Property Inspection Report
Cover Page
Next Level Home Inspections LLC Property Inspection Report
123 Anywhere St, Grants Pass , OR 97526 Inspection prepared for: John Doe Date of Inspection: 10/4/2017 Time: 2:00 PM - 4:00PM Size: 1200 sqft Weather: sunny
Inspector: Jared Perry License # 1994 491 Oxyoke Rd , Grants Pass , OR 97526 Phone: 541-761-7031 Email: [email protected]
This report is intended only for the use of the person purchasing the inspection services. no there person,including a purchaser of the inspected property who did not purchase the inspection services,may rely upon any representation made in the report.
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
INTRODUCTION: We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. All components designed for inspection in the interNACHi standard of practice are inspected, except as may be noted in the limitations of the inspection section with in the report. It is the goal of the inspection to put a homebuyer in a better position to make a buying decision. Not all improvements will be identified during the inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind. Please refer to the pre-inspection contract for a full explanation of the scope of the inspection. Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. interNACHI STANDARD OF PRACTICE: https://www.nachi.org/sop.htm
What We Inspect: A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, prior to the inspection process. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection and not the prediction of future conditions. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection. A material defect is a condition with a residential real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect. An Inspection report shall describe and identify in written format the inspected systems, structures, and components of the dwelling and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required.
Page 1 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
Report Summary
Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense to correct or items I would like to draw extra attention to. Any water leaks/caulk deterioration may cause future damage if not delt with immediately. Inspector is not liable for this damage. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Grounds Page 5 Item: 6 Stairs & Handrail • Unstable railings are present. • Spindle spacing exceeds the 4 inch spacing which is considered safe by today’s child safety standards. Exterior Areas Page 6 Item: 1 Doors • Rear exterior sliding door glass was broken at time of inspection. Please contact current owner and/or further evaluation/repairs by licensed glass contractor. Kitchen Page 15 Item: 13 GFCI • No GFCI protection present, suggest installing GFCI protected receptacles for safety. Water Heater Page 17 Item: 2 TPRV • There is no TPR valve present on this water heater. This is a serious safety concern and needs to be corrected at once. We recommend contacting a licensed plumber to install a proper valve. Electrical Page 18 Item: 1 Electrical Panel • Neutral(white) wire may be possibly being used as a positive(Black) wire. Recommend further evaluation/repairs by licensed electrician. Foundation Page 23 Item: 8 Foundation • Open splices were observed. This is a "Safety Concern". Electrical Whenever an electric wire is cut and reconnected, the "splice" should be encased in a covered "junction box" to prevent shocks and separation of the splice. Client is advised to consult with a licensed electrician for repairs/replacement as needed to ensure safety.
Page 2 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
Inspection Details 1. Attendance In Attendance: Client present • Buyer Agent present 2. Home Type Home Type: Single Family Home 3. Occupancy Occupancy: Occupied - Furnished: Heavy volume of personal and household items observed.
Grounds 1. Driveway and Walkway Condition Satisfa Margin Poor None ctory al Materials: Block / Brick sidewalk noted. Observations: ✖ • Walkways were in satisfactory condition at time of inspection.
Walkways were in satisfactory condition at time of inspection. 2. Grading Satisfa Margin ctory al
✖
Poor
None
Observations: • No major system safety or function concerns noted at time of inspection. • The exterior drainage is generally away from foundation. • There are some low spots along the foundation. Recommend adding additional backfill to create the proper slope away from the house to allow for effective drainage.
3. Vegetation Observations Satisfa Margin Poor None ctory al Observations: • Maintenance Tip: When landscaping, keep plants, even at full growth, at least a ✖ foot (preferably 18 inches) from house siding and windows. Keep trees away from foundation and roof. Plants in contact or proximity to home can provide pathways for wood destroying insects, as well as abrade and damage siding, screens and roofs. Page 3 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
Maintenance Tip: When landscaping, keep plants, even at full growth, at least a foot (preferably 18 inches) from house siding and windows. Keep trees away from foundation and roof. Plants in contact or proximity to home can provide pathways for wood destroying insects, as well as abrade and damage siding, screens and roofs. 4. Gutter Satisfa Margin ctory al
✖
Poor
None
Observations: • Gutters were in satisfactory condition at time of inspection.
5. Patio and Porch Deck Satisfa Margin Poor None ctory al Observations: • MAINTENANCE: Whether treated or not, it is important to keep a wood deck ✖ surface free of all forms of fungal growth and debris that retains moisture and will cause the deck to eventually rot. Recommend cleaning and resealing the deck annually. Finally, a wood deck should be recoated with a high quality deck sealant. • Clean and Seal Deck: Recommend cleaning deck and treating with a waterproof sealant claiming to waterproof, block ultraviolet light, and stop mildew. • Loose fasteners were observed. Review all fasteners and secure as needed.
Improper fasteners/slight moisture damaged noted around deck.
Page 4 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
6. Stairs & Handrail Satisfa Margin Poor None ctory al Observations: • Unstable railings are present. ✖ • Spindle spacing exceeds the 4 inch spacing which is considered safe by today’s child safety standards.
Spindle spacing exceeds the 4 inch spacing which is considered safe by today’s child safety standards.
Unstable railings are present.
Spindle spacing exceeds the 4 inch spacing which is considered safe by today’s child safety standards. 7. Grounds Electrical Satisfa Margin Poor None ctory al Observations: • GFCI outlets were in satisfactory condition at time of inspection. ✖ 8. GFCI Satisfa Margin ctory al
✖
Poor
None
Observations: • GFCI receptacles are in good condition.
Page 5 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
9. Exterior Faucet Condition Satisfa Margin Poor None ctory al Observations: • Appears Functional. ✖ 10. Patio and Porch Condition Satisfa Margin Poor None ctory al Materials: Asphalt shingles noted. Observations: ✖ • Flashing appears inadequate; see photo. • Moss on roof. This can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss during its growing season (wet months) with a moss killer. For information on various moss treatment products and their pros and cons, visit http://bryophytes.science.oregonstate.edu/page24.htm.
Flashing appears inadequate. Recommand drip Slight water damage was noted underneath front edge flashing be added to perimeter of front deck deck cover at time of inspection due to missing cover. drip edge flashing.
Exterior Areas 1. Doors Satisfa Margin ctory al
✖
Poor
None
Observations: • Appeared in functional and in satisfactory condition, at time of inspection. • Rear exterior sliding door glass was broken at time of inspection. Please contact current owner and/or further evaluation/repairs by licensed glass contractor.
