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High Tech Home InspectionsConfidential - Property Inspection Report - Confidential

Cover Page

Main St, Salisbury MDInspection prepared for: John Doe

Agent: Your Agent - Realty Firm Name

Inspection Date: 1/28/2011 Time: 2:00 PM Age: 2005 Size: 3655 Sq. Ft.

Weather: Clear and cold

Inspector: Scott DonnellyLicense # 30910

31781 Kenilworth Dr, Salisbury, MD, 21804Phone: 410-713-5080 Fax: 443-944-9052

Email: [email protected]

High Tech Home Inspections Main St, Salisbury, MD

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Introduction Dear Client,Thank you for choosing Hi Tech Inspections Inc ( Hi Tech) to perform your home inspection. Thegoal of this inspection and report is to put you in a better position to make an informed real estatedecision. This report is a general guide and provides you with some objective information to help youmake your own evaluation of the overall condition of the home and is not intended to reflect the valueof the property, or to make any representation as to the advisability of purchase. . Hi Tech endeavorsto perform all inspections in substantial compliance with the Standards of Practice of the NationalAssociation of Home Inspectors® (NACHI). As such, we inspect the readily accessible, visuallyobservable, installed systems and components of a home as designated in the NACHI standardsexcept as may be noted in the “Limitations of Inspection” sections within this report. This PropertyInspection Report contains observations of those systems and components that, in the professionaljudgment of the inspector, are not functioning properly, significantly deficient, unsafe, or are near theend of their service lives. If the cause for the deficiency is not readily apparent, the suspected causeor reason why the system or component is deficient will be noted and recommendations forcorrection or monitoring are made as appropriate. When systems or components designated in theNACHI standards are present but are not inspected, the reason(s) the item was not inspected isreported as well. A copy of the NACHI Standards of Practice is available at:www.hitechhomeinspections.com . These standards define the scope of a home inspection. Clientssometimes assume that a home inspection will include many things that are beyond the scope. Weencourage you to read the NACHI Standards of Practice so that you clearly understand what thingsare included in the home inspection and report. The report is effectively a snapshot of the house—recording the conditions on a given date and time. Home inspectors cannot predict futurebehavior, and as such, we cannot be responsible for things that occur after the inspection .Not alldeficiencies will be identified during this inspection. Unexpected repairs should still be anticipated.This inspection is not a guarantee or warranty of any kindIf conditions change, we are available to revisit the property and update our report. The report hasbeen prepared for your exclusive use, as our client. No use by third parties is intended. We will notbe responsible to any parties for the contents of the report, other than the party named herein. Again,thanks very much for the opportunity of conducting this inspection for you. We are available to youthroughout the entire real estate transaction process. Should you have any questions, please call oremail us. Sincerely, Scott DonnellyHighTech Home [email protected]


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Report Summary

Report Summary

About Your Report USE OF PHOTOS: Your report includes many photographs. Some pictures are intended as acourtesy and are added for your information. Others are to help clarify where the inspector has been,what was looked at, and the condition of the system or component at the time of theinspection. Some of the pictures may be of deficiencies or problem areas. While we attempt toincluded a photo of every deficiency noted in your report this is not always possible. Our goal is tohelp you better understand what is documented in this report and may allow you see areas or itemsthat you normally would not see. TEXT COLOR SIGNIFICANCE.BLUE TEXT: Denotes observations and information regarding the condition of the systems andcomponents of the home. These include comments of deficiencies which are less than significant; orcomments which further expand on a significant deficiency; or comments of recommendations,routine maintenance, tips, and other relevant resource information. RED TEXT: All comments in red text will appear in the body of the report as well as on the summarypage. Some will denote a comment about a deficiency of significant importance and are referred toas priority one items. These deficiency may, be a safety issue, need relatively quick attention,require repair or replacement by a licensed professional, and are generally considered to be of amore serious nature by your inspector. Special effort will be made to include a photo of all priorityone items. Others, while important, may not require immediate attention, may be more of a routinemaintenance issue, or may be repaired by a general handy man. These comments will also appearin both the summary section and report body as priority two items. Hi Tech feels it is our job to inform and educate our clients to the best of out ability about their newhome. We strive to answer any particular concerns you may have, as well as discovery deficiencies.It is not however, our place to suggest when, by who, or how much an item will cost to be repaired.Some clients are comfortable with making or paying for repairs themselves and consider it part ofhome ownership. Others may ask for some or all of the issues noted in the report to be repaired by athird party or licensed professional. These decisions should be discussed with your Realtor. Summary The following summary section is a highlight of deficiencies found during the inspection. Your reportcontains a lot of details about this property inspection, and it is recommended that it be reviewed inits entirety. .

ExteriorPage 7 Item: 4 Steps, Stoop,

Porch• PRIORITY TWO• Some minor cracking recommend sealing.

Page 7 Item: 5 Exterior Cladding • PRIORITY ONE• Trim piece missing on rear SW corner below balcony.Recommend adding trim and caulking to seal this area.

