property inspection reportmaterials: asphalt driveway noted. • concrete sidewalk noted. • step...

Premier Property InspectionProperty Inspection Report

Inspector: Jay Emerson, Premier Property Inspection

Cover Page

1324 Sample Report Drive, Grants Pass, OR 97527Inspection prepared for: Sample Report

Real Estate Agent: -

Date of Inspection: 9/26/2018 Time: 9:00 AM Age of Home: 1992 Size: 4048

Order ID: 20

Inspector: Jay EmersonOCHI #2152 CCB# 220834

325 S. Riverside Ave., #641, Medford, OR 97501Phone: 541-200-4192

Email: [email protected]

Premier Property Inspection 1324 Sample Report Drive, Grants Pass, OR

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Report Summary

Report SummaryThe summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues. All repairs should be done by a licensed & bonded tradesman or qualified professional. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.GroundsPage 8 Item: 7 Grounds Electrical • There are some exposed wires connecting the outdoor grill

to the island. Recommend repair by qualified handyman.RoofPage 15 Item: 6 Gutter • The gutters from the second floor are draining directly onto

the roof below. Recommend installation of extensions tobottom gutter portions. All gutters and drains on the groundlevel should have extensions to take the water 5 feet awayfrom the structure.• Gutter systems that drain directly onto the roofing materialmay void the roofing manufacture warranty. Recommendextensions be added to correct immediately.• Add extension so water isn't dispersed directly onto the roof.May void warranty.

Page 16 Item: 7 Vent screen • There is active stinging insect nests under eaves. Removecarefully.

FoundationPage 23 Item: 5 Foundation

Plumbing• Poly Vinyl Chloride "PVC" waste and vent pipes noted.

Basement/CrawlspacePage 24 Item: 1 Insulation • Some insulation is falling and needs to be repaired.Interior AreasPage 31 Item: 1 Electrical • The top outlet on the stairwell recepticle is blocked and not

operational. Recommend further evaluation by a qualifiedelectrician or handyman.• The switch is depressed into the back wall but it isoperational. Recommend repair by a qualified electrician orhandyman

AtticPage 37 Item: 5 Duct Work • Duct tape is failing in the attic ductwork systems. Replace

and repair with any Mastic tape or HVAC approved tape. Ducttape fails almost immediately, and sweats moisture.

Water HeaterPage 43 Item: 2 Water Heater

Condition• Manufactured October 1992. This water heater is at or nearthe end of it's expected service life

Master BedroomPage 48 Item: 3 Electrical • The switch behind the sliding bathroom door in the master

bedroom is broken. Recommend evaluation by a licensedelectrician or a handyman for repair.

Bathroom #3

DefinitionPolyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines.


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Page 58 Item: 2 Exhaust Fan • Exhaust fan is blowing hot air in bathroom #3. Recommendfurther evaluation by a licensed plumber, electrician orhandyman.


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Grounds Inspectors shall inspect adjacent or entryway walkways, patios, and driveways; vegetation, grading,surface drainage, and retaining walls that are likely to adversely affect the building.

1. Driveway and Walkway ConditionMaterials: Asphalt driveway noted. • Concrete sidewalk noted. • Step stone sidewalk noted.Observations:• Loose stone on walkway to fire pit.

Vertical cracking. Settlement cracking Step stone sidewalk some loose stone. Trippinghazard.

2. GradingObservations:• No major system safety or function concerns noted at time of inspection.

The front yard view


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3. Vegetation ObservationsObservations:• Prune or remove any plants that are in contact or proximity to home to eliminate pathways ofwood destroying insects.• Tree limbs within 10 feet of roof should be trimmed away to provide air and sunlight to roof, whileminimizing debris & dampness.• Trim trees that are in contact or proximity to home, as branches can abrade roofing or siding.• Tree branches overhanging roof and/or against siding. Trim trees that are in contact or proximityto home, as branches can abrade siding and damage roofing.

Playground Outside grounds. Vegetation and trees prunedand maintained at the time of the inspection.

All gates and fences are functional and appearmaintained at the time of the inspection.

