Sample newer home

HomePro Inspection Inc 423-421-4913 ________________For Photo Integrity, Please Do Not Fax This Report

HomePro Inspection Inc Knowledge Experience Integrity

PROPERTY INSPECTION REPORT

Thank you for trusting me to perform your inspection so that you may

Know What I See!

Cover Page

Sample - Newer Home, Photo distorted on purpose TN, 37379Inspection prepared for: Newer Home

Inspection Date: 4/1/2011 Time: 1:00 PM Age: Built 2006 Size: 2900 sqft

Inspector: Roger WilliamsonLicense # 226 TN - ASHI Certified Member # 204213 - Proud Member BBB

2409 Haven Crest Dr, Chattanooga, TN, 37421Phone: 423-421-4913

Email: [email protected]

Roger Williamson HomePro Inspection Inc

Newer Home Sample - Newer Home, Photo distorted onpurpose, TN

Page 1 of 24

INSPECTION AGREEMENT

Major Structural and Electromechanical Inspection COMPANY agrees to conduct an inspection for the purpose of informing the CLIENT of major deficiencies in thecondition of the property in accordance with the American Society of Home Inspectors (ASHI) and the State ofTennessee STANDARDS. The inspection and written report are performed and prepared for the sole, confidential andexclusive use and possession of the CLIENT; the report is nontransferable. The written report will include the following only:* general exterior, including roof, siding, windows, chimney, drainage and grading* structural condition of foundation &frame* electrical, plumbing, hot water heater, heating and air conditioning* general interior, including ceilings, walls, floors, windows, insulation and ventilation Maintenance and other items may be discussed but they are not a part of the inspection. The report is not a complianceinspection or certification for past or present governmental codes or regulations of any kind and is only based on theinspectors opinions. It is understood and agreed that the inspection will be of readily accessible areas of the building and is limited to visualobservations of apparent conditions existing at the time of the inspection only. Latent and concealed defects anddeficiencies are excluded from the inspection; equipment, items and systems will not be moved or dismantled. Detachedstructures are not included. The COMPANY will be under no obligation under any circumstances for any further follow-up inspection. ENVIRONMENTAL HAZARDS including Asbestos, Mold, Fungus, Lead, Radon, Cockroaches, Rodents, Pesticides,Treated Lumber, Mercury, Carbon Monoxide, Urea Formaldehyde, Toxic Wastes, Polluted Water, Contaminants and allPollutants and Hazardous Materials or other similar environmental hazards are not part of this Home Inspection. Inaddition, no inspection for household insects or unwanted animals will be done. This report does not address Subterranean Systems or system components for Sewage Disposal, Water Supply, or FuelStorage or Delivery. Auxiliary systems such as Alarm, Security, Intercom, other low voltage wiring, Private Water,Sprinkler, Elevator, Central Vacuum, Refrigerators, Laundry Equipment, Solar, Swimming Pools, Hot Tubs, Saunas,Space Heaters, Window Air Conditioners and or any system not considered a part of the major building systems are nota part of the inspection process. The parties agree that the COMPANY, and its employees and agents, assume no liability or responsibility for the cost ofrepairing or replacing any unreported defects or deficiencies, either current or arising in the future, or for any propertydamage, consequential damage or bodily injury of any nature. THE INSPECTION AND REPORT ARE NOT INTENDEDAS A GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED INCLUDING REGARDING THE ADEQUACY, ORPERFORMANCE OF ANY INSPECTED STRUCTURE, ITEM OR SYSTEM. THE COMPANY IS NOT AN INSURER OFANY INSPECTED CONDITIONS. It is understood and agreed that should COMPANY and/or its agents or employees be found liable for any loss ordamages resulting from a failure to perform any of its obligations, including but not limited to negligence, breach ofcontract or otherwise, then the liability of COMPANY and/or its agents or employees, shall be limited to a sum equal tothe amount of the fee paid by the CLIENT for the Inspection and Report. The parties agree that the faxed copy of the agreement is to be relied upon in lieu of the original. Roger T. WilliamsonRoger T WilliamsonASHI Certified Member # 204213TN License # 226Proud Member of the BBB



