Peach Inspections
Peach Inspections 789 New St, Sunnyvale, PA 54321

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

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789 New St
Sunnyvale PA 54321

Report ID: New Construction Sample Report
Date: 2/16/2021
Report Prepared For: Jenna Buyer



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Table of Contents
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Client:
Jenna Buyer		 Date: 2/16/2021 Report ID: New Construction Sample Report
Property:
789 New St
Sunnyvale PA 54321
 Client's Agent:

Present at Inspection:
Inspector, Painters

Approximate age:
New Construction

Structure Style:
Colonial
Temperature:
45 Degrees

Weather:
Sunny

Occupancy Status:
Vacant, Unfurnished

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

1.0 Inspectors Comments
.
 

CODE REFERENCES

Your new home should be built to three standards; the Pennsylvania Uniform Construction Code (UCC), manufacture specifications when applicable, and current workmanship and industry standards. While inspecting your home to the ASHI Standards of Practice, if in the opinion of the inspector discrepancies are found in the visible areas of the home between the home's construction and the current building code they will be noted in the report.  Code sections may be provided in the report to support the inspector's opinion.

Your inspector is not a building code official and has no authority to enforce the building code.
This inspection is not a code complaint inspection. The responsibility to build to the current Building Code is solely that of the home builder. 

A quick word about Building Codes:

In July 2004 Pennsylvania adopted the Uniform Construction Code (UCC). For residential construction the bases of the UCC is the International Residential Code (IRC) published by the International Code Council (ICC), with some modification adopted by the state legislature. All builders are required to follow the UCC and all Building Code Officials are required to enforce the UCC. A Building Code Official is someone who is employed directly or indirectly by a municipality. Only the Building Code Official has the authority to enforce the building code. Building Code Officials and the UCC are regulated by the Pennsylvania Department of Labor and industry (L&I).
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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:
Viewed from ladder at gutters edge
Roof Covering Materials:
Asphalt Fiberglass Shingles
Number of layers visible:
One layer
Approximate Age:
New
Average Service Life:
20-30 years
Gutter Type:
6" K
Gutter Guards:
No
    

3.0 ROOF COVERINGS
.
 
A ladder was used to reach the gutters edge for evaluation of visible areas. The asphalt fiberglass shingles on the roof appear to be in functional condition.
 
CORRECTION RECOMMENDED: Ridge cap shingles were missing on the lower rear roof. This will allow water intrusion. A qualified roofing contractor should replace shingles as needed.
3.1 METAL ROOF
.
 
The standing seam metal roof appeared to be in good condition. The surface of the metal was in good condition. The seams are all tight. No damage was observed.
3.2 PLUMBING VENTS
.
 
There is visible flashing installed around the plumbing stacks. No damage. Good.
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.
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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
Attic Insulation Type:
Loose-Fill Fiberglass
Aproxomate R Value:
R38
Attic Restrictions:
Limited Access
No Flooring
Framing and bracing
Low Clearance
Insulation
    

4.0 Attic
.
 
I was unable to remove the access panel for the lower attic space.  The panel was caulked in place. I cannot remove the panel without damaging finishes. I was unable to, and did not inspect this attic space.
4.1 ATTIC ROOF STRUCTURE
.
 
Visual inspection only of the main attic space. 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.
4.2 INSULATION
.
 
I inspected the attic insulation. The attic floor area was insulated with approximately 12 inches of insulation. Providing an approximate R-value of 38
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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:
Vinyl
Simulated Stone (Adhered Masonry Veneer))
    

5.0 DRIVEWAY & PARKING AREA
.
 
The driveway and parking area appeared functional. The final coating of the driveway was not installed yet. Typically in new construction the final finish coat on the driveway does not get installed until after the roads have been dedicated to the Township/Borough. Recommend asking the builder for information about his time frame to finish the driveway.
5.1 GRADING & DRAINAGE
.
 
The general grading and surface drainage around the home's perimeter appeared functional.
5.2 DOWNSPOUTS
.
 
Some of the downspouts lead into underground pipes. The location of the discharge end of the pipes is undetermined. The function of the underground pipes is beyond the scope of this inspection. Underground drains may become clogged and could allow water to back up and drain at the homes foundation. These drains should be monitored during periods of rain and cleaned/cleared or diverted as necessary. Recommend asking seller where the drains lead to.
5.3 STEPS & WALKWAYS
.
 
The steps, patios, and walkways leading to the dwelling entrances appeared functional. No major trip hazards apparent.
5.4 EXTERIOR FINISH MATERIALS
.
 
The condition of the exterior finish materials appears to be in functional condition.
 
