12345 Home Sweet Home / BH Home Inspection LLC / Brandon Hedgecock

1. Roofing

The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor. Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General Home Inspection does not include confirmation of proper installation. Home Inspectors are trained to identify common deficiencies and to recognize conditions that require evaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary.

		IN	NI	NP	D
1.0	Roof Structure Exterior	•
1.1	Underlayment	•
1.2	Roof Flashing				•
1.3	Roof Drainage System	•
1.4	Plumbing and Combustion Vents				•
1.5	Asphalt Composition Shingle				•
IN= Inspected, NI= Not Inspected, NP= Not Present, D= Deficiency		IN	NI	NP	D

Styles & Materials
Method of inspection::
Walked the roof
The roof style was::
Gable
Hip
Primary roof-covering type::
Asphalt Compostition Shingle
Approximate roof slope::
6&12
7&12
Drainage system description::
Partial gutters and downspouts installed
No roof drainage system installed
Gutters/downspout material::
Aluminum
Underlayment/Interlayment::
Mostly hidden from view
Black Felt
360 Home Tour:
360 Photographs

Comments:

1.0 The Inspector inspected the roof and its components by walking the roof. The home has a combination of gable and hip roofs that were sloped approximately 6&12 and 7&12.

1.1 Most underlayment was hidden beneath the roof-covering material. The inspector was able to view edges only a representative areas around the perimeter of the roof. It was not inspected and the Inspector disclaims responsibility for evaluating its condition.

1.2 (1) The inspector observed few deficiencies when inspecting roof flashing. Notable exceptions will be listed in this report.

1.2 Item 1(Picture) Step flashing below siding and above shingles

1.2 Item 2(Picture) Flashing

1.2 Item 3(Picture) Flashing

1.2 Item 4(Picture) Flashing

1.2 Item 5(Picture) Flashing

1.2 Item 6(Picture) Flashing

1.2 Item 7(Picture) Drip edge flashing at edge of roof

1.2 Item 8(Picture) Drip Edge Flashing

(2) At the time of the inspection, no kickout flashing was installed on the roof where vertical walls meet sloped roof surface. This condition is improper and may increase the chance of leakage with the potential for damage to cause roof structure damage from wood decay, damage home materials, or create unhealthy conditions by encouraging microbial growth such as mold. The Inspector recommends that before the expiration of your Inspection Objection Deadline you consult with a qualified roofing contractor to discuss options and costs for correction.

1.2 Item 9(Picture) No Kickout Flashing Installed - Over front porch

1.2 Item 10(Picture) Diagram with proper kickout flashing

1.3 The Inspector observed no deficiencies in the condition of the downspouts at the time of the inspection.

Recommendation: 1.) The home had partial roof drainage system installed to channel roof drainage away from the foundation. The Inspector recommends installation of a roof drainage system to help protect the home structure and occupants. 2.) Add downspout extension to help convey rain water further away from home and foundation, 6' is recommended.

1.3 Item 1(Picture) Downspout termination point

1.3 Item 2(Picture) downspout connection to gutter

1.3 Item 3(Picture) Downspout termination points

1.3 Item 4(Picture) connection to gutter

1.3 Item 5(Picture) downspout termination point

1.3 Item 6(Picture) connection to gutter

1.3 Item 7(Picture) inside gutter trough

1.3 Item 8(Picture) inside gutter trough

1.3 Item 9(Picture) inside gutter trough

1.4 (1) The inspector observed few deficiencies in the condition of the plumbing vents at the time of the inspection. Notable deficiencies will be reported in this section.

1.4 Item 1(Picture) plumbing vent

1.4 Item 2(Picture) plumbing vent

1.4 Item 3(Picture) plumbing vent

1.4 Item 4(Picture) roof vents

(2) The plumbing vent flashing on the roof exterior had exposed fasteners present. Exposed fasteners can become corroded over time and allow for water intrusion into the home. The inspector recommends that a qualified roofing contractor make the repair by adding proper sealant.

1.4 Item 5(Picture) Exposed fasteners

1.4 Item 6(Picture) Exposed fasteners

1.4 Item 7(Picture) exposed fasteners

1.5 (1) At the time of the inspection, the Inspector observed few deficiencies in the installation of asphalt composition shingles covering this roof. Notable exceptions will be listed in this report.

1.5 Item 1(Picture) cut valley

1.5 Item 2(Picture) valley and ridges

1.5 Item 3(Picture) valley

1.5 Item 4(Picture) cut valley

1.5 Item 5(Picture) ridge

(2) Some asphalt composition shingles covering the roof of this home showed moderate general deterioration, they appeared to be protecting the underlying home structure at the time of the inspection. The inspector recommends that a qualified roof contractor evaluate and recommend repairs.

1.5 Item 6(Picture) Torn Shingle - Right valley over Porch

1.5 Item 7(Picture) Shingle deterioration - Ridge over front porch

1.5 Item 8(Picture) Shingle deterioration - roof over porch

1.5 Item 9(Picture) Shingle deterioration - right ridge at back side of side of roof

1.5 Item 10(Picture) overview of same section

(3) Some areas of the roof had fasteners visible. Fasteners appeared to have been installed to secure shingles from being blown loose by wind. Visible fasteners are considered by shingle manufacturers to be temporary repairs. The inspector recommends that a qualified roofing contractor add proper sealant to exposed fasteners on roof.

1.5 Item 11(Picture) exposed fasteners - Ridge over porch

1.5 Item 12(Picture) exposed fastener - front porch roof near headwall

1.5 Item 13(Picture) Exposed fasteners - ridge

1.5 Item 14(Picture) Exposed fasteners on ridge

1.5 Item 15(Picture) Exposed fasteners on ridge

1.5 Item 16(Picture) Exposed fasteners on ridge

1.5 Item 17(Picture) Exposed fasteners on ridge

1.5 Item 18(Picture) Over driven nail and both exposed - ridge

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2. Exterior - Driveway, Walkway, Trim and Grounds

Inspection of the home exterior typically includes: exterior wall covering materials; exterior trim; window and door exteriors; adequate surface drainage; driveway and walkways; window wells; exterior electrical and plumbing components; and retaining wall conditions that may affect the home structure. The potential for dangers/damage associated with trees- such as falling branches or root damage to foundations- varies with tree species and age, and requires an arborist evaluation.

The General Home Inspection does not include inspection of landscape irrigation systems, fencing or swimming pools/spas unless pre-arranged as ancillary inspections.

		IN	NI	NP	D
2.0	Exterior Views	•
2.1	Driveway	•
2.2	Walkways	•
2.3	General Grounds - Lot Condition, Grading, Vegetation and Debris	•
2.4	Exterior Trim	•
2.5	Porch	•
2.6	Patio	•
2.7	Landscape Irrigation		•
IN= Inspected, NI= Not Inspected, NP= Not Present, D= Deficiency		IN	NI	NP	D

Styles & Materials
Driveway Material::
Concrete
Walkway Materials::
Concrete

Comments:

2.0 The photos represent the exterior views of the home.

2.0 Item 1(Picture) Front yard

2.0 Item 2(Picture) left side yard

2.0 Item 3(Picture) back yard

2.0 Item 4(Picture) right side yard

2.1 The Inspector observed no deficiencies the driveway condition at the time of the inspection.

2.1 Item 1(Picture) driveway

2.2 At the time of the inspection, the Inspector observed no deficiencies in the condition of the home walkways.

2.2 Item 1(Picture) walkway to front porch

2.3 At the time of the inspection, the Inspector observed no deficiencies in the condition of the general grounds at the time of the inspection.

2.3 Item 1(Picture) vegetation at front yard

2.3 Item 2(Picture) swale on left side of home for water runoff

2.3 Item 3(Picture) swale on right side of home for runoff

2.4 At the time of the inspection, the Inspector observed no deficiencies in the condition of the exterior trim at the time of the inspection.

2.4 Item 1(Picture) exterior wall trim

2.4 Item 2(Picture) corner trim

2.4 Item 3(Picture) corner wall trim

2.5 At the time of the inspection, the Inspector observed no deficiencies in the condition of the porch.

2.5 Item 1(Picture) Front porch

2.5 Item 2(Picture) porch

2.5 Item 3(Picture) ceiling

2.5 Item 4(Picture) support column base

2.5 Item 5(Picture) porch wall and floor

2.6 The Inspector observed no deficiencies in the condition of this patio at the time of the inspection. Inspection of the patio typically includes examination of the:

surface;
poor installation;
level and flat;
deterioration;
damage; and
heaving or settling. roof or cover and its supporting structure

2.6 Item 1(Picture) patio

2.6 Item 2(Picture) ceiling

2.6 Item 3(Picture) support column

2.6 Item 4(Picture) support column attachment point

2.7 The home was equipped with a landscape irrigation system. Inspection of irrigation systems lies beyond the scope of the General Home Inspection and the Inspector did not inspect the system.