Page 2 of 24

HOW TO READ THIS REPORTThis report is prepared with digital photos and therefore a faxed copy is not equivalent to the original and should not beutilized. The inspector when allowed posts the Home Inspection Report for download to the websitewww.HomeProInspection.com. This report is prepared using the Standards of Practice set forth by The American Society of Home Inspectors and TheTennessee Department of Commerce. A full copy of these standards is available at their respective websites: ASHI.organd Tennessee.gov. This report lists and describes specific attributes about the inspected property. Throughout the report you will findinformation regarding maintenance, upgrades or repairs that you should consider and act on when appropriate. PHOTOSPhotos included in this report are intended to help describe a reported item or area only. The photos, whilerepresentative, may not encompass the full scope of work required to correct the item or area listed. Repairs should bebased on actual condition of property and not solely on the photos included in this report. SUMMARYFor convenience the report contains a summary. You should evaluate your risk exposure for the items listed here andappropriately schedule proper repairs by qualified competent contractors. Occasionally the inspector may also include a reminder NOTE TO CLIENT in the summary to let you know to obtaincertain documentation or if the utilities were off during the inspection. ACCEPTABLEIn the body of the report you will see items listed as ACCEPTABLE. This term is used for items that are typicallystationary, non mechanical and considered generally serviceable within the parameters of their given service life.Cosmetic appearance is not taken into account when rating an item as Acceptable. HAZARDOUSItems listed as hazardous pose imminent danger to the inspected property or occupants. Hazardous situations should beproperly corrected by qualified competent contractors before occupying the property. PERIODIC MAINTENANCE NEEDEDIn the body of the report you may see items listed as PERIODIC MAINTENANCE NEEDED. These items are not unusualfor the type and age property inspected. Some of these items may be recurring maintenance that has been postponed.You should evaluate your risk exposure for the items listed here and appropriately schedule proper repairs by qualifiedcompetent contractors. MONITORIn the body of the report you may see items listed as MONITOR. Typically these are items or areas that need subsequentobservations and should be monitored over time to obtain historical data. These items may or may not require correctionin the future based upon their performance over time. If you are unable to do the monitoring the inspector recommendsyou appropriately schedule monitoring by a qualified competent contractor. PRE-DATEIn the body of the report you may see items listed as PRE-DATE. These items or areas are where construction may havebeen completed before the current safety standards were in place or in some cases where local code variances mayexist. You should evaluate your risk and liability exposure for these items or areas and consider upgrading for safety orfunction.

http://www.homeproinspection.com/



Page 3 of 24

Exterior The following opinion is based on an inspection of the readily accessible and visible portions of theexterior and the exterior surfaces of the structure including a representative number of windows . Anyexterior conditions requiring correction should be performed by a competent qualified contractor.

1. Site

Sloping

Gas piping at exterior was used as a reference point to check exterior soil level. The exterior piping is only 25" abovesoil grade while the same interior piping is 44" off floor causing untreated wooden wall framing to be below the exteriorsoil level. Further evaluation and proper correction is needed to help prevent unwanted moisture issues. Correct soilgrading as needed to prevent unwanted water entry.

Note under ground gas piping and electrical lines complicate moving the soil in this exterior area. Verify piping andwiring is not damaged and that proper protection of piping is maintained.

Soil grade in this area appears above wooden wall framing,Note under ground gas piping and electrical lines complicate

moving the soil in this exterior area

Gas piping penetration through exterior wall is only 25"above exterior soil grade

Interior gas line is 44" above floor and therefore untreated wooden components are approximately 19" below exterior soilgrade



Page 4 of 24

2. Vegetation

Grass, shrubs and trees near dwelling were observed

No adverse conditions were observed

3. DrivewayMaterial:

Concrete

Cracked Acceptable

4. WalkwayObservations: ConcreteCracked Acceptable

5. Covered Parking Condition

Attached Garage

Installed drywall was observed on the garage ceiling framing. This offers some protection against the spread of firefrom the garage to other areas.