Page 6 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
Rear exterior sliding door glass was broken at time of inspection. Please contact current owner and/or further evaluation/repairs by licensed glass contractor. 2. Window Condition Satisfa Margin Poor None ctory al Observations: • Suggest caulking around doors and windows as necessary. ✖
Suggest caulking around doors and windows as necessary. 3. Siding Condition Satisfa Margin Poor None ctory al Materials: Painted wood siding ✖ Observations: • No major system safety or function concerns noted at time of inspection. • Caulk and seal all gaps, cracks and openings. 4. Eaves & Facia Satisfa Margin ctory al
✖
Poor
None
Observations: • Soffits at the home appeared to be in serviceable condition at the time of the inspection. Page 7 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
5. Exterior Paint Satisfa Margin ctory al
Poor
None
✖
Observations: • Suggest caulking around doors and windows as necessary.
Please refer to the sellers disclosure in reference to the roof systems age,condition,prior problems,ETC. Only the property owner would have accurate knowledge of this information. The roofs age cannot be determined by the inspector. This inspection is not a warranty against future roof leaks. Even a roof that appears to be in good functional condition my leak under certain circumstances. Inspector does not take responsibility for a roof leak that happens in the future. This inspection is not a warranty or guarantee of the condition of the roof systems.
Roof 1. Roof Condition Satisfa Margin ctory al
Poor
None
✖
Materials: Home inspector walked the roof at time of inspection. Materials: Asphalt shingles noted. Observations: • Moss on roof. This can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss during its growing season (wet months) with a moss killer. For information on various moss treatment products and their pros and cons, visit http://bryophytes.science.oregonstate.edu/page24.htm.
2. Flashing Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
3. Chimney Satisfa Margin ctory al
Poor
None
✖
Observations: • No major system safety or function concerns noted at time of inspection.
4. Spark Arrestor Satisfa Margin ctory al
✖
Poor
None
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
Page 8 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
5. Vent Caps Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
6. Plumbing Boots Satisfa Margin Poor None ctory al Observations: • Plumbing vent boot was showing signs of cracking and deterioration. ✖ Recommend further evaluation/repair by licensed roofing contractor.
Plumbing vent boot was showing signs of cracking and deterioration. Recommend further evaluation/repair by licensed roofing contractor.
Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing. 1. Ceiling Fans Satisfa Margin Poor None ctory al Observations: • Operated normally when tested, at time of inspection. ✖ 2. Closets Satisfa Margin ctory al
Poor
None
✖
Observations: • The closet is in serviceable condition.
3. Door Bell Satisfa Margin ctory al
Poor
✖
None
Observations: • The inspector was not able to operate the doorbell.
Page 9 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
4. Doors Satisfa Margin ctory al
Poor
None
✖
Observations: • Door bell is not functional.
5. Ceiling Condition Satisfa Margin Poor None ctory al Materials: There are wood plank ceilings noted. Observations: ✖ • Appeared in functional and in satisfactory condition, at time of inspection. 6. Wall Condition Satisfa Margin ctory al
Poor
None
✖
Materials: The walls are clad in wood plank material. Observations: • walls were in satisfactory condition at time of inspection with typical cracking noted.
7. Window Condition Satisfa Margin Poor None ctory al Materials: Vinyl framed sliding window noted. Observations: ✖ • Operated windows appeared functional, at time of inspection 8. Electrical Satisfa Margin ctory al
Poor
None
✖
Observations: • Electrical outlets and switches were tested at time of inspection and were in satisfactory condition at time of inspection unless noted. • Some outlets not accessible due to furniture and or stored personal items.
9. Smoke Detectors Satisfa Margin Poor None ctory al Observations: • MAINTENANCE: Periodic testing and changing batteries yearly to ensure ✖ proper Smoke Alarm operation is required. 10. Screen Doors Satisfa Margin ctory al
Poor
None
✖
Observations: • Sliding door screen is functional.
11. Fireplace Satisfa Margin ctory al
✖
Poor
None
Observations: • Damper was opened and closed several times.
Bedrooms The main area of inspection in the bedrooms is the structural system. This means that all walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Personal items in the bedroom may prevent all areas to be inspected as the inspector will not move personal items. 1. Locations Locations: Master#1 • Guest #1
Page 10 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
2. Ceiling Fans Satisfa Margin ctory al
Poor
None
✖
Observations: • Operated normally when tested, at time of inspection.
3. Closets Satisfa Margin ctory al
Poor
None
Poor
None
✖
Observations: • The closet is in serviceable condition.
4. Doors Satisfa Margin ctory al
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
5. Wall Condition Satisfa Margin ctory al
Poor
None
✖
Materials: The walls are clad in wood plank material. Observations: • Some areas not accessible due to stored personal items. • Appeared in functional and in satisfactory condition, at time of inspection.
6. Ceiling Condition Satisfa Margin Poor None ctory al Materials: There are wood plank ceilings noted. Observations: ✖ • Appeared in functional and in satisfactory condition, at time of inspection. 7. Floor Condition Satisfa Margin ctory al
Poor
None
✖
Flooring Types: Carpet is noted. Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
8. Electrical Satisfa Margin ctory al
Poor
None
✖
Observations: • Some outlets not accessible due to furniture and or stored personal items. • Appeared in functional and in satisfactory condition, at time of inspection.
9. Fireplace Satisfa Margin ctory al
✖
Poor
None
Materials: Living Room Materials: Free standing style wood burning stove noted. Observations: • Damper was opened and closed several times. • Recommend flue be inspected and cleaned annually for safety
10. Smoke Detectors Satisfa Margin Poor None ctory al Observations: • The smoke detectors were not tested at time of inspection. ✖ • After 5 years of operation, CARBON MONOXIDE detectors should be replaced, because they wear out. 11. Window Condition Satisfa Margin Poor None ctory al Materials: Vinyl framed sliding window noted. Observations: ✖ • The windows that were tested, are functional. Page 11 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to look over. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring..Any caulk maintenance noted at time of inspection should be delt with immediately to prevent further damage. If further damage occurs after inspection the inspector is not liable. 1. Locations Locations: Master Bathroom • Guest bathroom 2. Cabinets Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
3. Ceiling Condition Satisfa Margin Poor None ctory al Materials: There are drywall ceilings noted. Observations: ✖ • Appeared in functional and in satisfactory condition, at time of inspection. 4. Floor Condition Satisfa Margin ctory al
Poor
None
✖
Materials: Floating laminate type flooring noted. Observations: • Floor was in satisfactory condition at time of inspection.
