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Pinnacle Property InspectionsConfidential - Property Inspection Report - Confidential
Cover Page
12345 Anywhere St., Gardner, KS 66030Inspection prepared for: John and Jane Doe
Real Estate Agent: Ralph Apel - ReeceNichols
Date of Inspection: 8/19/2015 Time: 11:00am Age of Home: 2003 Size: 5000sf
Weather: Sunny/68 degreesWhole house, termite, radon
Inspector: Neil T. PinnickASHI License #: 258269
15642 Conser St., Overland Park, KS 66223Phone: 913-735-7725
Email: [email protected]
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Report SummaryReport Summary
IMPORTANT NOTE: This report summary reflects the key findings or concerns which—in the Inspector’sopinion are important to highlight and/or are potentially significant issues from a cost or safety standpoint. Thisis only a summary and is provided as a courtesy, and should not be considered to be the complete report. Thecomplete list of findings/issues/concerns is found throughout the body of this report , including homemaintenance advise and other important information. Your entire report must be carefully read to fully assessthe findings and benefit from the recommendations in this report.RoofingPage 16 Item: 4 Flashings • Wear, tear and deterioration noted. See remarks.
Consistent with all pipe jacks/foundation vents Consistent with all pipe jacks/foundation vents
ExteriorPage 18 Item: 5 Exterior Cladding • Wear, tear and deterioration noted. Repair/replace as needed.
Small spots around the dwelling
Page 18 Item: 7 Eaves, Soffits, Fasciaand Trim
• Wear, tear and deterioration noted. Repair/replace as needed.
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Minor wood rot, rear deck level
Page 19 Item: 8 Window/DoorFrames and Trim
• Wear, tear and deterioration noted. Repair/replace as needed.
Prior repairs Master door, minor wood rot
Page 19 Item: 9 Exterior Caulking • Caulking is recommended around windows/doors/masonry ledges/corners/utilitypenetrations.SAMPLE REPORT
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All penetrations All penetrations
Consistent around dwelling Consistent around dwelling
Page 20 Item: 10 Deck, Balcony • Railing is slightly loose and not straight. Repair/replace as needed.
Left most portion of deck
Page 21 Item: 14 Exterior General • Heavy volume of insects noted. See remarks.
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Ant, spider and wasp concerns entire dwelling Ant, spider and wasp concerns entire dwelling
StructurePage 23 Item: 2 Foundation Walls • Area of repair noted to poured concrete foundation wall. This repair appears to
be professionally done. Buyer is recommended to request and review any existingdocuments relative to this repair to determine if any warranties exist. No warrantyfor this or any other repair is implied by this inspection.
Left elevation
Page 23 Item: 3 Foundation Floor • Cracks, spalling and alligatoring was observed at the basement concrete floor.Moisture and radon gases could enter through the cracks. Recommend sealing thecracks with a concrete crack filler or caulk that is recommended for concrete.
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Unfinished area
InteriorPage 26 Item: 6 Interior Doors • Door sticks, does not latch or needs adjustment to striker plate. Repair/replace
as needed.
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Master doors Right bedroom, 2nd floor
2nd floor bath
Page 27 Item: 9 Ceiling Fans • Attic fan winterized, not tested at time of inspection. Recommend confirmingsatisfactory and functional operation with seller or during final walk through.
Attic fan not checked
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Page 29 Item: 18 General Information • Heavy volume of insects noted at time of inspection. See remarks.
Ant, spider and wasp concerns entire dwelling Ant, spider and wasp concerns entire dwelling
Heating and Air ConditioningPage 30 Item: 2 Heating System • IMPROVE: the furnace is dirty and there are no records of prior service.
Recommend an HVAC contractor perform a system Clean-and-Check. HVACsystems require yearly maintenance.
All four furnaces All four furnaces
Page 31 Item: 7 Cooling System • Exterior compressor/condenser unit not level. This can affect systemperformance and shorten service life. Repair as needed.
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Right elevation units Right elevation units
Page 32 Item: 13 Fireplace(s) • Cracks in the fire brick or gaps in the mortar can result in house fires. Mostsmall openings can be sealed using a temperature rated fireplace caulk. Seeremarks.• Excessively dirty flue and damper and/or accumulation of soot were observed.See remarks.• Prefabricated fireplace did not ignite at time of inspection. See remarks.• The NFPA (National Fire Protection Association) highly recommends an annualinspection of all chimneys, fireplaces, solid fuel-burning appliances, and vents.They also recommend an NFPA 211 Standard, Level II inspection upon sale ortransfer of the property. A Level II inspection includes, not only cleaning theinterior of the chimney pipe, but also the use of specialized tools and testingprocedures such as video cameras, etc. to thoroughly evaluate the serviceability ofthe entire flue lining and fireplace/chimney system. If one has not been performedover the past 12 months, such an inspection is recommended before home changesownership, for fire safety reasons.
Main level flue Basement fireplace
ElectricalPage 34 Item: 4 Main Service
Panel(s)• Neutral wires are doubled or bundled together on the neutral bus bar. Althoughcommon practice in the past, this is unsafe due to the need to turn off multiplecircuit breakers to work on any of the circuits using these wires. Qualifiedelectrician should evaluate and repair as necessary.• The main panel does not appear to have room for future upgrades or additions tothe system.
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Neutrals and grounds bundled Neutrals and grounds bundled
Page 35 Item: 8 Sub Panel(s) • There are some open knockouts at the main panel. Vermin can potentially enterthrough the openings. Recommend an electrician to cap and install bushings asneeded.
Missing knockout
Page 35 Item: 10 Lighting, Fixtures,Switches, Outlets
• SAFETY CONCERN: missing cover plate noted. Repair/replace as needed.SAMPLE REPORT
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Unfinished basement area
Page 36 Item: 11 GFCI - GroundFault CircuitInterrupter
• The GFCI did not trip properly. This is a safety concern as the GFCI is designedto trip. Recommend repair or replacement of defective GFCI.
Rear, deck level
PlumbingPage 38 Item: 5 Exterior Hose
Bibs/Spigots• Leaking noted at time of inspection. See remarks.