Page 8 Item: 8 Exterior DoorFraming and Trim

• PRIORITY TWO• The exterior wood trim molding at base of front garage door, hassome minor rot. Recommend repair/replacement and a paintingexterior wood trim as needed.


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Page 9 Item: 12 Deck, Balcony • Priority two• Improper attachment of ledger board. No lag bolts, recommendadding. Deck seemed very stable at the time of inspection.

Page 10 Item: 13 Grading, SurfaceDrainage

• PRIORITY ONE• There are several spots in the back where the siding is touchingthe ground. Recommend changing the grade in this area.

Page 10 Item: 14 VegetationAffecting Structure

• PRIORITY TWO• Overgrown vegetation in contact with structure.Trim/prune/remove as needed.

RoofingPage 12 Item: 6 Chimney(s) • PRIORITY TWO

• Typical cracking observed at crown. Seal as needed.Page 13 Item: 7 Gutters and Down

Spouts• PRIORITY TWO• The gutters are full of leaves & debris. Recommend cleaning thegutters, monitoring, and clean as needed.

Attic and InsulationPage 14 Item: 2 Attic Ventilation • PRIORITY ONE

• The soffits are blocked off with insultation. I recommend addingbaffles so the attic gets better ventilation. With out this theshingles will not last as long and utility bills will be higher• PRIORITY TWO• Existing attic ventilation is some what limited. Adding additionalventilation in the form of ridge vents may increase the life span ofthe shingles and improve energy efficiency. Consult with a roofingcontractor.

Page 15 Item: 5 Garage/CarportAttic

• PRIORITY ONE• Insulation is preventing proper venting at the soffits. Recommendadding baffles to increase ventilation.• PRIORITY TWO• Ventilation is somewhat limited. Consult with a roofing contractorabout increasing attic ventilation.

Heating and Air ConditioningPage 17 Item: 10 Condensate Drain • PRIORITY ONE

• Condensate line at the rear of the house is clogged with dirt. Irecommend cleaning and correcting drainage in the area so it is notat or below ground level.

Page 18 Item: 13 Gas Fireplace(s) • PRIORITY TWO• The gas fire place was not operating. I suggest consulting withseller and having it on at final walk through for testing.

ElectricalPage 19 Item: 2 Service Entrance

Conductors• PRIORITY ONE• One of the main service entrance wires is scorched. I recommendfurther evaluation by an electrician and repair/replacement asneeded.

Page 21 Item: 8 Wiring Methods • PRIORITY ONE• Open junction boxes in crawl space at numerous locations.Recommend adding covers.• Wiring at outside water pump should be in junction boxes. Repairas needed

Page 21 Item: 10 GFCI • PRIORITY TWO• There is no GFCI protection at the left side of the kitchen sink. Irecommend adding it.


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Page 22 Item: 12 Carbon Monoxide(CO) Detector(s)

• PRIORITY TWO• IMPROVE: There was no visible CO (Carbon Monoxide)detector(s) in the home. The Consumer Product Safety Commissionrecommends that every residence with fuel-burning (gas)appliances be equipped with a UL Listed CO alarm. CO is colorlessand odorless and thus impossible to detect without a properelectronic detector.

PlumbingPage 24 Item: 7 Sinks • PRIORITY TWO

• Stopper is missing/inoperable in master bath room on one side.

InteriorPage 30 Item: 5 Interior Doors • PRIORITY TWO

• Several bedroom doors do not latch closed. Recommendadjustment.• One bedroom door rubs at the top. will not close. Adjust asneeded.

Page 30 Item: 10 Garage DoorOpener(s)

• PRIORITY TWO• South side door did not appear to have a push button to operateit. Consult with seller for operation instructions.

AppliancesPage 33 Item: 8 Dryer Vent • PRIORITY ONE

• Dryer vents to just inside of the crawl space vent under the deckarea. Crawl space vent is catching lint. Recommend extendingdryer vent to exterior of crawl space.

Structural ComponentsPage 36 Item: 4 Under Floor

Crawlspace(s)• PRIORITY TWO• The vapor barrier in the crawlspace does not cover 100% of thesoil under the home. Even though the crawl space was very dry werecommend adding additional vapor barrier at the few spots alongthe south and rear were it is missing. .

Page 36 Item: 6 Floor Structure • PRIORITY ONE• One beam was noted during my inspection with some damage.Some termite damage noted by termite inspector. Owner reportedhouse was under warranty. I recommend repair of any damagedwood by the warranty company.


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Inspection and Site Details

1. Inspection TimeStart: 2:00 PM End : 5:00 PM

2. Attending InspectionClient presentBuyer Agent presentSeller present

3. Residence Type/StyleDetached, Single Family Home, Ranch Style

4. Garage/CarportDetached 2-Car Garage

5. Age of Home or Year BuiltAccording to the tax records the home was built in: 1989

6. Square FootageFor the purpose of this inspection the home is not measured for square footage. According to the taxrecords the square footage is approximately 2655 sq ft

7. Front of Home FacesFor the purpose of this report the building is considered to be facing, East

8. Bedrooms and BathroomsNumber of Bedrooms: 4Number of Bathrooms: 2

9. OccupancyVacant

10. Temperature45 degrees

11. Weather ConditionsClear and cold

12. Rain in the Last Three DaysNo rain in the last three days.


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Exterior In accordance with the NACHI© Standards of Practice pertaining to exteriors, Inspectors arerequired to inspect the following: exterior siding (and describe), flashing, trim, all exterior doors,stoops, steps, stairs, porches, railings eaves, soffits and facias, any attached decks and balconies.Report as in need of repair any spacing between balusters, spindles or rails that permit the passageof an object greater then 4 inches. Inspectors shall also inspect a representative number of windows,vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect thebuilding. Items that are not visible or readily accessible from the ground are not required to beinspected.

