Final Analysis Albright
xxx Larimar Page   of  
Property Inspection Report

" We see what's missing "

Final Analysis Home Inspections

1385 Fordham Dr. Ste. 160, Virginia Beach VA 23464

www.Final-Analysis.com

Prepared exclusively for

removed for privacy
xxxx Larimar St
Virginia Beach VA 23462

Report ID: 060415

 
Inspection Date: 6/4/2015
Inspected By:Adam Comeau

 

ASHI Certified inspector 258778 

DPOR Certified Home inspector Lic# 3380000660

www.final-analysis.com

757.495.2300

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Date: 6/4/2015 Time: 01:00 PM Report ID: Albright060415
Property:
xxxx Larimar
Virginia Beach VA 23462
 Customer:
removed for privacy		 Real Estate Professional:
Sharon Milligan
All Pros Realty

Type of Inspection:
Home Buyers inspection

Inspection Procedures:
 American Society of Home Inspectors, Standards of practice

Inspection Restrictions/limitations:
None
General inspection accessibility:
Vaccant, Unoccupied

All Utility services are on?:
Yes

In Attendance:
Listing agent
Type of building:
Townhome

Square Feet of conditioned space:
1,588

Age of building (year built):
2009
# of Bedrooms:
3 Bedrooms

# of Bathrooms:
2 bathrooms

Temperature during inspection:
73
Weather:
Cloudy, Light Rain

Ground/Soil surface condition:
Wet

Garage:
Attached, 1 car

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 is satisfactory and 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 does not exists in this home or building.

Information & Disclosures (ID) = Important information you should know about this house or building including, disclosures, alerts, advisories and warnings about typical conditions or circumstances for this home. Not necessarily something abnormal or unusual but critical information that may pose significant concern for health risk, environmental safety or additional cost. These items will be indicated with an Orange Flaggraphic  

Repair or Replace (RR) = The item, component or unit is not functioning as intended, defective, broken or otherwise needs further inspection and evaluation by a qualified contractor. Items, components or units that should be repaired, replaced or corrected.  These will be indicated with a Red Flag graphic

Inspection standards: This inspection was completed in compliance with the professional standards of practice set forth by the American Society of Home inspectors (ASHI)

Purpose and Objective: This inspection is not technically exhaustive and can not be conclusive of every detail.  The primary objective of this building inspection is to identify and report MATERIAL DEFECTS. Material Defects are defined as a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people.  The fact that a system or component is near, at or beyond the end of its normal useful life is not, in itself, a material defect. Normal wear and tear, maintenance typical defects or deficiencies are not defined as material defects. That is not to say that the home inspector will not report smaller defects such as cracked glass, broken outlets or leaky faucet washers but this is not the primary objective of an inspection. The home inspection is a first look attempt at ascertaining the general condition of a property. While it is the purpose of this inspection to discover and disclose those major items and concerns that may have an adverse impact on the value of this property and the health and safety of it's occupants, it is not an exhaustive list of defects or discrepancies and it certainly should not be used as a punch list of repairs. Repair list and cost estimates should be obtained from contractors.  It is important to know that home inspectors are general practitioners with a limited amount of time and capabilities that is primarily focused on major issues in the home.  Outside of normal testing and observation, Inspectors do not engage in troubleshooting or diagnostics and can not offer repair advice.   home inspections are limited to visual observations only and does not include technically exhaustive or invasive analysis. However, this report attempts to identify and recommend conditions that should have further evaluation by experts prior to closing.

Typically included in any inspection report will be smaller issues, discrepancies, observations and suggestions. These may not be considered serious or significant problems  but common to find on any home and is mostly provided as courtesy in an attempt to give you a more comprehensive understanding of the home.

It is the objective of the inspection and report to provide you the means by which you can progress in an informed manner thereby protecting yourself as much as possible before taking ownership of a property. This may mean obtaining further evaluation and repairs by an expert, purchase price adjustments, escrow of funds for repair, or withdrawing from a buyers purchase agreement altogether.  If you are subject to an inspection contingency removal purchase addendum your conditions and disposition of removing that contingency should be clearly stated with details of expected outcomes.  Furthermore, it should also be stated that any dispositions agreed to should be subjective to your re-inspection and final acceptance of satisfactory completion prior to closing of escrow.