Horse corral in front of the house is in workingorder.


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Fencing guarding the driveway is in goodcondition at the time of the inspection.

Concrete sidewalk leading to the house is free ofobstructions and vegetation.

NW view Fence is operational

Keep tree trimmed away from the roof.


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4. Gate ConditionMaterials: Wood • PlasticObservations:• Gates were locked at the time of inspection, did not operate.• Some gates were chain locked and were not tested during the inspection.

East gate to field. Locked Gate to small pen, east side of house. Has to belifted to lock.

Dog house. East side by garage. Some gates locked but appear functional5. Patio and Porch DeckObservations:• Appeared functional at time of inspection.


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Rear deck properly installed and in good conditionat the time of the inspection.

Keep vegetation 12 inches away from all openingsto avoid contact with the deck.

Overhead ceiling fan functional and operatingproperly at the time of the time of the inspection.

Elevated porch

No sign of rodent activity Metal Brackets. Lag Bolts are correct.


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There is some loose sprinkler system debris or disconnected from system. Cvheck with owner.6. Stairs & HandrailObservations:• Appeared functional at time of inspection.

Operational and functioning properly7. Grounds ElectricalObservations:• No major system safety or function concerns noted at time of inspection.• There are some exposed wires connecting the outdoor grill to the island. Recommend repair byqualified handyman.


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Exposed wire on outside grill island. Box to GFCI protected outlet.

All tested and operating properly. RV hookup operational8. GFCIObservations:• GFCI receptacles are in good condition.

9. Plumbing

DefinitionA special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.


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North spigot 42 lbs PSI South spigot on porch leaks, replace seals.10. Water PressureObservations:• Water pressure was measured at 42 psi at all outdoor spigots. Normal pressure should readbetween 50 and 80 psi. The spigot over the deck in the back needs seals replaced.

11. Pressure Regulator

Outside propane tank12. Exterior Faucet ConditionLocation: West side of house.

13. Fence ConditionMaterials: Wood


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Outdoor grill and island. Driveway Fence14. DrainageMaterials: Overall grading around the perimeter of the house is functioning properly and shows nosign of water intrusion. It is important to maintain grading so it moves water away from thecrawlspace and structure of the garage slab foundation.


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Roof As with all areas of the house, we recommend that you carefully examine the roof immediately priorto closing the deal. Note that walking on a roof voids some manufacturer’s warranties. Adequateattic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of a roof. Always ask the seller about the age and history of the roof. On any home that is over 3 years old,experts recommend that you obtain a roof certification from an established local roofing company todetermine its serviceability and the number of layers on the roof. We certainly recommend this forany roof over 5 years of age. Metal roofs in snow areas often do not have gutters and downspouts,as there is a concern that snow or ice cascading off the roof may tear gutters from the house. Likewise, be advised that such cascading may cause personal injury or even death. If this househas a metal roof, consult with qualified roofers or contractors regarding the advisability of installing adamming feature which may limit the size and amount of snow / ice sliding from the roof. 1. Roof ConditionMaterials: Inspected by Drone • All vents and systems were operating correctly during theinspection. Clean all vent screens and vent caps annually and free from debrisObservations:• No major system safety or function concerns noted at time of inspection.• Recommend annual maintenance and evaluation by a qualified roofer

Valleys functioning properly. Clean annually. Some deterioration noted

Ridge vents are operational at the time of theinspection

Recommend annual maintenance and evaluationby a qualified roofer.


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Some wear and deterioration noted during the inspection2. FlashingObservations:• Typical maintenance necessary, now and on an annual or semi-annual basis. This generallyconsists of resealing gaps at through-the-roof projections and at the parapet walls as necessary.• Proper roof flashing observed during the inspection including all penetrations of vents andchimneys.

Vents are flashed properly3. ChimneyObservations:• No major system safety or function concerns noted at time of inspection.


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Chimneys are capped properly Dual chimneys4. Sky LightsObservations:• No signs of present or past leaking around the skylight were discovered at time of inspection.