1. DrivewayObservations:• IMPROVE: Typical cracking was observed at the concrete surfaces. Further deterioration will occur aswater expands and contracts from freeze and thaw cycles. Recommend sealing the cracks to prolong the lifeof the concrete.

IMPROVE: Typical cracking was observed at the concrete surfaces. Further deterioration will occuras water expands and contracts from freeze and thaw cycles. Recommend sealing the cracks to

prolong the life of the concrete.

2. Garage FloorMaterials: ConcreteObservations:• No deficiencies noted.

3. WalkwaysMaterials: ConcreteObservations:• Appeared functional and satisfactory, at time of inspection.

4. Steps, Stoop, PorchObservations:• PRIORITY TWO• Some minor cracking recommend sealing.


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Seal all cracks to prevent expansion

5. Exterior CladdingDescription: Vinyl Siding • EIFS -- Exterior Insulation Finishing System -- often called "synthetic stucco" •Stone front.Observations:• PRIORITY ONE• Trim piece missing on rear SW corner below balcony. Recommend adding trim and caulking to seal thisarea.

Consider enclosing, perhaps with a screen,toprevent nesting and bees.

Trim missing on SW corner below balcony

6. Exterior DoorsObservations:• no deficiencies noted

7. Storm DoorsObservations:• Appeared in functional and in satisfactory condition, at time of inspection.


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8. Exterior Door Framing and TrimObservations:• PRIORITY TWO• The exterior wood trim molding at base of front garage door, has some minor rot. Recommendrepair/replacement and a painting exterior wood trim as needed.

Some wood rot at base of garage door. Repair and paint as needed.

9. Window Frames and TrimObservations:• Components appeared in satisfactory condition at time of inspection.

10. Eaves, Soffits, FasciasDescription: Metal • VinylObservations:• No deficiencies noted.

11. Exterior CaulkingComments:• Exterior caulking is the simplest energy-efficient measures to install. The purpose of exterior caulking is tominimize air flow and moisture through cracks, seams, and utility penetrations/openings. Controlling airinfiltration is one of the most cost effective measures in modern construction practices. A home that is notsealed will be uncomfortable due to drafts and will use about 30% more heating and cooling energy than arelatively air-tight home. In addition, good caulking and sealing will reduce dust and dirt in the home andprevent damage to structural elements.Observations:• No deficiencies noted on visible areas.

12. Deck, BalconyDescription: WoodObservations:• Priority two• Improper attachment of ledger board. No lag bolts, recommend adding. Deck seemed very stable at thetime of inspection.


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Deck in not bolted to the house. Recommend adding lag bolts.

13. Grading, Surface DrainageObservations:• Lot grading and drainage have a significant impact on the building, simply because of the direct andindirect damage that moisture can have on the foundation. It is very important, therefore, that surfacerunoff water be adequately diverted away from the home. Lot grading should slope away and fall aminimum of one (1) inch every foot for a distance of six (6) feet around the perimeter of the building. This isnot always possible but any drainage away form the house is helpful.• There are several spots where the mulch is into the opening for the foundation vent. I recommend a smallwindow well or landscape edging to prevent mulch and water penetration• PRIORITY ONE• There are several spots in the back where the siding is touching the ground. Recommend changing thegrade in this area.

There are several spots where the mulch is intothe opening for the foundation vent. I recommend

a small window well or landscape edging toprevent pest and water penetration

Several spots have soil touching the siding.Recommend changing this.


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soil in contact with siding. Recommend adjusting the grade.

14. Vegetation Affecting StructureObservations:• PRIORITY TWO• Overgrown vegetation in contact with structure. Trim/prune/remove as needed.

Some pruning needed in several spots

15. Door BellMaterials:• PresentObservations:• Operated when tested.


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Roofing In accordance with the NACHI© Standards of Practice pertaining to roofs, Inspectors are required to:inspect from ground level or eaves the roof covering, gutters, downspouts, vents, flashings, skylights,chimney, other roof penetrations and the general roof structure from readily accessible panels, doorsor stairs.

1. Roof Style and PitchGabled • Hip

2. Method of Roof InspectionWalked on Roof Surface

3. Roof CoveringMaterials: Architectural shinglesAge: New roof coveringObservations:• No deficiencies noted at time of inspection. No prediction of future performance or warranties can beoffered. .

