Booth Home Inspections LLC · evaluations and repairs of any items listed. Although infrared thermal imaging is a far better diagnostic tool than the ... A home inspection is intended

Booth Home Inspections LLCYour Property Inspection ReportCover Page

12345 Smith Rd, Pocatello, ID 83201`Inspection prepared for: Joe Smith

Real Estate Agent: -

Date of Inspection: 2/17/2016 Time: 10:00 AM Age of Home: Built 2002 Size: 2,472 sq ft

Weather: 80 Degrees Sunny

Inspector: Brandon BoothNACHI#15053004

Pocatello, ID 83201Phone: (208) 760-0773

Email: [email protected]

Booth Home Inspections LLC 12345 Smith Rd, Pocatello, ID

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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 theinspection is completed and the report is delivered, we are still available to you for any questions you may have,throughout the entire closing process.-Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspection of the visible portionof 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 orrepair.-For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concernsand defects. Note that this report is a snapshot in time. We recommend that you or your representative carry outa final walk-through inspection immediately before closing to check the condition of the property, using thisreport as a guide.-Thermal images of moisture problems (if any) have been confirmed with a quality moisture meter and proper repairsshould only be done by a qualified professional. Moisture can be conductive to fungi, mold, decay and wood destroyinginsects that can't always be seen. Also remember that more repair items may be discovered during the process of furtherevaluations and repairs of any items listed. Although infrared thermal imaging is a far better diagnostic tool than thenaked eye, it does not guarantee 100% accuracy unless removal or destruction of components can be achieved tovalidate findings. Conditions may change and cause the apparent temperature readings revealed in thermal images to bedifferent at any given time.-A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for a fee, which is designedto identify observed material defects within specific components of said dwelling. Components may include anycombination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, asidentified 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 onobservation of the visible and apparent condition of the structure and its components on the date of the inspection andnot the prediction of future conditions. A home inspection will not reveal every concern that exists or ever could exist, butonly 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 adverseimpact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that astructural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structuralelement, 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 ofthe dwelling and shall identify material defects observed. Inspection reports may contain recommendations regardingconditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is notrequired.-A copy of Internachi Standards of Practice is available at: www.nachi.org/sop.htm These standards define the scope ofa home inspection. Clients sometimes assume that a home inspection will include many things that are beyond thescope. We encourage you to read the Internachi Standards of Practice so that you clearly understand what things areincluded in the home inspection and report.-This report has been prepared for your exclusive use, as our client. No use by third parties is intended. We will not beresponsible to any parties for the contents of the report, other than the party named herein. The report itself iscopyrighted, and may not be used in whole or in part without Booth Home Inspections written permission. Again, Thanksvery much for the opportunity of conducting this inspection for you. We are available to you should you have anyquestions, please call or email us.-Brandon Booth, NACHI#15053004Booth Home Inspections LLC - (208) 760-0773 - [email protected]

http://www.nachi.org/sop.htm

mailto:[email protected]


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Summary of Items of ConcernSummary of Items of Concern

On this page you will find, in RED, a brief summary of any CRITICAL concerns of the inspection, asthey relate to Safety and Function. Examples would be bare electrical wires, or active drain leaks.The complete list of items noted is found throughout the body of the report, including NormalMaintenance items. Be sure to read your entire report!-For your safety and liability, we recommend that you hire only licensed contractors when having anywork done. If the living area has been remodeled or part of an addition, we recommend that youverify the permit and certificate of occupancy. This is important because our inspection does nottacitly approve, endorse, or guarantee the integrity of any work that was done without a permit, andlatent defects could exist.- Depending upon your needs and those who will be on this property, items listed in the body of thereport may also be a concern for you; be sure to read your Inspection Report in its entirety.-Note: If there are no comments in RED below, there were no CRITICAL system or safety concernswith this property at the time of inspection.Exterior AreasPage 7 Item: 9 Electrical Exterior • North exterior receptacle outlet is not GFCI protected.

Recommend upgrading outlet to add GFCI protection.RoofPage 9 Item: 3 Roof Penetrations • Plumbing vent covers cracking at rubber around piping

possible moisture intrusion point. Recommend qualifiedroofing contractor evaluate and repair as needed

Page 9 Item: 4 Chimney • SAFETY CONCERN: Attic and basement insulation is incontact with water heater metal flue chimney. This is apotential fire hazard. A minimum of 1" clearance isrequired for type B vent metal chimneys fromcombustible materials. Recommend a qualified contractorreview and repair as needed.