Repairs -  No matter how big or small, All repairs, corrections or replacements should be requested to be completed by licensed, qualified professionals with copies of their credentials, licensing, labor and product warranties and receipts of work. It is not recommend that you ask the seller to make the repairs unless they are qualified in the trades and you feel confident that they'll do a good quality job. It should be expected and required that all work be accompanied by any required city permits and inspections. Mostly all work except minor repairs require city permits and inspections. Finally, all repairs should be subject to your re-inspection, satisfaction and approval a couple days before closing.

Reinspection - Due to liability restrictions, reinspections are not the policy of Final Analysis home inspections. All repairs or corrections should be completed by qualified, licensed professional in their trade and should be accompanied by permits, work orders, receipts and warranties. If you feel a reinspection is necessary we can provide on a case by case basis and subject to schedule availability. The property inspection contingency removal addendum (PICRA) should be provided to us when the re-inspection is requested.   All re-inspections are subject to a minimum fee of $200 and will be accompanied by an updated report.

NOTICE OF URGENCY: If you are buying this property, any discrepancies, concerns or issues revealed in this report should be resolved to your satisfaction before close of escrow and/or taking possession.

Overview: A thorough home inspection was completed at the subject property in accordance with the American Society Home Inspections (ASHI) standards. The inspection reveals that this dwelling has little wear and tear. Its structure and systems are generally sound, well built and maintained in good repair but with some typical discrepancies and deficiencies reported. All observations made and items reported here should be carefully reviewed and considered for correction where needed as they are specific to this home and can have a significant impact on it's condition, safety and value.

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1.  Roofing
The 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 inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The 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
GENERAL ROOF CONDITION / RATING:
Good (No significant concerns, functioning as designed)
Roof service life remaining::
80% - 100% (Very Good - No concerns)
Roof covering material:
Architectural style asphalt shingles
Viewed roof from:
Ground
Attic
Number of layers:
One
Attic Ventilation:
Soffit intake vents installed
8x8 static roof outlet vents installed
System items and inspected components.
1.0 ROOF COVERINGS
Comments and observations: Inspected
1.1 FLASHINGS
Comments and observations: Inspected
1.2 SKYLIGHTS, CHIMNEYS and Other ROOF PENETRATIONS
Comments and observations: Inspected
1.3 ROOF DRAINAGE SYSTEMS
Comments and observations: Inspected
1.4 ATTIC VENTILATION
Comments and observations: Inspected
General Statement - Attic ventilation plays an important role in reducing the heat loads in your attic, dissipating trapped moisture and contributing to the overall health of your attic/roof system. A poorly ventilated attic can reduce HVAC performance, shorten shingle life, and will promote rot of wood materials if moisture can't escape. Poor eave/soffit vents are the # reason for poor attic ventilation. Typically newer homes are better ventilated but older homes 20+ years, should be reviewed for improvement. It is important to remember that you need balanced intake vents along with outlet vents for good air flow. Installing just a power fan may not accomplish this. See more ventilation tips here

Attic is ventilated

The roof of this home was inspected and reported on it's current condition with the above information. The roof inspection process and the inspector makes every effort to find all areas of concern in order to provide you with a good general consensus of the roof system's condition. However, this consensus is limited to visual observation only of the overall condition. The roof inspection is not technically exhaustive. Therefore Final Analysis Home Inspections can not and does not claim to find and identify any or all water leaks that exists during the inspection or leak under certain weather conditions or leaks that may occur after the inspection.  Roof construction and flashings are designed as such that many areas are concealed, obstructed, or just not accessible which will allow some problems can to go undetected. The purpose of a roof inspection is to help determine its condition and potential for leaks. We do report obvious leaks or potential problems to support this purpose but the inspection has limitations and should not be construed as all inclusive of all leaks or a guarantee against future leaks. Subjective to the visual finding, we will be able to recommend whether an invasive or technically exhaustive evaluation should be completed by a qualified contractor or specialist. Any repair items mentioned in this report should be considered before purchase. It is further recommended that qualified contractors be used in further evaluating any issues flagged for concern in this report. All repair items requested by you should be subject to your satisfaction and acceptance of the repair entity and their completed workmanship before you go to settlement. Read more about roofing here