Shingles look good

4. FlashingsMaterials: Metal • AsphaltObservations:• No deficiencies noted at time of inspection.

5. Roof PenetrationsObservations:• Plumbing vent(s) functional and properly flashed.


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vent stacks look good

6. Chimney(s)Description: Masonry -- for wood burning fireplace.Observations:• PRIORITY TWO• Typical cracking observed at crown. Seal as needed.

Typical cracking observed at crown. Seal as needed.

7. Gutters and Down SpoutsDescription: Galvanized/AluminumObservations:• MAINTENANCE: Routinely monitor to keep gutters and gutter screens from clogging. A good time tocheck for proper gutter system operation is after a rainfall -- walk the perimeter of the house. Clean guttersas needed.• PRIORITY TWO• The gutters are full of leaves & debris. Recommend cleaning the gutters, monitoring, and clean asneeded.


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The gutters are full of leaves & debris. Recommend cleaning the gutters, monitoring, and clean asneeded.

8. Skylight(s)Observations:• No deficiencies noted at time of inspection.

Sky light seal looks good. IR scan of this interior area was negative for moisture

9. Limitations of Roofing Inspection

• Roofs may leak at any time. Leaks often appear at roof penetrations, flashings, changes in direction orchanges in material. A roof leak should be addressed promptly to avoid damage to the structure, interiorfinishes and furnishings. We recommend an annual inspection and tune-up to minimize the risk of leakageand to maximize roof life.


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Attic and Insulation In accordance with the NACHI© Standards of Practice pertaining to Attic and Insulation, theinspector shall inspect the insulation in unfinished spaces when readily accessible, the ventilation inattic spaces, mechanical ventilation systems, and report the absence or lack of insulation inunfinished spaces. The following web sites are an excellent resource of information on homeinsulation:http://insulation.owenscorning.com/homeowners/ andhttp://www.certainteed.com/products/insulation

1. Attic AccessAttic Inspection Method: Viewed and walked in the Attic.Type of Access: Pull Down Ladder located in: master bedroomObservations:• IMPROVE: The attic access is not insulated. Expect some energy loss through convection. Recommendinsulating attic access hatch cover.

2. Attic VentilationObservations:• PRIORITY ONE• The soffits are blocked off with insultation. I recommend adding baffles so the attic gets better ventilation.With out this the shingles will not last as long and utility bills will be higher• PRIORITY TWO• Existing attic ventilation is some what limited. Adding additional ventilation in the form of ridge vents mayincrease the life span of the shingles and improve energy efficiency. Consult with a roofing contractor.

Consult with roofing contractor about adding ridgevents to increase ventilation

Insulation is preventing proper ventilation. Bafflesneed to be installed

3. Insulation in Unfinished SpacesDescription: Attic Insulation:, Fiberglass, battsObservations:• Insulation is typical for homes of this age.

4. Vent Piping Through AtticDescription: Plastic • MetalObservations:• No deficiencies noted on visible sections.


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5. Garage/Carport AtticAccess: Pull Down Ladder.Method of Inspection: Viewed and walked in the AtticObservations:• PRIORITY ONE• Insulation is preventing proper venting at the soffits. Recommend adding baffles to increase ventilation.• PRIORITY TWO• Ventilation is somewhat limited. Consult with a roofing contractor about increasing attic ventilation.

6. Limitations of Attic and Insulation Inspection

• Insulation/ventilation type and levels in concealed areas, like exterior walls, are not inspected.• An analysis of indoor air quality is not part of this inspection.


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Heating and Air Conditioning In accordance with the NACHI© Standards of Practice pertaining to Heating and Air Conditioning(HVAC) systems, The inspector shall inspect: the heating and cooling systems using normaloperating controls and describe the energy source and heating method, report as in need of repairHVAC systems which do not operate and report if the HVAC systems are deemed inaccessible.The HVAC system inspection is general and not technically exhaustive. The inspector will test theheating and air conditioner using the thermostat and/or other normal controls. It is often only possibleto test the HVAC system in heat mode or cooling mode, but not both, due to weather conditions. HiTech highly recommends that a standard, seasonal or yearly, Service and Maintenance Contractwith an HVAC contractor be obtained. This provides a more thorough investigation of the entirehomes heating, air conditioning and filtering system as well as maintaining it at peak efficiency—thereby increasing service life and lowering your utility bills.

1. Thermostat(s)Description: Digital - programmable type.Observations:• No deficiencies noted.

2. Heating SystemDescription: Forced air gas furnaces.Age and Heating Capacity: 6 years oldObservations:• No deficiencies observed.

3. Energy SourceFor Heating: Liquid PropaneFor Cooling: ElectricObservations:• No deficiencies noted.

Gas meter on south side of house

4. Safety SwitchObservations:• No deficiencies noted.


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5. Distribution SystemsDescription: Insulated duct board and flex duct.Observations:• No deficiencies noted.

6. Combustion AirObservations:• No deficiencies noted.

7. Venting, Flue(s), Chimney(s)Observations:• No deficiencies noted.

8. Cooling SystemDescription: Compressor/Condenser unit: • York brandCompressor Age and Cooling Capacity: 22 YearsObservations:• Both compressors are original equipment. I recommend budgeting for replacement.• Annual/Seasonal professional HVAC inspection and cleaning service contract is recommended.• Unable to evaluate due to outside temperature.