Garage, Basement & AtticPage 12 Item: 4 Attic • Gable end vents sheathing is not cut out completely to

allow proper air movement through attic gable vents.Recommend contractor evaluate and repair as needed.

Interior FeaturesPage 16 Item: 8 Interior Electric • Garage receptacle outlets are not GFCI protected.

Recommend upgrading outlet to add GFCI protection.Heating and Air ConditioningPage 21 Item: 9 Gas Fireplaces • Fireplace blower was not operational by controls at time

of inspection. Recommend evaluation and repair asneeded by a qualified technician.

ElectricalPage 22 Item: 1 Electrical Panel • Knockout need snap-in caps inside panel box. Should

be installed to keep mice out of panel box and to avoidpotential electrocution hazard.

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.


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Inspection Details

1. AttendanceIn Attendance: Client not present • No other parties present at inspection.

2. Home TypeHome Type: Single Family Home

3. OccupancyOccupancy: Occupied - Furnished: Heavy volume of personal and household items observed. •Access to some items such as: electrical outlets/receptacles, windows, wall/floor surfaces, andcabinet interiors may be restricted by furniture or personal belongings. Any such items are excludedfrom this inspection report.


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Exterior Areas Grading and drainage are probably the most significant aspects of a property, simply because of thedirect and indirect damage that moisture can have on structures. More damage has probablyresulted from moisture and expansive soils than from most natural disasters. Also, there should begutters and downspouts with splash blocks that discharge away from the building. We havediscovered evidence of moisture intrusion inside structures when it was raining that would not havebeen apparent otherwise. In addition, we recommend that downspouts do not terminate over pavedareas such as walks or driveways, as they can contribute to icy slip and fall hazards in winter.-Minor settlement or “hairline” cracks in drives, walks or even foundations are are normal to propertiesof any age. They should, however, be monitored for expansion and sealed as necessary.- Note that any siding, but especially composition or hardboard siding must be closely monitored. Aclassic example is the older style Louisiana Pacific siding, where the failure and deteriorationprovided grounds for a class action lawsuit. Even modern composition siding and, especially, trim, isparticularly vulnerable to moisture damage. All seams be must remain sealed and paint must beapplied periodically (especially the lower courses at ground level). It is imperative that continuedmoisture be kept from it, especially from sprinklers, rain splash back or wet grass. Swelling anddeterioration may otherwise result.- Vegetation too close to the home can contribute to damage through root damage to the foundation,branches abrading the roof and siding, and leaves providing a pathway for moisture and insects intothe home.-Although rails are not required around drop-offs less than 30”, consider your own personal needsand those of your family and guests. By today’s standards, spindles at decks and steps should bespaced no more than 4” apart for the safety of children.-Open window wells should have either grates or, preferably, a weatherproof shield installed overthem. This will keep rain and snow from building up inside the well and possibly leaking into thehome, as well as minimizing your liability from children and non-residents falling inside them. Anegress ladder should also be installed within the well, especially at below-grade bedrooms.

1. Exterior Views

North View West View West View


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South View South View East View

East View

2. Drives & WalksInformation: Concrete driveway • Concrete sidewalk.Observations:• No major system safety or function concerns noted at time of inspection.

Driveway Sidewalk

3. SidingInformation: Metal siding, brick, wood frame construction, concrete foundationObservations:• No major system safety or function concerns noted at time of inspection.• Maintenance Tip: Ensure that sprinklers do not spray house siding.

4. Eaves, Soffits, FasciasMaterials: MetalObservations:• No major system safety or function concerns noted at time of inspection.


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5. Grading, Surface DrainageInformation: The exterior drainage is generally away from foundation.Observations:• No major system safety or function concerns noted at time of inspection.

6. Decks, StepsMaterials: Wood • ConcreteObservations:• Cross bracing under south deck is loose. Recommend securing

Front Step South Deck Cross bracing under south deckis loose. Recommend securing

7. RailingsMaterials: Metal • WoodObservations:• Recommend adding support to handrail/ guardrail around south deck and stairs due toflexing/movement noted at time of inspection.

Recommend adding support to handrail/ guardrail around south deck and stairs due toflexing/movement noted at time of inspection.

8. VegetationObservations:• No major system safety or function concerns noted at time of inspection.• Maintenance Tip: When landscaping keep plants, even at full growth, at least a foot (preferably18 inches) from house siding and windows. Keep trees away from foundation and roof. Plants incontact or proximity to home can provide pathways to wood destroying insects and abrade anddamage siding, screens and roofs.


