The General Home Inspection is a limited, non-invasive examination limited to the readily accessible and visible systems, equipment and components of the home. The inspector will not dismantle or move any equipment, systems, components, personal property, furniture, appliances, plants, soil, snow/ice, and or debris in order to conduct the inspection or to expose concealed or inaccessible conditions. Any areas not visible or accessible at the time of inspection cannot and will not be inspected.

This report is intended only to be a general guide in order to assist the client in making his/her own evaluation as to the overall condition of the home. It is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase.

The inspection is performed in compliance with generally accepted standards of practice, a copy of which is available upon request. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only.

The General Home Inspection does not include inspection or evaluation of the adequacy or efficiency of insulation or heating and cooling equipment; playground equipment; internal or underground drainage or plumbing; any systems which are shut down or otherwise secured; water wells (water quality and quantity); zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. The Inspection does not include inspection for the presence of formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards, or pest infestation. Any general comments about these above systems and conditions are informational only and do not represent an inspection.

The Client understands that the inspection and report do not, in any way, constitute a guarantee, warranty of merchantability or fitness for a particular purpose, express or implied warranty, or an insurance policy and are not intended to provide any guarantee of the present and/or future adequacy and performance of the property’s structure, systems, or component parts.

Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience.

We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with trades people or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct.

Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.

Smoke/fire/carbon monoxide detectors (functionality of, power source, placement) are not part of this inspection. If no smoke/fire/carbon monoxide detectors are installed, you should consider installation of battery operated and/or hardwired smoke/fire/carbon monoxide detectors in all recommended locations per the municipality’s requirements. Upon taking occupancy, proper operating and placement of smoke/fire/carbon monoxide detectors should be verified and batteries should be changed. Note that these devices have a limited life span and should be replaced at a minimum of every 10 years.

The home had an asphalt driveway.

Common cracks (one-quarter inch or less) were visible in the driveway. Cracks exceeding one-quarter inch should be filled with an appropriate sealant to avoid continued damage to the driveway surface from freezing moisture.

The walkway was masonry pavers and appeared in satisfactory condition at the time of inspection.

The home had areas of neutral or negative drainage in the front yard that will route runoff from precipitation toward the foundation. Excessively high moisture levels in soil supporting the foundation can cause a wet basement and effect its ability to support the weight of the structure above. The ground should slope away from the home a minimum of ¼-inch per foot for a distance of at least six feet from the foundation. The Inspector recommends that these areas be re-graded to improve drainage near the foundation.

Proper re-grading may include the use of swales which are depressions created in the ground that carries/re-routes rainwater by gravity away from your home and property.

The rear patio was stamped concrete and was in satisfactory condition at the time of inspection.

NOTE – to best preserve and protect stamped concrete it is recommended that it be periodic sealed (every 1-2 years) with a concrete sealer to protect from UV damage, moisture penetration, freeze-thaw conditions, de-icing chemicals, and abrasion.

The rear exterior stairs are composite decking and were in satisfactory condition at the time of inspection.

(1) The exterior cladding (siding) in the back of the house is too close to grade (the ground). All types of exterior cladding should have a minimum of 6" to 8" clearance above the finished grade to prevent damaging water wicking and prevent insect/pest entry into the wall envelopes. I advise having a qualified professional expose the masonry foundation between the exterior finished grade and the existing wall cladding to the 6”to 8” recommended clearance.

(2) The vinyl siding on the left of the exterior had areas of cracked or broken siding that should be sealed or replaced to prevent potential damage from moisture intrusion into the home's structure/materials and to prevent development of microbial growth such as mold. All work should be performed by a qualified contractor.

Predominantly Double Hung/Double Pane

Satisfactory overall, considering age.

The window sills appeared satisfactory at the time of inspection.

The exterior trim appeared satisfactory at the time of inspection.

Soffit vents appeared adequate at the time of inspection.

Exterior wall penetrations for were properly sealed to avoid water penetration and or rodent/pest entry.

A parge coat was visible at the foundation’s exterior surface. A parge coat is a thin layer of cementitious, plaster-like material applied with a trowel and designed to harden, cover and protect the exterior surface of the foundation wall. Therefore, visibility and ability to inspect the foundation exterior wall material was not possible and is disclaimed.