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3. Wall Exteriors -Doors, Windows and Wall Penetrations

		IN	NI	NP	D
3.0	Door Exteriors	•
3.1	Window Exteriors	•
3.2	Wall Flashing	•
3.3	Exterior Wall Penetrations	•
3.4	Exterior Wall Membrane	•
3.5	Fiber-cement/Hardie Plank	•
3.6	Artificial Stone	•
IN= Inspected, NI= Not Inspected, NP= Not Present, D= Deficiency		IN	NI	NP	D

Styles & Materials
Exterior wall-covering Material:
Artifical Stone Veneer
Hardie Plank
Exterior Doors::
Metal
Solid Wood With 3/4 Length Glass

Comments:

3.0 At the time of the inspection, the Inspector observed no deficiencies in the condition of door exteriors. Inspection of door exteriors typically includes examination of the following:

Door exterior surface condition;
Weather-stripping condition;
Presence of an effective sweep (sweeps are gaskets which seal the area between the bottom of a door and the threshold);
Jamb condition;
Threshold condition; and
Moisture-intrusion integrity

3.0 Item 1(Picture) Back patio door threshold

3.0 Item 2(Picture) back patio door weather stripping

3.0 Item 3(Picture) Front door threshold

3.0 Item 4(Picture) front door weather stripping

3.1 The Inspector observed no deficiencies in the condition of window exteriors at the time of the inspection.

3.1 Item 1(Picture) Back window trim

3.1 Item 2(Picture) Back window

3.1 Item 3(Picture) Back window sealed

3.1 Item 4(Picture) window above garage

3.1 Item 5(Picture) Front right window

3.2 At the time of the inspection, the Inspector observed no deficiencies in the condition of the wall flashing at the time of the inspection.

3.2 Item 1(Picture) flashing between siding and stone veneer

3.2 Item 2(Picture) flashing

3.2 Item 3(Picture) flashing above garage

3.3 At the time of the inspection, the Inspector observed no deficiencies in the condition of the exterior wall penetrations at the time of the inspection.

3.4 An exterior wall membrane appeared to be installed behind the exterior wall covering material to help protect the wall assembly from moisture intrusion. Most of the area that would be covered by a membrane was hidden behind the exterior wall covering. Proper installation can only be confirmed before the exterior wall-covering material is installed.

3.5 At the time of the inspection, the Inspector observed no deficiencies in the condition of the fiber-cement siding covering the exterior walls of the home. Inspection of typically includes examination of installation practices and visible condition.

3.5 Item 1(Picture) siding view - straight

3.5 Item 2(Picture) siding and trim - sealed

3.5 Item 3(Picture) siding joint

3.5 Item 4(Picture) siding

3.5 Item 5(Picture) siding corner - sealed

3.6 At the time of the inspection, the Inspector observed no deficiencies in the condition of artificial stone covering exterior walls. Inspection of artificial stone typically includes examination of installation practices and visible condition.

3.6 Item 1(Picture) Stone at front porch

3.6 Item 2(Picture) stone at front porch

3.6 Item 3(Picture) artificial stone front porch

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4. Structure - Foundation, Crawlspace, Wall and Floor Structure

The General Home Inspection includes inspection of the home structural elements that were readily visible at the time of the inspection. This may include the: foundation; walls; floor structure; and/or roof structure. Soils vary in their stability and ability to support the weight of a structure. Minor cracking is normal with some common foundation materials, is typically limited to the material surface, is not a structural concern, and may not be commented on. Cracking related to soil/foundation movement indicates the potential for present or future structural concerns and will be commented on to the best of the inspector's ability.

Much of the home structure is hidden behind exterior and interior roof, floor, wall, and ceiling coverings, or is buried underground. Because the General Home Inspection is limited to visual and non-invasive methods, this report may not identify all structural deficiencies. Identification of portions of the wall structure not directly visible requires logical assumptions on the part of the Inspector that are based on the Inspectors past experience and knowledge of common building practices.

Upon observing indications that structural problems may exist that are not readily visible, or the evaluation of which lies beyond the Inspector's expertise, the inspector may recommend evaluation or testing by a specialist that may include invasive measures, which would require homeowner permission.

		IN	NI	NP	D
4.0	Exterior Wall Construction	•
4.1	Slab-on-Grade	•
IN= Inspected, NI= Not Inspected, NP= Not Present, D= Deficiency		IN	NI	NP	D

Styles & Materials
Foundation Configuration::
Concrete Slab-on-Grade
Foundation Method/Materials::
Poured concrete footings
Main Floor Structure::
Concrete Slab
Main Floor Structure- Perimeter Bearing::
Rests on top of foundation wall
Main Floor Structure- Intermediate Support::
Poured concrete pad
Exterior Wall Structures::
Conventional 2x4 Wood Frame
Typical Ceiling Structure::
Drywall attached to dimensional lumber ceiling joists

Comments:

4.0 At the time of the inspection, the Inspector observed no deficiencies in the condition of the exterior wall structures.

4.0 Item 1(Picture) exterior wall

4.1 The home foundation consisted of a concrete slab resting on the ground. Most of the slab was not visible due to interior floor coverings. At the time of the inspection, the Inspector observed no deficiencies in the condition of the visible portions of the concrete slab-on-grade foundation. Most of the slab was not directly visible due to floor coverings.

Typical shrinkage cracks visible in the foundation slab are not a structural concern. Shrinkage is a natural part of the curing process of concrete and surface cracking is common.

4.1 Item 1(Picture) by front porch - small crack

4.1 Item 2(Picture) slap at back patio

4.1 Item 3(Picture) slab corner

4.1 Item 4(Picture) slab corner

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5. Electrical - Whole Home Except Bathrooms

Over the years, many different types and brands of electrical components have been installed in homes. Electrical components and standards have changed and continue to change. Homes electrical systems are not required to be updated to meet newly enacted electrical codes or standards. Full and accurate inspection of electrical systems requires contractor-level experience. For this reason, full inspection of home electrical systems lies beyond the scope of the General Home Inspection.

The General Home Inspection is limited to identifying common electrical requirements and deficiencies. Conditions indicating the need for a more comprehensive inspection will be referred to a qualified electrical contractor.Inspection of the home electrical system typically includes visual inspection of the following:service drop: conductors, weatherhead, and service mast; electric meter exterior; service panel and sub-panels; service and equipment grounding; system and component bonding; and visible branch wiring: receptacles (representative number), switches, lighting

		IN	NI	NP	D
5.0	General Electrical System Description	•
5.1	General Electrical System Condition	•
5.2	Electric Meter	•
5.3	Service Entrance Conductors	•
5.4	Service Panel Manufacturer	•
5.5	Service Panel Exposure Rating	•
5.6	Service Panel Cabinet, Ampacity, and Cover	•
5.7	Service Panel Wiring	•
5.8	Service Disconnect	•
5.9	Overcurrent Protection Devices	•
5.10	Service Grounding Electrode System & Service Bond	•
5.11	Equipment Grounding & Bonding	•
5.12	Exterior Electrical Receptacles	•
5.13	Conventional Electrical Receptacles (interior)	•
5.14	Switches				•
5.15	Lighting				•
5.16	Smoke Detectors	•
5.17	Doorbell	•
5.18	Ceiling Fans	•
5.19	Visible Branch Wiring	•
IN= Inspected, NI= Not Inspected, NP= Not Present, D= Deficiency		IN	NI	NP	D

Styles & Materials
Electrical Service Conductors::
Underground service
Service Panel Ampacity::
200 amps
Service Panel Type::
Load Center
Service Panel Exposure Rating:
Type 1
Service Panel Manufacturer::
Square D
Service Disconnect Location::
Meterbase Panel
Service Disconnect Type::
Breaker
Service Disconnect Ampacity::
200 amps
Service Entrance Conductor Ampacity::
200 amps
Service OCPD Type::
Breakers
Service Grounding Electrode::
Driven rod
Wiring Methods::
Not Visible
Type of Branch Wiring::
Romex
Ground Fault Circuit Interruptor (GFCI) Protection::
YES
Arc Fault Circuit Interruptor (AFCI) Protection::
YES

Comments:

5.0 Power company service cables fed a fusible disconnect service panel (first point of disconnect) that in turn fed a main lug load center containing breakers that protected and controlled power to branch circuits.

5.1 New system in great condition.

5.2 At the time of the inspection, the Inspector observed no deficiencies in the condition of the electric meter. Electric meters are installed by utility companies to measure home electrical consumption.

5.2 Item 1(Picture) Meter on right side of home

5.2 Item 2(Picture) top of meter panel

5.2 Item 3(Picture) bottom of panel

5.2 Item 4(Picture) reading

5.3 The service entrance conductors were inspected in the service panel. At the time of the inspection, the Inspector observed no deficiencies in the condition of the service entrance conductors at the time of the inspection.

5.3 Item 1(Picture) Service entrance conductors

5.4 The panel manufacturer is Square D

5.4 Item 1(Picture) Square D

5.5 The service panel cabinet was a type 1, rated for indoor use primarily to provide a degree of protection against limited amounts of falling dirt.

5.6 At the time of the inspection, the Inspector observed no deficiencies in the condition of the service panel cabinet, ampacity and cover at the time of the inspection.

5.6 Item 1(Picture) service panel in garage

5.6 Item 2(Picture) panel door open

5.6 Item 3(Picture) data label

5.6 Item 4(Picture) data label

5.6 Item 5(Picture) breaker label

5.6 Item 6(Picture) dead front cover reinstalled after removal and testing

5.7 At the time of the inspection, the Inspector observed no deficiencies in the condition of the service panel wiring at the time of the inspection.

