Grey Dog Home Inspections LLC
Grey Dog Home Inspections, LLC Homebuyer
7 Homeowner Way Page   of  

Inspection Report

Mr. Harry Homebuyer

Property Address:
7 Homeowner Way
Fredericksburg VA 22407

 

Grey Dog Home Inspections, LLC

Nathan Williams Virginia License: 3380001287
12016 Enchanted Ct.
Fredericksburg, VA 22407
540-755-6009

Top Table of Contents Bottom

Table of Contents

Top Table of Contents Bottom

Summary


Grey Dog Home Inspections, LLC

12016 Enchanted Ct.
Fredericksburg, VA 22407
540-755-6009

Customer
Mr. Harry Homebuyer

Address
7 Homeowner Way
Fredericksburg VA 22407

The following items or discoveries indicate that these systems or components do not function as intended or adversely affect the habitability of the dwelling; warrant further investigation by a specialist, or require subsequent observation. 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 is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

In order to assist you, we have divided the summary into four broad categories:

Tier 1 Items are items that we believe are abnormally hazardous safety items, or are likely to be expensive to repair.

Tier 2 Items consist of moderate concerns or expenses in our opinion. They usually require a contractor or an experienced handyman.

Tier 3 are the "low end" items that are often corrected by home owners or a handyman. These are minor repairs or maintenance. Though "low end", failure to address theses issues can lead to larger issues. The consequences of deferred maintenance over time can negatively effect your investment.

For Your Information. These are items that are provided for your information. Typically these items discuss how things work, items for your awareness in the normal operation of systems, or items that we normally inspect but could not during this inspection.

