pivotal home inspections...pivotal home inspections , anywhere, il page 2 of 11 exterior areas...

Pivotal Home InspectionsYour Property Inspection ReportCover Page

, Anywhere IL, 12345Inspection prepared for: John Doe & Jane Doe

Inspection Date: 5/14/2011 Time: 10:00AM Age: 40 years old Size: 1600 sf

Weather: 80Deg/Sunny

Inspector: Tom MarroneLicense #

213 Hawthorne Road, Lake In The Hills, IL 60156Phone: 847-852-4455

Email: [email protected]

Pivotal Home Inspections , Anywhere, IL

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Summary of Items of ConcernSummary of Items of Concern

We appreciate the opportunity to conduct this inspection for you. Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable to you for any questions you may have, throughout the entire closing process. For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommendthat you or your representative carry out a final walk-through inspection immediately beforeclosing to check the condition of the property, using this report as a guide. A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for a fee,which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or otheressential systems or portions of the home, as identified and agreed to by the Client and Inspector,prior to the inspection process.A home inspection will not reveal every concern that exists or ever could exist, but only thosematerial defects observed on the day of the inspection.An Inspection report shall describe and identify in written format the inspected systems, structures,and components of the dwelling and shall identify material defects observed. Inspection reports maycontain recommendations regarding conditions reported or recommendations for correction,monitoring or further evaluation by professionals, but this is not required.On this page you will find, in Red, a brief summary of any critical concerns of the inspection, as theyrelate to Safety and Function. Examples would be bare electrical wires, or active drain leaks. Thecomplete list of items noted is found throughout the body of the report, including NormalMaintenance items.Note: If there are no comments in Red below, there were no critical system or safety concerns withthis property at the time of inspection.


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Exterior Areas

Grading and drainage are probably the most significant aspects of a property, simply because of thedirect and indirect damage that moisture can have on structures. More damage has probablyresulted from moisture and expansive soils than from most natural disasters. Also, there should begutters and downspouts with splash blocks that discharge away from the building. In addition, werecommend that downspouts do not terminate over paved areas such as walks or driveways, as theycan contribute to icy slip and fall hazards in winter.Minor settlement or “hairline” cracks in drives, walks or even foundations are are normal to propertiesof any age. They should, however, be monitored for expansion and sealed as necessary. Vegetation too close to the home can contribute to damage through root damage to the foundation,branches abrading the roof and siding, and leaves providing a pathway for moisture and insects intothe home.Although rails are not required around drop-offs less than 30”, consider your own personal needsand those of your family and guests. By today’s standards, spindles at decks and steps should bespaced no more than 4” apart for the safety of children.Open window wells should have either grates or, preferably, a weatherproof shield installed overthem. This will keep rain and snow from building up inside the well and possibly leaking into thehome, as well as minimizing your liability from children and non-residents falling inside them.

1. RoofGood Fair Poor N/A None

XMaterials: fiberglassObservations:• Some shingles damaged.• Some shingles curling.• Flashing appears inadequate; see photo.• Maintenance Tip: Roof design has many peaks and valleys; keep roofcleared of debris and heavy snow loads to extend life of roof.

Exterior Areas Roof Exterior Areas Roof

2. ChimneyGood Fair Poor N/A None

X


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3. Gutters & GradingGood Fair Poor N/A None

XInformation: Aluminum GuttersObservations:• Gutter leak(s) noted. Potential ice hazard in winter; repairsrecommended.• Retaining wall in front shows signs of deterioration.• Maintenance Tip: Keep gutters cleared of organic debris to preventdownspouts from being clogged causing overflow at gutters, ensure thatall downspouts have extensions/splash blocks to carry water away fromthe foundation and ensure that sprinkler system does not spray siding orwindows of house.

Exterior Areas Gutters & Grading Exterior Areas Gutters & Grading

4. Drives & WalksGood Fair Poor N/A None

XInformation: Asphalt driveway, No sidewalk.Observations:• No major system safety or function concerns noted at time ofinspection.

