Inspection Report

Mr. Joe Smith

Property Address:
123 Dream Home Blvd
Louisville KY 40241

ABI Home Services, LLC

Ben Hendricks KY-HI-3039
6407 Bardstown Rd. Suite 113
Louisville, KY 40291
502.938.5190

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Date: 7/5/2010 Time: 08:00 AM Report ID: sample
Property:
123 Dream Home Blvd
Louisville KY 40241
 Customer:
Mr. Joe Smith		 Real Estate Professional:

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

Safety (S) = I visually observed a condition in the home that may pose a safety risk or hazardous condition. These conditions should be rectified before occupying the home.


NOTICE: This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report.

Standards of Practice:
NAHI National Association of Home Inspectors

In Attendance:
Customer and their agent

Type of building:
Single Family (2 story)
Approximate age of building:
Under 10 Years

Temperature:
Below 65

Weather:
Cloudy
Ground/Soil surface condition:
Damp

Rain in last 3 days:
Yes

Radon Test:
No
Water Test:
No

Rough size of home (SQ FT):
3600

 
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1.  Roofing
The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

Styles & Materials
Roof Covering:
3-Tab fiberglass
Viewed roof covering from:
Ladder
Walked roof
Sky Light(s):
None
Chimney (exterior):
N/A
  
Inspection Items
1.0 ROOF COVERINGS
 Comments: Repair or Replace
1.0 Picture 1 Missing Drip Edge

There is no drip edge installed on the outer edge of the wood sheathing.  Although damage to the wood was not present at the time of the inspection, a roof without drip edge installed on it can cause premature rot to the sheathing. Recommend installing drip edge on the roof sheathing to extend the life of it.

1.1 FLASHINGS
 Comments: Inspected
1.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS
 Comments: Repair or Replace
1.2 Picture 1 Plumbing Vent Pipe Boot

The plumbing vent pipe boot is raised up by what appears to be high winds.  You will want to correct this issue to prevent water from entering around the boot and leaking into the attic. 

1.3 ROOF DRAINAGE SYSTEMS (Gutters & Downspouts)
 Comments: Repair or Replace
1.3 Picture 1 Missing Splashblock

The downspout in the right rear side of the home is missing a splashblock.  You will want to install a properly angled splashblock to channel water away from the foundation.  This is  to keep water from building up along the foundation causing problems such as a leaking basement.  

The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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2.  Exterior
The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

Styles & Materials
Siding Style:
Lap
Siding Material:
Vinyl
Brick veneer
Exterior Entry Doors:
Wood
Appurtenance:
Deck with steps
Porch
Driveway:
Concrete
 
Inspection Items
2.0 WALL CLADDING FLASHING AND TRIM
 Comments: Repair or Replace
2.0 Picture 1 Loose siding

The vinyl siding on the upper left portion of the home has a loose piece that needs to be re-attached.

2.1 DOORS (Exterior)
 Comments: Repair or Replace
2.1 Picture 1 Soft wood at door jam

The front door sidelights have a small amount of soft wood at the bottom of the jam.  Proper repairs can be made now to resolve this issue and halt the need for future door jam replacement. 

2.2 WINDOWS
 Comments: Repair or Replace
2.2 Picture 1 Rotten woood around window
2.2 Picture 2
2.2 Picture 3

The rear windows casing and trim of the home around the deck have deteriorated.  There are several "soft" spots in the trim that need to be replaced.  Recommend having a qualified contractor make repairs as necessary.  Note: You may find more damaged wood while repairs are being done.   

2.3 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE RAILINGS
 Comments: Inspected
2.4 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
 Comments: Inspected
2.5 EAVES, SOFFITS AND FASCIAS
 Comments: Repair or Replace
2.5 Picture 1 Damaged soffit
2.5 Picture 2
2.5 Picture 3

The soffit on the front right corner of the home has deteriorated wood that needs to be replaced.  The gutter board, fascia, and rafter tips all show signs of water damage.  It appears the lack of drip edge allowed water to get behind the gutter board and pool inside the soffit box.  Over time this will cause the soffit to rot from the inside out.  Care must be taken when making the repairs to remove all rotten wood to ensure the rot will not spread.  