Installed drywall was observed on the walls that separate the garage and living space framing. This offers someprotection against the spread of fire from the garage to other areas.

6. Garage Overhead Door

Sectional

Metal

Insulated

Garage overhead door was tested using electric operator.

7. Garage Overhead Door Operator

Electric Operator

All three unitsNon-Contact Reversal Failed - The auto reversing device on the automatic garage door opener was inoperative. This isa potential safety hazard. Have it repaired/adjusted or replace the door opener with the proper model.

PERIODIC MAINTENANCE NEEDED

Right unit as facing from exterior

Left unit as facing from exterior

Contact Reversal Failed - The contact reversal was tested using a 1.5 inch obstruction on the floor at the center of thedoor. The operator pinned the obstruction without reversing. Adjust the force of the operator or the door mechanics asneeded for proper operation and safety.



Page 5 of 24

8. Exterior Entry DoorsMaterial:

Metal Clad

Exterior doors were operated and were found generally serviceable within the parameters of their given service life.

9. Other Entry Doors


Interior door to garage is ready for adjustment at latch so the door closes tighter as light is visible through door seal

Main level door to basement

Pet damage viewed - Periodic maintenance is required at areas where damaged by pets. Correct as needed.

10. WindowsMaterials:

Vinyl

Single Hung

A representative number of windows were operated and were found generally serviceable within the parameters oftheir given service life.

11. Window Glazing

Insulated glass observed at windows

12. PorchMaterial:

Concrete

Covered


13. Deck

Treated wood

First level

Deck Acceptable - The installed deck appeared serviceable on the date of inspection and no immediate repair itemswere observed. As with any deck proper maintenance is needed to prolong the life of the deck and to help preventinjury. Perform periodic maintenance as needed for function and safety.

Deck Staining - Using a solid pigmented stain on exterior deck type surfaces will greatly reduce UV damage andprolong deck service life. Be sure to properly prepare and repair any weathered or damaged areas before staining.



Page 6 of 24

14. SoffitMaterial:

Vinyl soffits with metal fascia

The exterior of the home was inspected and the eaves appears to be in overall good condition. No immediate repairsare needed at this time.

15. Siding - Vinyl

The exterior of the home was inspected and the siding appears to be in overall good condition. No immediate repairsare needed at this time.

16. Siding - Brick

Brick Veneer

Cracks Minor - Some cracks were noted that are minor in nature. Small settlement cracks are a common occurrenceand can be repaired, providing that the settlement has stopped.

17. Trim


Material: Wood where installed

Repainting new homes - All painted exterior surfaces subject to decay on newer homes should be properly cleaned,caulked and repainted within the first three years after the home is built to preserve these components. Subsequentpaintings are typically scheduled every 8-10 yrs.

First recommended painting does not appear to have been completed yet and affected areas should be properlycorrected where needed.

Some typical rotting was observed. Check all exterior areas subject to decay properly correcting damage and affectedadjacent areas as needed.

Refurbish before painting - A quality paint or stain job will include washing/cleaning all areas to be painted,repair/replacement of damaged siding and trim, seal all gaps, prime all unpainted areas and sufficient paint coverage toachieve desired color without bleed through.

Small areas of rot were observed



Page 7 of 24

18. Exterior Areas

Retaining Wall

Brick


Retaining Wall



Page 8 of 24

Roofing The following opinion is based on an inspection of the readily accessible and visible portions of theroof on the day of inspection. It is not a warranty of the roof system or of how long it may be watertight. Any roof conditions requiring correction should be performed by a competent qualifiedcontractor.

1. Access/WeatherAccess:

Inspector walked portions of roofing

Viewed from ground with binoculars

Viewed from ladder at eaves

Weather was clear during inspection

Estimated Age

4-8 Years old

Style of roofing:

Gable

2. Roof CoveringType of roofing installed

Composition Shingle

The roof covering was found generally serviceable within the parameters of its given service life. No immediate repairconcerns were observed.

