ARTI Home Inspections LLC · A home inspection as defined by Pennsylvania law is "A noninvasive,...

ARTI Home Inspections LLCProperty Inspection Report

Inspector: David Artigliere, ARTI Home Inspections LLC

Cover Page

1234 Anywhere Dr., Anywhere, PA 19000Inspection prepared for: John and Jane Doe

Date of Inspection: 1/1/2019 Time: 12 - 2:40pm Age of Home: New Size: ~2,100 sq. ft.

Weather: Cloudy, 75 degrees.House faces east.

Inspector: David ArtigliereASHI 207802

P.O. Box 4475, Reading, PA 19606Phone: 610-220-1907

Email: [email protected]

ARTI Home Inspections LLC 1234 Anywhere Dr., Anywhere, PA

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Scope, Conditions and Limitations of the Home Inspection PER PENNSYLVANIASTATE ACT 2000-114: A home inspection as defined by Pennsylvania law is "A noninvasive, visual examination of some combinationof the mechanical, electrical or plumbing systems or the structural and essential components of a residentialdwelling designed to identify material defects in those systems and components, and performed for a fee inconnection with or preparation for a proposed or possible residential real estate transfer. The term also includesany consultation regarding the property that is represented to be a home inspection or that is described by anyconfusingly similar term. The term does not include an examination of a single system or component of aresidential dwelling such as, for example, its electrical or plumbing system or its roof. The term also does notinclude an examination that is limited to inspection for, or of, one or more of the following; wood destroyinginsects, underground tanks and wells, septic systems, swimming pools and spas, alarm systems, air and waterquality, tennis courts and playground equipment, pollutants, toxic chemicals and environmental hazards." A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection isbased on observation of the visible and apparent condition of the structure and its components on the date ofinspection. The results of this home inspection are not intended to make any representation regarding thepresence or absence of latent or concealed defects that are not reasonably ascertainable in a competentlyperformed home inspection. No warranty or guaranty is expressed or implied. If the person conducting yourhome inspection is not a licensed structural engineer or other professional whose license authorizes therendering of an opinion as to the structural integrity of a building or its other component parts, you may beadvised to seek a professional opinion as to any defects or concerns mentioned in the report. This homeinspection report is not to be construed as an appraisal and may not be used as such for any purpose. KEYS TO THE HOME INSPECTION: The home inspection was performed in accordance to the standard of practice and code of ethics of theAmerican Society of Home Inspectors (ASHI). An earnest effort was made on your behalf to discover allvisible defects, however, in the event of an oversight, maximum liability must be limited to three times theprice of the home inspection. A copy of the ASHI Standard of Practice will be included with you report. This inspection is an evaluation of the condition of the home. Any areas that are not safely, readily accessibleand/or visible to the inspector will not be included in the home inspection report. The home inspection is notintended as a substitute for a Seller’s Disclosure. This home inspection is not a compliance inspection orcertification of any kind. It simply is an inspection of the condition of the home at the time of the inspection. This inspection does not cover items or conditions that may be only discovered by invasive methods. Noremoval of materials or dismantling of systems shall be performed under this inspection. This is not atechnically exhaustive inspection. The inspection report lists the systems and components inspected by ARTI Home Inspections, LLC. Items notfound in this report are considered beyond the scope of the inspection and should not be considered inspectedat this time. This report contains technical information that may not be readily understandable to the lay person. Therefore,a verbal consultation with the inspector is a mandatory part of this inspection. If you choose not to consultwith the inspector, ARTI Home Inspections, LLC cannot be held liable for your understanding ormisunderstanding of this report’s contents. If you were not present during this inspection, please call the officeat (610) 220-1907 to arrange for your verbal consultation. NOTICE: IT IS ALWAYS WISE TO CHECK WITH THE BUILDING DEPARTMENT FOR PERMITINFORMATION, ESPECIALLY IF ADDITIONS OR ALTERATIONS ARE NOTED. IMPORTANT NOTICE TO THIRD PARTIES OR OTHER PURCHASERS: Receipt of this report by any purchasers of this property other than the party(ies) identified on the cover page of


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this report is not authorized by the inspector. The inspector strongly advises against any reliance on thisreport. We recommend that you retain a qualified home inspector to provide you with your own inspection andreport on this property. LIABILITY UNDER THIS REPORT IS LIMITED TO THE PARTY IDENTIFIEDON THE COVER PAGE OF THE REPORT. NOT A WARRANTY: The Home Inspection and the Inspection Report do not constitute and shall not be considered to be a warranty,either express or implied, concerning the present or future condition of the Property, the presence or absence oflatent or hidden defects that are not reasonably ascertainable in a competently performed home inspection, orthe remaining useful life of any system or component of the property. THIS REPORT IS NOT BINDING UNLESS THE PRE-INSPECTION AGREEMENT HAS BEEN SIGNEDBY THE CLIENT AND RETURNED TO ARTI HOME INSPECTIONS, LLC ALONG WITH PAYMENTOF THE INSPECTION FEE. OUTSIDE THE SCOPE OF THE HOME INSPECTION: (a) Structural integrity, (b) Geological stability or ground condition of site, (c) System design problems,functional adequacy, operational capacity or quality or suitability for particular use of items inspected, (d)Fireplace and flue draft, (e) Capacity for the garbage disposal to grind food or the dishwasher to clean properly,(f) Cosmetic items including, but not limited to minor scratches, scrapes, dents, cracks, stains, soiled or fadedsurface, (g) Wells or well pumps, (h) Electronic air cleaners or filters, (i) Water quality or volume, (j) Waterconditioning systems, (k) Environmental hazards, (l) Cisterns, (m) Fountains, (n) Active or passive solarsystems, (o) Security systems, (p) Detached buildings or equipment, (q) Central vacuum systems, (r) Wall orwindow mounted air conditioning systems, (s) Home warranty and component warranty.