5.7 Item 1(Picture) wiring from breakers

5.7 Item 2(Picture) wiring

5.7 Item 3(Picture) wiring

5.7 Item 4(Picture) wiring

5.8 The main disconnect for the homes electrical system is located on the right side of the home to the right side of the electric meter. Inside the cabinet is a 200 amp breaker that can be thrown to cut power to home. At the time of the inspection, the Inspector observed no deficiencies in the condition of the electrical service disconnect. It was inspected visually but was not operated.

5.8 Item 1(Picture) Main disconnect at electric meter

5.8 Item 2(Picture) main disconnect breaker inside panel

5.8 Item 3(Picture) data label

5.8 Item 4(Picture) door shut after inspection

5.9 The service panel contained Arc Fault Circuit Interrupter (AFCI) breakers designed to provide fire protection by shutting off current flow should sensors detect arcing at outlets on the protected circuit. AFCI protection of electrical outlets in sleeping rooms is required in new construction. At the time of the inspection, the Inspector observed no deficiencies in the condition of circuit breakers in the electrical service panel.

5.9 Item 1(Picture) breakers

5.9 Item 2(Picture) breakers

5.9 Item 3(Picture) breaker labels

5.9 Item 4(Picture) breakers with dead front removed

5.9 Item 5(Picture) breakers

5.9 Item 6(Picture) cover back on - breakers

5.10 The electrical service meter had a grounding electrode conductor (GEC) visible that was bonded to the panel. Driven rods are typically an 8-foot copper or steel rod required to be driven into the soil for its full length. The inspector was unable to confirm the length of the driven rod. Evaluation of the effectiveness of the service ground would require the services of a qualified electrical contractor using special instruments.

5.10 Item 1(Picture) Ground rod from electric meter base

5.10 Item 2(Picture) entering ground

5.11 At the time of the inspection, the Inspector observed no deficiencies in the condition of the equipment grounding systems.

5.11 Item 1(Picture) Grounding bar

5.11 Item 2(Picture) top of grounding bar

5.11 Item 3(Picture) neutral bar

5.11 Item 4(Picture) neutral bar

5.12 At the time of the inspection, the Inspector observed no deficiencies in the condition of exterior Ground Fault Circuit Interrupter (GFCI)-protected electrical receptacles.

5.12 Item 1(Picture) Back patio GFCI receptacle test - pass

5.12 Item 2(Picture) GFCI receptacle trip test - pass

5.12 Item 3(Picture) Trip test results - pass

5.12 Item 4(Picture) receptacle by heat pump test - pass

5.12 Item 5(Picture) GFCI Receptacle at front porch test - pass

5.12 Item 6(Picture) trip test - pass

5.12 Item 7(Picture) Front porch trip results - pass

5.13 At the time of the inspection, the Inspector observed no deficiencies in the condition of electrical receptacles in the home. In accordance with the Standards of Practice, the inspector tested a representative number of accessible outlets only.

5.13 Item 1(Picture) Over fireplace receptacle test - pass

5.13 Item 2(Picture) Living room receptacle test - pass

5.13 Item 3(Picture) Living room receptacle test - pass

5.13 Item 4(Picture) living room receptacle test - pass

5.13 Item 5(Picture) Dining room receptacle test - pass

5.13 Item 6(Picture) Dining room receptacle test - pass

5.13 Item 7(Picture) Entryway receptacle test - pass

5.13 Item 8(Picture) Eat in kitchen receptacle test - pass

5.13 Item 9(Picture) Eat in kitchen receptacle test - pass

5.13 Item 10(Picture) eat in kitchen receptacle test - pass

5.13 Item 11(Picture) Back left bedroom receptacle test - pass

5.13 Item 12(Picture) Hallway upstairs receptacle test - pass

5.13 Item 13(Picture) Hallway upstairs receptacle test - pass

5.13 Item 14(Picture) Hallway upstairs receptacle test - pass

5.13 Item 15(Picture) receptacle test - pass

5.13 Item 16(Picture) Back left bedroom receptacle test - pass

5.13 Item 17(Picture) Back left bedroom receptacle test - pass

5.13 Item 18(Picture) 2nd floor front right bedroom receptacle test - pass

5.13 Item 19(Picture) 2nd floor front right bedroom receptacle test - pass

5.13 Item 20(Picture) 2nd floor front left bedroom receptacle test - pass

5.13 Item 21(Picture) 2nd floor front left bedroom receptacle test - pass

5.13 Item 22(Picture) 2nd floor front left bedroom receptacle test - pass

5.13 Item 23(Picture) Master bedroom receptacle test - pass

5.13 Item 24(Picture) Master bedroom receptacle test - pass

5.13 Item 25(Picture) Master bedroom receptacle test - pass

5.13 Item 26(Picture) Master bedroom receptacle test - pass

5.14 The screws for the switches at the top left of stairs were not secure and the switches were not flush with plate. The inspector recommends that a qualified contractor make the repair.

5.14 Item 1(Picture) Switch at top of stairs on left

5.15 (1) When the switch on the far right in the 2nd floor master bedroom was turned on the lights in the tray ceiling did not illuminate. The inspector recommends that a certified electrician make the repair.

5.15 Item 1(Picture) Switch in master does not turn on lights

5.15 Item 2(Picture) Lights in master bedroom tray ceiling did not work

(2) The first canned light at the top of the stairs in the hallway would not illuminate when switch was turned to on position. The inspector recommends that a qualified contractor make the repair.

5.15 Item 3(Picture) 2nd floor top of stairs - first canned light does not work

5.16 At the time of the inspection, the Inspector observed no deficiencies in the condition of smoke and carbon monoxide detectors in the home.

5.16 Item 1(Picture) 2nd floor back right bedroom

5.16 Item 2(Picture) 2nd floor front right bedroom

5.16 Item 3(Picture) 2nd floor hallway - combo carbon and smoke detector

5.16 Item 4(Picture) 2nd floor front left bedroom

5.16 Item 5(Picture) Master bedroom

5.16 Item 6(Picture) hallway

5.16 Item 7(Picture) Downstairs master bedroom

5.17 The doorbell responded to the switch at the time of the inspection.

5.17 Item 1(Picture) Front doorbell

5.18 At the time of the inspection, the Inspector observed no deficiencies in the condition of electrical receptacles in the home. See "360 Degree Home Tour" for reference photographs.

5.19 Home branch circuit wiring consists of wiring distributing electricity to devices such as switches, receptacles, and appliances. Most conductors are hidden behind floor, wall and ceiling coverings and cannot be evaluated by the inspector. The Inspector does not remove cover plates and inspection of branch wiring is limited to proper response to testing of switches and a representative number of electrical receptacles.

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6. Cooling

Inspection of home cooling systems typically includes visual examination of readily observable components for adequate condition, and system testing for proper operation using normal controls. Cooling system inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) system contractor. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified HVAC contractor. To avoid the potential for system damage, the air-conditioning system will not be operated if the outside air temperature is below 65 degrees F (17 C).

		IN	NI	NP	D
6.0	Heat Pump		•
IN= Inspected, NI= Not Inspected, NP= Not Present, D= Deficiency		IN	NI	NP	D

Styles & Materials
Number of cooling systems (excluding window AC):
One
Cooling System Type::
Split System (indoor and outdoor components
Cooling Equipment Energy Source::
Electricity
Cooling System Manufacturer::
Rheem

Comments:

6.0 The air-conditioning system was not tested because the outside temperature was below 67 degrees F. and to test it would risk damaging the coils. The Inspector recommends having the system inspected by am HVAC contractor before the expiration of your Inspection Objection Deadline.

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7. Heating

Heating system inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) system contractor. For example: identification of cracked heat exchangers requires a contractor evaluation. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified HVAC contractor. The general home inspection does not include any type of heating system warranty or guaranty. Inspection of heating systems is limited to basic evaluation based on visual examination and operation using normal controls. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will be referred to a qualified heating, ventilating, and air-conditioning (HVAC) contractor. Inspection of heating systems typically includes (limited) operation and visual inspection of: the heating appliance (confirmation of adequate response to the call for heat); proper heating appliance location; proper or adequate heating system configuration; exterior cabinet condition; fuel supply configuration and condition; combustion exhaust venting; heat distribution components; proper condensation discharge; and temperature/pressure relief valve and discharge pipe (presence, condition, and configuration).