3. Roof Penetration

Plumbing Vents - MONITOR this type of penetration as the gasket about the plumbing waste pipe penetrating the roofrequires periodic maintenance. Budget replacement of plumbing vent gaskets as they begin to split. This is neededeach 8-10 years after the roof is installed.

4. Flashing

Metal where visible

5. Gutters / DownspoutsMaterial:

Metal

Discharge Underground - One or more downspouts are discharging into a below grade drainage system. The drainagesystem is inaccessible and therefore not inspected.


Discharge near foundation - Downspouts are discharging close to the foundation. This may cause water to enter thebuilding. It is recommended that all downspouts be extended to allow water to flow quickly away from and aroundstructure. Correct as needed.



Page 9 of 24

Attic The following opinion is based on an inspection of the readily accessible and visible portions of thestructural components. Structural conditions requiring correction should be performed by acompetent qualified contractor.

1. Attic Access

Door to attic area

2. Attic Framing

Wooden Rafters

OSB roof decking

ACCEPTABLE where observed

3. Wall Insulation

Roll fiberglass

4. Attic Insulation

Blown

In January 2006 attic insulation standards set by the Department of Energy for this part of the country were increasedto R-49 to help lower energy use. Local minimum insulation requirements may be less than DOE standards and oftenare R-30.

R-30 attic insulation observed

5. Attic ventilation

Gable End Vent

Soffit Vents

Ridge Roof Vents



Page 10 of 24

Foundation 1. Foundation Access

Door to unfinished basement

2. FoundationMaterials:

No adverse conditions observed

Poured in place concrete

3. Basement Framing and SupportsMaterials:


Floor Joist - Solid Wood

Beam - Laminated wooden beam

Column - Wood

4. Floor Insulation

None



Page 11 of 24

Central Heating and Cooling The following opinion is based on an inspection of the readily accessible and visible portions of theheating and cooling systems. These systems are tested using the normal operating controls only.Improperly maintained heating and cooling can cause uncomfortable areas, higher utility bills andsafety concerns. Heating and Cooling installation conditions and functional issues requiringcorrection should be performed by a competent licensed mechanical contractor.

1. Installed Central Heating and Cooling

• Central Heating and Cooling System 1 System serves entire house

Brand Furnace: Gibson / Location: Attic / Fuel: Natural Gas; Forced air system

Size: 126,000 BTU / Date of Manufacture: 2006

Gas furnaces typically have a service life of 15-20 years when properly maintained

Filter Type: Disposable / Thermostat Type: Digital

Brand AC: Gibson / Location: Exterior / Fuel: Electric

Size:5 ton / Date of Manufacture: 2006

Central AC units typically have a service life of 10-15 years when properly maintained

AC condensate disposal method: Gravity drain piping - service annually

2. Heating Function

Fired OK - Inspector adjusted thermostat, system engaged and was found to be functional.

3. AC Function

Fired OK - Inspector adjusted thermostat, system engaged and was found to be functional.

4. DuctObservations: No adverse conditions were observedMetal and flexible duct installed

5. FilterObservations: Disposable filter observedPleated filters recommended - Disposable pleated filters are recommended for people who suffer from allergies. Manyvarieties are available and although these filters cost more they typically will last for up to two months.



Page 12 of 24

Fireplace The following opinion is based on an inspection of the readily accessible and visible portions of thefireplaces and other solid fuel burning systems. Any conditions requiring correction should beperformed by a competent qualified contractor.

1. Fireplace

Fireplace #1Type: Gas Logs Installed - Ventless Prefabricated Firebox / Location: Living Room

Logs Operated - The installed logs were operated using the normal operating controls. The unit appeared to befunctioning normally. The inspector recommends that you read and follow the operating and safety instructions thataccompany the installed gas logs.