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Consistent all exterior faucets All exterior faucets
Page 38 Item: 7 Faucets • Faucet is loose. Repair/replace as needed.
Kitchen faucet
Page 39 Item: 8 Sinks • Stopper is missing/inoperable. Repair/replace as needed.SAMPLE REPORT
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Master bath, left sink
Page 39 Item: 9 Traps and Drains • Leak noted at time of inspection. See remarks.
Master left sink
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Scope of Inspection
Pinnacle Property Inspections endeavors to perform all inspections in substantial compliance with theStandards of Practice of the American Society of Home Inspectors, (ASHI®). As such, we inspect thereadily accessible, visually observable, installed systems and components of a home as designated in theASHI® Standards—except as may be noted in the “Limitations of Inspection” sections within this report. This Property Inspection Report contains observations of those systems and components that, in theprofessional judgment of the inspector, are not functioning properly, significantly deficient, unsafe, or are nearthe end of their service lives. If the cause for the deficiency is not readily apparent, the suspected cause orreason why the system or component is at or near end of expected service life is reported, andrecommendations for correction or monitoring are made as appropriate. When systems or componentsdesignated in the ASHI® Standards are present but are not inspected, the reason(s) the item was not inspectedis reported as well. A complete copy of the ASHI® Standards of Practice is available at:http://www.homeinspector.org/docs/standards_updated.pdf Inspectors are NOT required to determine: the condition of any system or component that is not readilyaccessible; the remaining service life of any system or component; the strength, adequacy, effectiveness orefficiency of any system or component; causes of any condition or deficiency; methods materials or cost ofcorrections; future conditions including but not limited to failure of systems and components; the suitability ofthe property for any specialized use; compliance with regulatory codes, regulations, laws or ordinances; themarket value of the property or its marketability; the advisability of the purchase of the property; the presenceof potentially hazardous plants or animals including but not limited to wood destroying organisms or diseasesharmful to humans; the presence of any environmental hazards including, but not limited to toxins,carcinogens, noise, and contaminants in soil, water or air; the effectiveness of any system installed or methodsutilized to control or remove suspected hazardous substances; the operating costs of any systems orcomponents; and the acoustical properties of any systems or components. Inspectors are NOT required to inspect underground items including, but not limited to underground storagetanks, or other underground indications of their presence, whether abandoned or active; systems or componentsthat are not installed; decorative items; systems or components that are in areas not entered in accordance withthe ASHI® Standards of Practice; detached structures other than carports or garages; common elements orcommon areas in multi-unit housing, such as condominium properties or cooperative housing. Inspectors are NOT required to perform any procedure or operation which will, in the opinion of the inspector,likely be dangerous to the inspector or others or damage the property, its systems or components; move
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Conventions and Terms Used in this Report
suspended ceiling tiles, personal property, furniture, equipment, plants, soil, snow, ice or debris or dismantleany system or component, except as explicitly required by the ASHI® Standards of Practice. Inspectors are NOT required to enter under-floor crawlspaces or attics that are not readily accessible nor anyarea which will, in the opinion of the inspector, likely be dangerous to the inspector or others persons ordamage the property or its systems or components. Inspectors are NOT required to operate any system or component that is shut down or otherwise inoperable;any system or component which does not respond to normal operating controls or any shut off valves. Inspectors are NOT required to offer or perform any act or service contrary to law; offer or performengineering services or work in any trade or professional service other than home inspection.
USE OF PHOTOS: Your report includes many photographs. Some pictures are informational and of a general view, to help youunderstand where the inspector has been, what was looked at, and the condition of the item or area at the timeof the inspection. Some of the pictures may be of areas of concern, these are to help you better understandwhat is documented in this report and to help you see areas or items that you normally would not see. Not allareas of concern or conditions will be supported with photos. TEXT COLOR SIGNIFICANCE: GREEN colored text: Denotes general/descriptive comments on the systems and components installed at theproperty. Limitations, if any, that restricted the inspection, associated with each area, are listed here as well. BLUE colored 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, routinemaintenance, tips, and other relevant resource information. RED colored text: Denotes a brief comment of significant deficient components or conditions which needrelatively quick attention, repair, or replacement. These comments are also duplicated in the Report Summarypage(s). COMMONLY USED TERMS:
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"SAFETY CONCERN": A condition, system or component that is considered harmful or dangerous due toits presence or absence."DEFERRED COST": Denotes a system or component that is near or has reached its normal service lifeexpectancy or exhibits indications that it may require repair or replacement anytime within the next five (5)years."MAINTENANCE": Recommendations for the proper operation and routine maintenance of the home."IMPROVE": Denotes improvements which are recommended but not required. These may be itemsidentified for upgrade to modern construction and safety standards."FMI": For More Information: Includes additional reference information and/or web links to sites whichexpand on installed systems and components and important consumer product information."FYI": For Your Information: Denotes a general information and/or explanation of conditions; safetyinformation; cosmetic issues; and useful tips or suggestions for home ownership. KEY TO RATINGS: Insp’d = INSPECTED: A system or component was visually examined. It was observed to be functioningnormally or as originally intended, at the time of inspection, with no apparent deficiencies. A system may notbe operationally tested due to limitations, in which case, these limitations will be listed in this report. A systemor component may show signs of normal wear and tear. NotInsp’d = NOT INSPECTED: A system or component was not ON or it was shut down at the time ofinspection, and could not be evaluated using normal control devices. A system or component was hidden fromvisual evaluation by items such as furniture, personal property, or other coverings as indicated in this report. Reason for a non-inspection will be indicated on this report. NotPresn’t = NOT PRESENT: A system or component did not exist or was not evident on this property at thetime of inspection. Rpr/Replace= REPAIR or REPLACE: A system or component was not operating normally, or as designed, at thetime of inspection. It may need further review and evaluation by an appropriate professional trades person tobe repaired or replaced as needed. It may include a condition that is hazardous or unsafe and could result inpersonal injury or property damage.