~ end of ROOF section ~

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2.  Exterior
The 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 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 inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing (tempered glass) 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 inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.
Overview photos

View of garage
Styles & Materials
GENERAL EXTERIOR CONDITION / RATING:
Good (No significant concerns, functioning as designed)
Siding material:
Vinyl
Trim materials:
Aluminum coil stock
Vinyl
Exterior Entry Doors:
Steel
Appurtenance:
Balcony
Covered porch
Driveway:
Concrete
Evidence of water intrusion at exterior walls windows doors:
No
   
System items and inspected components.
2.0 Siding, Trim, Eaves, Flashings, Exterior finishes
Comments and observations: Inspected
2.1 Doors (exterior)
Comments and observations: Inspected
2.2 Windows (exterior)
Comments and observations: Inspected
2.3 Decks, Balconies, Stoops, Steps, Porches, Patio/Sun rooms, Railings
Comments and observations: Inspected
2.4 Vegetation, Grading, Drainage, Driveways, Walkways, Retaining walls (With respect to their effect on the condition of the building)
Comments and observations: Inspected
General Information - Positive grading and drainage are essential to the welfare of a property, and are usually the primary concern of architects and builders. Moisture can deteriorate most surfaces, cause soil movement and erosion, and undermine the structures foundation. The ideal site will be graded to conduct water away from a building. In fact, the ideal building will be surrounded by hard surfaces that slope way from the exterior walls, the interior floors will be several inches higher than the exterior grade, and the building will have gutters and downspouts and a system of drainage designed to prevent any moisture from threatening the foundation or the living space. Unfortunately, many properties do not meet this ideal, conditions on most can generally be improved, and all need to be monitored and maintained to prevent damage. Also, inspectors cannot see inside area drains and do not water-test them, but they can become blocked by debris, occluded by silt, and damaged by movement. Therefore, buyers should question sellers about the functionality of any such system, have it serviced by a specialist, or assume the risk of having a system that does not function well and the damage that might result
2.5 Garage, Garage door, opener safety reverse (if applicable)
Comments and observations: Inspected
Defect, Safety - The garage overhead door is unbalanced (Item 1). The garage door should stay in place at any location in it's travel. It should not fly open or drop shut. An unbalanced garage door can cause personal injury and can cause stress damage to the door system. Recommend professional repairs be completed by a qualified garage door technician.
2.5 (Item 1)
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.
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3.  Interiors
The 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 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 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.

This inspection does not test for or report on the presence of MOLD or other indoor air quality issues or hazards.

Overview photos

Powder room
Living room
2nd floor laundry area
2nd floor hall bathroom
2nd floor left front bedroom
2nd floor right front bedroom
Master bathroom
Styles & Materials
GENERAL INTERIOR CONDITION / RATING:
Good (No significant concerns, functioning as designed)
Ceiling Materials:
Drywall, Sheet rock, Gypsum
Plaster knock-down
Wall Material:
Drywall, Sheetrock, Gypsum
Plaster knock-down
Floor Covering(s):
Carpet
Hardwood T&G
Tile
Window Types:
Vinyl
Tilt feature
Single-hung
Thermal/Insulated
Interior Doors:
Hollow core
Masonite
Raised panel
Cabinetry:
Wood
Countertop:
Granite
 
System items and inspected components.
3.0 CEILINGS
Comments and observations: Inspected
3.1 WALLS
Comments and observations: Inspected
3.2 FLOORS
Comments and observations: Inspected
3.3 STEPS, STAIRWAYS, BALCONIES AND RAILINGS
Comments and observations: Inspected
3.4 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
Comments and observations: Inspected
3.5 DOORS (REPRESENTATIVE NUMBER)
Comments and observations: Inspected
3.6 WINDOWS (REPRESENTATIVE NUMBER)
Comments and observations: Inspected
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 or are not accessible. Inside wall framing and cavities are not inspected but may contain concealed or hidden damages such as rot, termites, rodent nesting, missing insulation or leaky plumbing. This inspection does not report obvious cosmetic or esthetic conditions such as aging,  wear and tear, dirt  filth, soil or physical damage to walls, ceilings, floors, cabinets and counters. . The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Any repair items mentioned in this report should be considered and resolved before closing of 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.
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4.  Structural Components
The Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The 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 inspector is not required to: Enter any area or perform any procedure that may damage the property, has less than 24" clearances, or its components or be dangerous to or adversely effect the health of the home inspector or other persons.
Overview photos