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UNDERSTANDING THE REPORT SUMMARY PAGE The Report Summary Page is a list of "Material Defects" as defined by Pennsylvania law and isprovided to allow the reader a brief overview of the report. This page is not all encompassing. Reading this page alone is not a substitute for reading the entire report. The entire report must becarefully read to fully assess the findings of the inspection. It is recommended that any deficiencies and any components/systems related to these deficienciesnoted in the report be evaluated and repaired as needed by licensed contractors/professionalsPRIOR TO THE END OF THE CONTINGENCY PERIOD IN THE SALES CONTRACT. Furtherevaluation PRIOR to the end of the contingency period in the sales contract is recommended so aproperly licensed professional can evaluate our concerns further and inspect the remainder of thesystems or components for additional concerns that may be outside our area of expertise or thescope of our inspection. Please call our office for any clarification or further questions. Any cost ranges listed on the summary page are derived from nationally used repair cost guides andare designed for budget purposes only. The costs reflect prices in typical metropolitan areas. Irecommend that you always consult a licensed, qualified contractor for repair options and costs formajor items as repair costs can vary widely depending upon the quality of materials used and theeconomic conditions. This consultation should occur prior to the settlement of the transaction.


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Report SummaryReport Summary

GroundsPage 7 Item: 5 Exterior Stairs

Condition• The deck stairs are missing a proper handrail. This createsa potential fall hazard. A licensed carpenter is recommendedto install a handrail at the deck stairs as necessary.

RoofPage 12 Item: 2 Roof Condition • The roof shingles are loose and missing at portions of the

north side of the laundry room roof. The roof is vulnerable tofuture damage and leaks. A licensed roofer is recommendedto correct or replace the damaged sections as necessary.

ElectricalPage 19 Item: 4 Electric Panel • The main panel does not appear to be properly bonded.

The bond strap was not connected to the neutral bus bar.This creates a potential shock hazard. A licensed electricianis recommended to properly bond the electric panel.

Mechanical SystemsPage 26 Item: 4 HVAC Distribution

Condition• The only HVAC supply duct located in bedroom 3 waslocated in the closet. The bedroom may not be able tomaintain proper temperatures. A licensed HVAC contractor isrecommended to add a proper heat source in bedroom 3.

Interior ComponentsPage 30 Item: 4 Window Condition • The top portions of the window sills are damaged at both

windows in the master bedroom and at the lower, left sideliving room window. Sections of the window trim are missingat the top sashes at both windows in bedroom 3. A licensedcarpenter is recommended to correct or replace the damagedwindows as necessary.

AppliancesPage 31 Item: 3 Dishwasher • The dishwasher outlet was not functional at the time of the

inspection so I was unable to test the dishwasher. Hiddendamage may exist. A licensed electrician is recommended tocorrect the non-functioning dishwasher outlet as necessary. Irecommend confirming that the dishwasher functions properlyprior to settlement.


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EXPLANATION OF TERMS It is important to have a clear understanding of the terms used in this home inspection report. This report isconducted with the age of the home and the comparable condition of the neighborhood homes taken intoconsideration.

TERMS Good:Items marked as “good” appear to be in functional condition. Cosmetic blemishes and/or minor damage thatdoes not significantly affect the use of the item or systems that will have a satisfactory life may also beclassified as “good”. No repairs are required at the time of the inspection. Main.:Items marked as “main.” are to be considered to be in need of service or maintenance in order to extend theirnormal lives. These items are typical home owner maintenance issues that can cause future damage that mayor may not be expensive to repair or replace if not properly maintained. These typical maintenance repairs mayrequire a licensed contractor so it is recommended that any “main.” items be evaluated by a licensed contractorPRIOR TO THE CLOSE OF ESCROW. Fair:Items marked as "fair" are to be considered to be in need of repair or replacement. The systems or componentsappear to be nearing the end of their expected lives or are not functioning as intended. Failure to correct "fair"items can increase the risk of future damage to that item or other related items. Replacement costs may or maynot be high so it is recommended that any "fair" items be evaluated by a licensed contractor PRIOR TO THECLOSE OF ESCROW. Defect:Items marked as “defect” are considered to be “Material Defects” as per Pennsylvania law. A “MaterialDefect” is defined as “A problem with any residential real property or any portion of it that would have asignificant adverse impact on the value of the property or that involves an unreasonable risk to people on theproperty". The fact that a structural element, system or subsystem is near, at or beyond the end of its normallife is not, by itself, a Material Defect.” It is recommended that any items marked as “defect” and anycomponents/systems related to these “defects” noted in the report be evaluated and repaired as needed bylicensed contractors/professionals PRIOR TO THE CLOSE OF ESCROW. Further evaluation PRIOR to theclose of escrow is recommended so a properly licensed professional can evaluate our concerns further andinspect the remainder of the systems or components for additional concerns that may be outside our area ofexpertise or the scope of our inspection. Please call our office for any clarification or further questions. N/I:Items marked as “N/I” are items that are normally part of a home inspection, but could not be fully inspectedor evaluated because access was blocked or restricted. It is highly recommended that these items be inspectedby licensed professionals prior to settlement. The home inspector can also re-inspect these items for a fee afterthe obstruction is removed. Please call ARTI Home Inspections, LLC at 610-220-1907 if a re-inspection isrequired.


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Inspection Details 1. Attendance

In Attendance: The buyer and the buyer's agent were present for the entireinspection.

2. Home TypeHome Type: Single family • Two story • Townhouse

3. OccupancyOccupancy: Vacant - minimal amount of stored items and debris noted. • Theutilities were on at the time of inspection. • Access to some items such as:electrical outlets/receptacles, windows, wall/floor surfaces, and cabinetinteriors may be restricted by furniture or personal belongings. Any suchitems are excluded from this inspection report.