Spalling was visible on the exterior surface of the visible exterior concrete/brick walls. Spalling is surface deterioration which causes fragments/flakes of concrete to detach from the surface. The Inspector recommends patching with an appropriate material by a qualified professional to help prevent continued deterioration and possible water infiltration.

There is no evidence of any recent movement.

On the exterior of the home, the inspector noticed numerous rodent traps which indicates prior/current rodent activity. The Inspector recommends that you contact a pest control contractor to confirm rodent problem has been resolved prior to the end of your inspection obligation deadline.

UAS Remote Aerial Roof Inspection

The roof was primarily Dimensional Architectural Asphalt Shingles with a small section of roll roofing in one of the valleys.

(1) There appears to been a recent addition in the rear of the house.  The new roofing on the addition is tied into the older roofing of the existing house so there are two different ages of the roofing material.  The existing roofing appears to be in fair condition but past the mid point of it's long term service life.

(2) Tree branches are overhanging the roof. This will cause lichen and moss to grow which will hold moisture on the roof longer than other areas and will advance wear on the shingles. In freezing climates there may be faster frost damage, cracking, and wear of the shingles. Branches in contact the roof will accelerate wear due to abrasion(s) and will allow animals to access the roof and possibly the attic. All tree branches touching or overhanging the roof should be trimmed back away from the home by a qualified professional.

The valleys appeared to be in satisfactory condition at the time of inspection. The valleys on the roof are closed, using either overlapping or interwoven strip shingles from both intersecting roof lines.

The roof flashings appeared in satisfactory condition at the time of inspection.

"Flashing" is the term used to describe sheet metal fabricated into shapes used to protect areas of the roof from moisture intrusion. Typical areas of installation include along headwalls, sidewalls, roof and wall penetrations such as vent pipes, chimneys, skylights and areas where dissimilar roofing materials or different roof slopes meet.

The plumbing vents were PVC and appeared to be in serviceable condition at the time of inspection.

Ventilation is provided by ridge vents and soffit vents and appeared in satisfactory condition at the time of inspection

(1) Debris visible in the gutters at the time of the inspection should be removed to encourage proper drainage.

(2) One or more downspouts discharged roof drainage next to the foundation. This condition can effect the ability of the soil to support the weight of the structure above and can cause damage related to soil/foundation movement. The Inspector recommends the installation of downspout extensions to discharge roof drainage a minimum of 6 feet from the foundation.

The brick chimney exhibited moderate deterioration such as brick spalling, crumbling, or delamination of the brick face. This is typically caused over the long-term by a combination of moisture absorption, moisture expansion during freezing, and improper mortar mix design. This deterioration will probably continue unless the problem is identified and corrected. The inspector recommends that you consult with a qualified masonry contractor to discuss options and costs for repair and stabilization as necessary.

The installed flashing around the chimney stack appears to be functional and in satisfactory condition.

The chimney crown was deteriorated and had several cracks that should be repaired by a qualified professional to avoid continued damage from moisture intrusion and the freeze/thaw cycle.

The chimney had adequate clearance above the roof surface.

Attached Single Car - satisfactory condition at the time of inspection.

The garage door had a photoelectric sensor installed on the lower edge of the garage door opening that responded satisfactorily to testing .

Photoelectric sensors are devices installed to prevent injury by raising the vehicle door if the sensor detects a person on a position in which they may be injured by the descending door.

(1) Hardware operational.

There is a fire rated door separating the garage from the living areas of the house.

(2) The fire rated door between the living space and the garage failed to close by itself. Modern safety requirements require that the door between the home interior and the garage be self-closing for safety reasons related to fire hazard and toxic fumes. Recommend to have corrected by a qualified professional.

The garage floor was in satisfactory condition at the time of inspection.

Walls are Drywall. The general condition of the walls throughout the garage was satisfactory at the time of inspection. Walls are not fully visible and was limited due to the occupants stored items. Potential for damage that is NOT visible to the inspector. Be sure to check all areas carefully prior to closing.

The walls and ceilings separating the garage from the home living space appeared to meet generally-accepted current standards for fire separations.  However, it is not possible to verify after the sheetrock is finished. Fire separations are designed to resist the spread of a fire which starts in the garage for a certain length of time in order to give the home's occupants adequate time to escape.