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9. Electrical ExteriorObservations:• Light fixture or bulb apparently inoperable at northeast garage exterior light. Change bulb(s) andcheck.• West exterior outlet GFCI protected if tripped reset is located at basement east living room GFCIoutlet.• South exterior outlet GFCI protected if tripped reset at south exterior GFCI outlet.• North exterior receptacle outlet is not GFCI protected. Recommend upgrading outlet toadd GFCI protection.

10. DoorsObservations:• Garage exterior east door need minor prep, priming and painting.

11. WindowsObservations:• Vinyl windows noted• Some window screens missing. Check with seller to determine if they are on the property.

12. Plumbing ExteriorObservations:• Hose bib at north side and south side of home. Water pressure at hose bibs observed at 95 psi.Recommend adjusting water pressure to get pressure between 40 - 80psi. Adjustment can bemade to water pressure at pressure regulator in basement mechanical room.

Water Pressure 95 psi

13. HVAC ExteriorObservations:• Gas meter located at exterior west side of home. All gas appliances have cut-off valves in line ateach unit.• Ducane air conditioning unit located west side of home.

14. Limitations of Exterior InspectionObservations:• Awnings, or similar seasonal accessories, recreational facilities, outbuildings, water features,sprinkler systems, hot tubs, statuary, pottery, fire pits, patio fans, heat lamps, and decorative low-voltage landscape lighting are not inspected unless specifically agreed upon and documented inthis report.

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.


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Roof As with all areas of the house, we recommend that you carefully examine the roof immediately priorto closing the deal. Note that walking on a roof voids some manufacturer’s warranties. Adequateattic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of a roof (seewww.gaf.com for roof info). Always ask the seller about the age and history of the roof. On anyhome that is over 3 years old, experts recommend that you obtain a roof certification from anestablished local roofing company to determine its serviceability and the number of layers on theroof. We certainly recommend this for any roof over 5 years of age. Metal roofs in snow areas oftendo not have gutters and downspouts, as there is a concern that snow or ice cascading off the roofmay tear gutters from the house. Likewise, be advised that such cascading may cause personalinjury or even death. If this house has a metal roof, consult with qualified roofers or contractorsregarding the advisability of installing a damming feature which may limit the size and amount ofsnow / ice sliding from the roof.-We are not professional roofers. Feel free to hire one prior to closing. We do our best to inspect theroof system within the time allotted. We inspect the roof covering, drainage systems, the flashings,the skylights, chimneys, and roof penetrations. We are not required to inspect antennae, interiors offlues or chimneys which are not readily accessible, and other installed accessories. This is not anexhaustive inspection of every installation detail of the roof system according to the manufacturer'sspecifications or construction codes. It is virtually impossible to detect a leak except as it is occurringor by specific water tests, which are beyond the scope of our inspection. We recommend that youask the sellers to disclose information about the roof, and that you include comprehensive roofcoverage in your home insurance policy.

1. RoofingMaterials: Architectural Asphalt ShinglesObservations:• No major system safety or function concerns noted at time of inspection.• Minor granule loss on a few shingles located west side of gable roof. Monitor and repair asneeded

Roofing Roofing Roofing

2. Method of Roof InspectionObservations:• Inspected from the roof surface.

3. Roof PenetrationsDescription: ABS piping for plumbing vent stacks • Roof Vents • Chimney StackObservations:• Plumbing vent covers cracking at rubber around piping possible moisture intrusion point.Recommend qualified roofing contractor evaluate and repair as needed

http://www.gaf.com/

Definition

Acronym for acrylonitrile butadiene styrene; rigid black plastic pipe used for drain lines.


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Roof Penetrations Plumbing vent covers cracking atrubber around piping possible

moisture intrusion point.Recommend qualified roofing

contractor evaluate and repair asneeded

Roof Penetrations

4. ChimneyObservations:• SAFETY CONCERN: Attic and basement insulation is in contact with water heater metalflue chimney. This is a potential fire hazard. A minimum of 1" clearance is required for typeB vent metal chimneys from combustible materials. Recommend a qualified contractorreview and repair as needed.

SAFETY CONCERN: Attic and basementinsulation is in contact with water heater metal flue

chimney. This is a potential fire hazard. Aminimum of 1" clearance is required for type B

vent metal chimneys from combustible materials.Recommend a qualified contractor review and

repair as needed.