Page 13 of 24

Electrical The following opinion is based on an inspection of the readily accessible and visible portions of theelectrical system. Electrical installation conditions and functional issues requiring correction shouldbe performed by a competent licensed electrical contractor.

1. Electrical Service

Underground

200 Amp Service

120/240 Volts

2. Electrical Distribution Main Panel

Breaker Panel

200 Amps 120/240 Volts

Panel Location

At Meter

Panel Inspected - The cover was removed from the electrical panel. The interior components were viewed and found tobe in satisfactory condition and appear to be properly installed. No repairs are needed to panel or interior componentsat this time.

Index - All breakers should be labeled to index what areas or devices they are protecting.

3. Electrical Distribution Sub PanelType:

Breaker Panel

200 Amps 120/240 Volts

Panel Location

Garage

Upstairs room with a bed is not AFCI protected. Add protection if using this area as a sleeping room.Also one receptacle inside master bedroom lacks proper AFCI protection. This is the GFCI protected receptacle insidemaster bedroom near hydro massage tub.Arc Fault Breakers Needed - Arc Fault Breakers are missing at breaker panel for bedroom receptacle and/or lightingoutlets. These breakers are important for fire prevention in equipment installed 2002 and later. The inspectorrecommends having competent electrical contractor install as needed for safety.

4. Electrical Branch Wiring

Material: Nonmetallic-Sheathed CableObservations:

The visible portions of the branch electrical wiring were found generally serviceable within the parameters of its givenservice life. No immediate repair concerns were observed.



Page 14 of 24

5. Electrical Receptacle Outlets

Using a circuit tester, a representative number of grounding type electrical receptacles were randomly checked andcorrect wiring was indicated.

Personal property restricted inspector's view of this area

6. Electrical GFCIObservations:

Unfinished basement receptacle appears to lack proper GFCI protection.Rear exterior grade level receptacle appears to lack proper GFCI protection.Two upper garage receptacles appear to lack proper GFCI protection.GFCI needed - The inspector suggests a GFCI for this location to reduce the risk of shock. These Ground FaultCurrent Interrupters are important safety devices and are relatively inexpensive.

7. Electrical Lighting Outlets

A representative number of installed lighting fixtures were observed and appeared to be generally serviceable withinthe parameters of their given service life.

8. Electrical Switches

Lower garage light switch is behind doorThere is not an interior light switch near exterior personnel doorSwitch Location - Generally a light switch should be located within arms length of the entry point of a room and shouldnot be located behind a door. Some areas choose not to strictly enforce switch location. Consider relocating switch tosuitable area.

9. Smoke Alarms

Check - Check smoke detectors regularly and no less than twice a year when time changes. Refer to installation andcare instructions for proper locations and periodic maintenance.



Page 15 of 24

Plumbing The following opinion is based on an inspection of the readily accessible and visible portions of theplumbing system. Plumbing installation conditions and functional issues requiring correction shouldbe performed by a competent licensed plumbing contractor.

.1. Supply PipingFlow:

Adequate functional water flow observed

The visible portions of water supply piping were found generally serviceable within the parameters of its given servicelife. No immediate repair concerns were observed.

Material: PEX

2. Waste PipingFlow:

Functional waste water flow observed

The visible portions of waste water piping were found generally serviceable within the parameters of its given servicelife. No immediate repair concerns were observed.

Material: Plastic

3. Gas Water Heater

Fuel -

Natural Gas

Water was observed dripping from the water heater pressure/temperature relief valve extension tube. A competentplumbing contractor should further evaluate cause of drip properly correcting as needed. See plumbing issue atsummary where excess pressure was noted.

Drip leak observed at water heater relief valve extension



Page 16 of 24

4. Plumbing Equipment

Water pressure reducer was observed at garage

Excess Water Pressure - Water pressure noted abnormally high. Typical water pressure is 40-80 PSI. Have plumberrepair or replace pressure reducing valve. Excess pressure may cause toilets to run, leaks to develop or causepressure/temperature valve at water heater to open.