4. Room LocationsLocation:• The master bedroom is located at the northeast corner of the 1st floor.• Bedroom 2 is located at the northwest corner of the 2nd floor.• Bedroom 3 is located at the northeast corner of the 2nd floor.• The living room is located at the southwest corner of the 1st floor.• The loft is located at the north side of the 2nd floor.• The kitchen is located at the north side of the 1st floor.• The laundry room is located at the northwest corner of the 1st floor.• The master bathroom is located in the master bedroom.• Bathroom 2 is located at the east side of the 2nd floor.• Bathroom 3 is located at the middle of the 1st floor.


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Grounds 1. Driveway ConditionGood Main. Fair Defect N/I

XMaterials: AsphaltObservations:• The driveway surface is missing the top coat. The surface needs to seasonprior to applying the top coat and sealant. I recommend that the driveway besealed within the 1st year.

2. Sidewalk ConditionGood Main. Fair Defect N/I

XMaterials: ConcreteObservations:• The sidewalk surface appears to be in serviceable condition. I recommendperiodic inspections and repairs as necessary.

3. GradingGood Main. Fair Defect N/I

XObservations:• There are some low spots along the foundation. I licensed landscaper isrecommended to add additional backfill to create the proper slope away fromthe house to allow for effective drainage.• The basement window wells are missing covers. This can increase the riskof moisture problems through the foundation below the windows. A licensedcontractor is recommended to add window well covers.• The gravel is loose and vulnerable to erosion at the rear side of the house.No grass was located at the grade at the front of the house. The soil isvulnerable to erosion in this location. A licensed landscaper is recommendedto correct the grade as necessary.• The grading slopes towards the foundation on the north side of the garage.This can increase the risk of moisture problems at the foundation. A licensedlandscaper is recommended to improve the exterior drainage as necessary.

4. LandscapingGood Main. Fair Defect N/I

XObservations:• The exterior landscaping appeared serviceable at the time of theinspection.• Maintenance Tip: When landscaping keep plants, even at full growth, atleast a foot (preferably 18 inches) away from house siding, roof andwindows. Keep the trees away from the foundation. Plants in contact or inclose proximity to the home can provide pathways for wood destroyinginsects to enter the house and can damage the exterior walls, windows, roofsand foundations.

5. Exterior Stairs ConditionGood Main. Fair Defect N/I

XLocation: Porch • DeckMaterials: Concrete • Wood • CompositeObservations:• The deck stairs are missing a proper handrail. This creates a potential fallhazard. A licensed carpenter is recommended to install a handrail at thedeck stairs as necessary.


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Missing Handrail at Deck Stairs6. Hose Faucet ConditionGood Main. Fair Defect N/I

XLocation: Front • GarageObservations:• 2 hose faucets were located at the house. Other hose faucets may beinstalled, but were not visible during the inspection and were not tested.• The hose faucets appear to be winterized. I was unable to confirm if thehose faucets operate properly. A licensed plumber is recommended toevaluate and confirm proper operation of the hose faucets or replace asnecessary.• The hose faucets appear to be frost proof. The hose must be removedfrom the faucets during the colder months to prevent damage to the faucet. Iwas unable to determine if the hose faucets are sloped properly to drainwater from the fixtures when shut off. Improperly installed hose faucets arevulnerable to damage from freezing temperatures.

7. Deck ConditionGood Main. Fair Defect N/I

XLocation: RearMaterials: Wood • CompositeObservations:• The deck was close to grade level so the underside of the deck was onlyevaluated from around the perimeter of the deck. This is an extremelylimited evaluation of the deck structure and hidden damage may exist.• One of the joists is missing joist hangers at the deck ledgers. The joistframing is vulnerable to future damage in this location. A licensed carpenteris recommended to correct the framing as necessary.• I was unable to determine if the deck ledger board was properly flashed.An improperly installed ledger board can increase the risk of moistureproblems. A licensed carpenter is recommended to evaluate the deckstructure and correct as necessary.• The decking is loose in various locations. This creates a potential triphazard. A licensed carpenter is recommended to correct the decking asnecessary.


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Missing Joist Hanger Loose Decking8. Porch ConditionGood Main. Fair Defect N/I

XLocation: FrontMaterials: ConcreteObservations:• The porch appears to be in serviceable condition. I recommend monitoringfor future deterioration and correct as necessary.


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Exterior Areas 1. Exterior Wall ConditionGood Main. Fair Defect N/I

XMaterials: Vinyl siding • Stone veneerStructure type: Wood framed structureObservations:• I recommend maintaining all exterior finishes, caulking, and other sealantsat any dissimilar material abutments and all penetrations to the walls androof. This inexpensive task aids in the prevention of moisture intrusion andsaves on potential costly repairs.• The visible portions of the vinyl siding appear serviceable. I recommendmonitoring for future deterioration and correct as necessary.• Stone veneer exterior walls were noted at the house. No visual signs ofmoisture seepage were noted during the inspection. I was unable todetermine the condition of the framing, insulation or wall sheathing behindthe finished walls. In most instances, surface finishes prevent recognition ofmoisture damage in all but the most severe cases. Where surface finishesare installed, the condition of the framing behind cannot be determined andhidden damage may exist.

2. Condition of Exterior TrimGood Main. Fair Defect N/I

XMaterials: Wood • Vinyl • MetalObservations:• I recommend periodic inspections and maintenance including repaintingand caulking the exterior trim and eaves on a regular basis.• The wood trim under the aluminum capping was not visible. I was unableto determine the condition of the trim under the metal capping. Hiddendamage may exist.• Gaps were noted on the underside of the trim at the corners of the house.These openings may become vulnerable to pest entry. A licensed contractoris recommended to seal all gaps in the exterior trim.