9. Fuse/Circuit Breaker ProtectionCompressor Placard Max: BreakersObservations:• No deficiencies noted.

10. Condensate DrainObservations:• PRIORITY ONE• Condensate line at the rear of the house is clogged with dirt. I recommend cleaning and correctingdrainage in the area so it is not at or below ground level.

Condensate line is clogged with dirt. recommendcleaning this out and creating a better drainage.

Condensate drain looks good


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11. Filter(s)Description: Fiberglass disposable filter(s)Observations:• No deficiencies noted.• MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required.Remember that dirty filters are the most common cause of inadequate heating or cooling performance.

12. Solid Fuel HeatingDescription: Masonry wood burning fireplace equipped with gas fire logs

13. Gas Fireplace(s)Observations:• PRIORITY TWO• The gas fire place was not operating. I suggest consulting with seller and having it on at final walk throughfor testing.

14. Limitations of Heating and Air Conditioning Inspection

• Heat gain calculations, adequacy, efficiency, or the balanced distribution of air throughout the home arenot performed as part of a home inspection. These calculations are typically performed by designers todetermine the required size of HVAC systems. As a very rough rule of thumb -- Air conditioning adequacy is600-800 sq. feet of living area per ton (12,000 BTU) of A/C cooling capacity.• To gain access and inspect the heat exchanger in Mid and High Efficiency furnaces requires a significantdismantling and disassembly of the unit and is therefore outside the scope of a home inspection.• Interior surfaces of a chimney liner/flue are not inspected. Due to the small size of the flue, angles, soot,and lack of lighting, a visual inspection is not possible. While accessible parts of the chimney may appearfunctional, hidden problems could exist that are not documented in this report.• To test the central air conditioner (A/C), the electrical power to the unit needs to be on, AND the outsideair temperature must be above 65 degrees Fahrenheit, for a period of at least 24 hours. Turning on the A/Cif these time and outside temperature criteria have not been met is not recommended.


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Electrical In accordance with the NACHI© Standards of Practice pertaining to Electrical Systems, the inspectorshall inspect:. the service drop/lateral, the meter socket enclosures, the means for dis- connectingthe service main, and determine the rating of the service amperage. Inspect the: panelboards andover current devices (breakers and fuses) and report on any unused circuit breaker panel openingsthat are not filled. Inspect the: service grounding and bonding, a representative number of switches,receptacles, lighting fixtures, and AFCI- protected receptacles and test all Ground Fault CircuitInterrupter (GFCI) receptacles and GFCI circuit breakers observed and deemed to be GFCIs duringthe inspection using a GFCI tester, where possible. Report the presence of solid conductoraluminum branch circuit wiring, if readily visible. Report on any tested receptacles in whichpower was not present, polarity is incorrect, is not secured to the wall, the cover is not in place, theground fault circuit interrupter devices are not properly installed or do not operate properly, evidenceof arcing or excessive heat is present, or where the receptacle is not grounded or is not secured tothe wall. Inspect the: service entrance conductors and the condition of the conductor insulation anddescribe the amperage rating of the service. Report the absence of smoke detectors and CO2detectors. Inspect the service entrance cables, and report as in need of repair deficiencies in theintegrity of the insulation, drip loop, or separation of conductors at weather heads and clearancesfrom grade or rooftops.All issues or concerns listed in this Electrical section should be construed as a potential personalsafety or fire hazard. Repairs should be a priority, and should be made by a qualified, licensedelectrician.

1. Service DropDescription: Underground service lateralObservations:• No deficiencies noted.

2. Service Entrance ConductorsDescription: AluminumObservations:• PRIORITY ONE• One of the main service entrance wires is scorched. I recommend further evaluation by an electrician andrepair/replacement as needed.

One main service wire is scorched recommend evaluation and repair be electrician

3. Service Rating200 amps


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4. Main DisconnectDescriptiopn: One 200 Amp Breaker on Main Service Panel. See photo below.

5. Main Service Panel(s)Description: Cutler-HammerObservations:• The wiring within the panel appeared satisfactory - no deficiencies.

200 amp main breaker

6. Service GroundingDescription: CopperObservations:• No discrepancies noted.

7. Overcurrent ProtectionType: BreakersObservations:• No deficiencies noted.

8. Wiring MethodsObservations:• PRIORITY ONE• Open junction boxes in crawl space at numerous locations. Recommend adding covers.• Wiring at outside water pump should be in junction boxes. Repair as needed


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wires ore not in a junction box. reocmmend addinga junction box to properly enclose the ends and

splices of the wires.

Open junction boxes in crawl space at numerouslocations. Recommend adding covers.

9. Lighting, Fixtures, Switches, OutletsDescription: GroundedObservations:• A representative sampling of outlets, switches and light fixtures were tested. No deficiencies noted.