5. Counters Satisfa Margin ctory al
Poor
None
Poor
None
✖
Observations: • There is normal wear noted for the age of the counter tops.
6. Doors Satisfa Margin ctory al
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
7. Electrical Satisfa Margin ctory al
Poor
None
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection. • GFCI protection is provided to all bathrooms. If tripped reset in master bathroom.
8. GFCI Satisfa Margin ctory al
✖
Observations: • GFCI in place and operational
9. Exhaust Fan Satisfa Margin ctory al
✖
Poor
None
Observations: • The bath fan was operated and no issues were found.
Page 12 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
10. Heating Satisfa Margin ctory al
Poor
None
✖
Observations: • Central heating and cooling noted in this room. At the time of the inspection, all appeared to be functioning and in serviceable condition.
11. Mirrors Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
12. Plumbing Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition with no leaks, at time of inspection.
13. Showers Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition with no leaks, at time of inspection.
14. Shower Walls Satisfa Margin ctory al
Poor
None
✖
Observations: • Fiberglass surround noted. • Recommend caulking maintenance as needed around perimeter.
15. Bath Tubs Satisfa Margin ctory al
Poor
None
Poor
None
✖
Observations: • Whirlpool • Whirlpool tub observed. Tub was filled to a level above the water jets and operated to check intake and jets. The tub was then drained to check for leaks and/or damage. Pump and supply lines were not completely visible or accessible. GFCI's were present and was tested. The items tested appeared to be in serviceable condition. If a more detailed report is desired, the client is advised to consult a licensed plumber for a complete review prior to closing.
16. Sinks Satisfa Margin ctory al
✖
Observations: • Appeared in functional and in satisfactory condition with no leaks, at time of inspection.
17. Toilets Satisfa Margin ctory al
✖
Poor
None
Observations: • 0bserved as functional and in good visual condition.
18. Window Condition Satisfa Margin Poor None ctory al Materials: Vinyl framed sliding window noted. Observations: ✖ • Appeared in functional and in satisfactory condition, at time of inspection.
Kitchen Page 13 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. Appliances are test only for operation. To see if they turn on and off. For a more in depth inspection recommend contacting a appliance repair contractor. 1. Cabinets Satisfa Margin Poor None ctory al Observations: • Appeared functional and in satisfactory condition, at time of inspection. ✖ 2. Counters Satisfa Margin ctory al
Poor
None
✖
Observations: • There is normal wear noted for the age of the counter tops.
3. Ceiling Condition Satisfa Margin Poor None ctory al Materials: There are wood plank ceilings noted. Observations: ✖ • Appeared in functional and in satisfactory condition, at time of inspection. 4. Wall Condition Satisfa Margin ctory al
Poor
None
✖
Materials: The walls are clad in wood plank material. Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
5. Floor Condition Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared to be in satisfactory condition at time of inspection.
6. Window Condition Satisfa Margin Poor None ctory al Materials: Vinyl framed sliding window noted. Observations: ✖ • Appeared in functional and in satisfactory condition, at time of inspection. 7. Dishwasher Satisfa Margin ctory al
✖
Poor
None
Observations: • The dishwasher appears to be an older unit, and may have reached the end of its useful life. • No loop in drain line.
Page 14 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
No loop in drain line. 8. Oven & Range Satisfa Margin ctory al
Poor
None
Poor
None
✖
Observations: • All heating elements operated when tested.
9. Sinks Satisfa Margin ctory al
✖
Observations: • Appeared in functional and in satisfactory condition with no leaks noted, at time of inspection.
10. Vent Condition Satisfa Margin Poor None ctory al Materials: Recirculating Observations: ✖ • Appeared in functional and in satisfactory condition, at time of inspection. 11. Plumbing Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
12. Electrical Satisfa Margin ctory al
Poor
None
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection unless noted.
13. GFCI Satisfa Margin ctory al
✖
Observations: • No GFCI protection present, suggest installing GFCI protected receptacles for safety.
Page 15 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
No GFCI protection present, suggest installing GFCI protected receptacles for safety.
Laundry 1. Cabinets Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared functional and in satisfactory condition, at time of inspection.
2. Ceiling Condition Satisfa Margin Poor None ctory al Materials: There are drywall ceilings noted. Observations: ✖ • Appeared in functional and in satisfactory condition, at time of inspection. 3. Wall Condition Satisfa Margin ctory al
Poor
None
✖
Materials: Drywall walls noted. Observations: • Appeared in functional and in satisfactory condition, at time of inspection. • Some areas not accessible due to stored personal items.
4. Floor Condition Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
5. Dryer Vent Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
6. Electrical Satisfa Margin ctory al
✖
Poor
None
Observations: • Some outlets not accessible due to furniture and or stored personal items. • The majority of grounded receptacles , were tested and found to be wired correctly. • Appeared in functional and in satisfactory condition, at time of inspection.
Page 16 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
7. GFCI Satisfa Margin ctory al
Poor
None
✖
Observations: • GFCI tested and functioned properly
8. Exhaust Fan Satisfa Margin ctory al
Poor
None
Poor
None
✖
Observations: • The exhaust fan was operated and no issues were found.
9. Doors Satisfa Margin ctory al
✖
Observations: • No major system safety or function concerns noted at time of inspection.
Water Heater 1. Water Heater Condition Satisfa Margin Poor None ctory al Heater Type: Electric Location: The heater is located in the laundry room. ✖ Observations: • The extension at the water heater relief valve is missing. This is a potential scalding concern as water can discharge improperly. Recommend installing the proper type of relief extension to discharge within 6" from the floor. 2. TPRV Satisfa Margin ctory al
Poor
✖
None
Observations: • There is no TPR valve present on this water heater. This is a serious safety concern and needs to be corrected at once. We recommend contacting a licensed plumber to install a proper valve.
There is no TPR valve present on this water heater. This is a serious safety concern and needs to be corrected at once. We recommend contacting a licensed plumber to install a proper valve. 3. Number Of Gallons Satisfa Margin Poor None ctory al Observations: • 50 gallons ✖ Page 17 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
4. Plumbing Satisfa Margin ctory al
Poor
None
✖
Materials: Copper Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
5. Strapping Satisfa Margin ctory al
Poor
None
✖
Observations: • The water heater is not strapped.