Flashing installed properly.5. Vent CapsObservations:• The vent caps are installed correctly and are operational at the time of the inspection.


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All vents capped and functioning All vents are capped and functioning6. GutterObservations:• Downspouts were not connected at time of inspection.• The gutters from the second floor are draining directly onto the roof below. Recommendinstallation of extensions to bottom gutter portions. All gutters and drains on the ground level shouldhave extensions to take the water 5 feet away from the structure.• Gutter systems that drain directly onto the roofing material may void the roofing manufacturewarranty. Recommend extensions be added to correct immediately.• Add extension so water isn't dispersed directly onto the roof. May void warranty.

Clean gutters annually. Add extension so water isn't dispersed onto theroof. May void warranty.


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Draining directly onto the roof. Add extension. Extend the gutter so water in not directlydispersed onto the roof.

7. Vent screenObservations:• There is active stinging insect nests under eaves. Remove carefully.

Keep clean and clear There is active stinging insect nests under eaves.Remove carefully.


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Exterior Areas This section describes the exterior wall coverings and trim. Inspectors are required to inspect theexterior wall coverings, flashing, trim, all exterior doors, the stoops, steps porches and theirassociated railings, any attached decks and balconies and eaves, soffits and fascias accessible fromground level.

1. DoorsObservations:• Appeared in functional and in satisfactory condition, at time of inspection.• The two car electric garage door was tested and the electronic eyes are functioning properly atthe time of the inspection. The one car garage door was tested and the electronic eyes werefunctioning properly at the time of the inspection.

Large outbuilding appears functional and stable atthe time of the inspection.

Trim maintenance required

Barn area. Barn stalls.


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Doors and lights functioning properly at the time of inspection2. Window ConditionObservations:• Components appeared in satisfactory condition at time of inspection.• No major system safety or function concerns noted at time of inspection.

3. Siding ConditionMaterials: Wood and composition wood siding, wood frame construction, concrete / blockfoundation.Observations:• No major system safety or function concerns noted at time of inspection.• Trim areas need minor prep, priming and painting

Maintain siding with Bi-annual cleaning Small animal entrance door observed


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Security camera box with exposed wiring4. Eaves & FaciaObservations:• Monitor trim work ( fascia, soffits etc.) Contact siding installer or handyman for any neededmaintenance/ repairs/ . Ask the previous owners if the have receipts with the name of the companythat installed the siding and if there are any warranties that may be transferred.

5. Exterior PaintObservations:• Suggest caulking around doors and windows as necessary.• Suggest sealing/caulking as part of routine maintenance to prevent deterioration.• Peeling paint observed on the upper eaves, suggest scraping and painting as necessary. Itappears there may have been insect nests that have been removed. This is normal for the area andsuggest further monitoring and removal of flying insect and birds nests.

Some signs of wear


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Garage/Carport 1. Roof ConditionMaterials: Roofing is the same as main structure. • Inspected by DroneMaterials: Composition shingles noted.Observations:• No major system safety or function concerns noted at time of inspection.

2. WallsObservations:• Appeared satisfactory, at time of inspection.• Firewall noted at the time of inspection.

3. Anchor BoltsObservations:• The anchor bolts were inspected and appear to be serviceable.

4. Floor ConditionMaterials: Concrete floor noted.Observations:• Common cracks noted.• Recommend sealing cracks/voids as necessary.

5. ElectricalObservations:• Some outlets not accessible due to furniture and or stored personal items.• It is HIGHLY recommended to(have a qualified electrician) install an Arc Fault Circuit Interrupterbreakers protecting the bedroom circuits, in the near future it will be a requirement and is a verysafe and sound update.• Test AFCI breakers periodically to ensure proper operation.• All tested electrical outlets in the garage were operational and functioning at the time ofinspection.

6. Garage Door ConditionMaterials: One 7' upgraded insulated steel door • One 16' upgraded insulated steel door • Roll-updoor noted.Observations:• No deficiencies observed.

DefinitionArc-fault circuit interrupter: A device intended to provide protection from the effects of arc faults by recognizing characteristics unique to arcing and by functioning to de-energize the circuit when an arc fault is detected.