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Roofing
In accordance with the ASHI© Standards of Practice pertaining to Roofing, this report describes the roofcoverings and the method used to inspect the roof. Inspectors are required to inspect the roof covering, roofdrainage systems, flashings, skylights, chimneys and roof penetrations. The following web sites are anexcellent resource of information on roofs:http://www.home-roofs.com and http://www.roofhelper.com
1. Roof Style and PitchHip
2. Method of Roof InspectionWalked on roof surface
3. Roof CoveringDescription: Dimensional (upgraded) architectural shinglesAge: 10-15+ years • Average life expectancy of dimensional shingles is 30-40 yearsObservations:• Appeared functional and satisfactory, at time of inspection.
4. FlashingsMaterials: Metal and neopreneObservations:• Appeared functional and satisfactory, at time of inspection.• Wear, tear and deterioration noted. See remarks.
Consistent with all pipe jacks/foundation vents Consistent with all pipe jacks/foundation vents
5. Roof PenetrationsDescription: Aluminum/steel HVAC vent cap • PVC Piping for plumbing vent stack(s)Observations:• Appeared functional and satisfactory, at time of inspection.
6. Chimney(s)Description: FramedObservations:• Appeared functional and satisfactory, at time of inspection.
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Exterior
7. Roof Drainage SystemDescription: Galvanized/AluminumObservations:• Appeared functional and satisfactory, at time of inspection.• Downspouts which discharge onto the ground, above grade, should discharge a good distance away from the house, four (4) to six(6) feet or more, if possible. The slope of the ground in this area should be away from the house to direct water away from thefoundation.• Existing splash guards may be insufficient to divert water away from foundation. Recommend gutter extensions.
8. Remarks on Roofing Inspection• We recommend further evaluation by a licensed and qualified roofer prior to the end of the inspection contingency period todetermine the scope of repair necessary to assure the system/component will perform as intended and safely, including costs forthese repairs or replacement.• Roofs may leak at any time. Leaks often appear at roof penetrations, flashings, changes in direction or changes in material. Aroof leak should be addressed promptly to avoid damage to the structure, interior finishes and furnishings. A roof leak does notnecessarily mean the roof has to be replaced. We recommend an annual inspection and tune-up to minimize the risk of leakage andto maximize roof life.• Impossible to inspect the total underside surface of the roof sheathing for evidence of leaks. Evidence of prior leaks may bedisguised by interior finishes. Leakage can develop at any time and may depend on rain intensity, wind direction, ice buildup, andother factors.• Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage.• It is advised to inquire and obtain roof documentation and history of permits from the previous owner. Ask the seller about theage and history of the roof.
In accordance with the ASHI© Standards of Practice pertaining to Exteriors, this report describes the exteriorwall coverings and trim. Inspectors are required to inspect the exterior wall coverings, flashing, trim, allexterior doors, the stoops, steps porches and their associated railings, any attached decks and balconies andeaves, soffits and fascia accessible from ground level. Inspectors shall also inspect adjacent or entrywaywalkways, patios, and driveways; vegetation, grading, surface drainage, and retaining walls that are likely toadversely affect the building.
1. DrivewayMaterials: ConcreteObservations:• Appeared functional and satisfactory, at time of inspection.• IMPROVE: typical cracking was observed at the concrete/asphalt surfaces. Further deterioration will occur as water expands andcontracts from freeze and thaw cycles. Recommend sealing the cracks to prolong the life of the concrete/asphalt.
2. WalkwaysMaterials: ConcreteObservations:• Appeared functional and satisfactory, at time of inspection.• IMPROVE: typical cracking was observed at the concrete surfaces. Further deterioration will occur as water expands andcontracts from freeze and thaw cycles. Recommend sealing the cracks to prolong the life of the concrete.
3. Stoop, StepsMaterials: ConcreteObservations:• Appeared functional and satisfactory, at time of inspection.• IMPROVE: typical cracking was observed at the concrete surfaces. Further deterioration will occur as water expands andcontracts from freeze and thaw cycles. Recommend sealing the cracks to prolong the life of the concrete.
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4. Porch, Patio, FlatworkDescription:• Rear patio:• ConcreteObservations:• Appeared functional and satisfactory, at time of inspection.• IMPROVE: typical cracking was observed at the concrete surfaces. Further deterioration will occur as water expands andcontracts from freeze and thaw cycles. Recommend sealing the cracks to prolong the life of the concrete.
5. Exterior CladdingDescription:• Composition/cement-based siding - such as "HardiePlank"Observations:• Appeared functional and satisfactory, at time of inspection.• Wear, tear and deterioration noted. Repair/replace as needed.
Small spots around the dwelling
6. Exterior DoorsDescription: Metal • WoodObservations:• Appeared functional and satisfactory, at time of inspection.
7. Eaves, Soffits, Fascia and TrimDescription: WoodObservations:• Appeared functional and satisfactory, at time of inspection.• All exterior painted wood trim surfaces should be annually examined and sealed, re-caulked and re-painted as needed.• Wear, tear and deterioration noted. Repair/replace as needed.
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Minor wood rot, rear deck level
8. Window/Door Frames and TrimDescription: WoodObservations:• Appeared functional and satisfactory, at time of inspection.• All exterior painted wood trim surfaces should be annually examined and sealed, re-caulked and re-painted as needed.• Wear, tear and deterioration noted. Repair/replace as needed.
Prior repairs Master door, minor wood rot
9. Exterior CaulkingComments:• The purpose of exterior caulking is to minimize air flow and moisture through cracks, seams, and utility penetrations/openings.Controlling air infiltration is one of the most cost effective energy-efficient measures in modern construction practices. A homethat is not sealed will be uncomfortable due to drafts and will use about 30% more energy than a relatively air-tight home. Inaddition, good caulking and sealing will reduce dust and dirt in the home and is one of the simplest energy efficient measures toinstall.• TIP: One of the better exterior caulk brands is: OSI Pro-Series QUAD Window, Siding, Gutter & Roof Sealant. Can be found athome building centers.Observations:• Caulking is recommended around windows/doors/masonry ledges/corners/utility penetrations.
