2 – Attic, Insulation, and Ventilation
2.7.1 – Exhaust System Vents
Exhaust System Vents 1
Exhaust System Vents 2
BATHROOM FAN EXHAUSTS INTO ATTIC
BATHROOM 2

The bathroom vent duct terminated in the attic and did not vent to the exterior of the property.

 4 – Attached Garage
4.2.1 – Occupant Door
Occupant Door 1
NOT SELF CLOSING

The door between the garage and the living space failed to close by itself. Modern safety requirements require that the door between the home interior and the garage be self-closing for safety reasons related to fire hazards and toxic fumes. A qualified contractor should evaluate and repair or replace as necessary.

4.6.1 – Door Opener
Door Opener 1
REVERSE SENSORS TOO HIGH

The photo-electric reverse sensors are installed too high from the garage floor surface.

The vertical distance between the photo-eye beam and the floor should be no more than 6 inches.

4.7.1 – Electrical Outlets & Fixtures
Electrical Outlets & Fixtures 1
NOT WORKING – BULB

A light bulb did not respond to controls in the garage.

Recommend a qualified contractor to evaluate and repair or replace as needed.

 5 – Interior, Doors, Windows
5.4.1 – Doors
Doors 1
MISSING – DOORSTOP
BEDROOM 2

The door had a damaged or missing doorstop.  A qualified contractor should evaluate and repair or replace as necessary.

5.7.1 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 1
LOOSE – LIGHT FIXTURE
UNDER STAIRS

The light fixture was loose. A qualified contractor should evaluate and repair or replace as necessary.

5.11.1 – Fireplaces Gas/LP
Fireplaces Gas/LP 1
GLASS CLOUDY

The glass at the fireplace had a cloudy appearance. A qualified contractor should evaluate and repair or replace as necessary.

 6 – Exterior – Condo/Townhome
6.1.1 – Exterior Doors
Exterior Doors 1
DAMAGE – SCREEN

The screen was damaged or deteriorated at the time of inspection.

A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

6.2.1 – Electrical Outlets
Electrical Outlets 1
MISSING WEATHERPROOF COVERING

The exterior electrical outlet was missing a weatherproof covering. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

 7 – Kitchen
7.8.1 – Electrical Fixtures & Switches
FLICKERED

The light fixture flickered possibly indicating a loose connection at the switch or fixture.  A qualified contractor should evaluate and repair or replace as necessary.

 8 – Laundry
8.9.1 – Electrical Outlets
Electrical Outlets 1
GFCI PROTECTION IS NOT ALL PROTECTED

An outlet did not provide Ground Fault Circuit Interrupter (GFCI) protection. Although GFCI protection of circuits may not have been required at the time in which this home was built, safe building practices have improved with the passage of time and building standards have changed to reflect current understanding. The inspector recommends updating the existing electrical circuits to include GFCI protection. A qualified contractor should evaluate and repair or replace as necessary.

 9 – Bathroom
9.5.1 – Floors
Floors 1
HUMP

The floor had a noticeable hump or rise.  A qualified contractor should evaluate and repair or replace as necessary.

9.8.1 – Electrical Fixtures & Switches
Electrical Fixtures & Switches 1
INOPERABLE – LIGHT

The light fixture did not operate when the switch was turned on. Try replacing the bulb first. A qualified contractor should evaluate and repair or replace as necessary.

9.10.1 – Drain Waste and Vent System
Drain Waste and Vent System 1
DIDN’T POP UP – SINK STOPPER

The sink drain stop did not pop up allowing the water to drain.  A qualified contractor should evaluate and repair or replace as necessary.

9.10.2 – Drain Waste and Vent System
Drain Waste and Vent System 2
LEAKING
RIGHT SINK

The sink drain pipe was leaking at the time of inspection.  A qualified contractor should evaluate and repair or replace as necessary.

9.15.1 – Fixture Valve Installation And Temperature
Fixture Valve Installation And Temperature 1
Fixture Valve Installation And Temperature 2
WATER NOT HOT

The hot water in the shower did not get over 100 degrees whereas the nearby faucets did. This may indicate that either the mixing valve (safety feature to limit potential scalding) or control cartridge needs adjustment to achieve a hot shower. There may be a more significant issue, that only further evaluation can reveal.

The hot and cold supply was installed correctly and the property’s overall hot water temperature was within an acceptable range.

Recommend a qualified contractor to evaluate and repair or replace as necessary.

9.18.1 – Whirlpool/Jetted Bathtub
Whirlpool/Jetted Bathtub 1
NOT FUNCTIONING

Inspection of the Whirlpool jetted bathtub is beyond the scope of the property inspection. The bathtub was filled and turned on using normal operating controls as a courtesy to the client. The Jetted tub did not turn on and appeared to be inoperable at the time of inspection. A qualified contractor should evaluate and repair or replace as necessary.

 10 – Bathroom 2
10.13.1 – Toilets
Toilets 1
RUNS AFTER FLUSHING

The toilet continually “runs” after flushing. This generally means the interior tank components are not working properly. A qualified contractor should evaluate and repair or replace as necessary.