SAFETY CONCERN: Attic and basementinsulation is in contact with water heater metal flue

chimney. This is a potential fire hazard. Aminimum of 1" clearance is required for type B

vent metal chimneys from combustible materials.Recommend a qualified contractor review and

repair as needed.

5. FlashingObservations:• Visible areas appeared functional at time of inspection

6. Roof Drainage SystemMaterials: Metal gutters and downspouts notedObservations:• The roof drainage system appeared in serviceable condition, at time of inspection.• Extensions or splash blocks missing or insufficient at entryway downspout: Install to divert wateraway from the foundation.


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Gutters Extensions or splash blocks missing or insufficientat entryway downspout: Install to divert water

away from the foundation.

7. Limitations of Roof InspectionObservations:• It highly recommended to ask the seller about the age & history of the roof and obtain roofdocumentation (if available).• Roofs may leak at any time. Leaks often appear at roof penetrations, flashings, changes indirection or changes in material. A roof leak should be addressed promptly to avoid damage to thestructure, interior finishes and furnishings. A roof leak does not necessarily mean the roof has to bereplaced. We recommend an annual inspection and tune-up to minimize the risk of leakage and tomaximize roof life.• Impossible to inspect the total underside surface of the roof sheathing for evidence of leaks.Evidence of prior leaks may be disguised by interior finishes. Leakage can develop at any time andmay depend on rain intensity, wind direction, ice buildup, and other factors.


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Garage, Basement & Attic Note that minor settlement or “hairline” cracks in garage or basement slabs are not noted in aninspection, as they are normal to properties of any age. They should, however, be monitored forexpansion and sealed as necessary. Residential inspections only include garages and carports thatare physically attached to the house. They are not considered habitable, and conditions are reportedaccordingly.-Inspectors are not required to enter any crawlspace areas that are not readily accessible, less than36” clearance, wet (electrical shock hazard), or where entry could cause damage or pose a hazard tothe inspector.-We recommend that all attic hatches have a batt of fiberglass insulation installed over them, and thatthe hatch be sealed shut with latex caulk. This will keep warm moist air from entering the attic, whichmay cause condensation or even mold. Note that every attic has mold; mold is everywhere. Someattics have some minor visible mold. This is often a result of the building process, when materials getwet during construction. If there is extensive mold, or mold that appears to have grown due to poormaintenance conditions, we will report it to you, the client. If the hatch is sealed shut when we go toinspect the attic, it can only be unsealed by the owner or their representative, as our insuranceprohibits us from performing any destructive testing or entry. In accordance with industry andinsurance standards, we will not attempt to enter an attic that has no permanently installed steps orpull-down stairs; less than thirty-six inches of headroom; does not have a standard floor designed fornormal walking; walking, in the inspector’s opinion, may compromise the ceiling below; is restrictedby ducts, or in which the insulation obscures the joists and thereby makes mobility hazardous, inwhich case we will inspect the attic as best we can from the access point, with no comments orevaluations of areas not readily viewed from the hatch area.

1. GarageObservations:• No top and side weatherstripping installed around the garage vehicle door. Recommendinstalling.• Personal items in garage block complete inspection of all floor, wall and ceiling areas.

Garage

2. Basement / CrawlspaceObservations:• No deficiencies were observed at the visible portions of the structural components of the home.

3. FoundationObservations:• Foundation Type: Concrete• No deficiencies were observed at the visible portions of the foundation of the home.


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4. AtticObservations:• Insulation averages about 12-14 inches in depth• Maintenance Tip: Keep attic hatch sealed/caulked to minimize warm moist air escaping to attic,which could promote conditions conducive to mold growth.• Gable end vents sheathing is not cut out completely to allow proper air movement throughattic gable vents. Recommend contractor evaluate and repair as needed.

Attic Attic Attic

Attic Above Garage Attic Gable end vents sheathing is notcut out completely to allow

proper air movement throughattic gable vents. Recommend

contractor evaluate and repair asneeded.