Roof structure = 2x4 Truss system
View of attic structure
View of roof structure
View of attic structure
Styles & Materials
GENERAL STRUCTURAL CONDITION / RATING:
Good (No significant concerns, functioning as designed)
Is there significant structural faiulre/damage/distress was observed/suspected:
NO
Crawl space access point:
N/A slab foundation
Method used to observe Crawlspace:
No crawlspace
Was there evidence of Termits- Powder post beetles or wood destroying fungus- mold- mildew- spores:
NO
Was there evidence of Harmful Moisture / Water Conditions at foundation/crawlspace:
No
Crawlspace ventilation:
N/A slab foundation
Attic access:
Ceiling scuttle hole
Light in attic
Method used to observe attic:
Walked
Was there evidence of Harmful Moisture Conditions in Attic:
No
Foundation type:
Concrete slab
Floor Structure:
Concrete slab on grade
Wall Structure:
Conventional wood frame
Columns or Piers:
N/A Concrete slab
Ceiling Structure:
Enclosed, Concealed, Not visible
Roof Structure:
Engineered wood trusses
Sheathing
Oriented strand board (OSB)
Roof-Type:
Gable
 
System items and inspected components.
4.0 FOUNDATIONS, SLABS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. Fungus or wood destroying insects)
Comments and observations: Inspected
4.1 STRUCTURAL FRAMING walls, floors, ceilings (where visible)
Comments and observations: Inspected
No structural framing distress or failure was visibly detected.
4.2 STRUCTURAL MASONRY, COLUMNS, PIERS, CONCRETE SLAB
Comments and observations: Inspected
4.3 ROOF STRUCTURE AND ATTIC
Comments and observations: Inspected
The structure of the home was inspected and reported on with the above information. We have made every reasonable effort within the confines of a limited visual inspection to discover and report obvious or suspected deficiencies. We attempted to discover and report all structural defects and deficiencies but the primary focus is on significant structural concerns which takes precedence over smaller discrepancies.  Hidden, Concealed or buried components of the structural system such as foundation footings, pier depth, fireplace foundations, etc that are below grade are not inspected.

Additionally, due to the nature of a home inspection being a visual, non-invasive examination of readily accessible areas, some deficiencies, even significant ones can go unnoticed due to limited visibility, concealment, or other restriction. Any system restrictions that limit us from reporting on any major components will be flagged and identified in this report.

Finally discrepant or deficient items identified in this report should be carefully reviewed and considered while releasing any inspection contingency you may have in a purchase contract. Furthermore, items reported as deficient or questionable should be further evaluated and properly corrected as needed and determined by qualified persons. Some of these persons may need to be licensed, certified professionals or experts in their field or industry.  All work or repairs should meet or exceed minimum workmanship and typically accepted industry quality standards and should be subject to your approval, satisfaction and final acceptance. 

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5.  Plumbing System
The 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 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 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 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.

Disclosure: Buried, concealed or otherwise hidden piping including supply pipes and drain pipes that are not visible, are specifically excluded from this inspection.  Questionable and suspect piping systems should be have an invasive, exhaustive evaluation completed by a plumbing contractor who may use video cameras, pressure testing and other means to determine the quality of pipes that are not possible during a visual home inspection.