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Single Garage - All outlets, lights, doors areoperational

Functions properly

7. Garage Door Parts

Eyes working properly when tested during the inspection8. Garage Opener StatusObservations:• Belt drive opener noted.• The garage door opener is functional, safety features are built in.

9. Garage Door's Reverse StatusObservations:• Eye beam system present and operating.

10. VentilationObservations:• Under eave soffit inlet vents noted.• Clean soffit and garage vents annually.


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11. Vent ScreensObservations:• Vent screens noted as functional.• Vent screens noted as restricted.

12. CabinetsObservations:• No deficiencies observed.

13. CountersObservations:• Solid Surface tops noted.• Wood counter tops noted.• There is normal wear noted for the age of the counter tops.


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Foundation This report describes the foundation, floor, wall, ceiling and roof structures and the method used toinspect any accessible under floor crawlspace areas. Inspectors inspect and probe the structuralcomponents of the home, including the foundation and framing, where deterioration is suspected orwhere clear indications of possible deterioration exist. Probing is not done when doing so willdamage finished surfaces or when no deterioration is visible or presumed to exist. 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 structural analysis of any kind. Despite all efforts,it is impossible for a home inspection to provide any guaranty that the foundation, and the overallstructure and structural elements of the building is sound.

1. Slab FoundationObservations:• There is a slab foundation for two car garage and one car garage. The remaining portion of thehouse is a crawlspace foundation.

2. Foundation PerimeterObservations:• No deficiencies were observed at the visible portions of the structural components of the home.• No leaks were observed at the time of the inspection.• No stains or evidence of moisture penetration observed.• IMPROVE: It is advised to purchase a humidity gauge to monitor the levels of humidity. Typicallevels are 35 to 45% during the heating season and 45 to 55% during the cooling season.

3. Post and GirdersObservations:• Support Material: Wood/Bearing Wall• Beam Material: Wood• Beam Material: Steel• Concrete piers• Concrete block/wood piers support floor above.

4. Foundation ElectricalObservations:• All wiring should be properly secured to the framing.• Frayed wiring should be replaced.

5. Foundation PlumbingObservations:• **DRAIN, WASTE, VENT**• Acrylonitrile-Butadiene-Stryrene "ABS" waste and vent pipes noted.• Appears Functional at time of inspection.• Poly Vinyl Chloride "PVC" waste and vent pipes noted.

6. DuctingObservations:• No deficiencies were observed at the visible portions of the structural components of the home.

DefinitionAcronym for acrylonitrile butadiene styrene; rigid black plastic pipe used only for drain lines.

DefinitionPolyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines.


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Basement/Crawlspace 1. InsulationObservations:• Thermal imaging confirms proper R value insulation installation at the time of the inspection.• Some insulation is falling and needs to be repaired.

Some insulation is falling and needs to be repaired.2. Plumbing MaterialsMaterials: Appears Functional.

Waste pipe operational and functioning properly atthe time of inspection.

Correct framing and plumbing is affixed properlyat the time of the inspection.


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No leaks detected during the inspection.3. Basement ElectricObservations:• Test AFCI breakers periodically to ensure proper operation.• A low voltage alarm system is installed. Due to the specialized nature of these systems, wesuggest that you review this system with the seller.

Check to ensure wires are properly maintained and affixed on an annual basis.4. GFCIObservations:• Test GFCIs monthly to ensure proper operation.

5. AccessMaterials: Exterior hatch door.


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Access on west side of the house, under outsidefaucet.

Crawl space access location.

6. DrainageObservations:• There is no evidence of past or present water infiltration or collection at the time of the inspection.The vapor barrier is functioning properly.

7. SubfloorObservations:• Not fully visible for inspection due to lack of access.

8. ColumnsObservations:• No deficiencies were observed at the visible portions of the structural components of the home.

9. PiersObservations:• No deficiencies were observed at the visible portions of the structural components of the home.

10. Basement/Crawlspace Ductwork


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Fill all crawl space open spaces with insulation Hi Tom! Looks good under here! Ducting securedproperly.