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Garage 1. Garage Walls/CeilingGood Main. Fair Defect N/I

XObservations:• Damage was noted in a few locations at the garage ceiling. A licensedcontractor is recommended to repair the damaged sections as necessary.

2. Floor ConditionGood Main. Fair Defect N/I

XMaterials: Concrete floors noted.Observations:• The garage slab appears to be in serviceable condition.

3. Door to Living SpaceGood Main. Fair Defect N/I

XObservations:• The door from the garage to the living space appeared serviceable at thetime of the inspection.

4. Vehicle DoorGood Main. Fair Defect N/I

XGarage Door Type: Roll-up doorMaterials: MetalObservations:• The garage vehicle door appears to be in serviceable condition.

5. Garage Door OpenerGood Main. Fair Defect N/I

XObservations:• The garage door opener and eye beam reverse sensor appeared tofunction properly during the inspection. The door opener tactile reversesensor was not tested because this can possibly damage the vehicle door.Hidden damage may exist.


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Roof 1. Roof Inspection MethodGood Main. Fair Defect N/I

XMaintenance: The probability that the roof will require repairs or replacementin the next five years is high.Roof Type: Gable • Single slope • Composition shingleObservations:• The roofs were evaluated by walking on the roof surfaces.

2. Roof ConditionGood Main. Fair Defect N/I

XObservations:• Typical maintenance is recommended for the shingle roofs. This usuallyconsists of periodic inspections, repairs to popping roof nails, repairs tocracking roof flashings and repair or replacement of damaged or missingridge and field shingles.• Exposed roof fasteners were noted at the top shingles. These areas maybecome vulnerable to future leaks. A licensed roofer is recommended toseal all of the exposed roof nails as necessary.• Some of the roof shingles are cracking and damaged. These shingles arevulnerable to premature damage and leaks. A licensed roofer isrecommended to replace the damaged shingles as necessary.• The roof shingles are loose and missing at portions of the north side of thelaundry room roof. The roof is vulnerable to future damage and leaks. Alicensed roofer is recommended to correct or replace the damaged sectionsas necessary.

Front Portion of Roof Damaged Ridge Shingle


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Front Portion of Roof Exposed Roof Nails at Top Ridge Shingle

Rear Portion of Roof Damaged and Missing Shingles at Laundry Roof

Damaged and Missing Shingles at Laundry Roof Laundry Roof


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Garage Roof Garage Roof

Porch Roof3. FlashingGood Main. Fair Defect N/I

XObservations:• The valleys and flashings are vulnerable to leaks and should be monitoredand repaired on a regular basis.• The visible flashings appear to be in serviceable condition but hiddendamage may exist.

Definition

The internal angle formed by the junction of two sloping sides of a roof.


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4. Gutter and Downspout ConditionGood Main. Fair Defect N/I

XType: SquareMaterials: MetalObservations:• Make sure to periodically check and clean out debris from the gutters tokeep it flowing well when it rains. Clogged gutters can increase the risk ofmoisture problems at the foundation or roof leaks.• The downspouts drain too close to the foundation. This can increase therisk of moisture problems at the foundation. A licensed roofer isrecommended to evaluate and correct the downspouts.• The upper downspouts drain onto lower sections of the roof in variouslocations. This can prematurely deteriorate the roofing surface.Recommend extending the upper downspouts to the lower gutters asnecessary.


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Foundation 1. Foundation Type

Type: Basement

2. Basement ConditionGood Main. Fair Defect N/I

XBasement Type: Unfinished basementObservations:• I recommend running a dehumidifier to help reduce moisture levels in thebasement.• The window wells in the basement may become vulnerable to moistureproblems during heavy storms. I was unable to determine if a surface drainwas installed in the window well or if the window well drains properly. Irecommend monitoring for future moisture problems and correct asnecessary.• The exterior door thresholds are vulnerable to moisture problems if notflashed properly. I was unable to determine if these doors were properlyflashed. No signs of active leaks were noted, but these areas may bevulnerable to future moisture problems. Recommend monitoring for futuremoisture problems and correct as necessary.

3. Crawlspace ConditionGood Main. Fair Defect N/I

XType: AtticLocation: The main attic access is located in the loft ceiling. • The garageand laundry attic access is located in the laundry ceiling.Observations:• The main attic was entered and the middle portion of the attic was fullywalked (the front and rear portions of the attic were not walked because theroof height was too low to safely enter). The laundry attic was entered andfully walked. The garage attic was not entered because the openingbetween the laundry and garage attic was too low to safely enter. Thisportion of the attic was only evaluated from the opening between the laundryand garage attics. This is a limited evaluation of the attics and hiddendamage may exist.• The main attic access is not properly insulated. This location is vulnerableto energy loss. A licensed contractor is recommended to properly insulatethe attic access.

4. Foundation WallsGood Main. Fair Defect N/I

XMaterials: Poured concrete wallsObservations:• The inspection of the foundation walls was limited. 95% of the walls werenot visible because surface finishes and insulation block access. Hiddendamage may exist.• Common cracking was noted in the foundation walls in various locations. Irecommend monitoring for future movement or moisture problems andcorrect as necessary.• Exposed form ties were noted at the poured concrete foundation walls.These areas may become vulnerable to future moisture intrusion. A licensedmason is recommended to evaluate and seal the exposed form ties.


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5. Flooring ConditionGood Main. Fair Defect N/I

XMaterials: Concrete slabObservations:• The concrete slab appears to be in serviceable condition.• The concrete slab shows signs of minor cracking and deterioration. Irecommend monitoring for future deterioration and correct as necessary.