TIER 1 ITEMS
8.3  Steps, Stairways, Balconies and Railings
Repair or Replace
Based on the Inspector's past experience, the handrail assembly did not appear to be of adequate strength to safely protect the staircase. Physical testing for compliance with any building standards or building codes lies beyond the scope of the General Home Inspection. The Inspector recommends that additional support be installed by a qualified contractor.
8.3 Item 1(Picture)
8.3 Item 2(Video)
TIER 2 ITEMS
1.0  Roof Coverings
Repair or Replace
The roof has areas of either damaged, missing, or torn shingles. Recommend having a roofing contractor evaluate and repair, or replace these areas to ensure a watertight roofing system.
1.0 Item 1(Picture)
1.0 Item 2(Picture)
1.0 Item 3(Picture)
2.0  Wall Cladding Flashing and Trim
Repair or Replace
(1) There is some minor exterior wood rot at areas such as the bases of doors, garage vehicle entrances, or windows. Recommend a handyman remove affected wood and inspect for framing damage, replace with a new section of wood painted on all six sides, and caulk the seams to prevent water intrusion/damage (Examples are pictured for reference).
2.0 Item 1(Picture)
2.0 Item 2(Picture)
2.2  Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings
Repair or Replace
(1) There is an area of the front porch which appears to have some minor settling type cracks. Recommend a qualified contractor evaluate this area and at a minimum have it sealed and tuck pointed to prevent further deterioration from moisture intrusion.
2.2 Item 1(Picture)
5.2  Hot Water Systems, Controls, Chimneys, Flues and Vents
Inspected
The potable expansion tank has a ruptured diaphragm inside that has allowed the tank to fill with water and escape from the schrader valve when tested. This tank protects the TPR valve and other pluming components from thermal expansion.  Recommend having a plumber replace for proper function.
5.2 Item 1(Picture)
5.4  Fuel Storage and Distribution Systems (Interior fuel storage, piping, venting, supports, leaks)
Repair or Replace
The gas piping system contains flexible CSST type gas lines which are not bonded and grounded. Manufacturers believe that this product is safer if properly bonded and grounded as required by the manufacturer's installation instructions.  We recommend a licensed electrician bond the gas piping system to the electrical service grounding electrode system using a minimum of 6 AWG copper wiring (or equivalent) to limit your risk of gas leaks/fires/explosions from lightning strikes (See GASTITE Technical Bulletin #TB2014-01).
5.4 Item 1(Picture)
6.0  Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels
Inspected
At the basement sub panel, some labels are present, but are illegible or confusing. Recommend a qualified electrician trace the circuits and label properly for safety reasons.
6.0 Item 1(Picture)
6.7  Smoke Detectors (test button test, adequate in number and location). Were any ionization type detectors?
Repair or Replace
(2) The 2nd floor hallway smoke detector did not sound an audible alarm when tested. Recommend replacement for fire safety.
6.7 Item 1(Picture)
TIER 3 ITEMS
1.3  Roof Drainage Systems
Repair or Replace
At the rear of the home there is a downspout which discharges onto the roof surface. This area will wear more than other areas because of the additional water flow over the roof surface. Recommend a handyman reroute this downspout to the existing gutter to prolong the life of the roof.
1.3 Item 1(Picture)
2.0  Wall Cladding Flashing and Trim
Repair or Replace
(2) There are minor openings in the siding/trim/brick that should be sealed (Some Examples are pictured). You should plan on detecting, caulking, and sealing openings annually to protect your investment.
2.0 Item 3(Picture)
2.0 Item 4(Picture)
2.2  Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings
Repair or Replace
(2) Recommend power wash and seal the decks to preserve and limit weather damage.
2.2 Item 2(Picture)
2.3  Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building)
Repair or Replace
(1) Clear shrubs at least 6 inches (preferably 18 inches) from the foundation to allow air flow to encourage evaporation of moisture against the foundation.
2.3 Item 1(Picture)
(2) Examples of common cracks in areas such as driveways, the seams between driveways, walkways, garage aprons, and the seams between driveways/patios and the house foundation need to be sealed with an appropriate sealant.  Recommend a handyman seal these to limit water intrusion (water intrusion can increase cracking and cause the driveway to settle or cause hydrostatic pressures against the foundation in areas close to the foundation).
2.3 Item 2(Picture)
2.6  Fences and Gates
Repair or Replace
There is an area of the fence where there are multiple loose boards. Recommend a handyman reattach the boards for proper function
2.6 Item 1(Picture)
3.0  Foundations, Basement and Crawlspace (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)
Inspected
There are common vertical cracks in the foundation.  Recommend seal with concrete compatible caulk to limit water intrusion (water intrusion can make the cracks larger over time).
3.0 Item 1(Picture)
3.0 Item 2(Picture)
8.5  Doors (where accessible)
Repair or Replace
The door to the foyer closet rubs, and is difficult to latch. This can be an indication of the home settling over time, but we did not find other significant symptoms of a problem. Recommend a handyman adjust the door for proper operation.
8.5 Item 1(Video)
8.7  Bathrooms
Repair or Replace
You should regularly check for even the smallest openings and when necessary re-seal the corner seams of shower and bath walls, where showers and tubs meet the floor and walls, where bath/shower plumbing fixtures meet the wall, any openings in the grout of shower and tub tiled walls, any openings in the grout of tiled bathroom floors, and the seam between the sink counter and back splash. Currently there is minor caulking needed (examples pictured). While moisture intrusion and hidden water damage is possible, we pressed and pounded on the subfloor and walls in these areas and they appear solid.
8.7 Item 1(Picture)
8.7 Item 2(Picture)
11.0  Were all interior rooms and garage fully accessible (including clear of furniture and rugs)?
No
The unfinished basement storage area was not fully accessible at the time of the inspection. Recommend this/these be made accessible and inspected at your final walkthrough prior to settlement to ensure no repairs are necessary.
11.0 Item 1(Picture)
11.0 Item 2(Picture)
ITEMS FOR YOUR INFORMATION
4.9  A/C Differential Temperature
Inspected
We measured the differential temperature between the supply and return side of the air conditioner evaporator (inside unit) using the Target Temperature Split method. This method includes return wet and dry bulb temperature measurements to produce a target temperature split consistent with the in door humidity levels. The system was within the standard expected range.
5.3  Main Water Shut-off Device (Describe location)
Inspected
(1) The main water shut off valve is located in the basement, the water heater and hose bibs.
5.3 Item 1(Picture)
(2) The exterior hose faucet shut off valves are located in the basement near the water heater.
5.3 Item 2(Picture)
5.5  Sump Pump
Inspected
The sump pump lid is sealed shut and as a result we were unable to access the pump and float to test for function today.
5.5 Item 1(Picture)
6.7  Smoke Detectors (test button test, adequate in number and location). Were any ionization type detectors?
Repair or Replace
(1) The smoke detectors present within the home were tested using the test button.  While this provides a test of the audible alert function of the detector, it does ensure that the detector will sound the alarm in the presence of smoke from an actual fire.