The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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3.  Garage

Styles & Materials
Garage Door Type:
Two automatic
Garage Door Material:
Metal
Auto-opener Manufacturer:
CHAMBERLAIN
Inspection Items
3.0 GARAGE CEILINGS
 Comments: Inspected
3.1 GARAGE WALLS (INCLUDING FIREWALL SEPARATION)
 Comments: Inspected
3.2 GARAGE FLOOR
 Comments: Inspected
3.3 GARAGE DOOR (S)
 Comments: Inspected
3.4 OCCUPANT DOOR FROM GARAGE TO INSIDE HOME
 Comments: Inspected
3.5 GARAGE DOOR OPERATORS
 Comments: Inspected
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4.  Interiors
The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

Styles & Materials
Ceiling Materials:
Drywall
Wall Material:
Drywall
Floor Covering(s):
Carpet
Hardwood T&G
Tile
Interior Doors:
Hollow core
Window Types:
Double-hung
Cabinetry:
Wood
Countertop:
Granite
  
Inspection Items
4.0 CEILINGS
 Comments: Inspected
4.1 WALLS
 Comments: Inspected
4.2 FLOORS
 Comments: Inspected
4.3 STEPS, STAIRWAYS, BALCONIES AND RAILINGS
 Comments: Inspected
4.4 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
 Comments: Inspected
4.5 DOORS (REPRESENTATIVE NUMBER)
 Comments: Inspected
4.6 WINDOWS (REPRESENTATIVE NUMBER)
 Comments: Inspected
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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5.  Structural Components
The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.

Styles & Materials
Method used to observe Crawlspace:
No crawlspace
Foundation:
Poured concrete
Floor Structure:
Engineered floor trusses
Wall Structure:
2 X 4 Wood
Columns or Piers:
Steel screw jacks
Ceiling Structure:
2X8
Roof Structure:
2 X 8 Rafters
Roof-Type:
Gable
Method used to observe attic:
Walked
Attic info:
Pull Down stairs
  
Inspection Items
5.0 FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)
 Comments: Inspected
5.1 WALLS (Structural)
 Comments: Inspected
5.2 COLUMNS OR PIERS
 Comments: Inspected
5.3 FLOORS (Structural)
 Comments: Repair or Replace
5.3 Picture 1 Rotten floor
5.3 Picture 2
5.3 Picture 3

The half bath toilet is leaking and has caused damage to the plywood substrate beneath it.   Repairs will need to be made to ensure spread of the rotten wood is eliminated. Recommend having a qualified contractor remove the toilet, make all necessary repairs to hardwood floor, plywood, and floor joist. Reset toilet with a new wax ring. 

5.4 CEILINGS (structural)
 Comments: Inspected
5.5 ROOF STRUCTURE AND ATTIC
 Comments: Inspected
The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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6.  Plumbing System
The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

Styles & Materials
Water Source:
Public
Water Filters:
None
Plumbing Water Supply (into home):
Copper
Plumbing Water Distribution (inside home):
Copper
Plumbing Waste:
PVC
Water Heater Power Source:
Gas (quick recovery)
Water Heater Capacity:
50 Gallon (2-3 people)
Manufacturer:
BRADFORD-WHITE
Water Heater Location:
Basement
Water Heater Age:
Under 10 Years
  
Inspection Items
6.0 PLUMBING DRAIN, WASTE AND VENT SYSTEMS
 Comments: Inspected
6.1 PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Comments: Inspected
6.2 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
 Comments: Repair or Replace
6.2 Picture 1 Water heater blanket

The water heater has an insulation blanket installed which may void it's warranty.  I recommend removing the blanket and checking with the manufacture to see if this is the case.    

6.3 MAIN WATER SHUT-OFF DEVICE (Describe location)
 Comments: Inspected

The main shut off is the red lever located on the front wall of the basement. This is for your information.

6.4 MAIN FUEL SHUT OFF (Describe Location)
 Comments: Inspected

The main fuel shut off is at gas meter outside

6.5 SUMP PUMP
 Comments: Inspected
6.6 TOILETS
 Comments: Repair or Replace

The hallway half bath toilet is leaking.  Please see #5 Structural Components for further remarks.  

6.7 SINKS
 Comments: Inspected
6.8 SHOWER STALLS
 Comments: Inspected
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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7.  Electrical System
The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

Styles & Materials
Electrical Service Conductors:
Below ground
Panel capacity:
200 AMP
Panel Type:
Circuit breakers
Electric Panel Manufacturer:
SQUARE D
Branch wire 15 and 20 AMP:
Copper
Wiring Methods:
Romex
Inspection Items
7.0 SERVICE ENTRANCE CONDUCTORS
 Comments: Not Present
7.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
 Comments: Inspected
7.2 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE
 Comments: Inspected
7.3 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
 Comments: Repair or Replace
7.3 Picture 1 Loose outlet

The outlet in the upstairs bathroom is loose in the box. This is more than likely caused by repeated use.  It may be necessary to replace the outlet all together if tightening the screws does not solve the problem.  