Plumbing is strapped correctly11. DamageMaterials: Vapor barrier is intact and functioning properly at the time of the inspection


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Vapor barrier is intact and functioning properly atthe time of the inspection.

Proper foundation structure noted at the time ofinspection.


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Electrical This report describes the amperage and voltage rating of the service, the location of the maindisconnect and any sub panel(s), the presence of solid conductor aluminum branch circuit wiring, thepresence or absence of smoke detectors and wiring methods. Inspectors are required to inspect theviewable portions of the service drop from the utility to the house, the service entrance conductors,cables and raceways, the service equipment and main disconnects, the service grounding, theinterior components of the service panels and sub panels, the conductors, the over-currentprotection devices (fuses or breakers), ground fault circuit interrupters and a representative numberof installed lighting fixtures, switches and receptacles. All issues or concerns listed in this Electricalsection should be construed as current and a potential personal safety or fire hazard. Repairs shouldbe a priority, and should be made by a qualified, licensedelectrician.

1. Electrical PanelLocation: Panel box located in garage.Observations:• No major system safety or function concerns noted at time of inspection at main panel box.

200 Amp service operational with no visibledefects.

Operating properly under load

2. Main Amp BreakerObservations:• 200 amp• All breakers and panels were functioning properly and operational at the time of the inspection.


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Main breakers3. Breakers in off positionObservations:• 0

4. BreakersMaterials: Copper non-metallic sheathed cable noted.Observations:• All of the circuit breakers appeared serviceable.• GFCI breaker noted.


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Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms,Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist ofhallways, foyer, and other open areas. Within these areas the inspector is performing a visualinspection and will report visible damage, wear and tear, and moisture problems if seen. Personalitems in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert shouldbe consulted if you would like further testing.

1. ElectricalObservations:• Top receptacle on stairway outlet has obstruction, bottom outlet operable.• The top outlet on the stairwell recepticle is blocked and not operational. Recommend furtherevaluation by a qualified electrician or handyman.• The switch is depressed into the back wall but it is operational. Recommend repair by a qualifiedelectrician or handyman

The top outlet on the stairwell recepticle is blockedand not operational. Recommend further

evaluation by a qualified electrician or handyman.


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The switch is depressed into the wall but operational. Recommend repair by a qualified electrician orhandyman

2. Smoke Detectors

All smoke detectors tested and were operational at the time of the inspection.3. Wall Condition


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No leaks fine

Okay4. Window Condition

Sealed properly


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5. Skylight

Efficiency evaluation Hot areas permeating skylights


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Attic This report describes the method used to inspect any accessible attics; and describes the insulationand vapor retarders used in unfinished spaces when readily accessible and the absence of insulationin unfinished spaces at conditioned surfaces. Inspectors are required to inspect insulation and vaporretarders in unfinished spaces when accessible and passive/mechanical ventilation of attic areas, ifpresent.

1. AccessObservations:• Bedroom #2 Closet.

Bedroom #2 Bedroom #5 small attic access

Access insulation is covering the hatch properly.2. Structure


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Structure and electrical work was functioning properly at the time of the inspection.3. VentilationObservations:• Fixed, roof-field exhaust vent noted.• Thermostatically controlled fans are not operated.• Attic ventilation fans noted.

Vents working properly with no leaks Attic fan. Did not get it to operate, attictemperature was not sufficient?

4. Vent ScreensObservations:• Vent screens noted as functional.


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Clean vent screens annually Clean vent screens to maintain necessaryventilation

5. Duct WorkObservations:• Duct tape has been used to secure areas of the ductwork in the attic. Use any mastic tape orapproved HVAC tape, but never duct tape. Duct tape fails quickly and sweats water condensationthat may lead to leaks.• Duct tape is failing in the attic ductwork systems. Replace and repair with any Mastic tape orHVAC approved tape. Duct tape fails almost immediately, and sweats moisture.

Duct tape is failing in the attic ductwork systems.Replace and repair with any Mastic tape or HVAC

approved tape. Duct tape fails almostimmediately, and sweats moisture.