Some of the decorative trim on the exterior was not finished being prepped and painted. There was crown moulding and door trim in need of caulking and filling nail holes. Some of the decorative crossheads above the windows were missing plugs. Recommend verifying this is complete prior to settlement. 
5.5 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.
 
The exterior spigots were not on at the time of inspection. They were shut off with the interior shut off valve. This is not uncommon during the winter months. Recommend verifying exterior spigot works prior to settlement.
5.6 GAS SUPPLY
.
 
The right 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.
5.7 WINDOWS
.
 
CORRECTION RECOMMENDED: A damaged screen was noted on the front dining room window. The screen should be repaired or replaced.
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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:
Two
Number of Openers:
Two
Photoelectric Eyes:
Installed

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 each 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:
New
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. Recommend having the HVAC system cleaned and serviced annually by an HVAC contractor..
 
There was excessive construction dust inside of the HVAC system. Heavy dust was noted in the blower compartment and on the fan blades. Dust and/or debris can damage an HVAC system. Recommend having a qualified HVAC contractor clean the first floor HVAC system prior to settlement.
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 at the top of the basement stairs
Shut off switch is on the right side of the unit
Gas shut off valve
 
The shut off switches 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
.
 
At the time of this inspection the air filter for the forced air heating/air conditioner was dirty. I recommend that the air filter be changed every month the system is in use. This will prevent dirt from building up on the internal components, and reduce the amount of dirt particles that are distributed through the ductwork and into the house.
7.5.A HUMIDIFIER
.
Shut off valve for supply water
Humidistat
 
The furnace has a humidifier installed on it.The control for the humidifier is located on the return duct. The water shut off is on the Mana Bloc. 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
.
 
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:
Attic
Approximate Age:
New
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. I recommend having the HVAC system cleaned and serviced annually by an HVAC contractor..
 
There was excessive construction dust inside of the HVAC system. Heavy dust was noted in the blower compartment and on the fan blades. Dust and/or debris can damage an HVAC system. Recommend having a qualified HVAC contractor clean the second floor HVAC system prior to settlement.
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 in closet for attic access
Shut off switch is on the left side of the unit
Gas shut off valve
 
The shut off switches 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
.
 
At the time of this inspection the air filter for the forced air heating/air conditioner was dirty. I recommend that the air filter be changed every month the system is in use. This will prevent dirt from building up on the internal components, and reduce the amount of dirt particles that are distributed through the ductwork and into the house.
7.5.B DUCT WORK
.
 
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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-Right side
Aproximate Age:
New
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 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.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:
Attic
Exterior-Right side
Aproximate Age:
New
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 handler for the air conditioning is located in the attic. The refrigerant lines that carry the liquid coolant to the unit appeared to be in good condition. The insulation around the return line was in good condition. The fan could be heard operating. There is an overflow pan under the unit.
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:
50 Gallon
Approximate Age:
New
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.
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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:
Well System
Water Supply Piping:
CPVC
Cross linked polyethylene (PEX)
Main Water shut off location:
Rear of 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.
Well Head
Main water shut off valve
 
Water is supplied to the house from a well with a submersible pump. The well head is located in the rear yard. The main water shut off for the water supply is located near the bladder tank. The water pressure appeared adequate at the time of this inspection. The well’s bladder-type pressure tank appears to be in good shape. No corrosion seen on the bladder tank.  No water leaks observed at the bladder tank. The tank is stable.  

Note: This inspection does not include the components of the well system or an opinion of the water quality. I recommend that the well system be inspected by a qualified well service company prior to end of inspection contingency. We recommend having the well water tested every year.
10.1 MANA BLOC
.
 
The home has a Manabloc parallel feed water system that uses PEX tubing (polyethylene) to distribute water through out the house. The main water supply brings water to the manifold and individual distribution lines move water out to each fixture. The manifold has a built in valve at each distribution line port which allows you to stop the water flow to any single fixture without shutting down the entire system. There were no leaks observed at the manifold. All the distribution ports are labeled. All the unused ports do have caps on them. Each distribution line is held off the wall correctly and comes out of the manifold at 90 degrees and is supported by a tube clamp within the first 4 to 6 inches, good.
 
The valve key was missing from the Mana bloc. Recommend asking builder for a valve key so the valves can be turned on or off as needed.
10.2 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 an onsite waste disposal system. This inspection does not include the disposal system or any of it components. I recommend that the septic system be inspected by a qualified septic company prior to end of inspection contingency.