Electrical 1. Electrical Panel Satisfa Margin ctory al
Poor
None
✖
Location: Main Location: laundry room Observations: • Neutral(white) wire may be possibly being used as a positive(Black) wire. Recommend further evaluation/repairs by licensed electrician.
Neutral(white) wire may be possibly being used as a positive(Black) wire. Recommend further evaluation/repairs by licensed electrician. 2. Main Amp Breaker Satisfa Margin Poor None ctory al Observations: • 200 amp ✖ 3. Breakers Satisfa Margin ctory al
Poor
None
✖
Materials: Copper non-metallic sheathed cable noted. Observations: • GFCI breaker noted.
Attic 1. Access Satisfa Margin ctory al
✖
Poor
None
Observations: • Scuttle Hole located in: Laundry Room • Appeared functional - with batt insulation over hatch door. Page 18 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
2. Structure Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
Appeared in functional and in satisfactory condition, at time of inspection. 3. Ventilation Satisfa Margin ctory al
Poor
None
✖
Observations: • Under eave soffit inlet vents noted. • Ridge exhaust venting noted. • Turbine Vents noted.
Slight moisture damage was noted at laundry room fan vent at time of inspection. Recomend futher evaluation/repairs by licensed roofing contractor. 4. Vent Screens Satisfa Margin ctory al
✖
Poor
None
Observations: • Vent screens noted as functional.
Page 19 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
5. Duct Work Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
6. Electrical Satisfa Margin ctory al
Poor
None
✖
Observations: • No defects were noted at time of inspection.
7. Attic Plumbing Satisfa Margin ctory al
Poor
None
✖
Observations: • ABS plumbing vents
8. Insulation Condition Satisfa Margin Poor None ctory al Materials: Fiberglass batts with kraft paper facing noted. Observations: ✖ • Insulation appears adequate. 9. Chimney Satisfa Margin ctory al
Poor
None
✖
Observations: • Double wall metal B-Vent pipe noted. • Appeared in functional and in satisfactory condition, at time of inspection.
10. Exhaust Vent Satisfa Margin ctory al
Poor
None
✖
Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person.
Page 20 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
1. Heater Condition Satisfa Margin Poor None ctory al Materials: The furnace is located in the laundry room Materials: Electric forced hot air. ✖ Observations: • Heat pump was tested using normal operating controls. Unit appeared to operate properly at time of inspection. As with all mechanical equipment, the unit may fail at anytime without warning. Inspectors cannot determine future failures. A heat pump is basically a compressor-cycle air conditioning system that can operate in reverse. As long as the unit is functioning properly in either the heating or cooling mode, it is an indication that the major components (compressor, fans, and coils) are operational. Adequate air flow is important to the efficiency of these units; the filter should be kept clean as with air conditioners. If a detailed evaluation of the heating or cooling capacity of these units is desired, a licensed HVAC contractor should be consulted prior to closing. • Unable to inspect heat exchanger due to closed system. • Electric Furnace: Last service date is over one year ago, or is unable to be determined. Although this unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. Furnace specialists recommend a complete inspection and cleaning annually; consider having unit inspected by certified HVAC technician annually. 2. Enclosure Satisfa Margin ctory al
Poor
None
✖
Observations: • Concealed due to high efficiency furnace design.
3. Refrigerant Lines Satisfa Margin Poor None ctory al Observations: • Appeared in functional and in satisfactory condition, at time of inspection. ✖ 4. AC Compress Condition Satisfa Margin Poor None ctory al Compressor Type: Electric Location: The compressor is located on the exterior grounds. ✖ Observations: • Appeared functional at the time of inspection. 5. Air Supply Satisfa Margin ctory al
Poor
None
✖ 6. Thermostats Satisfa Margin ctory al
✖
Poor
None
Observations: • Functional at the time of inspection.
Foundation 1. Foundation Perimeter Satisfa Margin Poor None ctory al Observations: • Shrinkage cracking noted. This cracking is common and usually no reason for ✖ concern. Recommend monitoring and consultation with qualified contractor should condition worsen or if water intrusion occur. Page 21 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
2. Foundation Walls Satisfa Margin Poor None ctory al Observations: • Typical cracking noted. This cracking is common and usually no reason for ✖ concern. Recommend monitoring and consultation with qualified contractor should condition worsen or if water intrusion occur.
Typical cracking noted. This cracking is common and usually no reason for concern. Recommend monitoring and consultation with qualified contractor should condition worsen or if water intrusion occur. 3. Cripple Walls Satisfa Margin ctory al
Poor
None
✖
Observations: • Concrete block/wood piers support floor above.
4. Ventilation Satisfa Margin ctory al
Poor
None
✖ 5. Vent Screens Satisfa Margin ctory al
Poor
None
✖ 6. Access Panel Satisfa Margin ctory al
✖
Poor
None
Observations: • The foundation access panel installed and functional during the inspection.
7. Post and Girders Satisfa Margin Poor None ctory al Observations: • Concrete block/wood piers support floor above. ✖
Page 22 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
8. Foundation Electrical Satisfa Margin Poor None ctory al Observations: • All wiring should be properly secured to the framing. ✖ • Open splices were observed. This is a "Safety Concern". Whenever an electric wire is cut and reconnected, the "splice" should be encased in a covered "junction box" to prevent shocks and separation of the splice. Client is advised to consult with a licensed electrician for repairs/replacement as needed to ensure safety.
Open splices were observed. This is a "Safety Concern". Whenever an electric wire is cut and reconnected, the "splice" should be encased in a covered "junction box" to prevent shocks and separation of the splice. Client is advised to consult with a licensed electrician for repairs/replacement as needed to ensure safety.
All wiring should be properly secured to the framing.
9. Foundation Plumbing Satisfa Margin Poor None ctory al Observations: • 1 inch Copper ✖ • Acrylonitrile-Butadiene-Stryrene "ABS" waste and vent pipes noted. • Not fully visible for inspection due to insulation/limited view of material. • Appeared in functional and in satisfactory condition with no leaks noted, at time of inspection. 10. Ducting Satisfa Margin ctory al
✖
Poor
None
Observations: • No deficiencies were observed at the visible portions of the structural components of the home.