Ductwork and plumbing functioning properly withno sign of past or present water leaks or

intrusions.

6. ElectricalObservations:• Most areas not accessible due to insulation.• Electrical work was operable and functioning at the time of the inspection.


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7. Insulation ConditionMaterials: Loose fill insulation noted.Depth: Insulation averages about 6-8 inches in depthObservations:• Insulation level in the attic is typical for homes this age• Insulation appears adequate.

R value is good There is some loose debris in the insulation.8. Exhaust VentObservations:• Functional.


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Heat/AC 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 acomfortable 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. Heater ConditionMaterials: The furnace is located in the laundry room • The furnace is located in an exterior closet

2. Heater BaseObservations:• The heater base appears to be functional.

3. EnclosureObservations:• Normal surface rust/corrosion observed, no signs of flaking or excessive deterioration noted.• Suggest having this unit professionally cleaned and tuned to ensure proper and safe operation.

4. VentingObservations:• The visible portions of the vent pipes appeared functional.• Minimum furnace/water heater single wall vent pipe clearance from combustible material is 6".• Vent all discharge water away from the structure or use collecting pan for evaporation. Keep awayfrom the house.

Vent all discharge water away from the structure or use collecting pan for evaporation. Keep awayfrom the house.

5. Refrigerant LinesObservations:• No defects found.


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Delta T is acceptable for HVAC sytem at the time of the inspection6. AC Compress ConditionCompressor Type: Electric • There are double compressor AC units for the house, bothcompressors and units are functional and operating at the time of the inspection.Location: The compressor is located on the exterior grounds.Observations:• Appeared functional at the time of inspection.• Annual HVAC service contract is recommended.

Heat Pump and Condenser manufactured August,2003. Operating Properly

Pump and Condenser manufactured April 2002.Operating Properly

7. Air SupplyObservations:• The return air supply system appears to be functional.

8. RegistersObservations:• The return air supply system appears to be functional.


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Clean all cold air returns annualy Cold air return functioning properly with goodDelta T

Check return for obstructions and clean every sixmonths

Cold air returns working

Registers operating properly Replace insulation blown away from allpenetrations


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9. FiltersLocation: Located inside heater cabinet.Observations:• MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced asrequired. There are two types of filters commonly used: (1) Washable filters, (constructed ofaluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent andrising with water. Or (2) Fiberglass disposable filters that must be REPLACED before they becomeclogged. Remember that dirty filters are the most common cause of inadequate heating or coolingperformance.• Access is a bit difficult.• Annual HVAC service contract is recommended.

10. ThermostatsObservations:• Functional at the time of inspection.• Thermostats on the first and second floor were tested and operational during the inspection. Bothwere lowered to perform the infrared thermal home efficiency scan and evaluation.

11. Coil damage

Evaporator coil manufactured March, 2003.


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Water Heater 1. Base

Water shut off valve2. Water Heater ConditionObservations:• Manufactured October 1992. This water heater is at or near the end of it's expected service life

Manufactured October 1992. This water heater is at or near the end of it's expected service life.


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Living Room 1. ElectricalObservations:• Some outlets not accessible due to furniture and or stored personal items.• The overhead switch in the living room for overhead lights is broken and receding into the wall.

Fireplace was not tested due to season2. Fireplace

Fireplace controller. Out of season, not operated.


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Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include astove, dishwasher, sink and other appliances.


2. CountersObservations:• Solid Surface tops noted.• There is normal wear noted for the age of the counter tops.

3. Garbage DisposalObservations:• Operated - appeared functional at time of inspection.

4. DishwasherObservations:• Operated.

5. RefrigeratorMaterials: Refrigerator is good working order for age and condition.

6. MicrowaveObservations:• Built-in microwave ovens are tested using normal operating controls. Unit was tested andappeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scopeof this inspection. If concerned, client should seek further review by qualified technician prior toclosing.

7. Cook top conditionObservations:• Gas cook top noted.• In use at time of inspection.• This unit was tested and appeared serviceable at time of inspection. Inspection does not includecalibration as this is not a technically exhaustive inspection. No warranties or guarantees of this orany other appliance can be offered.