The waste disposal system appeared to be functional at the time of this inspection.
The pipes are well supported with no visible cracks in any of the lines.
Water was run at all the plumbing fixtures in the house there were no leaks observed in any of the visible sewer lines.
The clean out is visible

10.3 OTHER PLUMBING
.
 
The basement did have rough in plumbing for a future bathroom. The vent pipe was visible and labeled.
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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.
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.
 
No energy certificate was observed on the electric panel. There should be an energy certificate posted on the electrical panel. The certificate should list the R-values and U factors of the different building components as well as the efficiency rating of the heating and cooling equipment.
  N1101.8 Certificate.
A permanent certificate shall be posted on or in the electrical distribution panel. The certificate shall be completed by the builder or registered design professional. The certificate shall list the predominant R-values of insulation installed in or on ceiling/roof, walls, foundation (slab, basement wall, crawlspace wall and/or floor) and ducts outside conditioned spaces; U-factors for fenestration; and the solar heat gain coefficient (SHGC) of fenestration. Where there is more than one value for each component, the certificate shall list the value covering the largest area. The certificate shall list the type and efficiency of heating, cooling and service water heating equipment.
11.2 ARC FAULT BREAKERS
.
 
The electrical panel is equipped with Arc fault circuit interrupters, or AFCI breakers. AFCI’s are the breakers with the black buttons. AFCI breakers are required to be installed on all the family room, dinning room, living room, parlor, libraries, den, bedroom, sun room, recreation room, closets , hallway and similar room circuits. These safety devices are intended to detect the kinds of electrical arcs that can cause fires. An AFCI breaker is designed to trip when it detects a dangerous arc, either in the house wiring or in a defective extension cord or appliance.

If an AFCI breaker trips it should not be reset. If the arc is inside a wall resetting the breaker could allow the dangerous arc to resume.
If an AFCI breaker trips we recommend a professional electrician be contacted to diagnose and fix the problem.

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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:
Manufactured I Joists
Inspection Restrictions:
Insulation
Duct Work and/or Plumbing

12.0 FLOOR STRUCTURE
.
 
The floor joists are constructed of manufactured I joists. Readily accessible areas were inspected. No visible deficiencies observed
12.1 FOUNDATION
.
 
The foundation is constructed of poured concrete. Inspection of the foundation walls is restricted by the insulation installed on the foundation or blocking the view of the foundation. There may be cracks or deficiencies behind the insulation 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.
 At the time of the inspection there were no signs of active water intrusion in the basement.  The basement appeared dry. 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.
12.2 SUMP PUMP
.
 
There is a sump pump in the the basement.
There was water in the sump pump well at the time of the inspection.

The sump pump functioned when tested.
There is a check valve installed on the discharge pipe, Good.
Remember to keep the sump pump free of debris and dirt, keep the pump hole covered, and check the pump motor at least once a year.

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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:
Yes
Dryer hook up:
Both gas and electric
Fireplace:
Direct Vent
    

13.0 DOORS
.
 
All the doors opened and closed, latched and unlatched.
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.
 
The windows that were inspected were functional with no significant defects observed. Windows are inspected for proper operation, condition of sill, sash, hardware and the condition of weather-sealing components.
 
CORRECTION RECOMMENDED: Some of the window sills are below 24 inches to the floor. Today's standards state that where the opening of an operable window is located more than 72 inches above the finished grade or surface below, the lowest part of the clear opening of the window shall be a minimum of 24 inches above the finished floor of the room in which the window is located. Operable sections of windows shall not permit openings that allow passage of a 4 inch sphere where such openings are located within 24 inches of the finished floor. Care should be taken around windows when open. Recommend having window opening limiting devices installed by a qualified person.
  R612.2 Window sills. In dwelling units, where the opening of an operable window is located more than 72 inches (1829 mm) above the finished grade or surface below, the lowest part of the clear opening of the window shall be a minimum of 24 inches (610 mm) above the finished floor of the room in which the window is located. Operable sections of windows shall not permit openings that allow passage of a 4 inch (102 mm) diameter sphere where such openings are located within 24 inches (610 mm) of the finished floor.

Exceptions:
1. Windows whose openings will not allow a 4-inch diameter (102 mm) sphere to pass through the opening when the opening is in its largest opened position.
2. Openings that are provided with window fall prevention devices that comply with Section R612.3. 3. Openings that are provided with fall prevention devices that comply with ASTM F 2090.
4. Windows that are provided with opening limiting devices that comply with Section R612.4. R612.3 Window fall prevention devices. Window fall prevention devices and window guards, where provided, shall comply with the requirements of ASTM F 2090.