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All penetrations All penetrations
Consistent around dwelling Consistent around dwelling
10. Deck, BalconyMaterials:• WoodObservations:• Appeared functional and satisfactory, at time of inspection.• IMPROVE: today's deck construction, support, and attachment standards typically call for proper footings, 6X6 posts, and 1/2inch bolts securing deck to the beam and the house. Not all of these elements appear to be present. Consider upgrading deck tocurrent standards.• MAINTENANCE: whether treated or not, it is important to keep a wood deck surface free of all forms of fungal growth anddebris that retains moisture and will cause the deck to eventually rot. Recommend cleaning and resealing the deck annually.Cleaning can be accomplished by scrubbing the deck with a sodium-hypochlorite (bleach) and Tri-Sodium-Phosphate (TSP) deckwash and then rinsing with a pressure washer. Finally, a wood deck should be recoated with a good-quality deck sealant.• Railing is slightly loose and not straight. Repair/replace as needed.
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Left most portion of deck
11. RailingsMaterials: Wood railingsObservations:• Appeared functional and satisfactory, at time of inspection.
12. Grading and Surface DrainageDescription:• Ground generally graded away from houseObservations:• The exterior drainage is generally away from foundation.
13. Vegetation/Insects Affecting StructureDescription: Trees/shrubs/bushes in contact with the homeObservations:• Vegetation too close to the building can cause harm through root damage to the foundation, branches abrading the roof and siding,and leaves providing a path for moisture and insects into the home.
14. Exterior GeneralDescription: Ant, wasps and spiders notedObservations:• Heavy volume of insects noted. See remarks.SAMPLE REPORT
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Structure
Ant, spider and wasp concerns entire dwelling Ant, spider and wasp concerns entire dwelling
15. Remarks on Exterior Inspection• We recommend further evaluation by a licensed and qualified pest control specialist prior to the end of the inspection contingencyperiod to determine the scope of repair necessary to assure the system/component will perform as intended and safely, includingcosts for these repairs or replacement.• A representative sample of exterior components were inspected rather than every occurrence of components.• A home inspection does not include an assessment of geological, geotechnical, or hydrological conditions or environmentalhazards.• Exterior drinking fountains/well pumps are not part of this general inspection.• Awnings, or similar seasonal accessories, recreational facilities, outbuildings, water features, hot tubs, statuary, pottery, fire pits,patio fans, heat lamps, and decorative low-voltage landscape lighting are not inspected unless specifically agreed upon anddocumented in this report.• Cracks in hard surfaces can imply the presence of expansive soils that can result in continuous movement. This can only beconfirmed by a geological evaluation of the soil.
In accordance with the ASHI© Standards of Practice pertaining to Structural Components, this reportdescribes the foundation, floor, wall, ceiling and roof structures and the method used to inspect any accessibleunder floor crawlspace areas. Inspectors are required to inspect and probe the structural components of thehome, including the foundation and framing, where deterioration is suspected or where clear indications ofpossible deterioration exist. Probing is not done when doing so will damage finished surfaces or when nodeterioration is visible or presumed to exist. Inspectors are NOT required to offer an opinion as to thestructural adequacy of any structural systems or components or provide architectural services or an engineeringor structural analysis of any kind. Despite all efforts, it is impossible for a home inspection to provide anyguarantee that the foundation, and the overall structure and structural elements of the building are sound.Pinnacle Property Inspections suggests that if the client is at all uncomfortable with this condition or ourassessment, a structural engineer be consulted to independently evaluate any specific concern or condition,prior to making a final purchase decision.
1. Foundation TypePartly finished, full basement
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2. Foundation WallsDescription: Poured ConcreteObservations:• Area of repair noted to poured concrete foundation wall. This repair appears to be professionally done. Buyer is recommended torequest and review any existing documents relative to this repair to determine if any warranties exist. No warranty for this or anyother repair is implied by this inspection.
Left elevation
3. Foundation FloorDescription: Concrete slabObservations:• Cracks, spalling and alligatoring was observed at the basement concrete floor. Moisture and radon gases could enter through thecracks. Recommend sealing the cracks with a concrete crack filler or caulk that is recommended for concrete.
Unfinished area
4. Floor StructureDescription: Dimensional lumber wood joists: • 2 X 12Observations:• No deficiencies were observed at the visible portions of the structural components of the home.
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Attic and Insulation
5. Wall StructureDescription: Wood frame: 2 X 4Observations:• No deficiencies were observed at the visible portions of the structural components of the home.
6. Ceiling and Roof StructureDescription: Stick built: • 2 X 6 raftersObservations:• Visible areas appear satisfactory, at time of inspection.• Limited view of ceiling framing due to insulation.• Limited review due to finished ceilings.
7. Remarks on Structure Inspection• Full inspection of all structural components (posts/girders, foundation walls, sub flooring, and/or framing) is not possible inareas/rooms where there are finished walls, ceilings and floors.• A representative sample of the visible structural components was inspected.• No representation can be made to future leaking of foundation walls.• Furniture, storage, and/or personal items restricted access to some structural components.• Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a homeinspection.
In accordance with the ASHI© Standards of Practice pertaining to Attic and Insulation, this report describesthe method used to inspect any accessible attics; and describes the insulation and vapor retardant used inunfinished spaces when readily accessible and the absence of insulation in unfinished spaces at conditionedsurfaces. Inspectors are required to inspect insulation and any vapor retardant in unfinished spaces whenaccessible and passive/mechanical ventilation of attic areas, if present. The following web sites are anexcellent resource of information on home insulation: http://insulation.owenscorning.com/homeowners/ andhttp://www.certainteed.com/products/insulation
1. Attic AccessDescription: Door located in: • 2nd floor bedroom closetObservations: Appeared functional and satisfactory, at time of inspection.
2. Method of Attic InspectionViewed and crawled in portion of the attic
3. Insulation in Unfinished SpacesDescription: Blown in insulation • Cellulose, loose fill • Cellulose, high densityDepth/R-Value: Standard for this area is 12"-15" for approx. R-30 to R-38 insulating value. • 10-14 inchesObservations:• Appeared functional and satisfactory, at time of inspection.