No elevated moisture levels were noted on the exposed areas of the garage walls at the time of inspection.

Attic is full size.  The attic floor was only partially floored.  As a result, a limited inspection of the attic was performed from the partially floored area.  A full inspection of the attic space was not performed.  Attics can contain material defects or potentially hazardous conditions. The Inspector disclaims responsibility for identifying problems or conditions that would require full attic entry to identify.

A rafter system is installed in the attic cavity to support the roof decking. The visible rafters or truss system appears to be in satisfactory condition.

The roof decking/sheathing material is plywood sheeting. The visible roof decking appears to be in satisfactory condition.

The attic floor insulation included fiberglass batts and the visible portions appeared sufficient.

Attic venting appeared to be sufficient.

The approximate rule of thumb is 1.5 sq. ft. of vent area for every 300 sq. feet of attic floor. Half of the ventilation should be at the ridge and the other half at the eaves. Proper ventilation will help to keep the house cooler during warm weather and extend the life of roofing materials. In the winter, it will help reduce the potential for ice dams on the roof and condensation within the attic.

Basement was full size.

Some areas of the basement were not visible due to the occupant's belongings. The Inspector recommends inspection of these portions of the basement by a qualified inspector after access has been provided.

Walls are concrete block. Visibility and ability to inspect the basement walls in unfinished area was limited due to the occupants stored items and/or furnishings and wall coverings. There is the potential for damage that is NOT visible to the inspector. Be sure to check all areas carefully prior to closing.

In the basement, small amounts of efflorescence was visible at some of the interior surfaces of the foundation walls. Efflorescence is a white, powdery residue left by moisture seeping through the foundation wall and its presence indicates high moisture levels in soil near the foundation. Excessively high moisture levels in soil supporting the foundation can cause various structural problems related to soil movement. This area should be monitored for future signs of moisture intrusion in an effort to identify and correct the source of moisture.

The Main Support Beam was wood.

The main support beam installed appeared to be in satisfactory condition at the time of inspection. The support beam is only partially visible and only the visible area was inspected.

Support posts are steel.

The visible support posts/columns installed appeared to be in satisfactory condition at the time of inspection. The support posts were only partially visible. Only the visible posts were inspected.

The floor structure was constructed using dimensional lumber.

The basement floors are concrete and the visible portions appeared in satisfactory condition at the time of inspection.

The general condition of the floors throughout the house was satisfactory at the time of inspection. Visibility and ability to inspect the floor was limited due to the floor covering and/or furnishings. There could be potential for damage not visible to the inspector and it is therefore recommended to check all areas carefully prior to closing.

The general condition of the drywall and plaster walls throughout the house was satisfactory at the time of inspection. Visibility and ability to inspect the walls was limited due to the obstruction by personal items and/or furnishings. There could be potential for damage not visible to the inspector and it is therefore recommended to check all areas carefully prior to closing.

The overall general condition of the ceilings throughout the house was satisfactory at the time of inspection.

Overall the doors and door hardware were in satisfactory and operational condition at the time of inspection.

A representative sample of windows were tested throughout the house and as a general grouping were operational. Some windows were not tested as access was blocked by furniture, belongings, or window coverings. I recommend that these be tested during your final walk through.

The overall condition of the interior trim was satisfactory.

A representative sample of lights were tested and were operation during the inspection

The handrail at this staircase was loose and not adequately secured to the wall which is a safety hazard should someone fall. Inspector recommends correction by a qualified contractor to ensure the handrail attachment to the wall is secured.

The general condition of the closets throughout the house was satisfactory at the time of inspection. Stored items or occupant’s personal belongings prevented a full inspection. There is potential for damage that is not visible to the inspector. Be sure to check all closet areas carefully prior to closing.

Smoke detector placement appeared to be adequate. Smoke detectors are not tested as part of a general home inspection. The Inspector recommends that all detectors be checked to confirm that they don't need battery replacement.

The range was operational at the time of inspection.

The back of the oven was not visible for inspection. The inspector could not determine if an anti-tip bracket is installed on the rear of the oven. Have further evaluated by a qualified appliance technician and have an anti-tip bracket installed as needed to prevent the oven from tipping forward should the door be loaded while open.