There are presently two types of technologies available for smoke detectors, ionization and photoelectric.  Studies have shown that each have advantages in rapid detection of common house fires.  Accordingly, the National Fire Protection Association (NFPA) presently recommends using both types in the home.  Additional information can be found at https://www.nfpa.org.
8.0  Ceilings
Inspected
The Sheetrock on the ceiling has several hairline cracks (cosmetic). This damage is considered cosmetic.
8.0 Item 1(Picture)
8.1  Walls
Inspected
There are common cracks in the drywall walls.  This appears cosmetic, but recommend monitor.
8.1 Item 1(Picture)
8.2  Floors
Inspected
In the basement the concrete floor has been stained sealed and Polished. There is a filled crack near the bar area. This appears to be stable and not of structural concern.
8.2 Item 1(Picture)

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; or to Predict future condition, including but not limited to failure of components.  Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.


Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Nathan Williams
Top Table of Contents Bottom
Date: 4/6/2018 Time: Report ID: 180406-1
Property:
7 Homeowner Way
Fredericksburg VA 22407
 Customer:
Mr. Harry Homebuyer		 Real Estate Professional:

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. 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. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

In Attendance:
Customer and their agent

Type of building:
Single Family (2 story)

Approximate age of building:
10 Years old
Temperature:
Over 65 (F)

Weather:
Cloudy

Ground/Soil surface condition:
Dry
Rain in last 3 days:
No

Radon Test:
No

Water Test:
No

Top Table of Contents Bottom
1.  Roof
The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.
Styles & Materials
Roof Covering:
Architectural
Viewed roof covering from:
Walked roof
Sky Light(s):
None
Chimney (exterior):
N/A
Roof Ventillation:
Soffit and Ridge Vents
Power Ventillator
  
  IN NI NP RR
1.0 Roof Coverings       •
1.1 Flashings •      
1.2 Skylights, Chimneys and Roof Penetrations •      
1.3 Roof Drainage Systems       •
1.4 Roof Ventillation (Soffits, Ridge, Gable) •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

Comments:

1.0 The roof has areas of either damaged, missing, or torn shingles. Recommend having a roofing contractor evaluate and repair, or replace these areas to ensure a watertight roofing system.
1.3 At the rear of the home there is a downspout which discharges onto the roof surface. This area will wear more than other areas because of the additional water flow over the roof surface. Recommend a handyman reroute this downspout to the existing gutter to prolong the life of the roof.
The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
2.  Exterior
The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.
Styles & Materials
Siding Material:
Vinyl
Brick veneer
Stone
Exterior Entry Doors:
Fiberglass
Sliding Glass
Driveway:
Concrete
Exterior Steps:
Wood
Concrete
Brick
    
  IN NI NP RR
2.0 Wall Cladding Flashing and Trim       •
2.1 Doors (Exterior) •      
2.2 Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings       •
2.3 Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building)       •
2.4 Eaves, Soffits and Fascias •      
2.5 Additional Buildings on Property •      
2.6 Fences and Gates       •
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

Comments:

2.0 (1) There is some minor exterior wood rot at areas such as the bases of doors, garage vehicle entrances, or windows. Recommend a handyman remove affected wood and inspect for framing damage, replace with a new section of wood painted on all six sides, and caulk the seams to prevent water intrusion/damage (Examples are pictured for reference).
2.0 (2) There are minor openings in the siding/trim/brick that should be sealed (Some Examples are pictured). You should plan on detecting, caulking, and sealing openings annually to protect your investment.
2.2 (1) There is an area of the front porch which appears to have some minor settling type cracks. Recommend a qualified contractor evaluate this area and at a minimum have it sealed and tuck pointed to prevent further deterioration from moisture intrusion.
2.2 (2) Recommend power wash and seal the decks to preserve and limit weather damage.
2.3 (1) Clear shrubs at least 6 inches (preferably 18 inches) from the foundation to allow air flow to encourage evaporation of moisture against the foundation.
2.3 (2) Examples of common cracks in areas such as driveways, the seams between driveways, walkways, garage aprons, and the seams between driveways/patios and the house foundation need to be sealed with an appropriate sealant.  Recommend a handyman seal these to limit water intrusion (water intrusion can increase cracking and cause the driveway to settle or cause hydrostatic pressures against the foundation in areas close to the foundation).
2.6 There is an area of the fence where there are multiple loose boards. Recommend a handyman reattach the boards for proper function
The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
3.  Structural Components
The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.
Styles & Materials
Foundation:
Poured concrete
Method used to observe Crawlspace:
No crawlspace
Floor Structure:
Engineered floor joists
Columns or Piers:
Steel lally columns
Basement/Crawlspace Ceiling Structure:
Engineered Floor Joist
Roof Structure:
2 X 6 Rafters
Roof-Type:
Gable
Hip
Method used to observe attic:
Walked
Attic info:
Attic access
Light in attic
Basement/Crawlspace Floor Type:
Concrete Slab
    