4. Attic VentilationDescription: Fixed, roof-field exhaust vent • Under eave soffit inlet ventsObservations:• Appeared functional and satisfactory, at time of inspection.
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Interior
5. Vent Piping Through AtticMaterials: PVC plumbing vents • Double wall metal B-Vent pipeObservations:• Appeared functional and satisfactory, at time of inspection.
6. Remarks on Attic and Insulation Inspection• Insulation/ventilation type and levels in concealed areas, like exterior walls, are not inspected.• Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation)are performed.• Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identifiedwithout a detailed inspection and laboratory analysis. This is beyond the scope of the inspection.• An analysis of indoor air quality is not part of this inspection. This can be contracted through a local vendor who specializes inair quality testing.• Any estimates of insulation R values or depths are rough average values.
In accordance with the ASHI© Standards of Practice pertaining to Interiors, inspectors are required to inspectwalls, ceilings and floors, steps, stairways and railings, installed countertops and a representative number ofinstalled cabinets, and representative number of doors and windows. Garage door(s) and automatic garagedoor operators are inspected for proper function and the operation of installed safety features. If the home isoccupied and the possessions of the owner conceal areas/items, these areas will be exempt from inspection. Allreasonable attempts will be made to closely inspect behind the owner's possessions if any hint of a problem isfound or suspected.
1. Door BellObservations:• Operated normally when tested
2. AppliancesMaterials:• Dishwasher• Refrigerator• Stove/Oven• MicrowaveObservations:• Appeared functional and satisfactory, at time of inspection. No warranty or guarantee is expressed or implied with this report.
3. Walls and CeilingsMaterials: DrywallObservations:• General condition of walls and ceilings appeared satisfactory.• Some cosmetic, common small cracks and typical flaws in drywall finish noted. This is normal wear for age of home.
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Garage, cosmetic only
4. Floor SurfacesMaterials: Ceramic tile • Hardwood type • CarpetObservations:• Appeared functional and satisfactory, at time of inspection.
5. WindowsDescription: Wood • Vinyl • Crank/casement • Double hungObservations:• Appeared functional and satisfactory, at time of inspection.• Recommend checking and operating all windows during final walk through inspection for functionality
Back wall, left window
6. Interior DoorsDescription: WoodObservations:• Appeared functional and satisfactory, at time of inspection.• Door sticks, does not latch or needs adjustment to striker plate. Repair/replace as needed.
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Master doors Right bedroom, 2nd floor
2nd floor bath
7. ClosetsObservations:• Appeared functional and satisfactory, at time of inspection.
8. Stairways and RailingsObservations:• Appeared functional and satisfactory, at time of inspection.
9. Ceiling FansObservations:• Appeared functional and satisfactory, at time of inspection.• Attic fan winterized, not tested at time of inspection. Recommend confirming satisfactory and functional operation with seller orduring final walk through.
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Attic fan not checked
10. Cabinets and VanitiesMaterials: WoodObservations:• Appeared functional and satisfactory, at time of inspection.
11. CountertopsMaterials: Laminate • GraniteObservations:• Appeared functional and satisfactory, at time of inspection.
12. Garage Door(s)Description: One 16' upgraded, insulated, steel, door, One 7' upgraded, insulated, steel, doorObservations:• Appeared functional and satisfactory, at time of inspection.
13. Garage Door Opener(s)Description: Two automatic openersObservations:• Appeared functional and satisfactory, at time of inspection.
14. Garage Door Safety FeaturesSafety Reverse: PresentSafety Sensor: PresentObservations:• Safety sensors operated normally, reversing the door when tested. Appeared functional and satisfactory, at time of inspection.
15. Garage Floor and Sill PlatesDescription: ConcreteObservations:• Appeared functional and satisfactory, at time of inspection.• Typical cracking was observed at the concrete garage floor. Additional cracking will occur. Recommend sealing the cracks andapplying epoxy covering to prolong the life of the concrete.• Pitting/surface deterioration was observed at concrete floor. This is typically from road salt. Recommend cleaning and sealingthe floor with an epoxy covering to prolong the life of the concrete.
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Heating and Air Conditioning
16. Garage FiredoorMaterial: PresentObservations:• Appeared satisfactory and functional, at time of inspection.• There is no self-closing device on the door from the house leading to the garage. It is strongly recommended that one be installedin order to protect the residence against garage originated fires.
17. Garage Firewall and CeilingObservations:• Appeared functional and satisfactory, at time of inspection.
18. General InformationObservations: Heavy volume of insects noted at time of inspection. See remarks.
Ant, spider and wasp concerns entire dwelling Ant, spider and wasp concerns entire dwelling
19. Remarks on Interiors Inspection• We recommend further evaluation by a licensed and qualified pest control specialist prior to the end of the inspection contingencyperiod to determine the scope of repair necessary to assure the system/component will perform as intended and safely, includingcosts for these repairs or replacement.• 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. Evidence of failed seals may bemore or less visible from one day to the next depending on the weather and inside conditions (temperature, humidity, sunlight,etc.).• Determining the heat resistance of firewalls is beyond the scope of this inspection.• There were a moderate amount of personal/household items in each room. Furniture, storage, appliances and/or wall hangings arenot moved to permit inspection and may block defects.• Carpeting, window treatments, central vacuum systems, household appliances, recreational facilities, paint, wallpaper, and otherfinish treatments are not inspected.
In accordance with the ASHI© Standards of Practice pertaining to Heating and Air Conditioning (HVAC)systems, this report describes the energy source and the distinguishing characteristics of the heating andcooling system(s). Inspectors are required to open readily available access panels and visually inspect theinstalled heating equipment and associated vent systems, flues and chimneys; and central air conditioning
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equipment and distribution systems. The HVAC system inspection is general and not technically exhaustive.The inspector will test the heating and air conditioner using the thermostat and/or other normal controls. Pinnacle Property Inspections highly recommends that a standard, seasonal or yearly, Service andMaintenance Contract with an HVAC contractor be obtained. This provides a more thorough investigation ofthe entire home's heating, air conditioning and filtering system as well as maintaining it at peak efficiency,thereby increasing service life.