		IN	NI	NP	D
7.0	Heat Pump	•
7.1	Thermostat	•
7.2	Filter condition				•
7.3	Presence of installed heat source in each room				•
7.4	Fireplace Insert	•
IN= Inspected, NI= Not Inspected, NP= Not Present, D= Deficiency		IN	NI	NP	D

Styles & Materials
Heating System Type::
Heat Pump Forced Air (also provides cool air)
Energy Source::
Electric
Number of Heat Systems (excluding wood)::
Two
Heating/Cooling Ducts::
Insulated
Air Filter::
Disposable
Filter Size::
14x25
20x30
Air Filter Location::
Behind return air registers
Heating System Brand::
Rheem

Comments:

7.0 At the time of the inspection, the Inspector observed no deficiencies in the condition of heat pumps in the home. #1 Heat Pump: Brand: Rheem, Model#: RP1436AJ1NA, Serial#: W281802916, Manf Date: 07/2018, #2 Heat Pump: Brand: Rheem, Model#: RP1424AJ1NA, Serial#: W251841825, Manf Date: 06/2018

7.0 Item 1(Picture) heat pump disconnect #1

7.0 Item 2(Picture) cover shut

7.0 Item 3(Picture) heat pump #1

7.0 Item 4(Picture) data label #1

7.0 Item 5(Picture) #1 - suction and liquid lines

7.0 Item 6(Picture) lines entering home - #1

7.0 Item 7(Picture) #2 Heat Pump disconnect

7.0 Item 8(Picture) #2 disconnect

7.0 Item 9(Picture) #2 Heat Pump

7.0 Item 10(Picture) #2 Data Label

7.0 Item 11(Picture) #2 - suction and liquid lines

7.0 Item 12(Picture) lines entering home - #2

7.1 1st floor thermostat is located in the hallway by the garage area and the 2nd floor is located in the hallway by master bedroom. At the time of the inspection, the Inspector observed no deficiencies in the condition of thermostats in the home.

7.1 Item 1(Picture) 1st floor thermostat setting at arrival

7.1 Item 2(Picture) 1st floor thermostat test - set to 71F Heat

7.1 Item 3(Picture) 2nd floor thermostat at arrival

7.1 Item 4(Picture) 2nd floor thermostat set to 75F for test

7.1 Item 5(Picture) 1st floor set back to 61F after test

7.1 Item 6(Picture) Upstairs set back to 61F after test

7.2 (1) At the time of the inspection, the Inspector observed one deficiencies in the condition of filters. Any notable defects will be listed in this report section.

7.2 Item 1(Picture) Downstairs return register by garage

7.2 Item 2(Picture) Disposable filter - 14X25X1

7.2 Item 3(Picture) duct behind filter

7.2 Item 4(Picture) 2nd floor return register by stairs

7.2 Item 5(Picture) disposable filter - 20X30X1

(2) The disposable filter in the second floor return was collapsed and would not hold shape. The inspector recommends it be replaced with new filter.

7.2 Item 6(Picture) 2nd floor filter has collapsed and will not hold shape

7.3 (1) At the time of the inspection, the Inspector observed no deficiencies in the condition of heat source in each room.

7.3 Item 1(Picture) Downstairs master bathroom - 102F

7.3 Item 2(Picture) Downstairs master - 102F

7.3 Item 3(Picture) Half bathroom - 98F

7.3 Item 4(Picture) Kitchen - 105F

7.3 Item 5(Picture) Eat-in kitchen - 96F

7.3 Item 6(Picture) Living room - 100F

7.3 Item 7(Picture) Dining room - 95F

7.3 Item 8(Picture) Entryway - 99F

7.3 Item 9(Picture) Return register 2nd floor - 77F

7.3 Item 10(Picture) 2nd floor front bedroom - 104F

7.3 Item 11(Picture) 2nd floor shared bathroom - 105F

7.3 Item 12(Picture) 2md floor Master bedroom - 102F

7.3 Item 13(Picture) 2nd floor Master bedroom - 102F

7.3 Item 14(Picture) 2nd floor master bedroom - 103F

7.3 Item 15(Picture) Laundry room - 100F

7.3 Item 16(Picture) 2nd floor back left bedroom - 102F

7.3 Item 17(Picture) 2nd floor front right bedroom - 103F

(2) Debris should be removed from the kitchen ceiling supply register.

7.3 Item 18(Picture) insulation debris in kitchen vent

7.4 Although the inspection of a gas fireplace is beyond the scope of a general home inspection the inspector did inspect the following: Gas logs, gas pipe, firebox, mantle, hearth, on/off operation. At the time of the inspection, the Inspector observed no deficiencies in the condition of the natural gas fireplace insert.

7.4 Item 1(Picture) Gas logs/fireplace - natural gas

7.4 Item 2(Picture) flames on - pass

7.4 Item 3(Picture) controls

7.4 Item 4(Picture) gas pipe and connection

7.4 Item 5(Picture) firebox

7.4 Item 6(Picture) firebox

7.4 Item 7(Picture) shut-off valve

7.4 Item 8(Picture) electrical switch

7.4 Item 9(Picture) fireplace turned off - pilot still on

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8. Attic

Inspection of the attic typically includes visual examination the following:roof structure (framing and sheathing); roof structure ventilation; thermal envelope; electrical components (wiring, junction boxes, outlets, switches and lighting); plumbing components (supply and vent pipes, bathroom vent terminations) and HVAC components (drip pans, ducts, condensate and TPR discharge pipes)

		IN	NI	NP	D
8.0	Attic Access	•
8.1	Roof Framing (from attic)	•
8.2	Roof Sheathing		•
8.3	Roof Structure Ventilation	•
8.4	Attic Thermal Envelope	•
8.5	Attic Electrical	•
8.6	Attic Plumbing	•
8.7	Attic HVAC	•
IN= Inspected, NI= Not Inspected, NP= Not Present, D= Deficiency		IN	NI	NP	D

Styles & Materials
Attic inspected from::
Inside the attic
Attic thermal insulation material::
Fiberglass Batt
Blown-in Cellulose
Approximate attic thermal insulation depth::
8-12 inches
Roof Structure Ventilation::
Attic ventilation appeared sufficient
Roof structure ventilation device type::
Continuous ridge and soffit vents
Roof vents
Roof Framing Type::
Conventional Framing
Roof Sheathing Material::
7/16-inch Oriented Strand Board (OSB)

Comments:

8.0 At the time of the inspection, the Inspector observed no deficiencies in the condition of the attic access doors/hatches. 4 attic access doors are in the home.

8.0 Item 1(Picture) Attic access in 2nd floor hallway ceiling

8.0 Item 2(Picture) drop down stairs - pass

8.0 Item 3(Picture) attic access in back left bedroom

8.0 Item 4(Picture) attic access in front left bedroom

8.0 Item 5(Picture) attic access in front left bedroom

8.1 At the time of the inspection, the Inspector observed no deficiencies in the condition of the roof framing (from attic spaces)

8.1 Item 1(Picture) ridge board and rafters

8.1 Item 2(Picture) rafters

8.1 Item 3(Picture) rafters

8.1 Item 4(Picture) rafters and gable end framing

8.1 Item 5(Picture) ridge board and rafters

8.1 Item 6(Picture) rafters, purlin and kickers

8.1 Item 7(Picture) rafters

8.1 Item 8(Picture) rafters and purlin

8.1 Item 9(Picture) rafters

8.1 Item 10(Picture) rafters and wall framing

8.1 Item 11(Picture) wall framing

8.1 Item 12(Picture) rafters

8.1 Item 13(Picture) wall framing

8.2 The roof sheathing was not visible due to rigid foam insulation panel installed over top. The inspector believes that the sheathing is 7/16" OSB but could not be verified.

8.2 Item 1(Picture)

8.3 At the time of the inspection, the Inspector observed no deficiencies in the condition of the roof structure ventilation.

8.3 Item 1(Picture) continuous soffit vents

8.3 Item 2(Picture) continuous ridge vents

8.3 Item 3(Picture) ridge vents

8.3 Item 4(Picture) ridge vent

8.3 Item 5(Picture) ridge vents

8.3 Item 6(Picture) soffit vents from inside attic

8.3 Item 7(Picture) ridge vent from attic

8.3 Item 8(Picture) soffit vent

8.3 Item 9(Picture) soffit vent

8.3 Item 10(Picture) soffit vent

8.4 The attic was insulated with approximately 9-13" of blown in cellulose insulation material. The inspector observed no deficiencies in the condition of the thermal insulation at the time of the inspection. Thermostat® radiant barrier sheathing reflects up to 97% of the sun’s radiant heat from a home’s attic and can help lower attic temperatures by up to 30°F.

8.4 Item 1(Picture) 9" cellulose insulation depth

8.4 Item 2(Picture) blown in cellulose insulation

8.4 Item 3(Picture) insulation

8.4 Item 4(Picture) rigid foam radiant barrier insulation over roof sheathing

8.4 Item 5(Picture) 13" insulation depth

8.4 Item 6(Picture) fiberglass batt insulation with vapor barrier

8.4 Item 7(Picture) blown in insulation

8.4 Item 8(Picture) fiberglass batt behind vapor barrier

8.5 The Inspector observed no deficiencies in the condition of electrical components visible in the attic at the time of the inspection.

8.5 Item 1(Picture) Light Switch

8.5 Item 2(Picture) Light

8.5 Item 3(Picture) Receptacle test - pass

8.5 Item 4(Picture) junction box

8.5 Item 5(Picture) light switch

8.5 Item 6(Picture) light

8.6 The Inspector observed no deficiencies in the condition of the plumbing visible in the attic at the time of the inspection.