6. Floor and Wall Framing ConditionGood Main. Fair Defect N/I

XMaterials: Engineered I-joist framing • Steel I-beams • Cripple wallObservations:• The wall framing was not visible because surface finishes block access. Iwas unable to determine the condition of the framing behind the finishedwalls. In most instances, surface finishes prevent recognition of moisture orinsect damage in all but the most severe cases. Where surface finishes areinstalled, the condition of the framing behind cannot be determined. Hiddendamage may exist.• The evaluation of the framing in the basement was limited. 30% of theframing was not visible because access was blocked by ducting, plumbingand insulation. Hidden damage may exist.• The framing around the perimeter of the basement was not visible becauseinsulation blocks access. Hidden damage may exist.• The solid bridging between the I-joists is damaged in a few locations at thebeam in the rear portion of the basement. The I-joists are vulnerable tocrushing loads in these locations. A licensed carpenter is recommended toreinforce the I-joist framing as necessary.• The engineered I-joists framing is missing squash blocks or solid bridging atbeam and cripple wall in the middle portion of the basement. The I-joists arevulnerable to crushing loads in these locations. A licensed carpenter isrecommended to reinforce the I-joist framing as necessary.

7. Structure ConditionGood Main. Fair Defect N/I

XStructure Type: TrussesObservations:• OSB roof sheathing was noted. This type of sheathing is vulnerable tomoisture damage and is not an ideal sheathing material. I recommendmonitoring for future roof leaks or moisture problems and correct asnecessary.

8. Insulation ConditionGood Main. Fair Defect N/I

XMaterials: Fiberglass batt • Blown in fiberglassLocation: Attic • BasementObservations:• Insulation is missing in a few locations in the main attic. This can reducethe thermal efficiency of the house. A licensed contractor is recommended toreplace any missing insulation as necessary.


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Missing Insulation in Attic9. Ventilation ConditionGood Main. Fair Defect N/I

XType: Ridge vents • Soffit ventsObservations:• The laundry attic ventilation appears minimal. This can create moistureproblems in the attic or prematurely deteriorate the roof covering. A licensedroofer is recommended to correct the laundry attic ventilation as necessary.

10. Sump PumpGood Main. Fair Defect N/I

XObservations:• The sump pump is located in the middle of the basement• The sump pump was tested by lifiting the external float by hand andappeared to function properly.• A licensed contractor is recommended to add a battery or water poweredbackup for the sump pump.• Sump pumps will eventually fail and should be periodically monitored andtested to confirm proper operation. I recommend that a pump alarm beinstalled that will let the homeowner know when the pump is not functioningproperly.


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Electrical 1. Electric ServiceGood Main. Fair Defect N/I

XObservations: The probability that the electrical components will requirerepairs or replacement in the next 5 years is low.Electric Service: Service entrance location: Underground • Service wire type:Multi-stranded aluminum • Service type/size: Single phase, 120/240V, 200A •Inspection sticker dated 12/7/18.Observations:• Breakers are used as overcurrent protection.• The electrical system ground appears serviceable.• The electric ground system was not fully visible and was not fully inspected.Hidden damage may exist.

Electric Meter Base2. Main Electric DisconnectGood Main. Fair Defect N/I

XObservations:• The main electric disconnect is located at the main panel. The mainbreaker is sized at 200A.

3. Electric Panel LocationsGood Main. Fair Defect N/I

XObservations:• One electric panel was located during the inspection. Other panels may belocated in the house that were not visible during the inspection and were notevaluated.• The main panel is located at the front of the basement.

4. Electric PanelGood Main. Fair Defect N/I

XObservations:• The main panel does not appear to be properly bonded. The bond strapwas not connected to the neutral bus bar. This creates a potential shockhazard. A licensed electrician is recommended to properly bond the electricpanel.


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Main Panel Bond Strap Not Connected to Neutral Bus Bar5. Electrical WiringGood Main. Fair Defect N/I

XWire Material and Type: Predominate Branch Circuit Wiring Method: • Non-metalic sheathed wiringObservations:• Surface finishes block access to most of the wiring. The visible electricalwiring appears serviceable but hidden damage may exist.

6. OutletsGood Main. Fair Defect N/I

XObservations:• The tested electrical outlets appear to be in serviceable condition.• A representative number of outlets including at least one outlet per interiorroom was tested during the inspection. The untested outlets may not beproperly wired. For a more complete evaluation, a licensed electrician isrecommended to test all of the outlets after all stored items are removed fromthe house.• The GFCI protected outlets were tested by pushing the test button at theoutlets. All of the outlets appeared to function as intended. I recommendtesting these outlets once a month.• The AFCI circuits were tested by pushing the test button on the AFCIbreakers. All of the breakers appeared to function as intended. It isrecommended that AFCI protection be located at the receptacles in thebedrooms and living area. I did not confirm that the receptacles in all ofthese locations are protected. I recommend testing these breakers once amonth.

7. LightingGood Main. Fair Defect N/I

XObservations:• The tested light fixtures appeared serviceable at the time of the inspection.

Definition

A 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.

Definition

Arc-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.

Definition


Definition



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8. Fire SafetySmoke detectors were located in the bedrooms and on every floor. Theexisting smoke detectors were not tested because the test button does notnecessarily confirm proper operation of the smoke detector. The smokedetectors should be replaced every 10 years. • CO detectors were located onevery floor. The existing CO detectors were not tested because the testbutton does not necessarily confirm proper operation of the CO detector.The CO detectors should be replaced every 5 years. • A fire extinguisher isrecommended in the kitchen.


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Plumbing The plumbing system consists of the water supply line to the house, the water distribution pipingthroughout the house, the drain, waste and vent piping, the plumbing fixtures, the liquid fuel sourceand related distribution piping and the water heating system. All accessible plumbing fixtures will betested for leak and function unless stated otherwise. Leaks or damage may not be visible if access isblocked by stored items or surface finishes.