Excess water pressure was recorded

5. Shut off

At meter

At Basement



Page 17 of 24

Interior The following opinion is based on an inspection of the readily accessible and visible portions of theinterior including Walls, Ceiling, Floors, Steps, Stairways, Balconies, Railings, and Doors. Cosmeticissues are not addressed for these areas but significant physical damage, questionable staining andsignificant improper function are addressed in this inspection report. Conditions requiring correctionfor these areas should be performed by a competent qualified contractor.

1. Walls

Cracks Minor - Some cracks were noted that are minor in nature. Small settlement cracks are a common occurrenceand can be repaired, providing that the settlement has stopped.

Material: Drywall

2. Ceilings


Material: Drywall

3. Flooring

Material:

Carpet

Wood - MONITOR slight hump at hall outside kitchen budgeting correction only if condition worsens. This appears tobe a high spot in the floor above a structural beam.

4. DoorsMaterial:

A representative number of doors were operated and were found generally serviceable within the parameters of theirgiven service life.

Fiberboard

Hollow

5. Interior Trim

Painted


6. Interior Steps


Wooden steps observed

Carpeted steps observed



Page 18 of 24

7. Railings




Page 19 of 24

Kitchen The following opinion is based on an inspection of the readily accessible and visible portions of thekitchen including counters and a representative number of cabinets. The following built in appliancesare checked as part of this inspection report if present: Range, Cook top, Oven, Garbage Disposal,Microwave, Trash Compactor, Ventilation Equipment such as a Range Hood. Installed Dishwashersare run through a normal cycle. Appliance inspection does not cover clocks, timers, self cleaningfunction, calibration or automatic functions. Refrigerators are outside the scope of this inspection andonly their presence or absence is noted. Installation conditions and functional issues for this arearequiring correction should be performed by a competent qualified contractor.

1. Countertop

Countertop Acceptable - The countertop was inspected and found to be generally serviceable within the parameters ofits given service life

Material: Granite

2. Cabinets

Cabinets Acceptable - A representative number of built-in cabinets were inspected and found to be generallyserviceable within the parameters of their given service life

Material: Wood

3. Sink and Faucet

No Leaks Observed - The inspected faucet was run for longer than one minute. No leaks were viewed at the visiblesupply lines, faucet or the visible waste drain lines just beneath the sink.

Double Bowl Stainless Steel

4. Disposal

Functional - The inspected item was checked and appears to be functioning normally.

5. Dishwasher

Dishwasher Functional - The dishwasher was run through a normal wash cycle and appeared to be functioning.Additionally, no leaks were observed about the dishwasher during the inspection.

Dishwasher service life - Typically dishwashers are designed to last approximately 10 years.

6. Range / Oven

Electric range and oven

Both range and oven were checked

On/Off Tested - Inspected appliance was turned on and off by the normal operating controls. The main function of theappliance appeared to be operating normally. Inspector does not test calibration of appliances or check the function ofoptional equipment on appliances.



Page 20 of 24

7. Microwave

On/Off Tested - Inspected appliance was turned on and off by the normal operating controls. The main function of theappliance appeared to be operating normally. Inspector does not test calibration of appliances or check the function ofoptional equipment on appliances.

Microwave - Permanently Installed

8. Cooking Ventilation

Above range integral with microwave

Ductless unit appears functional

9. Kitchen FloorMaterial:


Material: Tile

10. Laundry ConnectionsObservations:

Laundry appliances were present but were not operated by the inspector as they are outside the scope of a homeinspection and typically do not convey with the home.

11. Laundry SinkMaterials:

PlasticLoose Sink - Properly secure sink as needed to help prevent leaks



Page 21 of 24

Bath 1 The following opinion is based on an inspection of the readily accessible and visible portions of thebathrooms. Installation conditions and functional issues for this area requiring correction should beperformed by a competent qualified contractor.

1. Plumbing Fixtures

LOCATION: Master Bath

Installed Fixtures

Bathing: Hydro massage tub and separate shower

Bathing Area Acceptable - The inspected faucet was run for no less than five minutes checking the tub and shower flowas present. No visible leaks were observed during the inspection and the water containment area appearedserviceable.