10.14.1 – Tub, Shower Area
Tub, Shower Area 1
CAULK – CORNERS AND FLOOR

The tub/shower area had deteriorated or missing sealant (caulking or grout) at the corners and/or floor. Sealant is needed at wall corners inside the shower, corners from tub to wall, and along the floor perimeter.  A qualified contractor should evaluate and repair or replace as necessary.

10.15.1 – Fixture Valve Installation And Temperature
Fixture Valve Installation And Temperature 1
WATER NOT HOT

The hot water in the shower did not get over 100 degrees whereas the nearby faucets did. This may indicate that either the mixing valve (safety feature to limit potential scalding) or control cartridge needs adjustment to achieve a hot shower. There may be a more significant issue, that only further evaluation can reveal.

The hot and cold supply was installed correctly and the property’s overall hot water temperature was within an acceptable range.

Recommend a qualified contractor to evaluate and repair or replace as necessary.

 11 – Bathroom 3
11.15.1 – Fixture Valve Installation And Temperature
Fixture Valve Installation And Temperature 2
WATER NOT HOT

The hot water in the shower did not get over 100 degrees whereas the nearby faucets did. This may indicate that either the mixing valve (safety feature to limit potential scalding) or control cartridge needs adjustment to achieve a hot shower. There may be a more significant issue, that only further evaluation can reveal.

The hot and cold supply was installed correctly and the property’s overall hot water temperature was within an acceptable range.

Recommend a qualified contractor to evaluate and repair or replace as necessary.

 12 – Plumbing
12.4.1 – Water Pressure
Water Pressure 1
HIGH WATER PRESSURE

The property water supply pressure is measured at the exterior faucet or laundry appliance hose bib. Property water supply pressure exceeded the 80 pounds per square inch (PSI) limit considered the maximum allowable by generally accepted current standards. Excessively high water pressure can stress connections in the plumbing system and appliances are likely to cause leaks.

A qualified contractor should install a pressure regulator or evaluate and repair or replace one as necessary.

 14 – Water Heating Equipment
14.1.1 – General Information
General Information 1
OLDER THAN 10 YEARS
2011

The water heater was at or beyond its warranty and/or expected life expectancy.

The water heater age was determined by the photo included in this report. According to the U.S. Department of energy, these major appliances are intended to run for between 8 and 12 years. Be advised that every water heater will age differently relative to the following life span factors: water quality, mineral buildup, frequency of flushing, the volume of water utilized, size of the tank, brand, and quality of water heater. Although it was operating at the time of the inspection, the inspector can not determine the remaining life of the water heater.

14.13.1 – Water Temperature
Water Temperature 1
WATER TEMPERATURE LOW

The water temperature was below the suggested range of 120-130 degrees. Recommend adjusting the water heater thermostat first. If water does not reach the acceptable range then a qualified contractor should evaluate and repair or replace it as necessary.

 15 – Heating
15.7.1 – Condensate
Condensate 1
SECONDARY

The secondary drain line was capped or not routed to a drain. If the primary drain line becomes blocked, this condition could cause condensation to not drain properly and possibly damage the unit. The inspector recommends installing a secondary drain or installing an overflow protection device. A qualified contractor should evaluate and then repair or replace as advised.

15.12.1 – Heating System Ignition & Operation
THE HEATING SYSTEM IS NOT OPERATIONAL

The heating system did not respond to the demanding heat or did not function properly at the time of the inspection. No shut-off switches were activated aside from the safety shut-off switch that is designed to kill power when the blower cabinet cover is removed. A qualified contractor should evaluate and repair or replace as necessary.

15.12.2 – Heating System Ignition & Operation
SHORT CYCLING

The furnace was short-cycling (repeated start-up and shut-down within minutes of each other) at the time of the inspection. Most systems should run about 2-3 cycles per hour. A qualified contractor should evaluate and repair or replace as necessary.

 16 – Cooling
16.1.1 – Cooling System Information
Cooling System Information 1
BEYOND TYPICAL LIFE EXPECTANCY
2001

Due to the year of manufacture, the cooling system is assumed to be near the end of its expected service life. Regular maintenance and monitoring of its condition are recommended. Budgeting for repairs and future replacement is recommended. A qualified contractor should evaluate to clean, service/repair/replace as necessary, and certify the unit if possible.  InterNACHI’s Standard Estimated Life Expectancy Chart for Homes

16.3.1 – AC Compressor
AC Compressor 1
UNIT IS NOT LEVEL

The exterior compressor unit was not level. Over time, this may result in noisy fan operation, damage to the fan bearings, and a shortened fan lifespan, or it may result in movement of the compressor housing which can cause leaks in refrigerant lines resulting in expensive service. A qualified contractor should evaluate and repair or replace as necessary and according to current standards.

16.3.2 – AC Compressor
CLEAN/SERVICE

Due to the current conditions at the time of inspection, the air conditioner is recommended to be cleaned, evaluated, and serviced by a qualified contractor. Consult with your real estate agent for your available options prior to closing.