used to make this connection. A qualified decking contractor should make the corrections.
$200-$300

CORRECTION RECOMMENDED: Wood deterioration was noted at the bottom of the post for the deck stair landing. The posts support the landing. A qualified decking contractor should replace as needed.
Need Estimate

CORRECTION RECOMMENDED:  The ledger board appears to be attached to the house with nails. No bolts were observed on the ledger board. Deck ledger boards need to be attached directly to the homes band joist with 1/2” galvanized lag bolts and washers or other approved fasteners for this application. There should be a bolt approximately every 16 inches in an alternating high low pattern. A qualified decking contractor should make the corrections.
$200-$400

CORRECTION RECOMMENDED: Corrosion was noted on the joist hangers under the deck. Some of the joist hangers have completely corroded and the joists are no longer being supported by the hangers. A qualified decking contractor should replace the joist hangers as needed.
$200-$400

CORRECTION RECOMMENDED:  There is missing flashing along the ledger board of the deck. If water gets behind the ledger board it may weaken the deck to house connection, rot the deck, or water damage to framing of the house. Flashing should have been installed when the deck was built to extend over the top of the ledger board and up behind the exterior finish materials. The flashing should have been installed in shingle like fashion behind any building paper, house wrap or drainage plain that is behind the exterior finish materials.

A qualified contractor should install flashing to prevent water from running behind the ledger board. However, with a stucco exterior this may be difficult if not impractical to do after the deck has been built. If the flashing is not installed the joint between the deck and the house should be sealed with a good exterior sealant (caulking) and the joint should be monitored and maintained as necessary.
$50-$100 to seal joint
5.8  WINDOWS  
.

CORRECTION RECOMMENDED: Deteriorated wood was noted on the window frames and/or sills on the rear side of the home. This can allow water intrusion and will continue to deteriorate if not repaired or replaced. A qualified contractor should repair or replace as needed.
Need Estimate
5.9  EAVES, SOFFITS AND FASCIAS  
.

CORRECTION RECOMMENDED:  Wood damage/deterioration was noted on the fascia boards left side of the house. A qualified contractor should repair or replace as needed.
$200-$400

8(A) .  First Floor Cooling System
8.0.A  AIR CONDITIONING SYSTEM  
.
The central air conditioning was not operationally tested during this inspection. There may be deficiencies with the system that are in need of repair or correction that the inspector was unable to verify. Most manufacturers of air conditioning systems recommend that these units not be tested if the ambient temperature for the previous 24 hours is below 60° F to avoid damaging the compressor. It is recommended that a service company check the unit when ambient temperatures permit. If this is during the winter months and temperatures are not expected to rise to this level there is an alternative option. If there are any concerns you may wish to contact a qualified licensed HVAC contractor, who can bring special equipment to heat up the crankcase of the compressor in order to safely test the equipment. This method of testing is beyond the scope of this visual inspection.

8(B) .  Second Floor Cooling System
8.0.B  AIR CONDITIONING SYSTEM  
.
The central air conditioning was not operationally tested during this inspection. There may be deficiencies with the system that are in need of repair or correction that the inspector was unable to verify. Most manufacturers of air conditioning systems recommend that these units not be tested if the ambient temperature for the previous 24 hours is below 60° F to avoid damaging the compressor. It is recommended that a service company check the unit when ambient temperatures permit. If this is during the winter months and temperatures are not expected to rise to this level there is an alternative option. If there are any concerns you may wish to contact a qualified licensed HVAC contractor, who can bring special equipment to heat up the crankcase of the compressor in order to safely test the equipment. This method of testing is beyond the scope of this visual inspection.

10.  Plumbing System
10.2  FIRE SPRINKLERS  
.

FURTHER EVALUATION RECOMMENDED: The fire sprinkler system is an Anti Freeze system. The function and adequacy of the fire sprinkler system is beyond the scope of the inspection. Determining if the fire sprinkler system meets current standards is beyond the scope of this inspection. However there may be known deficiencies observed by the inspector that will be noted in the report. Anti Freeze fire sprinkler systems require routine service, approximately every couple years. The anti freeze needs to be flushed from the system and replaced periodically. The local municipality may have certain regulations pertaining to the servicing of the fire sprinkler system. There is no visible service record on the systems. Recommend asking the sellers when the system was last serviced. If no records or records not up to current service period recommend the system be serviced by a qualified sprinkler company prior to end of inspection contingency.
Needs Further Evaluation

11.  Electrical
11.0  ELECTRICAL METER  
.

CORRECTION RECOMMENDED:  The grounding rod was installed to high. The grounding rod is sticking up out of the ground about 34 inches. Grounding rods are 8 ft. long and should be installed with only a small portion of the rod sticking out of the ground. Improperly installed grounding rods reduces the effectiveness of the ground. Corrections should be made by a qualified electrician.
$100-$200
11.1  MAIN ELECTRICAL PANEL  
.

CORRECTION RECOMMENDED: Two circuits were observed within the main electrical panel doubled up (referred to as a “double tap”). A double tap is when two circuit wires are connected to only one breaker. The circuits should be separated so that each circuit is serviced by its own circuit breaker. A qualified electrician should make the necessary corrections.
$150-$300
11.2  ELECTRICAL WIRING  
.