8.6 Item 1(Picture) plumbing vent

8.6 Item 2(Picture) plumbing pipe

8.7 The Inspector observed no deficiencies in the condition of the HVAC visible in the attic at the time of the inspection. Unit #2 in attic over hallway: Brand: Rheem, Model#: RH1T3617STANJA, Serial#: W221808199, Manf Date: 05/2018. Unit #1 off back left bedroom: Brand: Rheem, Model#: Rh1T2417STANJA, Manf Date: 05/2018

8.7 Item 1(Picture) Airhandler in attic above hallway

8.7 Item 2(Picture) insulated duct

8.7 Item 3(Picture) insulated ducting

8.7 Item 4(Picture) data label

8.7 Item 5(Picture) data label

8.7 Item 6(Picture) suction and liquid lines, condensate pipe

8.7 Item 7(Picture) overflow protection device in drip pan

8.7 Item 8(Picture) drip pan

8.7 Item 9(Picture) disconnect for unit #2

8.7 Item 10(Picture) Airhandler in attic off back left bedroom

8.7 Item 11(Picture) insulated ducting

8.7 Item 12(Picture) condensate line

8.7 Item 13(Picture) overflow protection device

8.7 Item 14(Picture) overflow/drip pan

8.7 Item 15(Picture) data label

8.7 Item 16(Picture) Data label

8.7 Item 17(Picture) Disconnect for unit #1

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9. Interior - Except Bathroom and Kitchen

Inspection of the home interior does not include testing for mold, radon, asbestos, lead paint, or other environmental hazards unless specifically requested as an ancillary inspection. Inspection of the home interior typically includes: interior wall, floor and ceiling coverings and surfaces; doors and windows: condition, hardware, and operation; interior trim: baseboard, casing, molding, etc.; permanently-installed furniture, countertops, shelving, and cabinets; and ceiling and whole-house fans.

		IN	NI	NP	D
9.0	Floors				•
9.1	Walls				•
9.2	Ceilings	•
9.3	Doors				•
9.4	Windows				•
9.5	Interior Trim				•
9.6	Stairs				•
IN= Inspected, NI= Not Inspected, NP= Not Present, D= Deficiency		IN	NI	NP	D

Styles & Materials
Walls and Ceilings::
Drywall
Floor Covering Materials::
Carpet
Tile
Modern Hardwood Flooring
Interior Doors::
Wood Hollow Core
Window Material::
Vinyl
Window Glazing::
Double-pane
Window Operation::
Single-hung
Cabinets::
Veneer on MDF
Countertops::
Granite
Smoke/CO Detectors::
Smoke detectors installed (battery type)
Smoke detector locations appeared adequate

Comments:

9.0 There was a stain in the downstairs master bedroom carpet. The inspector recommends that a qualified contractor remove the stain.

9.0 Item 1(Picture) Master bedroom downstairs - stain

9.1 (1) Several walls on the 2nd floor of the home required paint touch-up. The inspector recommends that a qualified contractor repair.

9.1 Item 1(Picture) Hallway 2nd floor end on right - light red mark on wall

9.1 Item 2(Picture) Paint issue - 2nd floor Front left bedroom

9.1 Item 3(Picture) Master bedroom small closet needs paint touch-up

(2) There was a nail pop present just above the switch at the back patio door off eat-in kitchen. The inspector recommends that a qualified contractor repair.

9.1 Item 4(Picture) Nail pop above switch by patio backdoor

9.2 At the time of the inspection, the Inspector observed no deficiencies in the condition of the ceilings in the home. See "360 Degree Home Tour" for reference photographs.

9.3 Two doors in the home had stuck latches and doors would not stay shut. One door is at the end of the 2nd floor hallway on the right and the other is on the 1st floor under the stairs at the entryway. The inspector recommends that a qualified contractor repair.

9.3 Item 1(Picture) Door under stairs at entryway - latch stuck

9.3 Item 2(Picture) 2nd floor hallway closet - latch stuck

9.4 (1) At the time of the inspection, the Inspector observed few deficiencies in the interior condition and operation of windows of the home. All deficiencies will be noted in this section of report. No windows had screens installed at the time of the inspection (client mentioned the builder planned to install)

9.4 Item 1(Picture) Living room window test - pass

9.4 Item 2(Picture) Living room window test - pass

9.4 Item 3(Picture) Eat-in kitchen window test - pass

9.4 Item 4(Picture) Dining room window test - pass

9.4 Item 5(Picture) Stairs window test - pass

9.4 Item 6(Picture) window test - pass

9.4 Item 7(Picture) Master bedroom window test - pass

9.4 Item 8(Picture) Master bedroom window test - pass

9.4 Item 9(Picture) 2nd floor front left bedroom window test - pass

9.4 Item 10(Picture) window test - pass

9.4 Item 11(Picture) second floor front right bedroom window test - pass

(2) The shutter over the 2nd floor front bedroom window was not secured properly and was loose. The hinge on the top right side looking from inside bedroom was missing one or two screws and the wood behind was cracked. The inspector recommends that a qualified contractor evaluate and make repair.

9.4 Item 12(Picture) Missing fasteners

9.4 Item 13(Picture) split at fastener

(3) The left window in the dining room had very stiff operation when opening and closing and appeared to need adjustment. The inspector recommends that a qualified contractor evaluate and repair.

9.4 Item 14(Picture) Dining room left window - very hard to open and close

(4) The trim at the top of the left master bedroom window was loose. The inspector recommends that a qualified contractor repair.

9.4 Item 15(Picture) Trim loose at top of left master bedroom window

9.5 Trim throughout the home was missing sealant at the corners and joints. There was also paint from walls on several areas of trim throughout the home. The inspector recommends that a qualified contractor add proper sealant and paint as necessary.

9.5 Item 1(Picture) 2nd floor top right at top of stairs

9.5 Item 2(Picture) Trim on right 2nd floor hallway

9.5 Item 3(Picture) Trim 2nd floor hallway on left

9.5 Item 4(Picture) Paint on trim by attic access hallway

9.5 Item 5(Picture) 2nd floor Hallway trim with pain on it

9.5 Item 6(Picture) By attic access

9.5 Item 7(Picture) By front right bedroom

9.5 Item 8(Picture) Top of stairs on left

9.5 Item 9(Picture) Master bedroom right wall

9.5 Item 10(Picture) Master bedroom by bathroom ceiling

9.5 Item 11(Picture) Master bedroom

9.5 Item 12(Picture) Master bedroom

9.5 Item 13(Picture) Master bedroom

9.5 Item 14(Picture) master bedroom

9.5 Item 15(Picture) Master bedroom

9.5 Item 16(Picture) Master bedroom

9.5 Item 17(Picture) Master bedroom

9.5 Item 18(Picture) Master bedroom

9.5 Item 19(Picture) Eat-in kitchen

9.5 Item 20(Picture) Eat-in kitchen

9.5 Item 21(Picture) Eat-in kitchen

9.5 Item 22(Picture) Kitchen

9.5 Item 23(Picture) Kitchen to dining

9.5 Item 24(Picture) Kitchen

9.5 Item 25(Picture) kitchen area

9.5 Item 26(Picture) Living room

9.5 Item 27(Picture) Living room by fireplace

9.5 Item 28(Picture) Living room by fireplace

9.5 Item 29(Picture) Entryway

9.5 Item 30(Picture) Dining room

9.5 Item 31(Picture) master bedroom paint on trim

9.6 (1) On the four step from bottom of stairs there was a raised lip between the two boards. The inspector recommends that a qualified contractor make the repair.

9.6 Item 1(Picture) Forth step on left - lip between boards

(2) The hand rail on the left at the top of the stairs was loose from the wall and should be properly secured by a qualified contractor.

9.6 Item 2(Picture) loose handrail

(3) The 5th baluster from the bottom was loose and should be secured.

9.6 Item 3(Picture) 5th from bottom - loose baluster

9.6 Item 4(Picture) loose baluster

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10. Plumbing

Inspection of the plumbing system typically includes (limited) operation and visual inspection of: water supply source (identification as public or private); sewage disposal system (identification as public or private); water supply/distribution pipes; drain, waste and vent (DWV) system; water heater (type, condition and operation); gas system; and sump pump (confirmation of installation/operation).

		IN	NI	NP	D
10.0	Exterior Plumbing - Hose Bibs/Spigots	•
10.1	Source of Water	•
10.2	Water Supply and Distribution		•
10.3	Sewage and DWV (Drain, Waste, Vent) Systems	•
10.4	Gas Water Heater	•
10.5	Gas Meter	•
IN= Inspected, NI= Not Inspected, NP= Not Present, D= Deficiency		IN	NI	NP	D

Styles & Materials
Water Supply Source::
Public Water Supply
Main Water Supply Pipe::
3/4-inch
Water Distribution Pipes::
Cross-linked Polyethylene (PEX)
Functional Flow:
All plumbing fixtures had functional flow
Sewage System Type::
Public
Drain Waste and Vent Pipe Materials::
Polyvinyl Chloride (PVC)
Water Heater Manufacturer:
Rinnai
Date of Manufacture:
2018
Water Heater Fuel Type:
Gas
Water Heater Type:
On-demand
Functional Drainage::
All plumbing fixtures had functional drainage
Gas Pipe Material::
Black Steel
Type of Gas::
Natural Gas

Comments:

10.0 At the time of the inspection, the Inspector observed no deficiencies in the condition of exterior water faucets. Normal pressure range is 40-80 psi.