Cabinets and counters appeared in satisfactory condition at the time of inspection.

The exhaust vent of the range hood discharged exhaust to the home exterior.

The kitchen sink was operational at the time of inspection.

The dishwasher unit was operational at the time of inspection. The unit was NOT tested in the various different cycles.  Be sure to operate the dishwasher again prior to closing.

(1) The bathroom sink(s) between the bedrooms were operational at the time of inspection.

(2) A trap beneath a sink the the master bathroom was of a type called an "S-trap". S-traps are no longer allowed to be installed in new construction for safety reasons. A siphon can develop which empties the trap of water; a condition with the potential to allow toxic sewer gas to enter the living space. Although this type of trap may have been commonly considered safe at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. The Inspector recommends replacement of all such traps in the home by a qualified plumbing contractor.

(3) The half bath sink was operational at the time of inspection.

The toilets were operational at the time of inspection

Bathroom shower fixtures were operational at the time of inspection.

Bathroom tub fixtures were operational at the time of inspection.


HYDROSPA: Hydro-spa was functional at the time of inspection. Note - Its supply pipes should be periodically flushed with anti-bacterial cleanser.

The exhaust vent in each bathroom was operational and vented to the exterior at the time of inspection.

The electrical service was overhead.

(1) The electric meter was located at the left side front of the home.

(2) The electrical meter tag/seal has been cut. The penalties for cutting a security tag on the electric meter vary depending on the utility service provider and local laws. The penalties can range from fines all the way up to misdemeanor charges. I recommend notifying the utility company that the tag has been cut and is in need of replacement.

Although a grounding electrode conductor was visible that disappeared into the ground, no grounding electrode was visible. Confirmation of the presence of a proper service grounding electrode would require the services of a qualified electrical contactor.

Main Panel Located in Front Right Corner of Basement

Main Service Entrance Conductors are Stranded Aluminum.

Panel is Crouse-Hinds 200AMP

(1) The service panel wiring was copper and appeared serviceable and correctly sized at the time of inspection.

(2) Buss bar set screws are only rated for two (2) ground wires or one (1) neutral wire under each screw. The buss bar set screws had more wire than it was rated for. Having more wires that the set screw is rated for may result in a poor connection and/or excessive heat. Recommend correction by a licensed electrician.

Main shut off located at top of electric panel.

A representative sample of switches was tested. In general, the switches throughout the house were in serviceable condition. Stored items prevent access and testing at some switches.

A representative sample of receptacles was tested. In general, the receptacles throughout the house were in serviceable condition. Stored items prevent access and testing at some switches.

The exterior outlet/receptacle in the front left corner of the house was not GFCI (ground fault circuit interrupter) protected.

Although GFCI protection may not have been required at the time the home was built, for safety reasons, the Inspector recommends that this receptacle be updated to a GFCI receptacle by a licensed electrician.

Note - GFCI protected receptacles provide protection from electric shock and or electrocution hazards in areas prone or susceptible to moisture.  Therefore electrical receptacles located in basements, crawlspaces, garages, the home exterior, and interior receptacles located within 6 feet of a plumbing fixture should be provided with GFCI protection.

Switch cover plates were missing in various rooms in the home. This condition left energized electrical components exposed to touch, a shock/electrocution hazard. The Inspector recommends that listed cover plates be installed by a qualified electrical contractor.

Both exposed wiring and electrical wiring not rated for exterior use were used for an exterior application. This condition left energized electrical components exposed to touch and is a potential shock/electrocution hazard. Recommend to have wires corrected and secured by a qualified electrical contractor.

(1) Water meter and main shut off are located in the front corner of the basement.

(2) The main water line material was black polyethylene pipe (PE Pipe). No active leakage is noted at this time. Monitor in the future. Water pressure appears adequate.

Supply lines were predominantly copper.

Most supply pipes were not visible due to wall, ceiling and floor coverings. Visible pipes only were inspected. No leakage was noted, but monitor in the future.

(1) The visible drain, waste and vent (DWV) pipes were copper, galvanized steel, and CPVC.