1. Thermostat(s)Description: Digital - programmable type.Observations:• Appeared functional and satisfactory, at time of inspection.
2. Heating SystemDescription: High Efficiency type, over 90% efficient, forced draft fan, heat pumps • Manufacturer: • LennoxAge and Capacity: Air Handler/Condenser: • 2003, more than 10 years old • Average life of an air handler is 15-20 yearsObservations:• Appeared functional at time of inspection.• IMPROVE: the furnace is dirty and there are no records of prior service. Recommend an HVAC contractor perform a systemClean-and-Check. HVAC systems require yearly maintenance.
All four furnaces All four furnaces
3. Energy SourceFor Heating: Natural gas meter located at: exterior of dwellingFor Cooling: Electric - 220 voltObservations:• Appeared functional and satisfactory, at time of inspection.
4. Safety SwitchDescription: Electric switch is within sight of the furnace unit.Observations:• Appeared functional and satisfactory, at time of inspection.
5. Combustion AirObservations:• Appeared functional and satisfactory, at time of inspection.
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6. Venting, Flue(s), and Chimney(s)Materials: Metal double wall chimney vent pipeObservations:• Appeared functional and satisfactory, at time of inspection.
7. Cooling SystemDescription: Compressor/Condensing unit: • Lennox brandAge and Capacity: Approximately: • 2003, more than 10 years old • Average life of an outside A/C compressor is 12-15 years. •Cooling Capacity: • Approx 2 1/2 tons • Approx 4 tonsObservations:• Appeared functional and satisfactory, at time of inspection.• Annual/Seasonal professional HVAC inspection and cleaning service contract is recommended.• Exterior compressor/condenser unit not level. This can affect system performance and shorten service life. Repair as needed.
Right elevation units Right elevation units
8. Fuse/Circuit Breaker ProtectionPlacard Max: Breaker: • 30 Amps • 50 AmpsObservations:• Appeared functional and satisfactory, at time of inspection.
9. Condensate DrainObservations:• Appeared functional and satisfactory, at time of inspection.• MAINTENANCE: during the cooling season, it is important to monitor condensate trap to insure it is clear of debris for properdraining to occur. Recommend keeping a bottle brush handy for this purpose. Also, pouring a small amount of bleach in the trapwill keep it clear of bacteria.
10. Heating & Cooling DistributionDescription: Galvanized sheetmetal ductwork - floor registersObservations:• Appeared functional and satisfactory, at time of inspection.
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11. Filter(s)Description: Fiberglass disposable filter(s) • Honeywell Electronic Air Cleaner • Size: 16 X 25 X 1Observations:• Appeared functional and satisfactory, at time of inspection.• MAINTENANCE: the air filter(s) should be inspected at least monthly and cleaned or replaced as required. There are two typesof filters commonly used: (1) washable filters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleanedby soaking in mild detergent and rising with water. Or (2) Fiberglas disposable filters that must be REPLACED before theybecome clogged. Remember that dirty filters are the most common cause of inadequate heating or cooling performance.
12. Other Components
Main level firebox
13. Fireplace(s)Description:• Prefabricated direct vent fireplace• Wood burning fireplace with gas startObservations:• Cracks in the fire brick or gaps in the mortar can result in house fires. Most small openings can be sealed using a temperaturerated fireplace caulk. See remarks.• Excessively dirty flue and damper and/or accumulation of soot were observed. See remarks.• Prefabricated fireplace did not ignite at time of inspection. See remarks.• The NFPA (National Fire Protection Association) highly recommends an annual inspection of all chimneys, fireplaces, solid fuel-burning appliances, and vents. They also recommend an NFPA 211 Standard, Level II inspection upon sale or transfer of theproperty. A Level II inspection includes, not only cleaning the interior of the chimney pipe, but also the use of specialized toolsand testing procedures such as video cameras, etc. to thoroughly evaluate the serviceability of the entire flue lining andfireplace/chimney system. If one has not been performed over the past 12 months, such an inspection is recommended before homechanges ownership, for fire safety reasons.
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Electrical
Main level flue Basement fireplace
14. Remarks on Heating and Air Conditioning Inspection• We recommend further evaluation by a licensed and qualified HVAC technician and a chimney repair specialist prior to the endof the inspection contingency period to determine the scope of repair necessary to assure the system/component will perform asintended and safely, including costs for these repairs or replacement.• Heat gain calculations, adequacy, efficiency, or the balanced distribution of air throughout the home are not performed as part of ahome inspection. These calculations are typically performed by designers to determine the required size of HVAC systems. As avery rough rule of thumb -- Air conditioning adequacy is 600-800 sq. feet of living area per ton (12,000 BTU) of A/C coolingcapacity.• To gain access and inspect the heat exchanger in Mid and High Efficiency furnaces requires a significant dismantling anddisassembly of the unit and is therefore outside the scope of a home inspection.• Humidifiers, dehumidifiers, and electronic filters are not inspected. An annual HVAC service contract should include servicingthese items.• Firescreens, fireplace doors, appliance gaskets and seals, automatic fuel feed devices, mantles and fireplace surrounds,combustion make-up air devices, and heat distribution assists (gravity or fan-assisted) are not inspected.• Fireplace inserts, stoves, or firebox contents are not moved.• Interior surfaces of a chimney liner/flue are not inspected. Due to the small size of the flue, angles, soot, and lack of lighting, avisual inspection is not possible. While accessible parts of the chimney may appear functional, hidden problems could exist thatare not documented in this report.• This inspection does not involve igniting or extinguishing fires nor the determination of draft.• The heat pump was not operated in the heating mode. To test in the Heat Mode, the outside air temperature must be below <65degrees Fahrenheit. Turning on a heat pump to the heating mode at an outside temperature higher than 65 degrees may result inexcessive refrigerant pressure and can damage heat pump components which are not designed or intended to be subjected to thispressure.