Overview photos

Styles & Materials
GENERAL PLUMBING SYSTEM CONDITION / RATING:
Good (No significant concerns, functioning as designed)
Probability of plumbing leaks:
Low
Domestic Potable Water Source (not yard irrigation):
Public (municiple)
Plumbing waste system:
City sewage
Water Supply pipe (from street meter):
Not visible
Water Distribution pipes (inside structure - visible areas only):
CPVC (hot and cold water use)
Plumbing Waste / Drain pipe materials:
PVC (Polyvinyl Chloride)
Domestic hot water source:
Electric storage tank
Water Heater Capacity:
50 Gallon (2-3 people)
Water heater service life remaining:
30% - 50% (Fair - No immediate cost concerns ouside of maintenance/repairs)
Hot water temperature:
120-130 deg F. (typical)
 
System items and inspected components.
5.0 PLUMBING DRAIN, WASTE AND VENT SYSTEMS
Comments and observations: Inspected
5.1 PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
Comments and observations: Inspected
(1) Deficiency - The water heater overflow pan drain is draining into the washing machine drain which is acceptable but the drain pipe is offset from the washing machine drain and may miss the drain pipe and cause water damage (Item 1). Recommend professional repairs be completed by a qualified contractor.
5.1 (Item 1)
(2) Deficiency - Observed some minor glazing damage at the master bathroom jetted tub (Item 2). Recommend professional repairs be completed by a qualified contractor.
5.1 (Item 2)
(3) Observation - The master bathroom jetted tub responds to testing at the time of the inspection .
5.1 (Item 3)
5.2 HOT WATER SYSTEMS
Comments and observations: Inspected
General safety information about hot water temperatures - Hot water systems can be a scald hazard and a source of disease. Water temperatures higher than 130 deg F. can be a scald hazard. Water temperatures less than 120 deg. F. is considered ideal for the growth of harmful bacteria inside the tank–such as Legionella (Item 1). Monitor your hot water temperatures for safety.

Information sources:

http://EPA/Legionella: Drinking Water Health Advisory

https://OSHA/Domestic Hot Water Systems

http;//CSPC avoiding hot water scalds

5.2 (Item 1)
5.3 MAIN WATER SHUT-OFF DEVICE (Describe location)
Comments and observations: Inspected
FYI - Primary water shut off is at municipal water meter. The secondary water shut off is in the garage (Item 1).
5.3 (Item 1)
The plumbing in the home was inspected and reported on with the above information. The inspector makes every effort to find all areas of concern and we will report all obvious defects or deficiencies. However, the plumbing systems inspection is based on visual observation only and the objective is to determine it's general, overall condition and potential for failure and whether you should have further evaluated by a plumbing contractor using specialized equipment. This plumbing inspection is not  technically exhaustive and some areas cannot be inspected which may permit some defects to go undetected.  Washing machine drain pipes 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 but still draining satisfactory during an inspection but then fails under normal everyday use. Buried pipe or the internal condition of pipes is not visible and not inspected. 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. Any repair items mentioned in this report should be considered before purchase and work should be done only by a qualified licensed plumber or plumbing contractor who can further evaluate and correct the issues as they relate to the comments in this report. All repairs should adhere to all local municipal permit and inspection requirements by the city.  Any work requested prior to closing of escrow (settlement) should have receipts/work orders provided by the contractor and all work should be subject to your re-inspection, satisfaction, and acceptance.

  Info Link  Guide to Hot Water Heater Selection, Inspection, Diagnosis, & Repair

  Info Link  Guide to Hot Water Heater Selection, Inspection, Diagnosis, & Repair

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6.  Electrical System
The 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 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 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 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: Built in vacuum systems; Low voltage systems; Security system wiring and devices, heat detectors, or carbon monoxide detectors; telephone wires, security systems or wiring, cable TV, fiber optics, sound systems, intercoms, ethernet, network, or other ancillary wiring that is not a part of the primary electrical distribution system.
Overview photos

Styles & Materials
GENERAL ELECTRICAL CONDITION / RATING:
Good (No significant concerns, functioning as designed)
Electrical inspection limitations:
None, Inspected in accordance with ASHI standards of practice.
Electrical Service Cable (from utility pole or transformer):
Below ground
Aluminum
4/0 cable
Location of MAIN electric service panel(s):
garage
Electric service and panel(s):
200 AMP
Adequate capacity
Remote main breaker
Circuit breakers
Branch circuit wiring/distribution for 15 and 20 AMP lighting and outlets:
Solid Copper
Romex - NM plastic (normal - typical)
Grounded (3 prong outlets)
AFCI protection in bedrooms and smoke detector circuits
Do smoke detectors respond to test?:
Yes
   