10.0 Item 1(Picture) back spigot - functional flow

10.0 Item 2(Picture) Back Spigot - ~80 psi

10.0 Item 3(Picture) Spigot by front of home - functional flow

10.0 Item 4(Picture) By hvac - ~80 psi

10.1 The home water was supplied from a public source.

10.2 The water meter could not be fully inspected because it was full of water. Inside the meter housing is a electronic meter and a main water shut-off valve. The inspector recommends that this area be looked at again during walk through to see if water has drained.

10.2 Item 1(Picture) water meter by road

10.2 Item 2(Picture) water meter full of water

10.2 Item 3(Picture) Diagram of water meter box

10.3 At the time of the inspection, the Inspector observed no deficiencies in the condition of the sewage and DWV (drain, waste, vent)systems that were visible at the time of the inspection.

10.3 Item 1(Picture) clean-out on side of home

10.3 Item 2(Picture) clean-out in front yard

10.3 Item 3(Picture) clean-out

10.4 At the time of the inspection, the Inspector observed no deficiencies in the condition of the tankless gas water heater. Brand: Rinnai, model#: RL94e, Serial#: KE.CA-061658, Manf Date: May 2018, controller in master closet: Part#: MC-91-2US-S Residential Standard Digital Controller, 98 to 140F.

10.4 Item 1(Picture) On demand gas water heater on left side of home

10.4 Item 2(Picture) shut-off switch

10.4 Item 3(Picture) data label

10.4 Item 4(Picture) TPR discharge pipe

10.4 Item 5(Picture) gas shut-off valve

10.4 Item 6(Picture) insulated pipe

10.4 Item 7(Picture) TPR

10.4 Item 8(Picture) TPR and shut-off valves

10.4 Item 9(Picture) Master closet water heater control board

10.5 At the time of the inspection, the Inspector observed no deficiencies in the condition of the gas supply pipes. Most pipes were not visible due to interior wall coverings.

The gas shut-off appeared to be in serviceable condition at the time of the inspection. Shut-offs were not operated, but were visually inspected.

10.5 Item 1(Picture) gas meter

10.5 Item 2(Picture) shut-off valve

10.5 Item 3(Picture) meter readings

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11. Bathrooms

Inspection of the bathrooms typically includes the following:walls, floors and ceiling; sink (basin, faucet, overflow); cabinets (exteriors, doors, drawers, undersink); toilet/bidet tub and shower (valves, showerhead, walls, enclosure); electrical (outlets, lighting); and room ventilation

		IN	NI	NP	D
11.0	Floors	•
11.1	Walls				•
11.2	Ceilings	•
11.3	Doors	•
11.4	Lighting	•
11.5	Ventilation	•
11.6	Electrical Receptacles and Switches	•
11.7	Cabinets and Countertops	•
11.8	Bathroom Sinks and Components				•
11.9	Toilet	•
11.10	Bathtub	•
11.11	Shower				•
11.12	Mirrors	•
IN= Inspected, NI= Not Inspected, NP= Not Present, D= Deficiency		IN	NI	NP	D

Styles & Materials
Exhaust Fans:
Fan only
Sink::
Sink in a cabinet
2 sinks in a cabinet
Toilet Type::
Standard flush (more than 1.6 gal. [6 litres])
Bathub::
Bathtub with shower
Fiberglass
Standard Bathtub
Shower::
Walk-in
Glass enclosure
Tiled enclosure
Fiberglass enclosure
Cabinets::
Veneer on MDF

Comments:

11.0 At the time of the inspection, the Inspector observed no deficiencies in the condition of the bathroom floors. See "360 Degree Home Tour" for reference photographs.

11.1 The master bathroom was in need of touch-up wall paint just above the switch and receptacle. An area near the ceiling on the wall of the half bathroom had a repair that was not complete. The inspector recommends that a qualified contractor make the repairs.

11.1 Item 1(Picture) Half bath paint - maintenance not complete

11.1 Item 2(Picture) Master bathroom - paint touch-up needed

11.2 At the time of the inspection, the Inspector observed no deficiencies in the condition of the bathroom ceilings. See "360 Degree Home Tour" for reference photographs.

11.3 At the time of the inspection, the Inspector observed no deficiencies in the condition of the bathroom doors. See "360 Degree Home Tour" for reference photographs.

11.4 At the time of the inspection, the Inspector observed no deficiencies in the condition of the bathroom lights. See "360 Degree Home Tour" for reference photographs.

11.5 At the time of the inspection, the Inspector observed no deficiencies in the condition of the bathroom ventilation. See "360 Degree Home Tour" for reference photographs.

11.5 Item 1(Picture) Half bath downstairs

11.5 Item 2(Picture) Master

11.6 At the time of the inspection, the Inspector observed no deficiencies in the condition of the bathroom electrical receptacles and switches.

11.6 Item 1(Picture) Half bath receptacle test - pass

11.6 Item 2(Picture) Master GFCI receptacle test - pass

11.6 Item 3(Picture) Master trip test - pass

11.6 Item 4(Picture) Down stairs master GFCI receptacle test reults - pass

11.6 Item 5(Picture) Master upstairs receptacle test - pass

11.6 Item 6(Picture) Master upstairs receptacle test - pass

11.6 Item 7(Picture) Shared bathroom receptacle test - pass

11.6 Item 8(Picture) Shared bathroom receptacle test - pass

11.7 At the time of the inspection, the Inspector observed no deficiencies in the condition of the bathroom cabinets and countertops. See "360 Degree Home Tour" for reference photographs.

11.7 Item 1(Picture) Master downstairs

11.8 (1) At the time of the inspection, the Inspector observed few deficiencies in the condition of the bathroom sinks and components. Notable deficiencies will be reported in this section.

11.8 Item 1(Picture) Half bath by garage temp - pass

11.8 Item 2(Picture) half bath functional flow

11.8 Item 3(Picture) Half bath stopper test - pass

11.8 Item 4(Picture) half bath p-trap and supply valves

11.8 Item 5(Picture) Half bath supply valves

11.8 Item 6(Picture) Downstairs master - temp test

11.8 Item 7(Picture) functional flow

11.8 Item 8(Picture) p-trap

11.8 Item 9(Picture) Master left sink temp test - pass

11.8 Item 10(Picture) Master right sink temp test - pass

11.8 Item 11(Picture) p-trap

11.8 Item 12(Picture) p-trap and water valves

11.8 Item 13(Picture) Shared bathroom functional flow

11.8 Item 14(Picture) shared bathroom temp test - pass

11.8 Item 15(Picture) shared bathroom temp test - pass

11.8 Item 16(Picture) Stopper turned on all

11.8 Item 17(Picture) Shared left

11.8 Item 18(Picture) Sharednr8ght

(2) The stopper for the sinks in the home appeared to be installed backward which did not allow for much clearance between back wall/mirror to pull it up properly into place. The inspector recommends that a qualified contractor evaluate and repair.

11.8 Item 19(Picture) Stopper turned wrong way all bathrooms

11.9 The toilet in the bathrooms were flushed and operated in a satisfactory manner at the time of the inspection.

11.9 Item 1(Picture) Half bath flush test - pass

11.9 Item 2(Picture) half bath water supply and valve

11.9 Item 3(Picture) Master downstairs flush test - pass

11.9 Item 4(Picture) water supply

11.9 Item 5(Picture) Master bathroom flush test - pass

11.9 Item 6(Picture) Master - water supply and valve

11.9 Item 7(Picture) Shared bathroom flush test - pass

11.9 Item 8(Picture) Shared bathroom water supply and valve

11.10 At the time of the inspection, the Inspector observed no deficiencies in the condition of bathtub components. Bathtub inspection includes testing for:

Functional flow;
Functional drainage;
Proper operation of shut-off valves, spout, stopper, showerhead and diverter valve.

11.10 Item 1(Picture) Master downstairs bathtub functional flow - pass

11.10 Item 2(Picture) Master bathroom tub downstairs temp test - pass

11.10 Item 3(Picture) Master bathtub stopper test - pass

11.10 Item 4(Picture) Master bathtub upstairs - functional flow

11.10 Item 5(Picture) Master bathtub fill test - pass

11.10 Item 6(Picture) drained

11.10 Item 7(Picture) Shared bathroom temp test - pass

11.10 Item 8(Picture) Shared bathroom tub fill test - pass

11.11 (1) The showers in the bathrooms appeared to be in serviceable condition at the time of the inspection. Inspection of the showers typically includes:

Functional flow;
Functional drainage
Proper operation of shut-off and diverter valves, and faucet; and
Moisture intrusion of walls and pan.

11.11 Item 1(Picture) Master downstairs functional flow

11.11 Item 2(Picture) Master downstairs

11.11 Item 3(Picture) master walk-in shower

11.11 Item 4(Picture) master upstairs - functional flow

11.11 Item 5(Picture) shower pan and drain

11.11 Item 6(Picture) Master shower upstairs temp test - pass

11.11 Item 7(Picture) shower functional flow

(2) The shower rod in the downstairs master bathroom appeared to be installed the wrong way which would not allow the decorative cover to mount properly against the wall. The inspector recommends that a qualified contractor repair.

11.11 Item 8(Picture) master downstairs - shower rod cover loose

11.12 At the time of the inspection, the Inspector observed no deficiencies in the condition of the bathroom mirrors. See "360 Degree Home Tour" for reference photographs.

