I=Inspected

NI

NP

NI=Not Inspected

NP=Not Present

D=Deficient

Inspection Item

I. STRUCTURAL SYSTEMS

A. Foundations
Type of Foundation(s): Post tension slab-on-grade
Comments:
There has been differential movement of the post tension foundation slab as indicated by separation of the frieze board at some
of the corners, cracks in the interior gypsum board at joints in the walls, miss aligned door frames, etc.
Since at the time of the inspection there was no serious problem with the frame structure or serious functional problems resulting
from the foundation movement, underpinning and leveling the foundation was not considered to be a structural or functional
necessity at this time and is not required provided that you find the symptoms of the foundation movement which has occurred to
be acceptable.
Since the variation of the moisture content of the soil supporting the foundation can be a significant factor contributing to
continuing movement a proper lawn maintenance program may aid in minimizing foundation problems in the future. The chipped
concrete at the corners of the foundation slab were not considered to be the result of a structural problem requiring repair.
There has been differential movement of the garage foundation slab as indicated by cracks in the gypsum board covering the
interior walls, cracks in the interior gypsum board at joints in the walls, cracks in the gypsum board on the ceiling, etc.
Since at the time of the inspection there was no serious problem with the frame structure or serious functional problems resulting
from the foundation movement, underpinning and leveling the foundation was not considered to be a structural or functional
necessity at this time and is not required provided that you find the symptoms of the foundation movement which has occurred to
be acceptable.
Since the variation of the moisture content of the soil supporting the foundation can be a significant factor contributing to
continuing movement a proper lawn maintenance program may aid in minimizing foundation problems in the future.

B. Grading and Drainage Comments:

There are no weep holes in the brick veneer above windows and doors exposed to the weather. The gutters are in need of
cleaning.

Gutters need cleaning

C. Roof Covering Materials

Type(s) of Roof Covering: Composition Roofing Material
Viewed From: Inspected from the eaves with ladder
Comments:
Although the composition shingle roof covering was found to be in serviceable condition at the time of the inspection generally,
repair is recommended. There are water stains on the ceiling of the kitchen column adjacent to the column by the patio door. This
appears to be an active leak. The water stains on the kitchen ceiling appear to be from previous plumbing leaks from the 2nd floor
plumbing. There are water stains in the return air. The inspector was unable to determine if these are active leaks from 2nd floor
plumbing. It is recommended you talk to the seller about these stains. The water stains on the garage ceiling were probably
caused by a previous roof covering. At least one of the plumbing vent flashings is damaged (squirrels?). The roof sealant that
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Page 1 of 8

Report Identification:
I=Inspected
I NI NP

NI=Not Inspected
D

NP=Not Present
D=Deficiency
Inspection Item

has been applied at the joints between the roof surface and the siding above the roof surface suggests that the joints were not
flashed properly and/or that there have been leaks. J flashing is no longer an acceptable type of flashing. The decking and
underlayment is not installed properly at some of the eaves where checked. Debris, if allowed to collect and remain on the roof
surface, particularly in the valleys, will cause deterioration of the shingles and, eventually roof leaks. The debris should be
removed from the roof surface and the shingles checked for deterioration.

Water stain at column

Flashing damaged

Decking and underlayment

Remove debris

Sealant applied

J flashing

D. Roof Structures and Attics

Viewed From: Interior of Attic
Approximate Average Depth of Insulation: 12 to 13
Comments:
Although the ridge board should be less in depth that the cut end of the rafter, in this inspectors opinion no repair is necessary as
there are no deflections in the roof ridge line. Insulation is missing in some spots above the garage.

Cut end of rafters overhang

ridge board

Missing insulation

E. Walls (Interior and Exterior) Comments:

The holes on the east exterior of the garage, east exterior of the house and adjacent to the front door should be sealed to avoid
water penetration to the walls. There is no safety latch on the cabinet below the window in the west bedroom. Some of the
exterior siding on the west storage doors is deteriorated. Some of the trim on the upper south exterior window and the southwest
corner boards on the garage are deteriorated. Some of the trim on the west storage doors is deteriorated. The gate at the west
storage area is deteriorated. Shingle mold is deteriorated on the south side of the house and south side of the garage. Facia board
is deteriorated on the south gable and east side of the garage. Some of the south soffit is deteriorated on the garage.