CORRECTION RECOMMENDED:  There was an open junction box in the basement. All junction boxes should have covers on them to protect the electrical splices inside them from coming undone and from coming in contact with people or objects. Wires coming into a junction box should be clamped to the box to prevent them from being pulled apart. Recommend having a qualified person install cover plate on junction box.
0-$50

12.  Structural/Basement
12.2  FOUNDATION  
.
ASK THE SELLER: At the time of the inspection there were no signs of active water intrusion in the basement.  The basement appeared dry. 
Recommend asking the seller the extent of water leakage, accumulation or dampness there is within the basement.

In the short time of this inspection, it is impossible to determine prior or future water penetration problems. Conditions that affect the basement’s dryness (weather, wind, and temperature) will vary greatly during the course of a year. Recommend referring to the sellers disclosure form to determine if the sellers are aware of any water leakage, accumulation, or dampness in the basement.
Ask Seller about item

13.  Interiors
13.0  DOORS  
.

CORRECTION RECOMMENDED: The front middle bedroom door was rubbing/hitting the door frame. Unable to shut properly. The door needs adjusting. A qualified contractor should repair as needed.
$75-$150
13.1  WINDOWS  
.

CORRECTION RECOMMENDED: Unable to open the front window in the en suite. The window appeared stuck shut. A qualified contractor should further evaluate and repair as needed. 
Needs Further Evaluation

CORRECTION RECOMMENDED: Wood deterioration was noted on the window sills in the rear left room on the first floor. This will continue to deteriorate and may lead to water intrusion if not repaired or replaced. A qualified window contractor should repair or replace as needed.
Need Estimate

CORRECTION RECOMMENDED:  Fogged windowpanes were noted, 2 total. Windows in the following locations needed repair: Rear left room first floor. In order to correct the fogged appearance of the glass, a replacement of the glass pane or the window sash will be necessary. A qualified window contractor should repair or replace as necessary.
$150-$300 each

14.  Bathrooms
14.2  TUBS & SHOWERS  
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CORRECTION RECOMMENDED: Open grout lines were observed at the tub/shower wall in the en suite. Open grout lines can allow water to penetrate behind the tub/shower wall and lead to moisture damage. A qualified contractor should repair as needed.
$200-$300

Master shower stall had no valve handles at time of inspection. Unable to test shower. A qualified plumber should install valve handles as needed. Recommend verifying shower functions properly prior to settlement.
14.4  OTHER BATHROOM COMPONETS  
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CORRECTION RECOMMENDED:  The bathroom fans were observed venting into the attic. The fans should be vented to the outside. Currently the fans vent moisture into the attic space. This moisture can reduce the R-value of the insulation. The moisture can contribute to mold growth on the underside of the roof sheathing. A qualified contractor should vent the fans to the exterior.
$300-$500


Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Steve Robinson
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Saftey Concern

Safety standards have increased over the years. The inspector uses today's standards as a baseline to evaluate the home. Safety standards may have changed since your home was built however, it is recommend when every practical to bring the home up to current standards.

11.  Electrical
11.3  GFCI PROTECTION  
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SAFETY CONCERN:  The receptacle left of the basement bar sink should be GFCI protected. All receptacles that are within six feet of a water source should be GFCI protected.
$75-$150

13.  Interiors
13.0  DOORS  
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SAFETY CONCERN: One or more exterior egress doors use "keyed dead bolt locks " on the inside. Although commonly used for security purposes, this is not the best practice. For safety purposes in case of fire, all exterior locks on egress doors should be thumb latched on the inside. Recommend having a qualified person change keyed dead bolts to thumb latched dead bolts for safety purposes.
$75-$150
13.4  SMOKE & CARBON MONOXIDE DETECTORS  
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SAFETY CONCERN: No carbon monoxide detectors were found in the home. Today's standards for carbon monoxide detectors is to have one installed outside of each separate sleeping area in the immediate vicinity of the bedrooms in homes which have fuel-fired appliances and/or homes that have attached garages. For increased safety I recommend installing at least one carbon monoxide detector in the second floor hall way.
$75-$150
13.5  LAUNDRY  
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SAFETY CONCERN:  The receptacle above the washer and dryer should be GFCI protected. All receptacles that are within six feet of a water source should be GFCI protected. Recommend having a qualified electrician install GFCI protected receptacle.
$100-$200

15.  Kitchen
15.5  OUTLETS  
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SAFETY CONCERN:  Not all of the kitchen receptacles that service the kitchen countertops were GFCI protected. The receptacle right of the stove are not GFCI protected. All receptacles that serve the kitchen countertops should be GFCI protected. Recommend having a qualified electrician install GFCI receptacles as needed.
$75-$150


Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Steve Robinson
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Report Attachments

ATTENTION: This inspection report is incomplete without reading the information included herein at these links/attachments. Note If you received an emailed PDF version of this page and did not receive a copy of the report through the internet please contact your inspector for a PDF copy of the attachments.

ASHI Standards of Practice

Home Inspection Law

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