11.12 Item 1(Picture) master mirror

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12. Laundry Room

In addition to those items typically inspected as part of the interior, inspection of the laundry room includes examination of the following:dryer connections and venting; room ventilation; and provision of proper clothes washer waste pipe.

		IN	NI	NP	D
12.0	Floors	•
12.1	Walls	•
12.2	Ceilings	•
12.3	Doors	•
12.4	Windows			•
12.5	Receptacles, Switches, Connections	•
12.6	Dryer Venting	•
12.7	Cabinets	•
12.8	Lighting	•
12.9	Sink and Components	•
IN= Inspected, NI= Not Inspected, NP= Not Present, D= Deficiency		IN	NI	NP	D

Styles & Materials
Dryer Power::
Electric
Dryer Vent::
Smooth-bore metal (UL-approved)
Dryer 240-volt electrical receptacle::
Modern 4-prong

Comments:

12.0 At the time of the inspection, the Inspector observed no deficiencies in the condition of the laundry room floor. See "360 Degree Home Tour" for reference photographs.

12.1 At the time of the inspection, the Inspector observed no deficiencies in the condition of the laundry room walls. See "360 Degree Home Tour" for reference photographs.

12.2 At the time of the inspection, the Inspector observed no deficiencies in the condition of the laundry room ceiling. See "360 Degree Home Tour" for reference photographs.

12.3 At the time of the inspection, the Inspector observed no deficiencies in the condition of the laundry room door. See "360 Degree Home Tour" for reference photographs.

12.5 At the time of the inspection, the Inspector observed no deficiencies in the condition of the laundry room receptacles, switches and connections. See "360 Degree Home Tour" for reference photographs.

12.5 Item 1(Picture) washer connection box

12.5 Item 2(Picture) looking down waste pipe

12.5 Item 3(Picture) receptacle test - pass

12.5 Item 4(Picture) GFCI receptacle test - pass

12.5 Item 5(Picture) trip test - pass

12.5 Item 6(Picture) results - pass

12.5 Item 7(Picture) 240 volts present for dryer

12.6 At the time of the inspection, the Inspector observed no deficiencies in the condition of the laundry room dryer venting.

12.6 Item 1(Picture) Dryer venting connection

12.6 Item 2(Picture) looking up vent pipe

12.7 At the time of the inspection, the Inspector observed no deficiencies in the condition of the bathroom cabinets and countertops. See "360 Degree Home Tour" for reference photographs.

12.8 At the time of the inspection, the Inspector observed no deficiencies in the condition of the laundry room lighting. See "360 Degree Home Tour" for reference photographs.

12.9 At the time of the inspection, the Inspector observed no deficiencies in the condition of the laundry room sink and components. See "360 Degree Home Tour" for reference photographs.

12.9 Item 1(Picture) temp test - pass

12.9 Item 2(Picture) sprayer test - pass

12.9 Item 3(Picture) functional flow

12.9 Item 4(Picture) p-trap and supply lines and valves

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13. Kitchen and Built-in Appliances

Inspection of kitchens typically includes (limited) operation and visual inspection of the following: wall, ceiling and floor; windows, skylights and doors; range/cooktop (basic functions, anti-tip); range hood (fan, lights, type); dishwasher; Cabinetry exterior and interior; door and drawer; Sink basin condition; supply valves; adequate trap configuration; functional water flow and drainage; disposal; Electrical switch operation; and outlet placement, grounding, and GFCI protection. Note: Appliances are operated at the discretion of the Inspector.

		IN	NI	NP	D
13.0	Floors	•
13.1	Walls				•
13.2	Ceilings	•
13.3	Doors			•
13.4	Windows			•
13.5	Interior Trim	•
13.6	Receptacles and Switches	•
13.7	Cabinets and Countertops	•
13.8	Range	•
13.9	Range Hood	•
13.10	Garbage Disposal	•
13.11	Dishwasher	•
13.12	Refrigerator			•
13.13	Microwave	•
13.14	Kitchen Sink	•
13.15	Lighting	•
IN= Inspected, NI= Not Inspected, NP= Not Present, D= Deficiency		IN	NI	NP	D

Styles & Materials
Cabinets::
Veneer on MDF
Countertop Material::
Granite
Range::
Gas
Range/Oven Brand::
General Electric
Range Hood::
Vents to exterior
Lights and fan operable
Range Hood Brand::
General Electric
Built-in Microwave Brand::
General Electric
Dishwasher::
Present, Inspected
Dishwasher brand::
General Electric
Dishwasher Anti-siphon method::
High-loop installed
Refrigerator::
None Present
Garbage Disposal brand::
Badger
Refrigerator Opening Width:
36 1/2 inches
Refrigerator Opening Height:
71 1/2 inches

Comments:

13.0 At the time of the inspection, the Inspector observed no deficiencies in the condition of the kitchen floor. See "360 Degree Home Tour" for reference photographs.

13.1 (1) At the time of the inspection, the Inspector observed few deficiencies in the condition of the kitchen walls. See "360 Degree Home Tour" for reference photographs.

(2) There was gray paint on the white trim on the refrigerator opening. The inspector recommends that a qualified contractor touch up paint on trim.

13.1 Item 1(Picture) Refrigerator opening trim - paint

(3) An area on the wall to right side of refrigerator opening was missing paint and needs to be touched up by a qualified contractor.

13.1 Item 2(Picture) paint needed - outside wall of refrigerator opening

13.2 At the time of the inspection, the Inspector observed no deficiencies in the condition of the kitchen ceiling. See "360 Degree Home Tour" for reference photographs.

13.5 At the time of the inspection, the Inspector observed no deficiencies in the condition of the kitchen trim. See "360 Degree Home Tour" for reference photographs.

13.6 At the time of the inspection, the Inspector observed no deficiencies in the condition of the kitchen receptacles and switches.

13.6 Item 1(Picture) Receptacle test - pass

13.6 Item 2(Picture) receptacle test - pass

13.6 Item 3(Picture) GFCI receptacle test - pass

13.6 Item 4(Picture) Trip test - pass

13.6 Item 5(Picture) results - pass

13.6 Item 6(Picture) Receptacle test - pass

13.7 At the time of the inspection, the Inspector observed no deficiencies in the condition of the kitchen cabinets and countertops. See "360 Degree Home Tour" for reference photographs.

13.7 Item 1(Picture)

13.8 At the time of the inspection, the Inspector observed no deficiencies in the condition of the gas range. Brand: GE, Model#: JGSS66SEL1SS, Serial#: ML194163P

13.8 Item 1(Picture) Burner test - pass

13.8 Item 2(Picture) burners off

13.8 Item 3(Picture) inside oven

13.8 Item 4(Picture) data label

13.8 Item 5(Picture) preheat oven to 350F

13.8 Item 6(Picture) Oven temp test - pass

13.8 Item 7(Picture) Oven turned off after test

13.9 At the time of the inspection, the Inspector observed no deficiencies in the condition of the range hood (microwave oven vent).

13.9 Item 1(Picture) Range hood vent to exterior

13.9 Item 2(Picture) light and filters

13.9 Item 3(Picture) vent and light on

13.10 At the time of the inspection, the Inspector observed no deficiencies in the condition of the garbage disposal. Brand: Badger, Model#: 1-87, Serial#: 18081201850

13.10 Item 1(Picture) Badger disposal

13.10 Item 2(Picture) data label

13.11 At the time of the inspection, the Inspector observed no deficiencies in the condition of the dishwasher. Brand: GE, Model#: GDF510PSM0SS, Serial#: RL731573B

13.11 Item 1(Picture) GE

13.11 Item 2(Picture) secured to countertop

13.11 Item 3(Picture) inside before test

13.11 Item 4(Picture) data label

13.11 Item 5(Picture) turned on for test

13.11 Item 6(Picture) high-loop under sink for waste

13.11 Item 7(Picture) inside washer after test - drained

13.12 Opening size: width: 36.5" Height: 71.5"

13.12 Item 1(Picture) width

13.12 Item 2(Picture) height

13.12 Item 3(Picture) water supply

13.12 Item 4(Picture) receptacle test - pass

13.13 At the time of the inspection, the Inspector observed no deficiencies in the condition of the microwave. Brand: GE, Model#: JVM3162RJ3SS, Serial#: HL208637L, Manf Date: May 2018

13.13 Item 1(Picture) GE Microwave

13.13 Item 2(Picture) Inside with light on

13.13 Item 3(Picture) data label

13.14 At the time of the inspection, the Inspector observed no deficiencies in the condition of the kitchen sink and components.

13.14 Item 1(Picture) Drain waste and vent

13.14 Item 2(Picture) supply valve and pex tubing

13.14 Item 3(Picture) receptacle

13.14 Item 4(Picture) sprayer test

13.14 Item 5(Picture) push button to operate disposal

13.14 Item 6(Picture) temp test - pass

13.15 At the time of the inspection, the Inspector observed no deficiencies in the condition of the kitchen lighting. See "360 Degree Home Tour" for reference photographs.