7.4 POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE
 Comments: Inspected
7.5 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
 Comments: Inspected
7.6 LOCATION OF MAIN AND DISTRIBUTION PANELS
 Comments: Inspected

The main panel box is located at the basement.

7.7 SMOKE DETECTORS
 Comments: Safety
In accordance with home inspection industry standards, we do not test smoke detectors. However, they are an important safety feature that must not be overlooked, and it is important to make sure that there are functional detectors installed at all required locations prior to occupying the premises.
7.8 CARBON MONOXIDE DETECTORS
 Comments: Safety
Because it is not unusual for a lengthy period of time to pass between the time the inspection took place and when the home is actually occupied, it is imperative that all carbon monoxide detectors, both battery and hardwired, be tested for safe and proper function prior to occupation of the premises.
The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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8.  Heating / Central Air Conditioning
The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

Styles & Materials
Heat Type:
Forced Air
Energy Source:
Gas
Number of Heat Systems (excluding wood):
One
Heat System Brand:
CARRIER
Ductwork:
Insulated
Non-insulated
Filter Type:
Disposable
Filter Size:
22x22
Types of Fireplaces:
Vented gas logs
Operable Fireplaces:
One
Number of Woodstoves:
None
Cooling Equipment Type:
Air conditioner unit
Cooling Equipment Energy Source:
Electricity
Central Air Manufacturer:
CARRIER
Number of AC Only Units:
One
 
Inspection Items
8.0 HEATING EQUIPMENT
 Comments: Inspected
8.1 NORMAL OPERATING CONTROLS
 Comments: Inspected
8.2 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Comments: Inspected
8.3 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM
 Comments: Inspected
8.4 CHIMNEYS, FLUES AND VENTS (for fireplaces, gas water heaters or heat systems)
 Comments: Inspected
8.5 GAS/LP FIRELOGS AND FIREPLACES
 Comments: Inspected
8.6 COOLING AND AIR HANDLER EQUIPMENT
 Comments: Repair or Replace
8.6 Picture 1 Leaking drain line
(1)

The A/C was not tested for proper operation due to the outside air temperature is 65 degrees or less. We did not inspect this unit(s).

The condensate line appears to be leaking or has leaked in the past.  There is a green patina  stain near the PVC condensate line.  It is unclear if the unit is still leaking or not.  I was not able to turn on the A/C due to a low outdoor temperature.  You will want to have this issue checked once the temperature outside has reached a constant level of 65 degrees or higher.  Repair as necessary.   


 

8.6 Picture 2
(2)

The insulation around the large suction line is deteriorated.  You may want to have the insulation repaired/replaced to improve the efficiency of the A/C unit.

8.7 NORMAL OPERATING CONTROLS
 Comments: Not Inspected
8.8 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM
 Comments: Inspected
The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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9.  Insulation and Ventilation
The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.

Styles & Materials
Attic Insulation:
Blown
Ventilation:
Soffit Vents
Passive
Exhaust Fans:
None
Dryer Power Source:
220 Electric
Dryer Vent:
Unknown
Floor System Insulation:
NONE
Inspection Items
9.0 INSULATION IN ATTIC
 Comments: Inspected
9.1 INSULATION UNDER FLOOR SYSTEM
 Comments: Not Present
9.2 VAPOR RETARDERS (ON GROUND IN CRAWLSPACE OR BASEMENT)
 Comments: Not Present
9.3 VENTILATION OF ATTIC AND FOUNDATION AREAS
 Comments: Inspected
9.4 VENTING SYSTEMS (Kitchens, baths and laundry)
 Comments: Inspected
9.5 VENTILATION FANS AND THERMOSTATIC CONTROLS (ATTIC)
 Comments: Not Present
The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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10.  Built-In Kitchen Appliances
The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

Styles & Materials
Dishwasher Brand:
GENERAL ELECTRIC
Disposer Brand:
GENERAL ELECTRIC
Exhaust/Range hood:
GENERAL ELECTRIC
Range/Oven:
GENERAL ELECTRIC
Built in Microwave:
GENERAL ELECTRIC
Trash Compactors:
NONE
Refrigerator:
GENERAL ELECTRIC
  
Inspection Items
10.0 DISHWASHER
 Comments: Inspected
10.1 RANGES/OVENS/COOKTOPS
 Comments: Inspected
10.2 RANGE HOOD
 Comments: Inspected
10.3 TRASH COMPACTOR
 Comments: Not Present
10.4 FOOD WASTE DISPOSER
 Comments: Inspected
10.5 MICROWAVE COOKING EQUIPMENT
 Comments: Inspected
The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To ABI Home Services, LLC
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General Summary