Hole at east garage

Hole in column

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Hole at front door

Window trim deteriorated

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Report Identification:
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I NI NP

NI=Not Inspected
D

Facia and corner board trim

deteriorated above kitchen
column

Shingle mold deteriorated at

south of house

NP=Not Present
D=Deficiency
Inspection Item

Southwest corner boards

deteriorated

South of garage shingle mold

Trim deteriorated at west storage Gate deteriorated

Soffit at south of garage

F. Ceilings and Floors Comments:

A floor piece is missing near the breakfast area column.

G. Doors (Interior and Exterior) Comments:

All egress doors should have keyless locks. The overhead garage door is bent/damaged at the middle of the reinforcement bar.
The front door threshold is loose.

H. Windows Comments:
Some of the glazing strips are damaged at the west window. The lintels in the brick veneer above the windows are rusted.
There are cracks in the brick veneer adjacent to the lintel above the west window. The 2nd floor front bedroom window will not
lock.

Glazing strip damaged

Rusted lintel

I. Stairways (Interior and Exterior) Comments:

The balusters in the balcony guard rail are spaced farther apart than is generally recommended. The stairway guardrail is not as
high as is generally recommended.

J. Fireplaces and Chimneys Comments:

When a gas appliance (false logs) is installed in the fire place, the damper shall be permanently blocked open. The inspector
was unable to see the offset flues.

K. Porches, Balconies, Decks, and Carports Comments:

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Report Identification:
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I NI NP

NI=Not Inspected
D

NP=Not Present
D=Deficiency
Inspection Item

II. ELECTRICAL SYSTEMS

A. Service Entrance and Panels Comments:

The service entrance conductors are too small if they are aluminum. The inspector was unable to determine from the photo if
they are copper or aluminum. Double lugging at panel terminals is not permitted. The dead face is rusted. There is no antioxidant on the aluminum feeder wire terminals. The breakers are not labeled. The feeder conduit is not terminated properly.

Aluminum or copper?

Double lugging

Breakers not labeled

Feeder conduit not terminated

properly

Double lugging

Rusted dead face

B. Branch Circuits, Connected Devices, and Fixtures

Type of Wiring: Copper (Checked at the circuit breaker panel only.)
Comments:
Outlets are loose in the box/wall throughout the house. Outlet covers are broken at the kitchen island and refrigerator. There
are no GFCI protected outlets at one of the east counter outlets in the garage and at the west exterior wall by the condensing units.
There are no AFCI protected outlets at all recommended locations. There are defective switches or fixtures in the garage (light
bulbs?). There is not enough clearance from combustible materials in the attic from the recessed lighting fixtures. Light fixture
covers are missing in the utility room and west bathroom. Switch covers are damaged in the garage and in the house attic. The
front porch light fixture cover over the electrical box is loose. Although fixtures on photocells were not inspected, it was noted
the photo eye cover is damaged at the front of the garage. The disposal conduit is not terminated properly (no connector). The
conduits below the cook top are not secured properly. The conduit at the garage condensing unit does not go through the wall
properly. The junction box cover is missing below the cook top. The front and west bedroom ceiling fans are not balanced
properly. Since the inspector did not know if the smoke detectors are connected to the fire department, they were not tested.

Inadequate clearance from

insulation

Loose cover at front door

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Photo eye cover damaged

No connector at disposal

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Report Identification:
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I NI NP

NI=Not Inspected
D

Conduit not secured below

cook top

NP=Not Present
D=Deficiency
Inspection Item

Conduit through wall

Cover missing

III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

A. Heating Equipment
Type of Systems: Central Forced Air Furnace Zoned
Energy Sources: Gas-House; Electricity-Garage
Comments:

House systems
The house heating systems were functioning as intended at the time of the inspection. NOTE: The heat exchanger on this type
furnace can not be checked for cracks properly without disassembling the furnace. The inspector did not disassemble the furnaces.
There are no drip legs at the gas connectors for either system.

No drip legs
Garage system
An adequate rise in temperature across the garage heating unit indicated that the heating system was functioning properly at the
time of the inspection.