System items and inspected components.
6.0 SERVICE ENTRANCE CONDUCTORS
Comments and observations: Inspected
6.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
Comments and observations: Inspected
6.2 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE
Comments and observations: Inspected
6.3 CONNECTED DEVICES AND FIXTURES (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)
Comments and observations: Inspected
6.4 POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE
Comments and observations: Inspected
6.5 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
Comments and observations: Inspected
6.6 OPERATION OF AFCI (ARCH FAULT CIRCUIT INTERRUPTERS)
Comments and observations: Inspected
Arch Fault Circuit Interrupts  - This home was built with AFCI technology and therefore has AFCI protection in bedrooms. AFCI's protect against shorts, sparking and fires. AFCI's prevent fires.  Click here for more information on AFCI's
6.7 SMOKE DETECTORS
Comments and observations: Inspected
6.8 CARBON MONOXIDE DETECTORS
Comments and observations: Not Present
Safety - There is no carbon monoxide detector found in this home with an attached garage. It is recommended that one be installed according to the manufacturer's instructions. Read more about CO2 poisoning and safety at Consumer Products Safety Commission.
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 or furniture for example) was not inspected or accessible. Electric issues or defects can be a fire or safety hazard and all reported electrical concerns should be considered for repair only by a qualified licensed electrician or electrical contractor who can further evaluate and correct the issues as they relate to the comments in this report. All repairs should adhere to all local municipal permit and inspection requirements by the city. Any work requested prior to closing of escrow (settlement) should have receipts/work orders provided by the contractor and all work should be subject to your re-inspection, satisfaction, and acceptance.
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7.  Heating / Central Air Conditioning
The 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 inspector shall describe: Energy source; and Heating equipment and distribution type. The inspector shall operate the systems using normal operating controls. The inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The 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.
Overview photos

Styles & Materials
Heat Type:
Heat Pump Forced Air (also provides cool air for AC)
GENERAL AC/ HP SYSTEM CONDITION / RATING:
Good (No significant concerns, functioning as designed)
HEAT PUMP / AC - SERVICE LIFE REMAINING::
30% - 50% (Fair - No immediate cost concerns ouside of maintenance/repairs)
Cooling Equipment Type:
Heat Pump Forced Air (also provides warm air, Heat)
AC/Heat Pump system(s) performance:
Satisfactory
AC/Heat Pump system(s) capacity:
Marginal / Undersized
Number of Central AC / HP systems:
One
Number of conditioned zones in the house/building:
3
Ductwork:
insulated flex duct
Dual zone duct controls
Filter Type:
Disposable
clogged, replacement needed
Types of Fireplaces:
None
Number of operable fireplaces:
None
Number of Woodstoves:
None
   
System items and inspected components.
7.0 AC COOLING, HEAT PUMP AND AIR HANDLER EQUIPMENT
Comments and observations: Inspected
(1) Marginal capacity - The current Heat pump capacity of 2.5 tons appears to be marginal or undersized in relation to the reported square feet of conditioned space. An undersized system will still heat or cool with some effectiveness but may run continuously with reduced efficiency and shortened service life.  Note:  A "rule of thumb" is approximately 1 ton capacity needed per 580-600 square feet. A dwelling this size would typically require 3 tons. Note: Proper sizing varies widely and is a relatively technical determination made by an HVAC contractor using the Manual J load calculation formula. Because of the disparity noted here, It is recommended that you consider having this done. The cost of running undersized equipment can be more expensive that the replacement cost of properly sized equipment.
(2) Defect - Improper AC condensate drain and or trap configuration (Items 1 and 2). The drain should contain a trap with a vent after the trap. Improper configuration will reduce efficiency and performance of the system and can lead to clogged drain, back-ups and water damage. Recommend proper repairs be completed by a qualified HVAC contractor using approved methods and materials. Urgency for repair is at your discretion.

Note: Traps are designed to prevent external air from entering the AC system. Vents are designed to prevent a vacuum which can trap water in the pipe and lead to overflow. Vents should always be installed were the water leaves the trap.