Sink: Two basins in vanity


Toilet: Water tank type

Toilet Functional - The toilet was flushed no less than two times. On each operation the toilet refilled and shut offproperly. No leaks were noted at toilet.

Hydro massage tub - The hydro massage tub was filled and tested. The unit was observed functioning normally.

2. Ventilation Type

Fan on/off tested - The bathroom vent fan was switched on and the sound heard appeared to be appropriate for thefan. It is beyond the scope of the home inspection to determine the effectiveness of the bathroom fan such as to verifyair flow quantity or discharge location.

3. Bath FloorMaterial:


Material: Tile



Page 22 of 24

Bath 2 1. Plumbing Fixtures

LOCATION: Jack and Jill Bath

Installed Fixtures

Bathing: Combination tub and shower

Bathing Area Acceptable - The inspected faucet was run for no less than five minutes checking the tub and shower flowas present. No visible leaks were observed during the inspection and the water containment area appearedserviceable.

Sink: Two basins in vanity




2. Ventilation TypeType:


3. Bath Floor


Material: Tile



Page 23 of 24

Bath 3 1. Plumbing Fixtures

LOCATION: Half Bath

Installed Fixtures

Bathing: None - Half Bath

Sink: Pedestal typeNo Leaks Observed - The inspected faucet was run for longer than one minute. No leaks were viewed at the visiblesupply lines, faucet or the visible waste drain lines just beneath the sink.



2. Ventilation TypeType:


3. Bath FloorMaterial:


Material: Tile



Page 24 of 24

Report SummaryReport Summary

ExteriorPage 4 Item: 1 Site Gas piping at exterior was used as a reference point to check exterior soil

level. The exterior piping is only 25" above soil grade while the sameinterior piping is 44" off floor causing untreated wooden wall framing to bebelow the exterior soil level. Further evaluation and proper correction isneeded to help prevent unwanted moisture issues. Correct soil grading asneeded to prevent unwanted water entry.

Note under ground gas piping and electrical lines complicate moving thesoil in this exterior area. Verify piping and wiring is not damaged and thatproper protection of piping is maintained.

ElectricalPage 13 Item: 3 Electrical

Distribution SubPanel

Upstairs room with a bed is not AFCI protected. Add protection if using thisarea as a sleeping room.Also one receptacle inside master bedroom lacks proper AFCI protection.This is the GFCI protected receptacle inside master bedroom near hydromassage tub.Arc Fault Breakers Needed - Arc Fault Breakers are missing at breakerpanel for bedroom receptacle and/or lighting outlets. These breakers areimportant for fire prevention in equipment installed 2002 and later. Theinspector recommends having competent electrical contractor install asneeded for safety.

Page 14 Item: 6 Electrical GFCI Unfinished basement receptacle appears to lack proper GFCI protection.Rear exterior grade level receptacle appears to lack proper GFCIprotection.Two upper garage receptacles appear to lack proper GFCI protection.GFCI needed - The inspector suggests a GFCI for this location to reducethe risk of shock. These Ground Fault Current Interrupters are importantsafety devices and are relatively inexpensive.

PlumbingPage 16 Item: 3 Gas Water Heater Water was observed dripping from the water heater pressure/temperature

relief valve extension tube. A competent plumbing contractor shouldfurther evaluate cause of drip properly correcting as needed. Seeplumbing issue at summary where excess pressure was noted.

Page 16 Item: 4 PlumbingEquipment

Excess Water Pressure - Water pressure noted abnormally high. Typicalwater pressure is 40-80 PSI. Have plumber repair or replace pressurereducing valve. Excess pressure may cause toilets to run, leaks to developor cause pressure/temperature valve at water heater to open.

KitchenPage 20 Item: 11 Laundry Sink Plastic

Loose Sink - Properly secure sink as needed to help prevent leaks

Education

Sample newer home