13.15 Item 1(Picture) can lighting

13.15 Item 2(Picture) under counter lighting

13.15 Item 3(Picture) lighting over island

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14. Garage

Inspection of the garage typically includes examination of the following:general structure; floor, wall and ceiling surfaces; operation of all accessible conventional doors and door hardware; vehicle door condition and operation proper electrical condition including Ground Fault Circuit Interrupter (GFCI) protection; interior and exterior lighting; stairs and stairways proper firewall separation from living space; and proper floor drainage

		IN	NI	NP	D
14.0	Vehicle Doors	•
14.1	Conventional Doors	•
14.2	Floors	•
14.3	Walls	•
14.4	Ceiling	•
14.5	Garage Electrical	•
IN= Inspected, NI= Not Inspected, NP= Not Present, D= Deficiency		IN	NI	NP	D

Styles & Materials
Garage Vehicle Door Type::
Double
Number of Vehicle Doors::
1
Number of Automatic Openers::
1
Vehicle Door Automatic Reverse::
Installed and operating correctly
Photosensor installed correctly

Comments:

14.0 At the time of the inspection, the Inspector observed no deficiencies in the condition of the garage vehicle door. See "360 Degree Home Tour" for reference photographs.

14.0 Item 1(Picture) garage door exterior

14.0 Item 2(Picture) weather stripping

14.0 Item 3(Picture) weather stripping

14.0 Item 4(Picture) handles secure

14.0 Item 5(Picture) open test - pass

14.0 Item 6(Picture) support

14.1 At the time of the inspection, the Inspector observed no deficiencies in the condition of the conventional door. See "360 Degree Home Tour" for reference photographs.

14.1 Item 1(Picture) weather stripping

14.1 Item 2(Picture) threshold

14.2 The garage floor had common shrinkage cracks that went the entire length and width of the the garage floor. These cracks are typically not a structural concern. The inspector recommends that the client discuss the cracks with the builder representative during the walk-through to learn more about the condition. If cracks are larger than 1/8" wide it is recommended that they be sealed with proper sealant for concrete.

14.2 Item 1(Picture) shrinkage crack

14.2 Item 2(Picture) shrinkage cracks

14.3 At the time of the inspection, the Inspector observed no deficiencies in the condition of the garage walls. See "360 Degree Home Tour" for reference photographs.

14.4 At the time of the inspection, the Inspector observed no deficiencies in the condition of the garage ceiling. See "360 Degree Home Tour" for reference photographs.

14.5 At the time of the inspection, the Inspector observed no deficiencies in the condition of the garage electrical. See "360 Degree Home Tour" for reference photographs.

14.5 Item 1(Picture) exterior light

14.5 Item 2(Picture) garage opener and dedicated receptacle

14.5 Item 3(Picture)

14.5 Item 4(Picture)

14.5 Item 5(Picture)

14.5 Item 6(Picture)

14.5 Item 7(Picture)

14.5 Item 8(Picture)

14.5 Item 9(Picture) photosensor functional

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15. 360 Degree Home Tour

		IN	NI	NP	D
15.0	360 Degree Home Tour Photographs	•
IN= Inspected, NI= Not Inspected, NP= Not Present, D= Deficiency		IN	NI	NP	D

Styles & Materials
360 Degree Home Tour Photographs:
Photos are for reference only

Comments:

15.0 The "360 Degree Home Tour" photographs are for reference and your viewing pleasure, enjoy!

15.0 Item 1(Picture) 360 - Roof Exterior #1

15.0 Item 2(Picture) 360 - Roof Exterior #2

15.0 Item 3(Picture) 360 - Attic above hallway

15.0 Item 4(Picture) 360 - Attic off Back Left Bedroom

15.0 Item 5(Picture) 360 - Attic off front bedroom

15.0 Item 6(Picture) 360 - Attic off front bedroom

15.0 Item 7(Picture) 360 - Front Bedroom

15.0 Item 8(Picture) 360 - Front Right Bedroom

15.0 Item 9(Picture) 360 - Second Floor Hallway

15.0 Item 10(Picture) 360 - Shared Bathroom

15.0 Item 11(Picture) 360 - back left bedroom

15.0 Item 12(Picture) 360 - laundry Room

15.0 Item 13(Picture) 360 - Master Closet

15.0 Item 14(Picture) 360 - Upstairs Master Bedroom

15.0 Item 15(Picture) 360 - Upstairs Master Bathroom

15.0 Item 16(Picture) 360 - Stairs

15.0 Item 17(Picture) 360 - Garage

15.0 Item 18(Picture) 360 - Half Bathroom

15.0 Item 19(Picture) 360 - Downstairs Master Bathroom

15.0 Item 20(Picture) 360 - Downstairs Master Bedroom

15.0 Item 21(Picture) 360 - Kitchen, Eat-in and Living Room

15.0 Item 22(Picture) 360 - Dining Room and Entryway

15.0 Item 23(Picture) 360 - Garage

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16. Thermal Imaging

The thermal imaging camera is a tool I use in performing the General Home Inspection. Its use does not constituent a full thermographic inspection. Thermal imaging cameras detect radiation in the infrared spectrum, showing differences in temperature. Their ability to detect defects or deficiencies varies with conditions. Conditions identified by thermal imaging may need to be confirmed using other means, possibly including invasive methods, which would require the permission of the homeowner.

The Inspector is not liable in any way for any damage or any loss relating to the use of thermal imaging equipment during the inspection or the quality/accuracy of information provided by thermal images included in the report.

		IN	NI	NP	D
16.0	Electrical	•
IN= Inspected, NI= Not Inspected, NP= Not Present, D= Deficiency		IN	NI	NP	D

Styles & Materials
Thermal Imaging::
Limited thermographic inspection

Comments:

16.0 The Inspector observed no deficiencies in the condition of the limited thermal imaging of electrical system at service panel.

16.0 Item 1(Picture) FLIR IR Image - Electrical Service Conductor Lug - 64.9F

16.0 Item 2(Picture) Complimentary Image - Electrical Service Conductor Lug

16.0 Item 3(Picture) FLIR IR Image #2 - Electrical Service Conductor Lug - 69.6F

16.0 Item 4(Picture) Complimentary Image #2 - Electrical Service Conductor Lug

16.0 Item 5(Picture) FLIR IR Image #3 - Breaker - 71.4F

16.0 Item 6(Picture) Complimentary Image #3 - Breaker

16.0 Item 7(Picture) FLIR IR Image #4 - Breaker - 92.3F

16.0 Item 8(Picture) Complimentary Image #4 - Breaker

16.0 Item 9(Picture) FLIR IR Image #5 - Breaker - 90.5

16.0 Item 10(Picture) Complimentary Image #5 - Breaker

16.0 Item 11(Picture) FLIR IR Image #6 - Wire - 73.9F

16.0 Item 12(Picture) Complimentary Image #6 - Wire

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(1) The inspector observed few deficiencies in the condition of the plumbing vents at the time of the inspection. Notable deficiencies will be reported in this section.

The screws for the switches at the top left of stairs were not secure and the switches were not flush with plate. The inspector recommends that a qualified contractor make the repair.

(1) When the switch on the far right in the 2nd floor master bedroom was turned on the lights in the tray ceiling did not illuminate. The inspector recommends that a certified electrician make the repair.

(1) Several walls on the 2nd floor of the home required paint touch-up. The inspector recommends that a qualified contractor repair.

Two doors in the home had stuck latches and doors would not stay shut. One door is at the end of the 2nd floor hallway on the right and the other is on the 1st floor under the stairs at the entryway. The inspector recommends that a qualified contractor repair.

Trim throughout the home was missing sealant at the corners and joints. There was also paint from walls on several areas of trim throughout the home. The inspector recommends that a qualified contractor add proper sealant and paint as necessary.

(1) On the four step from bottom of stairs there was a raised lip between the two boards. The inspector recommends that a qualified contractor make the repair.

The master bathroom was in need of touch-up wall paint just above the switch and receptacle. An area near the ceiling on the wall of the half bathroom had a repair that was not complete. The inspector recommends that a qualified contractor make the repairs.

Type of building:: Single Family (2-story)	Approximate Square Footage:: 2800	Approximate Year of Original Construction:: 2018
Inspection started at:: 9am	Inspection ended at:: 12:30pm	Occupancy:: Unoccupied, empty of furniture
Attending the Inspection:: Buyer and Buyer's Agent	Weather during the Inspection:: Cloudy	Significant precipitation in last 3 days:: No
Temperature during inspection:: Below 60 (F) = 15.5 (C)	Ground/Soil surface condition: Damp	Radon Test: No
Water Quality Test:: No

Inspection Report

First Last

BH Home Inspection LLC

Table of Contents

General Summary

1.2	Roof Flashing
	Deficiency
	(2) At the time of the inspection, no kickout flashing was installed on the roof where vertical walls meet sloped roof surface. This condition is improper and may increase the chance of leakage with the potential for damage to cause roof structure damage from wood decay, damage home materials, or create unhealthy conditions by encouraging microbial growth such as mold. The Inspector recommends that before the expiration of your Inspection Objection Deadline you consult with a qualified roofing contractor to discuss options and costs for correction. 1.2 Item 9(Picture) No Kickout Flashing Installed - Over front porch 1.2 Item 10(Picture) Diagram with proper kickout flashing

9.0	Floors
	Deficiency
	There was a stain in the downstairs master bedroom carpet. The inspector recommends that a qualified contractor remove the stain. 9.0 Item 1(Picture) Master bedroom downstairs - stain