Page 23 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
Glossary
Glossary Term
Definition
ABS
Acronym for acrylonitrile butadiene styrene; rigid black plastic pipe used only for drain lines. 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. The thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressurerelief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200° F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves
GFCI
TPR Valve
Page 24 of 24
Next Level Home Inspections LLC Property Inspection Report
123 Anywhere St, Grants Pass , OR 97526 Inspection prepared for: John Doe Date of Inspection: 10/4/2017 Time: 2:00 PM - 4:00PM Size: 1200 sqft Weather: sunny
Inspector: Jared Perry License # 1994 491 Oxyoke Rd , Grants Pass , OR 97526 Phone: 541-761-7031 Email: [email protected]
This report is intended only for the use of the person purchasing the inspection services. no there person,including a purchaser of the inspected property who did not purchase the inspection services,may rely upon any representation made in the report.
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
INTRODUCTION: We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. All components designed for inspection in the interNACHi standard of practice are inspected, except as may be noted in the limitations of the inspection section with in the report. It is the goal of the inspection to put a homebuyer in a better position to make a buying decision. Not all improvements will be identified during the inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind. Please refer to the pre-inspection contract for a full explanation of the scope of the inspection. Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. interNACHI STANDARD OF PRACTICE: https://www.nachi.org/sop.htm
What We Inspect: A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, prior to the inspection process. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection and not the prediction of future conditions. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection. A material defect is a condition with a residential real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect. An Inspection report shall describe and identify in written format the inspected systems, structures, and components of the dwelling and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required.
Page 1 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
Report Summary
Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense to correct or items I would like to draw extra attention to. Any water leaks/caulk deterioration may cause future damage if not delt with immediately. Inspector is not liable for this damage. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Grounds Page 5 Item: 6 Stairs & Handrail • Unstable railings are present. • Spindle spacing exceeds the 4 inch spacing which is considered safe by today’s child safety standards. Exterior Areas Page 6 Item: 1 Doors • Rear exterior sliding door glass was broken at time of inspection. Please contact current owner and/or further evaluation/repairs by licensed glass contractor. Kitchen Page 15 Item: 13 GFCI • No GFCI protection present, suggest installing GFCI protected receptacles for safety. Water Heater Page 17 Item: 2 TPRV • There is no TPR valve present on this water heater. This is a serious safety concern and needs to be corrected at once. We recommend contacting a licensed plumber to install a proper valve. Electrical Page 18 Item: 1 Electrical Panel • Neutral(white) wire may be possibly being used as a positive(Black) wire. Recommend further evaluation/repairs by licensed electrician. Foundation Page 23 Item: 8 Foundation • Open splices were observed. This is a "Safety Concern". Electrical Whenever an electric wire is cut and reconnected, the "splice" should be encased in a covered "junction box" to prevent shocks and separation of the splice. Client is advised to consult with a licensed electrician for repairs/replacement as needed to ensure safety.
Page 2 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
Inspection Details 1. Attendance In Attendance: Client present • Buyer Agent present 2. Home Type Home Type: Single Family Home 3. Occupancy Occupancy: Occupied - Furnished: Heavy volume of personal and household items observed.
Grounds 1. Driveway and Walkway Condition Satisfa Margin Poor None ctory al Materials: Block / Brick sidewalk noted. Observations: ✖ • Walkways were in satisfactory condition at time of inspection.
Walkways were in satisfactory condition at time of inspection. 2. Grading Satisfa Margin ctory al
✖
Poor
None
Observations: • No major system safety or function concerns noted at time of inspection. • The exterior drainage is generally away from foundation. • There are some low spots along the foundation. Recommend adding additional backfill to create the proper slope away from the house to allow for effective drainage.
3. Vegetation Observations Satisfa Margin Poor None ctory al Observations: • Maintenance Tip: When landscaping, keep plants, even at full growth, at least a ✖ foot (preferably 18 inches) from house siding and windows. Keep trees away from foundation and roof. Plants in contact or proximity to home can provide pathways for wood destroying insects, as well as abrade and damage siding, screens and roofs. Page 3 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
Maintenance Tip: When landscaping, keep plants, even at full growth, at least a foot (preferably 18 inches) from house siding and windows. Keep trees away from foundation and roof. Plants in contact or proximity to home can provide pathways for wood destroying insects, as well as abrade and damage siding, screens and roofs. 4. Gutter Satisfa Margin ctory al
✖
Poor
None
Observations: • Gutters were in satisfactory condition at time of inspection.
5. Patio and Porch Deck Satisfa Margin Poor None ctory al Observations: • MAINTENANCE: Whether treated or not, it is important to keep a wood deck ✖ surface free of all forms of fungal growth and debris that retains moisture and will cause the deck to eventually rot. Recommend cleaning and resealing the deck annually. Finally, a wood deck should be recoated with a high quality deck sealant. • Clean and Seal Deck: Recommend cleaning deck and treating with a waterproof sealant claiming to waterproof, block ultraviolet light, and stop mildew. • Loose fasteners were observed. Review all fasteners and secure as needed.
Improper fasteners/slight moisture damaged noted around deck.
Page 4 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
6. Stairs & Handrail Satisfa Margin Poor None ctory al Observations: • Unstable railings are present. ✖ • Spindle spacing exceeds the 4 inch spacing which is considered safe by today’s child safety standards.
Spindle spacing exceeds the 4 inch spacing which is considered safe by today’s child safety standards.
Unstable railings are present.
Spindle spacing exceeds the 4 inch spacing which is considered safe by today’s child safety standards. 7. Grounds Electrical Satisfa Margin Poor None ctory al Observations: • GFCI outlets were in satisfactory condition at time of inspection. ✖ 8. GFCI Satisfa Margin ctory al
✖
Poor
None
Observations: • GFCI receptacles are in good condition.
Page 5 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
9. Exterior Faucet Condition Satisfa Margin Poor None ctory al Observations: • Appears Functional. ✖ 10. Patio and Porch Condition Satisfa Margin Poor None ctory al Materials: Asphalt shingles noted. Observations: ✖ • Flashing appears inadequate; see photo. • Moss on roof. This can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss during its growing season (wet months) with a moss killer. For information on various moss treatment products and their pros and cons, visit http://bryophytes.science.oregonstate.edu/page24.htm.
Flashing appears inadequate. Recommand drip Slight water damage was noted underneath front edge flashing be added to perimeter of front deck deck cover at time of inspection due to missing cover. drip edge flashing.
Exterior Areas 1. Doors Satisfa Margin ctory al
✖
Poor
None
Observations: • Appeared in functional and in satisfactory condition, at time of inspection. • Rear exterior sliding door glass was broken at time of inspection. Please contact current owner and/or further evaluation/repairs by licensed glass contractor.