10. GFCIDefinition: Ground Fault Circuit Interrupter - GFCI - is an electrical safety device that cuts power to anindividual outlet and/or entire circuit when as little as .005 amps is detected leaking--this is faster than aperson's nervous system can react! Kitchens, bathrooms. whirlpools/hot-tubs, unfinished basements,garages, and exterior circuits are normally GFCI protected. This protection is from electrical shock.Locations & Resets: Present at:, Bedrooms, Kitchen, ExteriorObservations:• PRIORITY TWO• There is no GFCI protection at the left side of the kitchen sink. I recommend adding it.

There is no GFCI protection at the left side of the kitchen sink. I recommend adding it.


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11. Smoke/Heat Detector(s)Description: PresentObservations:• Operated when tested

12. Carbon Monoxide (CO) Detector(s)Description: There are no CO detectors in this homeObservations:• FYI: Recommend review the following Consumer Product Safety Commission publication:http://www.cpsc.gov/cpscpub/pubs/5010.html• PRIORITY TWO• IMPROVE: There was no visible CO (Carbon Monoxide) detector(s) in the home. The Consumer ProductSafety Commission recommends that every residence with fuel-burning (gas) appliances be equipped with aUL Listed CO alarm. CO is colorless and odorless and thus impossible to detect without a proper electronicdetector.

13. Limitations of Electrical Inspection

• Electrical components concealed behind finished surfaces are not visible to be inspected.• Labeling of electric circuit locations on Main Electrical Panel are not checked for accuracy.• Only a representative sampling of outlets, switches and light fixtures were tested.• The inspection does not include remote control devices, alarm systems and components, low voltagewiring, systems, and components, ancillary wiring, systems, and other components which are not part of theprimary electrical power distribution system.

14. Ceiling fansObservations:• No deficiencies noted.


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Plumbing In accordance with the NACHI© Standards of Practice pertaining to Plumbing systems, the inspectorshall: inspect and determine if the water supply is public or private, verify the presence of and identifythe location of the main water shut-off valve, inspect the water heating equipment, including venting,connections, energy source supply system, and seismic bracing, and verify the presence or absenceof temperature-pressure relief valves and/or Watts 210 valves, flush toilets, run water in sinks, tubs,and showers inspect the interior water supply, including all fixtures and faucets, inspect the drain,waste and vent systems, including all fixtures. Describe any visible fuel storage systems. Inspect thedrainage sump pumps and test pumps with accessiblefloats. Inspect and describe the water supply, drain, waste and main fuel shut-off valves, as well asthe location of the water main and main shut-off valves. Inspect and report as in need of repairdeficiencies in the water supply by viewing the functional flow in two fixtures operatedsimultaneously. Inspect and report as in need of repair deficiencies in installation and identification ofhot and cold faucets. Inspect and report as in need of repair mechanical drain-stops that are missingor do not operate if installed in sinks, lavatories and tubs; and inspect and report as in need of repaircommodes that have cracks in the ceramic material, are improperly mounted on thefloor, leak, or have tank components which do not operate.

1. Water SupplySource: Private well water supply

2. Main Service PipingMaterials: Plastic

3. Main Water Shut OffLocation: In crawl space. • In garage.Observations:• No deficiencies noted.

main shut off is in the garage

4. Exterior Hose Bibs/SpigotsDescription: Frost free type.Observations:• No deficiencies observed.


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5. Water Supply, Distribution SystemsDescription: CPVC and PVCObservations:• No deficiencies observed at the visible portions of the supply piping in the house.

6. FaucetsObservations:• No deficiencies noted.

7. SinksObservations:• PRIORITY TWO• Stopper is missing/inoperable in master bath room on one side.

Stopper is missing/inoperable in master bath room on one side.

8. Traps and DrainsObservations:• Water was run through the fixtures and drains. Functional drainage was observed.

9. Flow and PressureObservations:• The water flow was overall functional. This was determined by running water in the bath sink and showerwhile toilet is flushed. I recommend cleaning all aerators.

10. Waste, Drain, Vent PipingWaste System Type: Private sewage disposal - Septic - systemDescription: PVCObservations:• No leaks observed at the time of the inspection.

11. Water Heater(s)Description: Manufacturer:, Propane Gas fueled, AmanCapacity: 40 Gallons


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12. Water Heater(s) ConditionObservations:• No discrepancies noted.• Water heater is in an insulated area. I recommend adding a insulation blanket for increased energyefficiency.

13. Water Heater Vent SystemObservations:• Visible portions appeared functional with no discrepancies.

14. Drainage Sump, Pump(s), PipingDescription: NOT PRESENT. No sump basin/pump observed

15. Private Sewage Disposal (Septic) SystemLocation of Drain Field:• Rear yardComments:• This inspection did not access the septic tank. Evaluation of the septic sewage system is beyond the scopeof a home inspection.

16. Other ComponentsDescription: Sprinkler System • Well components • Bladder tank.Observations: No deficiencies noted

17. Limitations of Plumbing Inspection

• The sections of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below thestructure, or beneath the ground surface are not inspected.