In accordance with the ASHI© Standards of Practice pertaining to Electrical Systems, this report describesthe amperage and voltage rating of the service, the location of the main disconnect and any sub panel(s), thepresence of solid conductor aluminum branch circuit wiring, the presence or absence of smoke detectors andwiring methods. Inspectors are required to inspect the visible portions of the service drop from the utility to thehouse, the service entrance conductors, cables and raceways, the service equipment and main disconnects, theservice grounding, the interior components of the service panels and sub panels, the conductors, the over-current protection devices (fuses or breakers), ground fault circuit interrupters and a representative number ofinstalled lighting fixtures, switches and receptacles. All issues or concerns listed in this Electrical sectionshould be construed as current and a potential personal safety or fire hazard. Repairs should be a priority,and should be made by a qualified, licensed electrician.
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1. Service DropDescription: Underground service lateralObservations:• Appeared functional and satisfactory, at time of inspection.
2. Service Entrance WiresDescription: Aluminum • 2 - 200 amp panelsObservations:• Appeared functional and satisfactory, at time of inspection.
3. Electrical Service RatingAmperage Rating: • 120/240 Volt, 3 Phase, 200 Ampere rating
4. Main Service Panel(s)Description: Manufacturer: • General ElectricObservations:• Appeared functional at time of inspection.• Neutral wires are doubled or bundled together on the neutral bus bar. Although common practice in the past, this is unsafe due tothe need to turn off multiple circuit breakers to work on any of the circuits using these wires. Qualified electrician should evaluateand repair as necessary.• The main panel does not appear to have room for future upgrades or additions to the system.
Neutrals and grounds bundled Neutrals and grounds bundled
5. Main DisconnectLocation: 2 - 200 amp breakersObservations:• Appeared functional and satisfactory, at time of inspection.
6. Service GroundingDescription: Copper • Aluminum (Bare)Observations:• Appeared functional and satisfactory, at time of inspection.
7. Overcurrent ProtectionType: BreakersObservations:• Appeared functional and satisfactory, at time of inspection.
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8. Sub Panel(s)Description: 200 amps • Located next to the main panelObservations:• Appeared functional and satisfactory, at time of inspection.• There are some open knockouts at the main panel. Vermin can potentially enter through the openings. Recommend an electricianto cap and install bushings as needed.
Missing knockout
9. Distribution WiringDescription: CopperObservations:• Appeared functional and satisfactory, at time of inspection.
10. Lighting, Fixtures, Switches, OutletsDescription: GroundedObservations:• Appeared functional and satisfactory, at time of inspection.• A representative number of receptacles, switches and lights were tested and are generally serviceable, unless otherwise noted.• SAFETY CONCERN: missing cover plate noted. Repair/replace as needed.
Unfinished basement area
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11. GFCI - Ground Fault Circuit InterrupterDescription:• GFCI is an electrical safety device that cuts power to the individual outlet and/or entire circuit when as little as .005 amps isdetected leaking. Kitchens, bathrooms, whirlpools/hot-tubs, unfinished basements, garages, and exterior circuits are normallyGFCI protected. This to protect from electrical shock.Locations & Resets:• Present at:• Exterior• Kitchen• Bathrooms• GarageObservations:• Appeared functional and satisfactory, at time of inspection.• Improve: there is no GFCI protection for the dishwasher or in the laundry room. This is an NEC code (210.8(A) GFCI –DWELLING UNITS) as of 2014. See remarks.• The GFCI did not trip properly. This is a safety concern as the GFCI is designed to trip. Recommend repair or replacement ofdefective GFCI.
Rear, deck level
12. AFCI - Arc Fault Circuit InterrupterDescription:• AFCI is an electrical safety device that helps protect against fires by detecting arc faults. An arc (or sparking) fault is an electricalproblem that occurs when electricity moves from one one conductor across an insulator to another conductor. This generates heatthat can ignite nearby combustible material, starting a fire. NEC 2014 codes require AFCI protection for all 15 and 20 amp branchcircuits providing power to outlets in residential family rooms, dining rooms, living rooms, kitchens, laundry rooms, parlors,libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, and similar rooms or areas.Locations & Resets:• Absent, not required when the house was constructed.Observations:• IMPROVE: there is no AFCI protection in this house. NEC 2014 codes require AFCI protection for all 15 and 20 amp branchcircuits providing power to outlets in residential family rooms, dining rooms, living rooms, kitchens, laundry rooms, parlors,libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, and similar rooms or areas. See remarks.
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Plumbing
13. Smoke/Heat Detector(s)Description: Present in all living areas of the dwelling.Observations:• Appeared functional and satisfactory, at time of inspection.• Testing of smoke detectors is not included in this inspection. Pushing the "Test" button only verifies that there is power at thedetector either a battery or hard wired to the house power and not the operational workings of the detector. The operational checkis done by filling the sensor with smoke and is beyond the scope of this inspection. Battery operated smoke alarms should bechecked routinely and the batteries changed frequently.• MAINTENANCE: periodic testing and changing batteries yearly to ensure proper smoke alarm operation is required.• IMPROVE: it is suggested to replace the old smoke detectors in the home with new combination smoke and carbon monoxidedetectors.
14. Carbon Monoxide (CO) Detector(s)Location: None installed/plugged inComments:• SAFETY INFO: carbon Monoxide (CO) is a lethal gas: invisible, tasteless, odorless and produced in normal amounts wheneveryou use an appliance, which burns a combustible fuel such as: gas, oil, kerosene, charcoal, and wood. When proper ventilationbecomes blocked or inadequate, CO concentrations build up inside your home and become deadly.• 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 colorless andodorless and thus impossible to detect without a proper electronic detector. At a minimum, put an alarm near the sleeping rooms oneach level in your home. For the most trouble free operation, I recommend the plug-in type with a digital readout that tells you thepeak CO concentration whenever you push the peak level button.