Page 6 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
Rear exterior sliding door glass was broken at time of inspection. Please contact current owner and/or further evaluation/repairs by licensed glass contractor. 2. Window Condition Satisfa Margin Poor None ctory al Observations: • Suggest caulking around doors and windows as necessary. ✖
Suggest caulking around doors and windows as necessary. 3. Siding Condition Satisfa Margin Poor None ctory al Materials: Painted wood siding ✖ Observations: • No major system safety or function concerns noted at time of inspection. • Caulk and seal all gaps, cracks and openings. 4. Eaves & Facia Satisfa Margin ctory al
✖
Poor
None
Observations: • Soffits at the home appeared to be in serviceable condition at the time of the inspection. Page 7 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
5. Exterior Paint Satisfa Margin ctory al
Poor
None
✖
Observations: • Suggest caulking around doors and windows as necessary.
Please refer to the sellers disclosure in reference to the roof systems age,condition,prior problems,ETC. Only the property owner would have accurate knowledge of this information. The roofs age cannot be determined by the inspector. This inspection is not a warranty against future roof leaks. Even a roof that appears to be in good functional condition my leak under certain circumstances. Inspector does not take responsibility for a roof leak that happens in the future. This inspection is not a warranty or guarantee of the condition of the roof systems.
Roof 1. Roof Condition Satisfa Margin ctory al
Poor
None
✖
Materials: Home inspector walked the roof at time of inspection. Materials: Asphalt shingles noted. Observations: • Moss on roof. This can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss during its growing season (wet months) with a moss killer. For information on various moss treatment products and their pros and cons, visit http://bryophytes.science.oregonstate.edu/page24.htm.
2. Flashing Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
3. Chimney Satisfa Margin ctory al
Poor
None
✖
Observations: • No major system safety or function concerns noted at time of inspection.
4. Spark Arrestor Satisfa Margin ctory al
✖
Poor
None
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
Page 8 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
5. Vent Caps Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
6. Plumbing Boots Satisfa Margin Poor None ctory al Observations: • Plumbing vent boot was showing signs of cracking and deterioration. ✖ Recommend further evaluation/repair by licensed roofing contractor.
Plumbing vent boot was showing signs of cracking and deterioration. Recommend further evaluation/repair by licensed roofing contractor.
Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing. 1. Ceiling Fans Satisfa Margin Poor None ctory al Observations: • Operated normally when tested, at time of inspection. ✖ 2. Closets Satisfa Margin ctory al
Poor
None
✖
Observations: • The closet is in serviceable condition.
3. Door Bell Satisfa Margin ctory al
Poor
✖
None
Observations: • The inspector was not able to operate the doorbell.
Page 9 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
4. Doors Satisfa Margin ctory al
Poor
None
✖
Observations: • Door bell is not functional.
5. Ceiling Condition Satisfa Margin Poor None ctory al Materials: There are wood plank ceilings noted. Observations: ✖ • Appeared in functional and in satisfactory condition, at time of inspection. 6. Wall Condition Satisfa Margin ctory al
Poor
None
✖
Materials: The walls are clad in wood plank material. Observations: • walls were in satisfactory condition at time of inspection with typical cracking noted.
7. Window Condition Satisfa Margin Poor None ctory al Materials: Vinyl framed sliding window noted. Observations: ✖ • Operated windows appeared functional, at time of inspection 8. Electrical Satisfa Margin ctory al
Poor
None
✖
Observations: • Electrical outlets and switches were tested at time of inspection and were in satisfactory condition at time of inspection unless noted. • Some outlets not accessible due to furniture and or stored personal items.
9. Smoke Detectors Satisfa Margin Poor None ctory al Observations: • MAINTENANCE: Periodic testing and changing batteries yearly to ensure ✖ proper Smoke Alarm operation is required. 10. Screen Doors Satisfa Margin ctory al
Poor
None
✖
Observations: • Sliding door screen is functional.
11. Fireplace Satisfa Margin ctory al
✖
Poor
None
Observations: • Damper was opened and closed several times.
Bedrooms The main area of inspection in the bedrooms is the structural system. This means that all walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Personal items in the bedroom may prevent all areas to be inspected as the inspector will not move personal items. 1. Locations Locations: Master#1 • Guest #1
Page 10 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
2. Ceiling Fans Satisfa Margin ctory al
Poor
None
✖
Observations: • Operated normally when tested, at time of inspection.
3. Closets Satisfa Margin ctory al
Poor
None
Poor
None
✖
Observations: • The closet is in serviceable condition.
4. Doors Satisfa Margin ctory al
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
5. Wall Condition Satisfa Margin ctory al
Poor
None
✖
Materials: The walls are clad in wood plank material. Observations: • Some areas not accessible due to stored personal items. • Appeared in functional and in satisfactory condition, at time of inspection.
6. Ceiling Condition Satisfa Margin Poor None ctory al Materials: There are wood plank ceilings noted. Observations: ✖ • Appeared in functional and in satisfactory condition, at time of inspection. 7. Floor Condition Satisfa Margin ctory al
Poor
None
✖
Flooring Types: Carpet is noted. Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
8. Electrical Satisfa Margin ctory al
Poor
None
✖
Observations: • Some outlets not accessible due to furniture and or stored personal items. • Appeared in functional and in satisfactory condition, at time of inspection.
9. Fireplace Satisfa Margin ctory al
✖
Poor
None
Materials: Living Room Materials: Free standing style wood burning stove noted. Observations: • Damper was opened and closed several times. • Recommend flue be inspected and cleaned annually for safety
10. Smoke Detectors Satisfa Margin Poor None ctory al Observations: • The smoke detectors were not tested at time of inspection. ✖ • After 5 years of operation, CARBON MONOXIDE detectors should be replaced, because they wear out. 11. Window Condition Satisfa Margin Poor None ctory al Materials: Vinyl framed sliding window noted. Observations: ✖ • The windows that were tested, are functional. Page 11 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to look over. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring..Any caulk maintenance noted at time of inspection should be delt with immediately to prevent further damage. If further damage occurs after inspection the inspector is not liable. 1. Locations Locations: Master Bathroom • Guest bathroom 2. Cabinets Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
3. Ceiling Condition Satisfa Margin Poor None ctory al Materials: There are drywall ceilings noted. Observations: ✖ • Appeared in functional and in satisfactory condition, at time of inspection. 4. Floor Condition Satisfa Margin ctory al
Poor
None
✖
Materials: Floating laminate type flooring noted. Observations: • Floor was in satisfactory condition at time of inspection.