8. Oven & RangeObservations:• Oven(s): Electric• All heating elements operated when tested.

9. SinksObservations:• All sinks and traps were operational without signs of past or present leaks at the time of theinspection.

10. Window ConditionMaterials: Vinyl framed double hung window noted.


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11. Floor ConditionMaterials: Hardwood flooring is noted.

12. PlumbingObservations:• Trap functioning properly. No leaks• All fixtures and plumbing were operational at the time of the inspection.

Trap functioning properly. No leaks13. Ceiling ConditionMaterials: The ceilings are clad in a laminate material.Observations:• Proper insulation throughout the house floor to floor.

Proper insulation throughout the house floor to floor.14. Patio DoorsObservations:• The hinged patio door was functional during the inspection.


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15. ElectricalObservations:• No major system safety or function concerns noted at time of inspection.

16. GFCIObservations:• GFCI in place and operational.


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Master Bedroom 1. ClosetsObservations:• The closet is in serviceable condition.

2. DoorsObservations:• Hollow wood doors.

3. ElectricalObservations:• Some outlets not accessible due to furniture and or stored personal items.• The dimmer switch is broken and malfunctioning• Cannot locate the origin for use on all switches, double switches and dimmers.• The switch behind the sliding bathroom door in the master bedroom is broken. Recommendevaluation by a licensed electrician or a handyman for repair.

The dimmer switch located behind the sliding dooris broken but operational. recommend repair by a

qualified electrician or handyman.4. Smoke DetectorsObservations:• The smoke detectors operated during the inspection.

5. Wall ConditionMaterials: Walls are clad in a laminate material.Observations:• Some areas not accessible due to stored personal items.

6. Window ConditionMaterials: Vinyl framed sliding window noted.Observations:• All windows in upper floor bedrooms were functional and operating at the time of the inspection.

7. Ceiling ConditionObservations:• Sky light shows no sign of past or present water intrusion.


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Master Bathroom 1. CabinetsObservations:• No deficiencies observed.

2. CountersObservations:• Solid Surface tops noted.• There is normal wear noted for the age of the counter tops.• No discrepancies noted.

3. ElectricalObservations:• No major system safety or function concerns noted at time of inspection.

4. GFCIObservations:• GFCI in place and operational

5. Exhaust FanObservations:• The bath fan was operated and no issues were found.• Appeared functional, at time of inspection.

6. Floor Condition


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All fixtures, recepticles, fans, toilet and showerworking properly

No evidence of past or present water intrusion

7. Plumbing

Drains are functioning properly with no leaks8. Bath TubsObservations:• Whirlpool tub observed. Tub was filled to a level above the water jets and operated to checkintake and jets. The tub was then drained to check for leaks and/or damage. Pump and supply lineswere not completely visible or accessible. GFCI's were present and was tested. The items testedappeared to be in serviceable condition. If a more detailed report is desired, the client is advised toconsult a licensed plumber for a complete review prior to closing.• Recommend GFCI for spa tub as a safety requirement.

9. Toilets


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No Leaks. Wax seal functioning properly Wax seal functioning10. FixturesObservations:• All windows, plumbing fixtures, tubs, showers and toilets were operational during the time of theinspection.

All fixtures operating properly with no sign of past or present water leaks or intrusions.


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Bedroom #2 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.

1. LocationsLocations: Hall#2 • All walls, ceilings, electrical outlets, were operational at the time of theinspection.

2. ClosetsObservations:• The closet is in serviceable condition.• The attic access is in bedroom #2 in the SW corner of the house. Insulation was covering theaccess door. Good!

3. DoorsObservations:• Hollow wood doors.

4. ElectricalObservations:• Some outlets not accessible due to furniture and or stored personal items.• Smoke detector is located outside of the bedroom on the hallway ceiling.

5. Floor ConditionFlooring Types: Carpet is noted.

6. Smoke DetectorsObservations:• The smoke detectors operated during the inspection.



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8. FixturesObservations:• All fixtures were operational at the time of the inspection.