1. Water SourceGood Main. Fair Defect N/I

XMaintenance: The probability that components in the plumbing system willrequire repairs or replacement in the next 5 years is low.Materials: The main water shutoff valve is located at the rear of thebasement. The main valve was not tested as part of the inspection. • Copper• Main line pipe size: 3/4"Observations:• The water appears to be supplied by the public utilities.• A fire suppression sprinkler system was installed in the house. Thesprinkler system was not part of the home inspection and was not evaluated.I recommend evaluation by a licensed sprinkler company or plumber. Thesprinkler heads should be evaluated by a licensed plumber every 5 years.

Main Water Shutoff Valve2. Supply LinesGood Main. Fair Defect N/I

XMaterials: Copper • PEXObservations:• Note - Underground pipes or pipes inside walls cannot be judged for size,leaks or corrosion. Water quality testing or testing for hazards such as leadis not part of this inspection.• Surface finishes block access to some of the supply piping. The visiblesupply lines appear to be in serviceable condition but hidden damage mayexist.• PEX water lines were installed in the house. A sample of the crimp rings atthe fittings were tested (all of the tested crimp rings appear to be properlyinstalled). Some PEX fittings have had problems in the past and have failed.No visible defects or leaks were noted during the inspection. I recommendmonitoring for future leaks and correct as necessary.


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3. Waste LinesGood Main. Fair Defect N/I

XMaterials: PVCObservations:• City sewer service, septic systems and all underground pipes are not partof this inspection. Future drainage performance is also not determined.• The condition of the underground drain piping was not determined duringthe inspection. Hidden damage may exist. I recommend that theunderground drain piping be evaluated by a licensed plumber with a sewercamera for a more detailed evaluation of the sewer line.• Surface finishes block access to some of the waste piping. The visiblewaste lines appear to be in serviceable condition but hidden damage mayexist.

4. Natural Gas FuelGood Main. Fair Defect N/I

XLocation: Exterior east sideMaterials: Black steel piping • CSSTObservations:• Surface finishes block access to some of the gas piping. The visible gaslines appear to be in serviceable condition but hidden damage may exist.• The gas lines show signs of minor corrosion on the exterior of the house. Irecommend painting the corroding gas lines to help reduce the risk of futurecorrosion.• The gas pipe bond wire was not completely visible because insulationblocks access. Hidden damage may exist.

Gas Meter and Shutoff Valve

Definition

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

Definition

Corrugated Stainless Steel Tubing (CSST) is a type of conduit used for natural gas heating in homes. It was introduced in the United States in 1988. CSST consists of a continuous, flexible stainless-steel pipe with an exterior PVC covering. The piping is produced in coils that are air-tested for leaks


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Plumbing Fixtures Bathrooms and kitchens consist of typical plumbing fixtures such at toilets, sinks, tubs and showers,but some may have additional features including water filtration systems, saunas, steam rooms,whirlpool tubs and bidets. Because of all the plumbing involved, these are important areas of thehouse to evaluate. Moisture in the air and leaks can cause moisture, bio-organic growth or otherproblems. The home inspector will try to identify as many issues as possible but some problems maybe undetectable because surface finishes block access to the plumbing behind the walls.

1. ToiletsGood Main. Fair Defect N/I

XObservations:• The toilets appear to be in serviceable condition.

2. Sinks ConditionGood Main. Fair Defect N/I

XLocation: Bathrooms • KitchenObservations:• The sinks appear serviceable.

3. BathtubsGood Main. Fair Defect N/I

XObservations:• The bathtub appears serviceable.• No plumbing access panel was located behind the tub faucet in bathroom2. This is a limited evaluation of the tub plumbing and hidden damage mayexist.

4. ShowersGood Main. Fair Defect N/I

XObservations:• The showers appear to be in serviceable condition.

5. Shower WallsGood Main. Fair Defect N/I

XMaterials: Ceramic tile noted.Observations:• The shower walls appear to be in serviceable condition.

6. Shower EnclosureGood Main. Fair Defect N/I

XType: Swinging shower doors were noted. • Shower curtain rod wasinstalled.Observations:• I recommend making sure that the shower door is properly closed whentaking a shower and that the floor is dried after every shower.• I recommend making sure that the shower curtain is properly closed whentaking a shower and that the floor is dried after every shower.• The shower curtains were missing in bathroom 2. I recommend installing aproper shower curtain.


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Mechanical Systems 1. HVAC Maintenance

Maintenance:• The probability that the heating system will require repairs or replacementin the next 5 years is low.• The probability that the A/C system will require repairs or replacement inthe next 5 years is low.System type:• Natural gas direct vent furnace• 240V, split system A/C

2. FurnaceGood Main. Fair Defect N/I

XObservations:• The furnace is located in the basement.• System size: 66,000 BTU• I recommend that the gas heating system be cleaned and serviced as perthe manufacturer's maintenance instructions.• Inspection for holes and/or cracks in the heat exchanger is not within thescope of this inspection and should be performed by a HVAC contractor toensure the proper and safe operation of this system.• Dust and debris were located inside of the furnace air handler. A licensedHVAC contractor is recommended to clean and service the heating system.

Furnace3. Air Conditioning ConditionGood Main. Fair Defect N/I

XObservations:• The A/C indoor unit is located in the basement.• The A/C outdoor unit is located at the west side of the house.• System size: 2.5 ton.• An annual service contract and system cleanings are recommended for theair conditioning system.• The electric disconnect was present at the outdoor unit.• Insulation is missing at the A/C suction line where it runs into the airhandler. This can cause condensation problems. A licensed HVACcontractor is recommended to correct the insulation on the suction line.• The typical temperature differential split between the supply and return airin an air conditioner of this type is 15 - 25 degrees F. This system respondedand achieved an acceptable differential temperature of 20 degrees F.