5. Counters Satisfa Margin ctory al
Poor
None
Poor
None
✖
Observations: • There is normal wear noted for the age of the counter tops.
6. Doors Satisfa Margin ctory al
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
7. Electrical Satisfa Margin ctory al
Poor
None
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection. • GFCI protection is provided to all bathrooms. If tripped reset in master bathroom.
8. GFCI Satisfa Margin ctory al
✖
Observations: • GFCI in place and operational
9. Exhaust Fan Satisfa Margin ctory al
✖
Poor
None
Observations: • The bath fan was operated and no issues were found.
Page 12 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
10. Heating Satisfa Margin ctory al
Poor
None
✖
Observations: • Central heating and cooling noted in this room. At the time of the inspection, all appeared to be functioning and in serviceable condition.
11. Mirrors Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
12. Plumbing Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition with no leaks, at time of inspection.
13. Showers Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition with no leaks, at time of inspection.
14. Shower Walls Satisfa Margin ctory al
Poor
None
✖
Observations: • Fiberglass surround noted. • Recommend caulking maintenance as needed around perimeter.
15. Bath Tubs Satisfa Margin ctory al
Poor
None
Poor
None
✖
Observations: • Whirlpool • Whirlpool tub observed. Tub was filled to a level above the water jets and operated to check intake and jets. The tub was then drained to check for leaks and/or damage. Pump and supply lines were not completely visible or accessible. GFCI's were present and was tested. The items tested appeared to be in serviceable condition. If a more detailed report is desired, the client is advised to consult a licensed plumber for a complete review prior to closing.
16. Sinks Satisfa Margin ctory al
✖
Observations: • Appeared in functional and in satisfactory condition with no leaks, at time of inspection.
17. Toilets Satisfa Margin ctory al
✖
Poor
None
Observations: • 0bserved as functional and in good visual condition.
18. Window Condition Satisfa Margin Poor None ctory al Materials: Vinyl framed sliding window noted. Observations: ✖ • Appeared in functional and in satisfactory condition, at time of inspection.
Kitchen Page 13 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. Appliances are test only for operation. To see if they turn on and off. For a more in depth inspection recommend contacting a appliance repair contractor. 1. Cabinets Satisfa Margin Poor None ctory al Observations: • Appeared functional and in satisfactory condition, at time of inspection. ✖ 2. Counters Satisfa Margin ctory al
Poor
None
✖
Observations: • There is normal wear noted for the age of the counter tops.
3. Ceiling Condition Satisfa Margin Poor None ctory al Materials: There are wood plank ceilings noted. Observations: ✖ • Appeared in functional and in satisfactory condition, at time of inspection. 4. Wall Condition Satisfa Margin ctory al
Poor
None
✖
Materials: The walls are clad in wood plank material. Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
5. Floor Condition Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared to be in satisfactory condition at time of inspection.
6. Window Condition Satisfa Margin Poor None ctory al Materials: Vinyl framed sliding window noted. Observations: ✖ • Appeared in functional and in satisfactory condition, at time of inspection. 7. Dishwasher Satisfa Margin ctory al
✖
Poor
None
Observations: • The dishwasher appears to be an older unit, and may have reached the end of its useful life. • No loop in drain line.
Page 14 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
No loop in drain line. 8. Oven & Range Satisfa Margin ctory al
Poor
None
Poor
None
✖
Observations: • All heating elements operated when tested.
9. Sinks Satisfa Margin ctory al
✖
Observations: • Appeared in functional and in satisfactory condition with no leaks noted, at time of inspection.
10. Vent Condition Satisfa Margin Poor None ctory al Materials: Recirculating Observations: ✖ • Appeared in functional and in satisfactory condition, at time of inspection. 11. Plumbing Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
12. Electrical Satisfa Margin ctory al
Poor
None
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection unless noted.
13. GFCI Satisfa Margin ctory al
✖
Observations: • No GFCI protection present, suggest installing GFCI protected receptacles for safety.
Page 15 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
No GFCI protection present, suggest installing GFCI protected receptacles for safety.
Laundry 1. Cabinets Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared functional and in satisfactory condition, at time of inspection.
2. Ceiling Condition Satisfa Margin Poor None ctory al Materials: There are drywall ceilings noted. Observations: ✖ • Appeared in functional and in satisfactory condition, at time of inspection. 3. Wall Condition Satisfa Margin ctory al
Poor
None
✖
Materials: Drywall walls noted. Observations: • Appeared in functional and in satisfactory condition, at time of inspection. • Some areas not accessible due to stored personal items.
4. Floor Condition Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
5. Dryer Vent Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
6. Electrical Satisfa Margin ctory al
✖
Poor
None
Observations: • Some outlets not accessible due to furniture and or stored personal items. • The majority of grounded receptacles , were tested and found to be wired correctly. • Appeared in functional and in satisfactory condition, at time of inspection.
Page 16 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
7. GFCI Satisfa Margin ctory al
Poor
None
✖
Observations: • GFCI tested and functioned properly
8. Exhaust Fan Satisfa Margin ctory al
Poor
None
Poor
None
✖
Observations: • The exhaust fan was operated and no issues were found.
9. Doors Satisfa Margin ctory al
✖
Observations: • No major system safety or function concerns noted at time of inspection.
Water Heater 1. Water Heater Condition Satisfa Margin Poor None ctory al Heater Type: Electric Location: The heater is located in the laundry room. ✖ Observations: • The extension at the water heater relief valve is missing. This is a potential scalding concern as water can discharge improperly. Recommend installing the proper type of relief extension to discharge within 6" from the floor. 2. TPRV Satisfa Margin ctory al
Poor
✖
None
Observations: • There is no TPR valve present on this water heater. This is a serious safety concern and needs to be corrected at once. We recommend contacting a licensed plumber to install a proper valve.
There is no TPR valve present on this water heater. This is a serious safety concern and needs to be corrected at once. We recommend contacting a licensed plumber to install a proper valve. 3. Number Of Gallons Satisfa Margin Poor None ctory al Observations: • 50 gallons ✖ Page 17 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
4. Plumbing Satisfa Margin ctory al
Poor
None
✖
Materials: Copper Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
5. Strapping Satisfa Margin ctory al
Poor
None
✖
Observations: • The water heater is not strapped.
Electrical 1. Electrical Panel Satisfa Margin ctory al
Poor
None
✖
Location: Main Location: laundry room Observations: • Neutral(white) wire may be possibly being used as a positive(Black) wire. Recommend further evaluation/repairs by licensed electrician.