All fixtures and receptacles are operational


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Bathroom #2 1. LocationsLocations: Main floor bath #2


3. PlumbingObservations:• Hot water is set too high. reduce temperature to avoid scalding.

Hot water is set too high. reduce temperature toavoid scalding.


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Trap functioning at the time of inspection4. Toilets

No leaks detected with thermal imaging ormoisture meter.

No leaks, wax seal functioning properly

5. Fixtures


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no leaks


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Bedroom #3 1. ClosetsObservations:• The closet is in serviceable condition.• All receptacles, windows and outlets were tested and operational during the inspection.

2. Electrical

All windows, outlets, receptacles were operational at the time of the inspection


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Bathroom #3 1. Electrical

All windows, outlets, receptacles were operational at the time of the inspection2. Exhaust FanObservations:• Exhaust fan is blowing hot air in bathroom #3. Recommend further evaluation by a licensedplumber, electrician or handyman.

Exhaust fan is blowing hot air. Recommend further evaluation by a licensed plumber, electrician orhandyman.

3. Plumbing


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No Leaks Trap functioning at the time of inspection4. Toilets

No Leaks. Wax seal functioning properly Picture in picture reference. No leaks5. Fixtures


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No Leaks All fixtures operating properly with no sign of pastor present water leaks or intrusions.


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Bedroom #4 1. LocationsLocations: Upstairs East#3 • This is a standalone bedroom accessible by a proprietary staircaseoriginating in the living area. It is equipped with a proprietary bathroom number three.

2. ClosetsObservations:• The closet is in serviceable condition.

3. ElectricalObservations:• Some outlets not accessible due to furniture and or stored personal items.• Recommend further evaluation by a qualified electrician to determine origin and use of all circuits.

4. Smoke DetectorsObservations:• The smoke detectors operated during the inspection.


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Bathroom #4 1. Exhaust FanObservations:• The exhaust fan is blowing hot air into the bathroom.

2. Floor ConditionMaterials: Hardwood flooring is noted.

No Water Intrusion detected3. Toilets

No Leaks or signs of water intrusion. Wax seal functioning properly.4. Fixtures


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All fixtures operating properly with no sign of pastor present water leaks or intrusions.

All fixtures operating properly with no sign of pastor present water leaks or intrusions.


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Bedroom #5 1. LocationsLocations: Downstairs #5 • This bedroom is located on the bottom floor and is currently being usedas a den.

2. Ceiling Fans

Fan was non operational at the time of the inspection. Could not locate any activation switch, checkwith seller for further information

3. ClosetsObservations:• The closet is in serviceable condition.

4. ElectricalObservations:• Some outlets not accessible due to furniture and or stored personal items.• All receptacles, Windows and outlets tested were operational at the time of the inspection.

Check and repair switches as necessary5. Wall Condition


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Possible missing insulation Hot spot during efficiency evaluation. Possiblemissing insulation.


Picture in picture hot spot. check insulation.


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GlossaryGlossary

Term DefinitionABS Acronym for acrylonitrile butadiene styrene; rigid black plastic

pipe used only for drain lines.AFCI Arc-fault circuit interrupter: A device intended to provide

protection from the effects of arc faults by recognizingcharacteristics unique to arcing and by functioning to de-energizethe circuit when an arc fault is detected.

GFCI A special device that is intended for the protection of personnelby de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

PVC Polyvinyl chloride, which is used in the manufacture of whiteplastic pipe typically used for water supply lines.

Inspector: Jay Emerson, Premier Property InspectionCover PageGroundsRoofExterior AreasGarage/CarportFoundationBasement/CrawlspaceElectricalInterior AreasAtticHeat/ACWater HeaterLiving RoomKitchenMaster BedroomMaster BathroomBedroom #2Bathroom #2Bedroom #3Bathroom #3Bedroom #4Bathroom #4Bedroom #5GlossaryReport Summary

property inspection reportmaterials: asphalt driveway noted. • concrete sidewalk noted. • step...

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