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Bathrooms Bathrooms can consist of many features from whirlpool tubs and showers to toilets and bidets.Because of all the plumbing involved it is included here as a separate area. Fixtures and faucets,functional water flow, leaks, and cross connections are checked. Moisture in the air, water leaks, anddeteriorated/poor caulking and grouting can cause mildew, wallpaper/paint to peel,and otherproblems. The inspector will identify any observable issues, but some problems may be undetectablewithin the walls or under flooring. It is important to routinely maintain all bathroom grouting andcaulking, because minor imperfections will result in water intrusion and unseen damage behindsurfaces. Bathroom cabinets, counter tops, vanities, mirrors, exhaust fans auxiliary heating such asceiling lights and radiant heat, are also reported on in this section.

1. Tub(s)Observations:• No deficiencies noted at time of inspection.

master bath tub in working order

2. Shower(s)Observations:• No discrepancies noted

3. Toilet(s)Observations:• Operated when tested. Appeared functional, at time of inspection.

4. Bathroom Exhaust Fan(s)Observations:• Appeared functional, at time of inspection.

5. A Word About Caulking and Bathrooms

• No deficiencies noted.• Water intrusion from bathtubs and shower enclosures is a common cause of damage behind walls, subfloors, and ceilings below bathrooms. As such, periodic re-caulking and grouting of tub and shower areas isan ongoing maintenance task which should not be neglected.


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6. Cabinets and vanitiesObservations:• No deficiencies observed.

7. FlooringObservations:• No deficiencies noted - with normal wear and age.

8. Walls and ceilingMaterials:• Wall paperObservations:• General condition of walls and ceilings appeared satisfactory.


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Interior In accordance with the NACHI© Standards of Practice pertaining to Interiors, inspectors shall: openand close a representative number of doors and windows, inspect the walls, ceilings, steps,stairways and railings and report as in need of repair any spacing between intermediate balusters,spindles or rails for steps, stairways and railings that permit the passage of an object greater than 4inches in diameter. Inspect garage doors and garage door openers by operating first by remote (ifavailable), and then by the installed automatic door control and report as in need of repair anyinstalled electronic sensors that are not operable or not installed at proper heights above the garagedoor. Report as in need of repair any door locks or side ropes that have not been removed ordisabled when garage door opener is in use. Report as in need of repair any windows that areobviously fogged or display other evidence of broken seals.If the home is occupied, the possessionsof the owner necessarily conceal some areas/items.These are exempt from inspection. Allreasonable attempt is made to more closely inspect behind the owner's possessions if any hint of aproblem is found or suspected, but the inspector will not move furniture. The ceilings, walls and floorcoverings in the bathrooms will be reported on as part of the plumbing section for bathrooms.

1. Door BellObservations:• Operated normally when tested.

2. Wall and Ceiling FinishesMaterials: DrywallObservations:• Some cosmetic, common small cracks and typical flaws in drywall finish noted. Cosmetic in nature. Repairand paint as needed.• Area inside of missing trim was negative for moisture and unremarkable IR scan.

IR scanning inside of area where trim was missingis unremarkable

Unremarkable IR scan of interior wall and ceilingarea.


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moisture testing was negative in area of missing trim

3. Floor FinishesObservations:• normal wear and age.

4. WindowsObservations:• In accordance with NAHI Standards, we do not test every window in the house, and particularly if it isfurnished. We do test every unobstructed window in every bedroom to ensure that at least one providesand emergency exit.• The windows that were tested, are functional.

5. Interior DoorsObservations:• PRIORITY TWO• Several bedroom doors do not latch closed. Recommend adjustment.• One bedroom door rubs at the top. will not close. Adjust as needed.

Several bedroom doors do not latch closed.Recommend adjustment.

One bedroom door needs adjustment at the top.


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6. ClosetsObservations:• Appeared functional, no deficiencies noted.

7. CountertopsObservations:• No discrepancies noted, with normal wear for age.

8. Cabinets, VanitiesMaterials: WoodObservations:• No deficiencies observed.

9. Garage Door(s)Observations:• No deficiencies observed.

10. Garage Door Opener(s)Observations:• Appeared functional using normal controls, at time of inspection. On north side door.• No remotes found, consult with seller.• PRIORITY TWO• South side door did not appear to have a push button to operate it. Consult with seller for operationinstructions.

south side opener did not have a button consult with seller

11. Garage Door Safety FeaturesSafety Reverse: PresentObservations:• Safety sensors operated normally, reversing the door when tested..

12. Garage Floor, Sill PlatesObservations:• No deficiencies noted.


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13. Garage FiredoorObservations:• No deficiencies noted.

14. Limitations of Interior Inspection

• Recommend thorough review of interior areas during final walk-through inspection prior to closing.• Home Inspectors cannot determine the integrity of the thermal seal in double-glazed windows. Evidenceof failed seals may be more or less visible from one day to the next depending on the weather and insideconditions (temperature,humidity, sunlight, etc.).• Window treatments, recreational facilities, paint, wallpaper, and other finish treatments are notinspected.• Determining the heat resistance of firewalls is beyond the scope of this inspection.