Neutral(white) wire may be possibly being used as a positive(Black) wire. Recommend further evaluation/repairs by licensed electrician. 2. Main Amp Breaker Satisfa Margin Poor None ctory al Observations: • 200 amp ✖ 3. Breakers Satisfa Margin ctory al
Poor
None
✖
Materials: Copper non-metallic sheathed cable noted. Observations: • GFCI breaker noted.
Attic 1. Access Satisfa Margin ctory al
✖
Poor
None
Observations: • Scuttle Hole located in: Laundry Room • Appeared functional - with batt insulation over hatch door. Page 18 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
2. Structure Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
Appeared in functional and in satisfactory condition, at time of inspection. 3. Ventilation Satisfa Margin ctory al
Poor
None
✖
Observations: • Under eave soffit inlet vents noted. • Ridge exhaust venting noted. • Turbine Vents noted.
Slight moisture damage was noted at laundry room fan vent at time of inspection. Recomend futher evaluation/repairs by licensed roofing contractor. 4. Vent Screens Satisfa Margin ctory al
✖
Poor
None
Observations: • Vent screens noted as functional.
Page 19 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
5. Duct Work Satisfa Margin ctory al
Poor
None
✖
Observations: • Appeared in functional and in satisfactory condition, at time of inspection.
6. Electrical Satisfa Margin ctory al
Poor
None
✖
Observations: • No defects were noted at time of inspection.
7. Attic Plumbing Satisfa Margin ctory al
Poor
None
✖
Observations: • ABS plumbing vents
8. Insulation Condition Satisfa Margin Poor None ctory al Materials: Fiberglass batts with kraft paper facing noted. Observations: ✖ • Insulation appears adequate. 9. Chimney Satisfa Margin ctory al
Poor
None
✖
Observations: • Double wall metal B-Vent pipe noted. • Appeared in functional and in satisfactory condition, at time of inspection.
10. Exhaust Vent Satisfa Margin ctory al
Poor
None
✖
Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person.
Page 20 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
1. Heater Condition Satisfa Margin Poor None ctory al Materials: The furnace is located in the laundry room Materials: Electric forced hot air. ✖ Observations: • Heat pump was tested using normal operating controls. Unit appeared to operate properly at time of inspection. As with all mechanical equipment, the unit may fail at anytime without warning. Inspectors cannot determine future failures. A heat pump is basically a compressor-cycle air conditioning system that can operate in reverse. As long as the unit is functioning properly in either the heating or cooling mode, it is an indication that the major components (compressor, fans, and coils) are operational. Adequate air flow is important to the efficiency of these units; the filter should be kept clean as with air conditioners. If a detailed evaluation of the heating or cooling capacity of these units is desired, a licensed HVAC contractor should be consulted prior to closing. • Unable to inspect heat exchanger due to closed system. • Electric Furnace: Last service date is over one year ago, or is unable to be determined. Although this unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. Furnace specialists recommend a complete inspection and cleaning annually; consider having unit inspected by certified HVAC technician annually. 2. Enclosure Satisfa Margin ctory al
Poor
None
✖
Observations: • Concealed due to high efficiency furnace design.
3. Refrigerant Lines Satisfa Margin Poor None ctory al Observations: • Appeared in functional and in satisfactory condition, at time of inspection. ✖ 4. AC Compress Condition Satisfa Margin Poor None ctory al Compressor Type: Electric Location: The compressor is located on the exterior grounds. ✖ Observations: • Appeared functional at the time of inspection. 5. Air Supply Satisfa Margin ctory al
Poor
None
✖ 6. Thermostats Satisfa Margin ctory al
✖
Poor
None
Observations: • Functional at the time of inspection.
Foundation 1. Foundation Perimeter Satisfa Margin Poor None ctory al Observations: • Shrinkage cracking noted. This cracking is common and usually no reason for ✖ concern. Recommend monitoring and consultation with qualified contractor should condition worsen or if water intrusion occur. Page 21 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
2. Foundation Walls Satisfa Margin Poor None ctory al Observations: • Typical cracking noted. This cracking is common and usually no reason for ✖ concern. Recommend monitoring and consultation with qualified contractor should condition worsen or if water intrusion occur.
Typical cracking noted. This cracking is common and usually no reason for concern. Recommend monitoring and consultation with qualified contractor should condition worsen or if water intrusion occur. 3. Cripple Walls Satisfa Margin ctory al
Poor
None
✖
Observations: • Concrete block/wood piers support floor above.
4. Ventilation Satisfa Margin ctory al
Poor
None
✖ 5. Vent Screens Satisfa Margin ctory al
Poor
None
✖ 6. Access Panel Satisfa Margin ctory al
✖
Poor
None
Observations: • The foundation access panel installed and functional during the inspection.
7. Post and Girders Satisfa Margin Poor None ctory al Observations: • Concrete block/wood piers support floor above. ✖
Page 22 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
8. Foundation Electrical Satisfa Margin Poor None ctory al Observations: • All wiring should be properly secured to the framing. ✖ • Open splices were observed. This is a "Safety Concern". Whenever an electric wire is cut and reconnected, the "splice" should be encased in a covered "junction box" to prevent shocks and separation of the splice. Client is advised to consult with a licensed electrician for repairs/replacement as needed to ensure safety.
Open splices were observed. This is a "Safety Concern". Whenever an electric wire is cut and reconnected, the "splice" should be encased in a covered "junction box" to prevent shocks and separation of the splice. Client is advised to consult with a licensed electrician for repairs/replacement as needed to ensure safety.
All wiring should be properly secured to the framing.
9. Foundation Plumbing Satisfa Margin Poor None ctory al Observations: • 1 inch Copper ✖ • Acrylonitrile-Butadiene-Stryrene "ABS" waste and vent pipes noted. • Not fully visible for inspection due to insulation/limited view of material. • Appeared in functional and in satisfactory condition with no leaks noted, at time of inspection. 10. Ducting Satisfa Margin ctory al
✖
Poor
None
Observations: • No deficiencies were observed at the visible portions of the structural components of the home.
Page 23 of 24
Next Level Home Inspections LLC
123 Anywhere St, Grants Pass , OR
Glossary
Glossary Term
Definition
ABS
Acronym for acrylonitrile butadiene styrene; rigid black plastic pipe used only for drain lines. 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. The thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressurerelief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200° F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves
GFCI
TPR Valve
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