B. Cooling Equipment
Type of Systems: Central Forced Air System
Comments:

1st floor system

There was an adequate drop in temperature across the evaporator of the A/C system at the time of the inspection. The suction
line is not insulated properly at the condensing unit. The suction line is not insulated properly at the evaporator coil. The
emergency condensate drip pan is rusted/corroded. The primary drain line is tied into a plumbing vent in the attic.

Suction line insulation at CU

Rust in drain pan
Primary tied into plumbing vent
2nd floor system
There was an adequate drop in temperature across the evaporator of the A/C system at the time of the inspection. The primary
condensate drain lines and suction lines are not insulated properly at the evaporator coil. The primary drain line is tied into a
plumbing vent in the attic.

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Report Identification:
I=Inspected
I NI NP

NI=Not Inspected
D

Primary drain line insulation

NP=Not Present
D=Deficiency
Inspection Item

Suction line insulation

Primary tied into plumbing vent

Garage system
The condensing unit did not work. The condensing unit is rusted at the top. The suction line is not insulated properly at the
condensing unit.

Condensing unit rusted at top

Suction line insulation

C. Duct Systems, Chases, and Vents Comments:

The dirty 1st floor return air filter suggests the 1st floor evaporator coil is in need of cleaning. Duct tape is no longer an
acceptable material for the use of duct repair. There is no return air filter in the garage system.

Duct tape

IV. PLUMBING SYSTEM

A. Plumbing Supply, Distribution Systems and Fixtures

Location of water meter: East side of front sidewalk
Location of main water supply valve: Utility room
Static water pressure reading: 70 psi
Comments:
There are no anti-siphon devices on exterior hose bibs. The clothes washer hose bib handles are rusted. The inspector did not
operate the clothes washer hose bibs. The master bathroom east lavatory drain stop is missing. The west bathroom lavatory drain
stop does not work properly in both lavatories. The cold water cut off valve leaks below the west bathroom south lavatory. The
west bathroom south lavatory faucet leaks when the cold water is on. The west bathroom water closet flush valve leaks. The
and guest bathroom water closets are loose at the floor.

Clothes washer hose bib handles rusted

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Report Identification:
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NI=Not Inspected
D

NP=Not Present
D=Deficiency
Inspection Item

B. Drains, Wastes, and Vents Comments:

C. Water Heating Equipment

Energy Sources: Gas
Capacity: 50 gal.
Comments:
The temperature and pressure relief valve is defective.

D. Hydro-Massage Therapy Equipment Comments:

No visible problem.

V. APPLIANCES

A Dishwashers Comments:
The discharge hose is not looped above the bottom of the kitchen sink. The dishwasher is noisy when operating.

Drain line not above sink

B. Food Waste Disposers Comments:

C. Range Hood and Exhaust Systems Comments:

The Jenn-Aire type exhaust fan does not work. The exterior vent fan cover is damaged.

Cover damaged

D. Ranges, Cooktops, and Ovens Comments:

There is no electrical outlet for the cook top. The pilot cannot light the burners without it.

E. Microwave Ovens Comments:

F. Mechanical Exhaust Vents and Bathroom Heaters Comments:

The inspector was unable to determine the termination point for the bathroom exhaust fans.

G. Garage Door Operators Comments:

Since the garage door is damaged, the inspector did not pressure test the stop and return feature.

H. Dryer Exhaust Systems Comments:

The dryer gas cap is missing. The dryer vent cover is in need of cleaning.

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Report Identification:
I=Inspected
I NI NP

NI=Not Inspected
D

NP=Not Present
D=Deficiency
Inspection Item

Dryer vent cover needs cleaning

VI. OPTIONAL SYSTEMS

A. Landscape Irrigation (Sprinkler) Systems Comments:

There is no coverage at the west side of the garage. The inspector was unable to locate a rain sensor which is required.

B. Swimming Pools, Spas, Hot Tubs, and Equipment Comments:

C. Outbuildings Comments:

D. Private Water Wells Comments:

E. Private Sewage Disposal (Septic) Systems Comments:

F. Other Comments:
The intercom does not work. The security system was not in the scope of this inspection.

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