7.0 (Item 1)
7.0 (Item 2)
(3) FYI - This home is heated and cooled with heat pump system(s). It is the same system and equipment that provides warm air in the winter and cool air in the summer.  When the outside temperature is below 60 deg. F. the system is tested in "heat" mode, When the outside temperature is above 60 deg.F. it is tested in the "cool" mode. Heat pumps can only be tested in Heat or Cool but not both.

Most heat pump systems contain auxiliary (emergency, back-up) heat, typically electric coils but can be gas or oil.  This is always tested winter or summer for response. However, some electronic thermostats when in "cool" mode will not allow manual switching to axillary heat, in which case it can not be tested.

(4) Deficiency - Heat pump air handler overflow drain pipe is installed above the master bedroom balcony door and may permit water intrusion into the door frame (Item 3). The drain pipe should be extended past the door frame so it is visible if the drain overflows into the pan.
7.0 (Item 3)
(5) Equipment performance - The ambient air test was performed by using thermometers on the air handler of Heat pump in cool mode to determine if the difference in temperatures of the supply and return air are between 14 degrees and 22 degrees which indicates that the unit is cooling as intended. The supply air temperature on your system read 50 degrees (Item 4), and the return air temperature was 70 degrees (Item 5). D/T = 20 Degrees F. This indicates satisfactory performance and the system is functioning as designed..
7.0 (Item 4)
7.0 (Item 5)
(6) Observation - The heat pump electric back up heat responds to testing at the time of the inspection. When tested in "emergency or auxiliary Heat" the output temperature reading is 94 Degrees F. and is satisfactory (Item 6).
7.0 (Item 6)
7.1 PRESENCE OF INSTALLED AC/HP SOURCE AIR IN EACH ROOM
Comments and observations: Inspected
7.2 NORMAL OPERATING CONTROLS
Comments and observations: Inspected
7.3 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Comments and observations: Inspected
(1) Information - This homes HVAC system contains manual zone dampers at the supply plenum (Items 1 and 2). You can't see if the dampers are open or closed but you can tell by the position of the lever (Item 3). When the lever is parallel (in the same direction) as the duct, it is open, when the lever is perpendicular (opposite direction of the duct) it is closed. 45 degrees would be half open. Zone dampers are simply air valves inside the ductwork that allow you to control the air flow and comfort levels to different zones in the home. For example, you may want to push more AC to the upstairs zone during the summer season. In that case you would partially or fully close the damper that feeds the downstairs ductwork and fully open the upstairs damper. In the summer time it would be the opposite. Remember no matter what season it is, heat rises and cold air falls. 
7.3 (Item 1)
7.3 (Item 2)
7.3 (Item 3)
(2) Maintenance - The disposable return filter is clogged and is dirty (Item 4). The filter needs to be replaced. Note: a restricted return air filter can cause reduced air flow, reduced efficiency and damage to equipment.
7.3 (Item 4)
The heating and cooling systems of this home was inspected and reported on with the above information.The inspector makes every effort to find all areas of concern regarding safety, performance and potential repairs expense. However, HVAC systems can be complex in design and some aspects of these systems are concealed or limited during a visual exam and functional testing. It is beyond the scope of a home inspection to do technically exhaustive evaluations, trouble shooting or diagnostics on Heat and AC systems but we make every effort to determine and recommend an HVAC expert whenever there appears top be obvious or latent problems with the systems.  The inspection does not involve removal and internal component inspection, behind service doors or dismantling that would otherwise reveal something only a licensed HVAC contractor would discover. Any repair items mentioned in this report should be considered before purchase. Where corrections are deemed necessary or recommended in this report, It is always crucially important  that qualified, experienced HVAC contractors be used to further evaluate and prescribe appropriate repairs, replacement and testing of your HVAC systems in a manner that will ensure safe, proper, function as intended and designed. All work completed by contractors should accompany receipts/work orders and any required municipal permits and city inspections and the completed work should be subject to your re-inspection, satisfaction and acceptance before the work is paid for or before you take possession of the property.