5. SidingGood Fair Poor N/A None

XInformation: Cedar siding with 4 inch reveal.Observations:• No major system safety or function concerns noted at time ofinspection.• Trim areas need minor prep, priming and painting• Some areas need restaining, or priming and repainting.• Caulk and seal all gaps, cracks and openings.• Maintenance Tip: Recommend that HVAC professional seasonallycheck the air conditioning unit, and ensure the unit is level. This can beaccomplished at the same time as the annual furnace inspection.


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6. VegetationGood Fair Poor N/A None

XObservations:• No major system safety or function concerns noted at time ofinspection.• Maintenance Tip: When landscaping keep plants, even at full growth,at least a foot (preferably 18 inches) from house siding and windows.Keep trees away from foundation and roof. Plants in contact orproximity to home can provide pathways to wood destroying insects andabrade and damage siding, screens and roofs.

7. Decks & StepsGood Fair Poor N/A None

XObservations:• DECKS:• Hand rail missing on deck stairs.

Exterior Areas Decks & Steps

8. Electrical, ExteriorGood Fair Poor N/A None

XObservations:• SERVICE ENTRANCE:• Electric meter not connected to house. Call utilities to fix.


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Garage, Basement & Attic

Exterior Areas Electrical, Exterior

9. DoorsGood Fair Poor N/A None

XObservations:• Threshold: recommend additional support.• Front door frame damaged.

10. Window ConditionGood Fair Poor N/A None

XObservations:• No major system safety or function concerns noted at time ofinspection.

Note that minor settlement or “hairline” cracks in garage or basement slabs are not noted in aninspection, as they are normal to properties of any age. They should, however, be monitored forexpansion and sealed as necessary.Inspectors are not required to enter any crawlspace areas that are not readily accessible, less than36” clearance, wet (electrical shock hazard), or where entry could cause damage or pose a hazard tothe inspector.We recommend that all attic hatches have a batt of fiberglass insulation installed over them. If thehatch is sealed shut when we go to inspect the attic, it can only be unsealed by the owner or theirrepresentative.

1. GarageGood Fair Poor N/A None

XObservations:• Personal items in garage block complete inspection of all floor, walland ceiling areas.• Garage Vehicle door weatherstripping is damaged.• Garage vehicle door opener appears to be disconnected, damaged orotherwise inoperable. Have evaluated and repaired.• Water seepage into garage through exterior garage-vehicle door.


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Electric, Heat, Water Heater

Garage, Basement & Attic Garage Garage, Basement & Attic Garage

2. Basement / CrawlspaceGood Fair Poor N/A None

XObservations:• Support Material: Steel• Beam Material: Steel• Low headroom in basement; use caution around ceiling light bulb.

3. AtticGood Fair Poor N/A None

XObservations:• Maintenance Tip: Keep attic hatch sealed/caulked to minimize warmmoist air escaping to attic, which could promote conditions conducive tomold growth.• Attic sealed shut; not inspected

Garage, Basement & Attic Attic

The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupants at a


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comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs ata minimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls.For a more thorough investigation of the system please contact a licensed HVAC service person.

1. Electrical PanelGood Fair Poor N/A None

XMaterials: Overhead Service, 100 Amp Service, Main Disconnect inpanel box, Panel box located in basementObservations:• No major system safety or function concerns noted at time ofinspection at main panel box.• Panel cover screw(s) missing.

Electric, Heat, Water Heater Electrical Panel

2. HVAC UnitGood Fair Poor N/A None

XInformation: Lennox, natural gas furnace, in basement.Observations:• No major system safety or function concerns noted at time ofinspection.

3. Water HeaterGood Fair Poor N/A None

XInformation: Rheem, Natural Gas water heater (fuel shutoff at meter andin-line), 50 +/- gallons, Located in basement, Water Shutoff: Basement /crawlspaceObservations:• No major system safety or function concerns noted at time ofinspection.


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Interior Features

4. AC UnitGood Fair Poor N/A None

XMaterials:• LennoxObservations:• AC unit needs maintenance and cleaning.• AC pad is not level. Recommend licensed HVAC contractor fix.