Definition

Abbreviation for air conditioner and air conditioning

Definition


Definition


Definition


Definition



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A/C Outdoor Unit A/C Indoor Unit4. HVAC Distribution ConditionGood Main. Fair Defect N/I

XMaterials: Galvanized steel ducting • FlexductObservations:• The condition of the interior of the ducting was not determined and is notpart of the home inspection. Hidden damage may exist.• Duct dampers were installed to zone the HVAC distribution ducting. Ductdampers require periodic maintenance and do not work well. Air can leak tothe ducting that is not calling for conditioning. A licensed HVAC contractor isrecommended to correct the ducting as necessary.• Air leaks were noted at the supply plenum. This can restrict properconditioning. A licensed HVAC contractor is recommended to seal all leaksin the plenum and ducting.• The only HVAC supply duct located in bedroom 3 was located in the closet.The bedroom may not be able to maintain proper temperatures. A licensedHVAC contractor is recommended to add a proper heat source in bedroom 3.

5. Thermostat ConditionGood Main. Fair Defect N/I

XLocation: the living room • the loftObservations:• The thermostats appear functional.

6. Water Heater MaintenanceMaintenance: The probability that the water heating system will requirerepairs or replacement in the next 5 years is low.System type: Electric

7. Water HeaterGood Main. Fair Defect N/I

XObservations:• The water heater is located in the basement.• System size: 50 gallons• Typical maintenance is recommended to help prolong the expected life ofthe water heater. This includes draining about 5 gallons of water from thewater heater twice a year.• The water supply lines at the top of the water heater are not rated for use inthis application and are vulnerable to melting. A licensed plumber isrecommended to replace the water lines with copper or other suitable watersupply line material within 18” of the water heater.


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Water Heater PEX Water Lines Too Close to Top of WaterHeater

8. Combustion Venting ConditionGood Main. Fair Defect N/I

XAppliances: Gas furnaceObservations:• The visible furnace vent piping appears to be in serviceable condition.

9. Combustion AirGood Main. Fair Defect N/I

XObservations:• The combustion air source for the heating system is pulled from the exteriorof the house and appears serviceable.

10. Exhaust System ConditionGood Main. Fair Defect N/I

XType: Exhaust fan • MicrohoodLocation: Kitchen • BathroomsObservations:• The kitchen ventilation system appears serviceable.• The bathroom exhaust fans appear serviceable.

11. Filter ConditionGood Main. Fair Defect N/I

XLocatiaon:• Inside the return ducting near the air handler.Observations:• A washable filter was installed in the HVAC system. These type of filtersare difficult to maintain. I recommend replacing the washable filter with adisposable filter and replacing the filter every month or cleaning the existingfilter monthly.• The filter was dirty and may restrict the return air flow. This can damagethe HVAC system. A licensed HVAC contractor is recommended to evaluateand clean the system. The filter should be replaced or cleaned immediately.• The filter was installed backwards. The filter will not filter the air properly.A licensed HVAC contractor is recommended to clean and service the HVACsystem and replace or clean the filter.

Definition

The ductwork installed to bring fresh outside air to the furnace and/or hot water heater. Normally, two separate supplies of air are brought in: one high and one low.


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12. Condensate LineGood Main. Fair Defect N/I

XSystem:• Furnace• Air conditionerObservations:• The condensate drains to a pipe run in the basement slab. I was unable todetermine the condensate termination point. No visible defects were noted,but hidden damage may exist.


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Interior Components The "Common Areas" is an overview of the condition of the interior components of the houseincluding the interior walls and ceilings, the windows and doors and the floor coverings. Within theseareas the inspector is performing a visual inspection and will report visible damage, wear and tearand moisture problems if visible. Personal items in the structure may prevent the inspector fromviewing all areas on the interior.

1. Exterior Door ConditionGood Main. Fair Defect N/I

XExterior Door Type: Swinging doorObservations:• The exterior doors appear to be in serviceable condition.

2. Interior Door ConditionGood Main. Fair Defect N/I

XInterior Door Type: Swinging door • Pocket door • Interior sliding doorObservations:• The bedroom 2 and bedroom 3 interior doors do not latch properly. Alicensed carpenter is recommended to correct the interior doors asnecessary.• The pocket door between the toilet and the rest of the master bathroom isscratched. A licensed carpenter is recommended to correct the door.

Scratch in Bathroom Door3. Wall/Ceiling ConditionGood Main. Fair Defect N/I

XInterior Wall Materials: DrywallCeiling Materials: DrywallObservations:• The walls and ceilings do not appear to have been completely finished. Alicensed contractor is recommended to correct interior walls and trim asnecessary.


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4. Window ConditionGood Main. Fair Defect N/I

XWindow Type: Vinyl, single hung, multiple-pane windows • Vinyl, sliding,multiple-pane windows • Vinyl, fixed, multiple-pane windowsObservations:• The top portions of the window sills are damaged at both windows in themaster bedroom and at the lower, left side living room window. Sections ofthe window trim are missing at the top sashes at both windows in bedroom 3.A licensed carpenter is recommended to correct or replace the damagedwindows as necessary.

Missing Trim at Window Sash Damaged Window Sill5. Flooring ConditionGood Main. Fair Defect N/I

XFlooring Materials: Carpeting • Laminate flooringObservations:• Paint staining was noted on the carpet in a few locations. A licensedcontractor is recommended to clean the carpet as necessary.

6. Cabinet ConditionGood Main. Fair Defect N/I

XMaterials: Bathrooms • KitchenObservations:• The cabinets appear to be in serviceable condition.

7. CountertopsGood Main. Fair Defect N/I

XMaterials: GraniteObservations:• The counters appear to be in serviceable condition.

8. Interior StairsGood Main. Fair Defect N/I

XObservations:• The interior stairs and handrails appear to be in serviceable condition.


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Appliances Typical appliances in a house may include but are not limited to a range, dishwasher, disposal,refrigerator, washer, dryer and/or other appliances. The fixed appliances are evaluated as part of thehome inspection unless otherwise noted. The movable appliances are not evaluated as part of thehome inspection including but not limited to the refrigerator, washer and dryer. A qualifiedprofessional is recommended to evaluate any of the movable appliances as needed.