  IN NI NP RR
3.0 Foundations, Basement and Crawlspace (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.) •      
3.1 Walls (Structural) •      
3.2 Columns or Piers •      
3.3 Floors (Structural) •      
3.4 Ceilings (Structural) •      
3.5 Roof Structure and Attic •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

Comments:

3.0 There are common vertical cracks in the foundation.  Recommend seal with concrete compatible caulk to limit water intrusion (water intrusion can make the cracks larger over time).
The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
4.  Heating / Central Air Conditioning
The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.
Styles & Materials
Heat Type:
Forced Air
Energy Source:
Gas
# of Heat Systems (excluding wood)/# of zones:
Two/Two
Ductwork:
Partially insulated
Filter Type:
Disposable
Filter Size:
18x18
Types of Fireplaces:
Vented gas logs
Operable Fireplaces:
One
Number of Woodstoves:
None
Cooling Equipment Type:
Air conditioner unit
Cooling Equipment Energy Source:
Electricity
Number of AC Only Units:
Two
  IN NI NP RR
4.0 Heating, Cooling, and Air Handler Equipment (all openable access panels were opened) •      
4.1 Normal Operating Controls (Heating and cooling) •      
4.2 Auxiliary (Emergency) Heat     •  
4.3 Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors) •      
4.4 Presence of Installed Heat and Cooling Source in Each Room •      
4.5 Chimneys, Flues and Vents (for fireplaces, gas water heaters or heat systems) •      
4.6 Solid Fuel Heating Devices (Fireplaces, Woodstove)     •  
4.7 Gas/LP Firelogs and Fireplaces •      
4.8 Fireplace/woodstove blowers present and operated normally     •  
4.9 A/C Differential Temperature •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

Comments:

4.9 We measured the differential temperature between the supply and return side of the air conditioner evaporator (inside unit) using the Target Temperature Split method. This method includes return wet and dry bulb temperature measurements to produce a target temperature split consistent with the in door humidity levels. The system was within the standard expected range.
The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
5.  Plumbing System
The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.
Styles & Materials
Water Source:
Public
Water Filters:
None
Plumbing Water Supply (into home):
Black hose
Plumbing Water Distribution (inside home):
CPVC
Plumbing Waste:
PVC
Interior Plumbing Venting:
PVC
Water Heater Power Source:
Gas (quick recovery)
Water Heater Capacity:
50 Gallon (2-3 people)
Water Heater Location:
Basement
Utility Room
Gas/Oil/Propane Isolation Valve Location:
Exterior Left Side
    
  IN NI NP RR
5.0 Plumbing Drain, Waste and Vent Systems •      
5.1 Plumbing Water Supply, Distribution System and Fixtures •      
5.2 Hot Water Systems, Controls, Chimneys, Flues and Vents •      
5.3 Main Water Shut-off Device (Describe location) •      
5.4 Fuel Storage and Distribution Systems (Interior fuel storage, piping, venting, supports, leaks)       •
5.5 Sump Pump •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

Comments:

5.2 The potable expansion tank has a ruptured diaphragm inside that has allowed the tank to fill with water and escape from the schrader valve when tested. This tank protects the TPR valve and other pluming components from thermal expansion.  Recommend having a plumber replace for proper function.
5.3 (1) The main water shut off valve is located in the basement, the water heater and hose bibs.
5.3 (2) The exterior hose faucet shut off valves are located in the basement near the water heater.
5.4 The gas piping system contains flexible CSST type gas lines which are not bonded and grounded. Manufacturers believe that this product is safer if properly bonded and grounded as required by the manufacturer's installation instructions.  We recommend a licensed electrician bond the gas piping system to the electrical service grounding electrode system using a minimum of 6 AWG copper wiring (or equivalent) to limit your risk of gas leaks/fires/explosions from lightning strikes (See GASTITE Technical Bulletin #TB2014-01).
5.5 The sump pump lid is sealed shut and as a result we were unable to access the pump and float to test for function today.
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
6.  Electrical System
The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.
Styles & Materials
Electrical Service Conductors:
Below ground
220 volts
Service capacity:
200 AMP
Panel Type:
Circuit breakers
Branch wire 15 and 20 AMP:
Copper
Wiring Methods (Predominant):
Romex
Location of Main Panel:
Basement
Location of Sub Panel (s):
Basement
Dryer Power Source:
220 Electric
Gas Connection
  