Electric, Heat, Water Heater AC Unit Electric, Heat, Water Heater AC Unit

The main area of inspection in the bedrooms is the structural system. This means that all walls,ceilings and floors will be inspected. Doors and windows will also be investigated for damage andnormal operation. Personal items in the bedroom may prevent all areas to be inspected as theinspector will not move personal items.Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets.Because of all the plumbing involved it is an important area of the house to look over. Moisture in theair and leaks can cause mildew, wallpaper and paint to peel, and other problems. The homeinspector will identify as many issues as possible but some problems may be undetectable due toproblems within the walls or under the flooring..The kitchen is used for food preparation and often for entertainment. Kitchens typically include astove, dishwasher, sink and other appliances.


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1. KitchenGood Fair Poor N/A None

XObservations:• Kitchen Appliances: Samsung refrigerator, GE stove/oven, Frigidairemobile dishwasher.• No major system safety or function concerns noted at time ofinspection.• CAULK:• Countertop at sink needs minor grout or caulk.• DRAINS:• Stains from presumed past leaks noted.• SUPPLY:• No shutoff "stop" apparent.• SURFACES:• Countertop damage.

2. Master BathGood Fair Poor N/A None

X

3. BathGood Fair Poor N/A None

XObservations:• LOCATION: Center of house• No major system safety or function concerns noted at time ofinspection.

4. Bath #2Good Fair Poor N/A None

XObservations:• LOCATION: Center of house• No major system safety or function concerns noted at time ofinspection.

5. Bath (Guest)Good Fair Poor N/A None

X

6. Bath (Half)Good Fair Poor N/A None

X

7. Plumbing & LaundryGood Fair Poor N/A None

XObservations:• No major system safety or function concerns noted at time ofinspection.


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8. Interior ElectricGood Fair Poor N/A None

XObservations:• Light loose from wall.• Note: Smoke-carbon monoxide combination detector(s) recommendednear utilities.

Interior Features Interior Electric

9. Floors, Ceilings & WallsGood Fair Poor N/A None

XObservations:• No major system safety or function concerns noted at time ofinspection.• Minor settlement cracks and nail pops as is normal for a house of thisage. Monitor.

10. DoorsGood Fair Poor N/A None

XObservations:• Low headroom at basement stairwell which is common for a house ofthis age.• Maintenance Tip: Caulk or grout recommended at door - floorjunctions, where applicable, to prevent water that is carried in by foottraffic from entering under the flooring.

11. WindowsGood Fair Poor N/A None

XObservations:• No major system safety or function concerns noted at time ofinspection.• Maintenance Tip: Caulk around windows as settlement andtemperature changes cause cracks.

12. Fireplaces & StovesGood Fair Poor N/A None

X


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General Notes

13. StairwaysGood Fair Poor N/A None

XObservations:• Hand Rail Components missing at stairwell leading to basement.• Low headroom at stairwell; use caution.• No railing at basement stairway. Recommend installation.

1. General NotesGood Fair Poor N/A None

XObservations:

Pictures - Pictures are included to help you understand and see what Isaw at the time of the inspection. They are intended to show an exampleor illustration of an area of concern but may not show every occurrenceand may not accurately depict its severity. Also note that not all areas ofconcern will be pictured. Do not rely on pictures alone. Please read thecomplete inspection report before your inspection contingency periodexpires.

This report is not a guaranty or warranty. Anything can fail at any time.This inspection report is only reporting on the conditions as observed atthe time of the inspection, and is not intended to be considered as aguaranty or warranty, expressed or implied, of the adequacy of, orperformance of, systems or structures, or their component parts, or oftheir remaining life expectancy or usefulness. Systems, equipment andcomponents can, and do, fail—randomly and without prior warning.

Remember that we give you a $20 referral fee for anyone you refer whoends up having a home inspection with us.

Once again, thank you for your business, and for your trust!

pivotal home inspections...pivotal home inspections , anywhere, il page 2 of 11 exterior areas...

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