(2) Surface rust/corrosion was noted. It appears to be from a current/prior leak above the floor which was inaccessible to the inspector. The Inspector recommends to have a licensed plumber ensure there is no leak and/or replace the corroded piping.

(1) Outdoor hose bibs located at the right rear of the house were operated and appear serviceable.

These are exterior hot & cold hose bibs and are not the "frost-free type". Therefore, it is advised to turn off the interior shutoff valves for the exterior hose bibs during the winter season to help reduce the potential for freezing and damage to the hose bibs and piping. If no interior shutoffs are provided then it is recommended to have shutoff valves installed by a qualified professional.

(2) A "frost-free" hose bib near the left front side of the home was operable and appeared serviceable. 

(1) The water heater is a 75 gallon Bradford-White conventional tank located in the basement.

The water heater was equipped with a Temperature Pressure Relief Valve (TPR) which was not tested. A water shutoff valve is installed.

(2) The year of manufacture for this water heater appeared to be 2021.

(3) The installed vent pipe "Y" was not approved for this purpose. Gaps were also noted. This condition has the potential to allow the toxic products of combustion to enter the living space. The Inspector recommends immediate replacement by a qualified HVAC contractor.

There is a connection box installed in the wall with both hot and cold water and a drain pipe. The drain pipe was not flood tested.

Shut-off valves are not tested for operation during the inspection.

NOTE -  most shut-off valves are not operated regularly and as such they are prone to leak when operated. Shut-off valves should only be used to shut off the water in the event of a leak that could damage surrounding materials.

The gas meter on the exterior front of the house was located too close to grade. The grade should be 6" below base of meter to prevent premature aging of the meter. The inspector recommends having grade lowered to at least 6" below base of meter by a qualified professional.

Should lowering the grade create surface runoff that drains towards the foundation a window well should be installed around the meter. This excavation will ensure that runoff is kept away from the meter and foundation.

(1) The furnace is a Carrier and is forced air heat.

(2) The unit was manufactured in 2012.

Operational and in satisfactory condition at the time of inspection.

The flue/vent pipe is metal.

Unit was operational at the time of inspection. This does not guarantee future performance, operation, or condition.

The visible air supply ducts appeared to be in serviceable condition at the time of the inspection.

The air filter for this furnace was located a side compartment at the furnace. Access was through the furnace front. Shut off the furnace at the electrical switch before attempting any service such as filter replacement. The air filter should be checked quarterly and replaced when dirty.

The thermostat is located in the front dining room.

(1) The home contained a wood-burning fireplace located in the living room.

There is a set of glass doors installed. Used correctly, these will help minimize heat loss when the fireplace is not in use. They also eliminate burning embers from flying into the room during a fire and reduce the volume of room air sucked up the chimney.

Damper - Operable

(2) The exhaust flue of the wood-burning fireplace appeared to need cleaning. Dirty flues are potential fire hazards. The flue should be cleaned by a qualified contractor prior to first time use.

(1) Due to temperature limitations, the central air condition system was unable to be tested.  To safely operate and test a home central air condition system, the outside temperature needs to be 65 degrees or above for 24 hours. If the unit is operated below 65 degrees Fahrenheit, it would risk damaging the coils. A visual inspection was done of the exterior of the condenser unit and any deficiencies found will be noted in this report.

AC Condenser cabinets of this type typically have a service life of 12-15 years. As a condenser cabinet nears 10 years of age, it has an increased likelihood of breakdown in the future. Keep in mind that life expectancies vary dramatically based on installation, location, usage, efficiency, and more.

(2) The unit is a Trane and was manufactured in 2017.

The refrigerant suction line for the exterior unit is exposed and needs pipe insulation which can reduce efficiency and cooling.  Recommend to have repaired by a licensed air conditioning contractor.

First floor next to garage.

Clothes washers and dryers are not included as part of a home inspection and are not tested.

Dryers and dryer vents are not part of the Home Inspection, however, the inspector will comment if damage is visible on exposed vent piping.

A visual examination of exposed piping will not detect the presence of lint accumulated inside the vent, which is a potential fire hazard. The Inspector therefore recommends that you have the dryer vent cleaned at the time of purchase and annually in the future to help ensure that safe conditions exist.