Flue pipe and combustion chamber inspections are beyond the scope of this inspection. The internal areas of a flue pipe, metal chimney, masonry chimney, fireplace or otherwise are not accessible for visual examination and in most cases can not be evaluated without the use of special equipment such as an internal camera or video scope. Furthermore, If a flue has soot or creosote build-up, it has to be professionally cleaned before an inspection can be completed. Any observations or comments reported in this regard are intended for guidance only and are inconclusive and should not be construed as a substitute for a full and proper inspection. It is highly recommended that your have all chimneys and flues inspected by qualified contractors. Chimney damage can represent significant repair cost and can also present a fire hazard.

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8.  Insulation and Ventilation
The 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 inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The 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 inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.
Overview photos

Attic insulation = R-38 Loose blown fiberglass
View of attic insulation
View of attic insulation
Styles & Materials
GENERAL INSULATION CONDITION / RATING:
Good (No significant concerns, functioning as designed)
Attic insulation:
Loose or blown in
fiberglass
Approx. R38, meets DOE current standards
good
Wall insulation:
concealed, not visible, not inspected
Floor System Insulation:
N/A slab construction
Bathroom steam vents:
Fan
Window
Dryer Power Source:
220 Electric
NOTE: This dryer outlet requires a 3 prong plug
Dryer duct (built in):
Metal
Dryer duct flow not tested. Dryer not in place
   
System items and inspected components.
8.0 INSULATION IN ATTIC / CEILING
Comments and observations: Inspected
8.1 Wall insulation (if visible)
Comments and observations: Not Inspected
8.2 INSULATION UNDER FLOOR SYSTEM
Comments and observations: Not Present
8.3 VENTING SYSTEMS (Kitchens, baths and laundry)
Comments and observations: Inspected
SAFETY ADVISORY- Dryer ducts should be cleaned and inspected annually for proper performance. Dryer ducts are susceptible to clogging and blockage due to lint and moisture build up. Restricted dryer vents will not only reduce drying efficiency, but worse they can overheat and cause fires.

If your dryer used a vinyl or foil flex duct connector you should dispose of it and replace with flexible aluminum duct. Aluminum duct is the most efficient type, safest type to reduce fire hazards and the only type recommended by dryer manufactures and by most municipal building codes.

Dryer vent installation guidelines   See more about dryer duct safety here.

Video Proper installation of a dryer and vent

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.

Visit these links and learn more about your homes insulation:

See US Dept of Energy insulation consumer guide | See Insulation fact Sheet. | See Insulation calculator and estimators | Dept. of Energy insulation zone map.

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9.  Built-In Kitchen Appliances
The 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 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 including refrigerators and freezers. The inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.
Overview photos

Kitchen
Styles & Materials
GENERAL APPLIANCE CONDITION / RATING:
Good (No significant concerns, functioning as designed)
GARBAGE DISPOSAL:
Functional
DISHWASHER:
Functional
RANGE/OVEN/STOVE/COOK TOP:
Functional
MICROWAVE OVEN (built in):
Functional
STOVE EXHAUST / RANGE HOOD:
Functional
Not vented to exterior. Recirculate type.
INDOOR DOWN DRAFT GRILL:
None installed
TRASH COMPACTOR:
None installed
 
System items and inspected components.
9.0 DISHWASHER
Comments and observations: Inspected
9.1 RANGES/OVENS/COOKTOPS
Comments and observations: Inspected
9.2 RANGE HOOD
Comments and observations: Inspected
9.3 TRASH COMPACTOR
Comments and observations: Not Present
9.4 GARBAGE DISPOSAL UNIT
Comments and observations: Inspected
9.5 MICROWAVE COOKING EQUIPMENT
Comments and observations: Inspected
Appliance inspection is limited - The built-in appliances of the home were inspected and reported on with the above information. Appliances are inspected for functional response only to determine whether they work or not. Condition and performance is not evaluated or commented on unless it effects the operation of the appliance during the inspection.  Refrigerators and ice makers, Freezers, Washers, Dryers and other non "built-in" appliances are personal property, not covered under this inspection and if they convey with the sale it's typically "as is". You may want to consider obtaining a whole house warranty for added protection.
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