  IN NI NP RR
6.0 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels •      
6.1 Service Entrance Conductors   •    
6.2 Branch Circuit Conductors, Overcurrent Fuses and/or Breakers, and Compatability of their Amperage and Voltage •      
6.3 Test of AFCI (Arc Fault Circuit Interrupters) in Panel •      
6.4 Switches, installed lighting fixtures/fans, and receptacles (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls) •      
6.5 Polarity and Grounding of Receptacles within 6 feet of interior plumbing fixtures, all receptacles in garage, carport and exterior walls of inspected structure •      
6.6 Operation of GFCI (Ground Fault Circuit Interrupters) •      
6.7 Smoke Detectors (test button test, adequate in number and location). Were any ionization type detectors?       •
6.8 Carbon Monoxide Detectors •      
6.9 Dryer Outlet operational •      
6.10 Washing Machine Outlet Grounded •      
6.11 Doorbell •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

Comments:

6.0 At the basement sub panel, some labels are present, but are illegible or confusing. Recommend a qualified electrician trace the circuits and label properly for safety reasons.
6.7 (1) The smoke detectors present within the home were tested using the test button.  While this provides a test of the audible alert function of the detector, it does ensure that the detector will sound the alarm in the presence of smoke from an actual fire.

There are presently two types of technologies available for smoke detectors, ionization and photoelectric.  Studies have shown that each have advantages in rapid detection of common house fires.  Accordingly, the National Fire Protection Association (NFPA) presently recommends using both types in the home.  Additional information can be found at https://www.nfpa.org.

6.7 (2) The 2nd floor hallway smoke detector did not sound an audible alarm when tested. Recommend replacement for fire safety.
The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
7.  Insulation and Ventilation
The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.
Styles & Materials
Attic Insulation Type:
Blown
Batt
Attic Insulation Depth:
20 or greater inches
Attic Ventilation:
Ridge vents
Soffit Vents
Thermostatically controlled fan
Exhaust Fans:
Fan with light
Dryer Vent:
Metal
Floor System Insulation:
R-19
Crawlspace Ventillation:
No Crawlspace
Vapor Retarder in Crawlspace:
Missing
  
  IN NI NP RR
7.0 Insulation in Attic •      
7.1 Insulation Under Floor System •      
7.2 Vapor Retarders (in Crawlspace)     •  
7.3 Ventilation of Attic and Foundation Areas •      
7.4 Venting Systems (Kitchens, Baths and Laundry) •      
7.5 Ventilation Fans and Thermostatic Controls in Attic •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
8.  Interiors
The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.
Styles & Materials
Ceiling Materials:
Gypsum Board
Wall Material:
Gypsum Board
Floor Covering(s):
Hardwood T&G
Tile
Interior Doors:
Masonite
Raised panel
Window Types:
Double-hung
Tilt feature
Sliders
Dual Pane
# of Bathrooms:
3.5
Whirlpool Tub(s) tested?:
No
    
  IN NI NP RR
8.0 Ceilings •      
8.1 Walls •      
8.2 Floors •      
8.3 Steps, Stairways, Balconies and Railings       •
8.4 Counters and Cabinets (including hardware) •      
8.5 Doors (where accessible)       •
8.6 Windows (where accessible) •      
8.7 Bathrooms       •
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

Comments:

8.0 The Sheetrock on the ceiling has several hairline cracks (cosmetic). This damage is considered cosmetic.
8.1 There are common cracks in the drywall walls.  This appears cosmetic, but recommend monitor.
8.2 In the basement the concrete floor has been stained sealed and Polished. There is a filled crack near the bar area. This appears to be stable and not of structural concern.
8.3 Based on the Inspector's past experience, the handrail assembly did not appear to be of adequate strength to safely protect the staircase. Physical testing for compliance with any building standards or building codes lies beyond the scope of the General Home Inspection. The Inspector recommends that additional support be installed by a qualified contractor.
8.5 The door to the foyer closet rubs, and is difficult to latch. This can be an indication of the home settling over time, but we did not find other significant symptoms of a problem. Recommend a handyman adjust the door for proper operation.
8.7 You should regularly check for even the smallest openings and when necessary re-seal the corner seams of shower and bath walls, where showers and tubs meet the floor and walls, where bath/shower plumbing fixtures meet the wall, any openings in the grout of shower and tub tiled walls, any openings in the grout of tiled bathroom floors, and the seam between the sink counter and back splash. Currently there is minor caulking needed (examples pictured). While moisture intrusion and hidden water damage is possible, we pressed and pounded on the subfloor and walls in these areas and they appear solid.
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
9.  Garage/Carport
The Inspector shall inspect: a representative number of doors and windows by opening and closing them; floors walls and ceilings, stairs, steps, landings, stairways and ramps; railing, guards, and and rails; and garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.  The inspector shall describe a garage vehicle door as manually-operated or installed with a garage door opener.  The inspector shall report in need of correction: non-fire rated occupant doors; photo-electric safety sensors that do not operate properly; and safety reversing mechanisms that do not operate properly.  The Inspector is not required to: inspect or operate equipment house in the garage, except as otherwise noted; verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door; inspect remote controls; or discover firewall compromises. 
Styles & Materials
Garage Door Type:
Two automatic
Garage Door Material:
Insulated
Wood
Garage Door Openers Intalled?:
Yes
  IN NI NP RR
9.0 Garage Ceilings •      
9.1 Garage Walls (including Firewall Separation) •      
9.2 Garage Floor •      
9.3 Occupant Door (from garage to inside of home) is fire rated •      
9.4 Garage Vehicle Doors and Garage Door Operators (work normally, auto reverse with resistance, and photo electric eyes are functional) •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
10.  Built-In Kitchen Appliances and Laundry
The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.
Styles & Materials
Dishwasher Drain:
High Loop
IceMaker:
Present
Operated Normally
Free Standing Oven:
N/A
  IN NI NP RR
10.0 Refrigerator (s) •      
10.1 Dishwasher •      
10.2 Ranges/Ovens/Cooktops •      
10.3 Range Hood (s) •      
10.4 Trash Compactor     •  
10.5 Food Waste Disposer •      
10.6 Microwave Cooking Equipment •      
10.7 Washer and Dryer •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR

The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
Top Table of Contents Bottom
11.  Accessibility
The Inspector is not required to: move any personal items or other obstructions, such as, but not limited to: throw rugs, carpeting, wall coverings, furniture, ceiling tiles, window coverings, equipment, plants, ice, debris, snow, water, dirt, pets, or anything else that might restrict the visual inspection; dismantle, open or uncover any system or component; enter or access any area that may, in the inspector's opinion be unsafe; enter crawlspaces, attics, or other areas that may be unsafe or not readily accessible; inspect underground items, such as but not limited to lawn irrigation systems, or underground storage tanks, whether abandoned or actively used; or do anything that may, in the inspector's opinion, be unsafe or dangerous to himself or other, or may damage property, such as but not limited to walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets. 
  Y No
11.0 Were all interior rooms and garage fully accessible (including clear of furniture and rugs)?   •
11.1 Were the areas under Bathroom Cabinets visible? •  
11.2 Was the interior of the kitchen cabinets visible? •  
11.3 Were all the attics accessible? •  
Y= Yes, No= No Y No

Comments:

11.0 The unfinished basement storage area was not fully accessible at the time of the inspection. Recommend this/these be made accessible and inspected at your final walkthrough prior to settlement to ensure no repairs are necessary.
Top Table of Contents Bottom
  INVOICE

Grey Dog Home Inspections, LLC
12016 Enchanted Ct.
Fredericksburg, VA 22407
540-755-6009
Inspected By:  Nathan Williams 		Inspection Date: 4/6/2018
Report ID: 180406-1

Customer Info: Inspection Property:
Mr. Harry Homebuyer
1313 Sample Lane
Fredericksburg Virginia 22407


Customer's Real Estate Professional:

 		 7 Homeowner Way
Fredericksburg VA 22407
 

Inspection Fee:

ServicePriceAmountSub-Total
Tax $0.00
Total Price $0.00

Payment Method:
Payment Status:
Note:

Top Table of Contents Bottom

Grey Dog Home Inspections, LLC

12016 Enchanted Ct.
Fredericksburg, VA 22407
540-755-6009

Report Attachments

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

CSST BONDING

Top Table of Contents Bottom