1. RangeGood Main. Fair Defect N/I

XMaterials: Gas rangeObservations:• The range appears to be in serviceable condition.

2. Garbage DisposalGood Main. Fair Defect N/I

XObservations:• The disposal makes an unusual noise during operation. A licensedplumber is recommended to correct or replace the disposal as necessary.

3. DishwasherGood Main. Fair Defect N/I

XObservations:• The dishwasher outlet was not functional at the time of the inspection so Iwas unable to test the dishwasher. Hidden damage may exist. A licensedelectrician is recommended to correct the non-functioning dishwasher outletas necessary. I recommend confirming that the dishwasher functionsproperly prior to settlement.

4. MicrowaveGood Main. Fair Defect N/I

XObservations:• The built-in microwave oven was tested using normal operating controls.The unit appears to be operating properly. Leaks and/or efficiency testingare beyond the scope of this inspection.

5. Washing MachineGood Main. Fair Defect N/I

XObservations:• The laundry area water supply and waste piping were not tested during thehome inspection. Hidden damage may exist.• The laundry area is located in a finished area. This area is vulnerable topotential damage from leaks at the washing machine. It is highlyrecommended that the water be shut off to the washing machine after everyuse, burst proof hoses be added to the supply lines, an overflow pan beadded under the washing machine and a “Flood Stop” shut off valve (adevice that will shut water off to the washing machine if it detects moisture)be added to the overflow pan.

6. DryerGood Main. Fair Defect N/I

XFuel Source: The dryer fuel source is electric.Observations:• A 240V dryer outlet was located in the laundry area and appears to be inserviceable condition.


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Environmental Concerns Environmental –General Information

Radon Gas:Radon gas naturally occurs in our environment. Radon gas is a class A carcinogen and is the second leadingcause of lung cancer, after smoking. The U.S. Environmental Protection Agency (EPA) and the SurgeonGeneral strongly recommend taking further action when the home’s radon test results are 4.0 pCi/L or greater. The national average indoor radon level is about 1.3 pCi/L. The higher the home’s radon level the greater thehealth risk to you and your family. Reducing your radon levels can be done easily, effectively and fairlyinexpensively. Even homes with very high radon levels can be reduced below 4.0 pCi/L. For furtherinformation about radon please visit www.epa.gov/radon. The EPA and ARTI Home Inspections, LLCstrongly recommend testing all homes for the presence of radon gas. Lead Paint (prior to 1978):Lead based paint was common in use until about 1974. According to the Federal Department of Housing andUrban Development, a lead hazard can be present in a house built on or before 1978. It is believed that theprimary danger would be to small children who may somehow ingest chips of lead based paint. For furtherinformation regarding lead based paint please visit www.hud.gov/offices/lead. Asbestos:Asbestos is a fibrous material that was used in many building materials. The asbestos fibers can cause cancerand other types of lung disease if inhaled. Asbestos can only be identified by laboratory analysis therefore itsidentification is beyond the scope of the inspection. For further information regarding asbestos please visitwww.epa.gov/asbestos. Urea Formaldehyde (Foam Insulation):U.F.F.I. became popular as a residential retrofit insulation in the mid 1970’s. It was banned in the U.S.A. in1982, then the ban was lifted. Formaldehyde gas usually dissipates with time and proper ventilation. However, this gas is known to be a respiratory irritant, particularly to younger and older people. The EPA hasnot adopted any standards as to harmful levels of formaldehyde gas however it does caution exposure. Note:various other countries consider exposure to this gas harmful in concentrations of one-fiftieth of the amountsconsidered safe by the EPA. Consult with your inspection service for additional information. Mold:Mold, mildew and indoor or outdoor air quality concerns can be found in many environments and may beespecially prevalent in the event that the home inspection report discloses evidence of moisture or waterpenetration –whether active or inactive anywhere within the property. The identification or detection of anymold, mildew and/or indoor/outdoor air quality is beyond the scope of the inspection. No fee is being chargedto the costumer for inspection of any mold, mildew and/or indoor/outdoor air quality and no such inspectionwill be performed by this company. This company is not an expert in the inspection for or detection of mold,mildew and/or indoor/outdoor air quality. This company’s insurance coverage expressly excludes coverage forinspection and detection of any mold, mildew and/or indoor/outdoor air quality. This company cannot and willnot offer any representations, guarantees or warranties of any kind, written or oral, that the property is freefrom any mold, mildew and/or indoor/outdoor air quality concerns. Inspection for mold, mildew and/orindoor/outdoor air quality should be performed, detected and evaluated by a specialist of the customer’schoice. For further information regarding mold please visit www.epa.gov/mold.

http://www.epa.gov/radon

http://www.hud.gov/offices/lead

http://www.epa.gov/asbestos

http://www.epa.gov/mold


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Photos

Front of House Rear Side of House

South Side of House Rear Side of House


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North Side of House Bedroom 2

Bedroom 3 Bathroom 2

Loft Master Bedroom


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Master Bathroom Laundry Room

Kitchen Living Room

Bathroom 3


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GlossaryGlossary

Term DefinitionA/C Abbreviation for air conditioner and air conditioningAFCI 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.

CSST Corrugated Stainless Steel Tubing (CSST) is a type of conduitused for natural gas heating in homes. It was introduced in theUnited States in 1988. CSST consists of a continuous, flexiblestainless-steel pipe with an exterior PVC covering. The piping isproduced in coils that are air-tested for leaks

Combustion Air The ductwork installed to bring fresh outside air to the furnaceand/or hot water heater. Normally, two separate supplies of airare brought in: one high and one low.

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.

Valley The internal angle formed by the junction of two sloping sides ofa roof.

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