15. Remarks on Electrical Inspection• We recommend further evaluation by a licensed and qualified electrician prior to the end of the inspection contingency period todetermine the scope of repair necessary to assure the system/component will perform as intended and safely, including costs forthese repairs or replacement.• 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 voltage wiring, systems, andcomponents, ancillary wiring, systems, and other components which are not part of the primary electrical power distributionsystem.• Furniture and/or storage restricted access to some electrical components which may not be inspected.• Even though not part of a general inspection all antenna/cable/phone and doorbell wiring needs to be evaluated for properinstallation.
In accordance with the ASHI© Standards of Practice pertaining to Plumbing systems, this report describesthe water supply, drain, waste and vent piping materials and the water heating equipment, energy source andlocation of the main water and main fuel shut-off valves, when readily visible or known. Inspectors arerequired to inspect the interior water supply and distribution systems, all fixtures and faucets, the drain wasteand vent systems (including all fixtures for conveying waste), the water heating equipment (vent systems, fluesand chimneys of water heaters or boiler equipment), fuel storage and distributions systems for water heatersand/or boiler equipment and drainage sumps, sump pumps and associated piping. Some simple plumbingrepairs, such as a typical trap replacement, can be performed by a competent handyman. However, any morecomplex issues such as incorrect venting or improperly sloped drains should be repaired by a licensed plumber. All gas related issues should only be repaired by a licensed plumbing contractor, since personal safety isinvolved.
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1. Water Supply SourceSource: Public municipal water supply
2. Service Piping Into The HouseMaterials: Copper
3. Main Water Shut OffLocation: Right wall of basementObservations:• Appeared functional and satisfactory, at time of inspection.
4. Supply Branch PipingDescription: Readily visible water supply pipes are: • Copper • Cross-linked polyethylene (PEX) • Thermoplastic - CPVC(Chlorinated Polyvinyl Chloride) - yellowish white in colorObservations:• Appeared functional and satisfactory, at time of inspection.
5. Exterior Hose Bibs/SpigotsDescription: Upgraded frost free hose bibs on the exterior of the homeObservations:• Appeared functional at time of inspection.• Recommend insulated faucet covers to help prevent possible frost/freeze issues.• Leaking noted at time of inspection. See remarks.
Consistent all exterior faucets All exterior faucets
6. Water Flow and PressurePressure: 40 - 80 PSIObservations:• Appeared functional and satisfactory, at time of inspection.
7. FaucetsObservations:• Appeared functional and satisfactory, at time of inspection.• Faucet is loose. Repair/replace as needed.
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Kitchen faucet
8. SinksObservations:• Appeared functional and satisfactory, at time of inspection.• Stopper is missing/inoperable. Repair/replace as needed.
Master bath, left sink
9. Traps and DrainsObservations:• Appeared functional and satisfactory, at time of inspection.• Leak noted at time of inspection. See remarks.
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Bathrooms
Master left sink
10. Waste SystemDescription: Public sewage disposal system
11. Drainage, Wastewater & Vent PipingDescription: Visible waste piping in house: • Thermoplastic PVC (Polyvinyl Chloride) - normally white in colorObservations:• Visible piping appeared functional and satisfactory, at time of inspection.
12. Water Heater(s)Description: Bradford White • ElectricCapacity: 50 Gallons
13. Water Heater(s) ConditionAge: 2003, more than 10 years old • Water heaters have a typical life expectancy of 12-18 years.Observations:• Appeared functional and satisfactory, at time of inspection.• A Temperature Pressure Relief (TPR) valve present. This safety valve releases water (and thus relieves pressure) if either thetemp or pressure in the tank gets too high. The TPR valve discharge tube must be made of copper, iron, or CPVC (NOT regularPVC). It must terminate within 6" above the floor--the end cannot be threaded or have a fitting.
14. Fuel Supply and DistributionDescription: Black iron pipe used for gas branch/distribution serviceShut Off: Main gas shut off located in basement.Observations:• Appeared functional and satisfactory, at time of inspection.
15. Remarks on Plumbing Inspection• We recommend further evaluation by a licensed and qualified plumber prior to the end of the inspection contingency period todetermine the scope of repair necessary to assure the system/component will perform as intended and safely, including costs forthese repairs or replacement.• The sections of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath theground surface are not inspected.
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End of Report
Bathrooms can consist of many features from whirlpool tubs and showers to toilets and bidets. Because of allthe plumbing involved it is included here as a separate area. Fixtures and faucets, functional water flow, leaks,and cross connections are checked. Moisture, water leaks, failed caulk and tile grout can cause mildew andother problems that may be undetectable within the walls or under flooring. It is important to routinelymaintain all bathroom caulking and tile grout, because minor imperfections will result in water migration anddamage behind finished surfaces.
1. Tub(s)Description: Whirlpool (hydromassage) tub in Master Bath • Plastic/fiberglasObservations:• Appeared satisfactory and functional, at time of inspection.
2. Shower(s)Description: Plastic, fiberglas, and tileObservations:• Appeared functional, at the time of inspection.
3. Toilet(s)Observations:• Appeared functional and satisfactory, at time of inspection.
4. Exhaust Fan(s)Observations:• Appeared functional and satisfactory, at time of inspection.• The fan terminates improperly in the attic. This can create excessive moisture. Recommend directing the vent towards the exteriorto allow for proper ventilation.
5. A Word About Caulking and Bathrooms• Water intrusion from bathtubs and shower enclosures is a common cause of damage behind walls, sub floors, and ceilings belowbathrooms. As such, periodic caulking and grouting of tub and shower areas is an ongoing maintenance task which should not beneglected.• Areas which should be examined periodically are vertical corners, horizontal corners/grout lines between walls and tubs/showerpans and at walls near floor areas. Also, the underside of shower curbs, the tub lip, tub spouts, faucet trim plates and any otherareas mentioned in this report.• Chose a PVA (polyvinyl acetate) type caulk. These are much more mildew resistant, are longer lasting and can be morethoroughly removed from bathroom surfaces. One of the best is: POLYSEAMSEAL Tub and Tile Ultra Sealant caulk. For moreinformation, go to: http://polyseamseal.com/ttultra.shtmlSAMPLE REPORT