ABI Home Services, LLC

6407 Bardstown Rd. Suite 113
Louisville, KY 40291
502.938.5190

Customer
Mr. Joe Smith

Address
123 Dream Home Blvd
Louisville KY 40241

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

1.  Roofing
1.0   ROOF COVERINGS  
  Repair or Replace  
1.0 Picture 1 Missing Drip Edge

There is no drip edge installed on the outer edge of the wood sheathing.  Although damage to the wood was not present at the time of the inspection, a roof without drip edge installed on it can cause premature rot to the sheathing. Recommend installing drip edge on the roof sheathing to extend the life of it.

1.2   SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS  
  Repair or Replace  
1.2 Picture 1 Plumbing Vent Pipe Boot

The plumbing vent pipe boot is raised up by what appears to be high winds.  You will want to correct this issue to prevent water from entering around the boot and leaking into the attic. 
1.3   ROOF DRAINAGE SYSTEMS (Gutters & Downspouts)  
  Repair or Replace  
1.3 Picture 1 Missing Splashblock

The downspout in the right rear side of the home is missing a splashblock.  You will want to install a properly angled splashblock to channel water away from the foundation.  This is  to keep water from building up along the foundation causing problems such as a leaking basement.  


2.  Exterior
2.0   WALL CLADDING FLASHING AND TRIM  
  Repair or Replace  
2.0 Picture 1 Loose siding

The vinyl siding on the upper left portion of the home has a loose piece that needs to be re-attached.

2.1   DOORS (Exterior)  
  Repair or Replace  
2.1 Picture 1 Soft wood at door jam

The front door sidelights have a small amount of soft wood at the bottom of the jam.  Proper repairs can be made now to resolve this issue and halt the need for future door jam replacement. 

2.2   WINDOWS  
  Repair or Replace  
2.2 Picture 1 Rotten woood around window
2.2 Picture 2
2.2 Picture 3

The rear windows casing and trim of the home around the deck have deteriorated.  There are several "soft" spots in the trim that need to be replaced.  Recommend having a qualified contractor make repairs as necessary.  Note: You may find more damaged wood while repairs are being done.   
2.5   EAVES, SOFFITS AND FASCIAS  
  Repair or Replace  
2.5 Picture 1 Damaged soffit
2.5 Picture 2
2.5 Picture 3

The soffit on the front right corner of the home has deteriorated wood that needs to be replaced.  The gutter board, fascia, and rafter tips all show signs of water damage.  It appears the lack of drip edge allowed water to get behind the gutter board and pool inside the soffit box.  Over time this will cause the soffit to rot from the inside out.  Care must be taken when making the repairs to remove all rotten wood to ensure the rot will not spread.  

5.  Structural Components
5.3   FLOORS (Structural)  
  Repair or Replace  
5.3 Picture 1 Rotten floor
5.3 Picture 2
5.3 Picture 3

The half bath toilet is leaking and has caused damage to the plywood substrate beneath it.   Repairs will need to be made to ensure spread of the rotten wood is eliminated. Recommend having a qualified contractor remove the toilet, make all necessary repairs to hardwood floor, plywood, and floor joist. Reset toilet with a new wax ring. 


6.  Plumbing System
6.2   HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS  
  Repair or Replace  
6.2 Picture 1 Water heater blanket

The water heater has an insulation blanket installed which may void it's warranty.  I recommend removing the blanket and checking with the manufacture to see if this is the case.    

6.6   TOILETS  
  Repair or Replace  

The hallway half bath toilet is leaking.  Please see #5 Structural Components for further remarks.  

7.  Electrical System
7.3   CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)  
  Repair or Replace  
7.3 Picture 1 Loose outlet

The outlet in the upstairs bathroom is loose in the box. This is more than likely caused by repeated use.  It may be necessary to replace the outlet all together if tightening the screws does not solve the problem.  


8.  Heating / Central Air Conditioning
8.6   COOLING AND AIR HANDLER EQUIPMENT  
  Repair or Replace  
(1)
8.6 Picture 1 Leaking drain line

The A/C was not tested for proper operation due to the outside air temperature is 65 degrees or less. We did not inspect this unit(s).

The condensate line appears to be leaking or has leaked in the past.  There is a green patina  stain near the PVC condensate line.  It is unclear if the unit is still leaking or not.  I was not able to turn on the A/C due to a low outdoor temperature.  You will want to have this issue checked once the temperature outside has reached a constant level of 65 degrees or higher.  Repair as necessary.   


 

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.


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