R612.4 Window opening limiting devices. When required elsewhere in this code, window opening limiting devices shall comply with the provisions of this section. R612.4.1 General requirements. Window opening limiting devices shall be self acting and shall be positioned to prohibit the free passage of a 4-in. (102-mm) diameter rigid sphere through the window opening when the window opening limiting device is installed in accordance with the manufacturer's instructions.
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
 
The carbon monoxide detectors all tested functional at the time of the inspection.
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 both gas and electric. 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.
 
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 a direct-vent factory built fireplace in the family room. The firebox appears in good condition, with no major cracks in the refractory panels or rust on the interior of the box observed. The gas log set came on when tested.
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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:
Four
Number of Half Baths:
One
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.
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.
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.
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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:
No
Outlets GFCI Protected:
Yes

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
.
 
CORRECTION RECOMMENDED: The microwave did not function at the time of inspection. Every option was checked but the screen continued to beep and say open/close door. A qualified appliance repair contractor should repair or replace as needed.
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 OUTLETS
.
 
All the receptacles that serve a kitchen countertop are protected by functional GFCI protection. (Ground Fault Circuit Interrupter).
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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.

1.  Pennsylvania Inspector Compliance Statement
1.0  Inspectors Comments  
.

CODE REFERENCES

Your new home should be built to three standards; the Pennsylvania Uniform Construction Code (UCC), manufacture specifications when applicable, and current workmanship and industry standards. While inspecting your home to the ASHI Standards of Practice, if in the opinion of the inspector discrepancies are found in the visible areas of the home between the home's construction and the current building code they will be noted in the report.  Code sections may be provided in the report to support the inspector's opinion.

Your inspector is not a building code official and has no authority to enforce the building code.
This inspection is not a code complaint inspection. The responsibility to build to the current Building Code is solely that of the home builder. 

A quick word about Building Codes:

In July 2004 Pennsylvania adopted the Uniform Construction Code (UCC). For residential construction the bases of the UCC is the International Residential Code (IRC) published by the International Code Council (ICC), with some modification adopted by the state legislature. All builders are required to follow the UCC and all Building Code Officials are required to enforce the UCC. A Building Code Official is someone who is employed directly or indirectly by a municipality. Only the Building Code Official has the authority to enforce the building code. Building Code Officials and the UCC are regulated by the Pennsylvania Department of Labor and industry (L&I).

3.  Roof
3.0  ROOF COVERINGS  
.

CORRECTION RECOMMENDED: Ridge cap shingles were missing on the lower rear roof. This will allow water intrusion. A qualified roofing contractor should replace shingles as needed.
*

5.  Exterior
5.7  WINDOWS  
.

CORRECTION RECOMMENDED: A damaged screen was noted on the front dining room window. The screen should be repaired or replaced.

7(A) .  First Floor Heating System
7.0.A  HEATING EQUIPMENT  
.

There was excessive construction dust inside of the HVAC system. Heavy dust was noted in the blower compartment and on the fan blades. Dust and/or debris can damage an HVAC system. Recommend having a qualified HVAC contractor clean the first floor HVAC system prior to settlement.
*

7(B) .  Second Floor Heating System
7.0.B  HEATING EQUIPMENT  
.

There was excessive construction dust inside of the HVAC system. Heavy dust was noted in the blower compartment and on the fan blades. Dust and/or debris can damage an HVAC system. Recommend having a qualified HVAC contractor clean the second floor HVAC system prior to settlement.
*

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
10.1  MANA BLOC  
.

The valve key was missing from the Mana bloc. Recommend asking builder for a valve key so the valves can be turned on or off as needed.
*

11.  Electrical
11.1  MAIN ELECTRICAL PANEL  
.

No energy certificate was observed on the electric panel. There should be an energy certificate posted on the electrical panel. The certificate should list the R-values and U factors of the different building components as well as the efficiency rating of the heating and cooling equipment.

13.  Interiors
13.1  WINDOWS  
.

CORRECTION RECOMMENDED: Some of the window sills are below 24 inches to the floor. Today's standards state that where the opening of an operable window is located more than 72 inches above the finished grade or surface below, the lowest part of the clear opening of the window shall be a minimum of 24 inches above the finished floor of the room in which the window is located. Operable sections of windows shall not permit openings that allow passage of a 4 inch sphere where such openings are located within 24 inches of the finished floor. Care should be taken around windows when open. Recommend having window opening limiting devices installed by a qualified person.
*

15.  Kitchen
15.1  MICROWAVE  
.

CORRECTION RECOMMENDED: The microwave did not function at the time of inspection. Every option was checked but the screen continued to beep and say open/close door. A qualified appliance repair contractor should repair or replace as needed.
*


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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