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Appliances Your inspector will observe and operated the basic functions of the following appliances:Permanently installed dishwasher(s), through its normal cycle; range, cook top, and permanentlyinstalled oven; trash compactor; garbage disposal; ventilation equipment or range hood;Permanently installed microwave oven; and conveying laundry appliances. Interiorrefrigerator/freezer temperatures are not tested. Inspection of stand-alone freezers and secondaryrefrigerators are outside the scope of this inspection. No opinion is offered as to the adequacy ofdishwasher operation. Oven self or continuous cleaning operations, cooking functions, clocks, timingdevices, lights and thermostat accuracy are not tested during this inspection. Appliances are notmoved and the condition of any walls or flooring hidden by them cannot be judged.

1. DishwasherObservations:• Operated through one cycle and appeared to be in working order at time of inspection.

2. Garbage DisposalObservations:• Operated - appeared functional at time of inspection.• You should not have a disposal with a septic system.

3. Ranges, Ovens, CooktopsObservations:• All heating elements operated when tested.

All heating elements operated when tested. All heating elements operated when tested.

4. Kitchen Hood/Exhaust FanDescription: Down Draft typeObservations:• Functioned and operated normally when tested.

5. RefrigeratorObservations:• Appeared functional, at time of inspection.


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Appeared functional, at time of inspection.

6. WasherObservations:• Operated as designed using normal controls

7. DryerObservations:• Operated as designed using normal controls

8. Dryer VentObservations:• MAINTENANCE: Clean the lint screen/filter before or after drying each load of clothes. Annual/periodiccleaning of dryer vent duct recommended, as fire safety.• PRIORITY ONE• Dryer vents to just inside of the crawl space vent under the deck area. Crawl space vent is catching lint.Recommend extending dryer vent to exterior of crawl space.

Dry should vent to the exterior. Vent is clogged with lint. Recommend repair


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9. Limitations of Appliances Inspection

• Appliances were tested by turning them on for a short period of time.• Oven(s), Range and Microwave thermostats, timers, clocks and other specialized cooking functions andfeatures are not tested during this inspection.• Dishwasher, Clothes Washer and Dryer are tested for basic operation in one mode only. Theirtemperature calibration, functionality of timers, effectiveness, efficiency and overall adequacy is outside thescope of this inspection.• Portable microwaves are not tested.


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Structural Components In accordance with the NACHI© Standards of Practice pertaining to Structural Components, thissection describes the foundation, basement, crawlspace areas and the visible structuralcomponents. Inspectors are required to report on the location of under floor access openings and toreport any present conditions or clear indications of active water penetration observed. Report woodin contact with or near soil, any general indications of foundation movement such as, but not limitedto sheetrock cracks, brick cracks, out of square door frames, floor slopes, cutting notching andboring of framing members which may present a structural or safety concern. Inspectors are NOTrequired to offer an opinion as to the structural adequacy of any structural systems or components orprovide architectural services or an engineering or structuralanalysis of any kind. Despite all efforts, it is impossible for a home inspection to provide any guarantythat the foundation, and the overall structure and structural elements of the building is sound. HiTech suggests that if the client is at all uncomfortable with this condition or our assessment, astructural engineer be consulted to independently evaluate any specific concern or condition, prior tomaking a final purchase decision.

1. Foundation TypeConcrete block, crawl space.

2. Foundation WallsDescription: Masonry BlockObservations:• No deficiencies noted at the visible portions of the foundation walls of the home.

3. Foundation FloorDescription: Crawl Space: dirt floorObservations:• No deficiencies noted.

4. Under Floor Crawlspace(s)Method of Inspection: CrawledObservations:• PRIORITY TWO• The vapor barrier in the crawlspace does not cover 100% of the soil under the home. Even though thecrawl space was very dry we recommend adding additional vapor barrier at the few spots along the southand rear were it is missing. .


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The vapor barrier in the crawlspace does not cover 100% of the soil under the home. Even thoughthe crawl space was very dry we recommend adding additional vapor barrier at the few spots along

the south and rear were it is missing. .

5. Columns, BeamsDescription: Wood beams • Wood piersObservations:• No deficiencies noted at the visible areas.

Some damage noted under kitchen area. I suggest having the warranty company repair as needed

6. Floor StructureDescription: Dimensional lumber wood Joists: • Wood beams • Wood sub flooringObservations:• PRIORITY ONE• One beam was noted during my inspection with some damage. Some termite damage noted by termiteinspector. Owner reported house was under warranty. I recommend repair of any damaged wood by thewarranty company.

7. Wall StructureDescription: Wood frameObservations:• No visible deficiencies noted.


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8. Ceiling, Roof StructureDescription: Dimensional lumber wood ceiling joistsObservations:• Visible areas appear satisfactory, no deficiencies noted.

9. Limitations of Structural Components Inspection

• Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity ofany structural system or component are not part of a home inspection.• A representative sample of the visible structural components was inspected.• No representation can be made to future leaking of foundation walls.

10. Foundation Vents and Crawl Space EntranceObservations:• Vents are humidity controlled. I recommend no changes.

Documents

High Tech Home Inspections€¦ · • Existing attic ventilation is some what limited. Adding additional ventilation in the form of ridge vents may increase the life span of the