5. Attic AccessType of Access: Attic access panelObservations:• Attic access located in master bedroom closet ceiling and garage ceiling

Master Bedroom Closet Attic Access Panel Garage Attic Access Panel


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Interior Features This inspection does not include testing for radon, mold or other hazardous materials unlessspecifically requested.-Plumbing is an important concern in any structure. 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 aspossible but some problems may be undetectable due to problems within the walls or under theflooring.- Note that if in a rural location, sewer service and/or water service might be provided by private wastedisposal system and/or well. Inspection, testing, analysis, or opinion of condition and function ofprivate waste disposal systems and wells is not within the scope of a home inspection. Recommendconsulting with seller concerning private systems and inspection, if present, by appropriate licensedprofessional familiar with such private systems. If a Septic System is on the property, pumping isgenerally recommended prior to purchase, and then every three years.- Interior areas consist of bedrooms, baths, kitchen, laundry, hallways, foyer, and other open areas. All exposed walls, ceilings and floors will be inspected. Doors and windows will also beinvestigated for damage and normal operation. Although excluded from inspection requirements, wewill inform you of obvious broken gas seals in windows. Please realize that they are not alwaysvisible, due to temperature, humidity, window coverings, light source, etc. Your inspection will reportvisible damage, wear and tear, and moisture problems if seen. Personal items in the structure mayprevent the inspector from viewing all areas, as the inspector will not move personal items.-An inspection does not include the identification of, or research for, appliances and other items thatmay have been recalled or have had a consumer safety alert issued about it. Any comments made inthe report are regarding well known notices and are provided as a courtesy only. Product recalls andconsumer product safety alerts are added almost daily by the Consumer Product SafetyCommission. We recommend visiting the following Internet site if recalls are a concern to you:http://www.cpsc.gov.

1. Interior Views

Entry Way Living Room Dining Room

http://www.cpsc.gov


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Master Bedroom Northwest Bedroom North Bedroom

Basement Living Room Basement Storage Room Basement South Bedroom

Basement North Bedroom Basement Mechanical Room

2. KitchenObservations:• No major system safety or function concerns noted at time of inspection.• GFCI protection is provided to kitchen. If tripped resets in kitchen.

Kitchen Stove Operating Properly

3. Bathroom Views


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Upstairs Bathroom Master Bathroom Basement Bathroom

4. Master BathroomObservations:• Toilet bowl lid cracked (Cosmetic; does not affect function).• GFCI protection is provided to master bathroom. If tripped reset located in upstairs bathroom.• Maintenance Tip: Keep caulked/grouted areas maintained, including sink backsplash, showersurround, floor tub/shower junction and around windows in shower area. Also be sure to useexhaust fan when showering or bathing.

Toilet bowl lid cracked (Cosmetic; does not affect function).

5. Upstairs BathroomObservations:• No major system safety or function concerns noted at time of inspection.• GFCI protection is provided to upstairs bathroom. If tripped reset located in upstairs bathroomGFCI outlet.• Maintenance Tip: Keep caulked/grouted areas maintained, including sink backsplash, showersurround, floor tub/shower junction and around windows in shower area. Also be sure to useexhaust fan when showering or bathing.

6. Basement BathroomObservations:• No major system safety or function concerns noted at time of inspection.• GFCI protection is provided to basement bathroom. If tripped reset located in upstairs bathroomGFCI outlet.• Maintenance Tip: Keep caulked/grouted areas maintained, including sink backsplash, showersurround, floor tub/shower junction and around windows in shower area. Also be sure to useexhaust fan when showering or bathing.

7. LaundryObservations:• No major system safety or function concerns noted at time of inspection.


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8. Interior ElectricObservations:• GFCI protection is provided to basement living room receptacle outlets. If tripped reset located inbasement living room north wall GFCI outlet.• Garage receptacle outlets are not GFCI protected. Recommend upgrading outlet to addGFCI protection.

9. Floors, Ceilings & WallsObservations:• No major system safety or function concerns noted at time of inspection.

10. DoorsObservations:• Vinyl trim around dining room sliding door is loose. Recommend repairing

Vinyl trim around dining room sliding door is loose. Recommend repairing

11. WindowsObservations:• No major system safety or function concerns noted at time of inspection.

12. StairwaysObservations:• No major system safety or function concerns noted at time of inspection.

Stairway


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13. Limitations of Interior Inspection• There were a moderate amount of personal/household items in each room. Furniture, storage,appliances and/or wall hangings are not moved to permit inspection and may block defects.• Recommend thorough review of interior areas during final walk-through inspection prior to closing.• Home Inspectors cannot determine the integrity of the thermal seal in double-glazed windows.Evidence of failed seals may be more or less visible from one day to the next depending on theweather and inside conditions (temperature,humidity, sunlight, etc.).

14. A Word About Caulking and Bathrooms• Water intrusion from bathtubs and shower enclosures is a common cause of damage behindwalls, sub floors, and ceilings below bathrooms. As such, periodic re-caulking and grouting of tuband shower areas is an ongoing maintenance task which should not be neglected.

• Areas which should be examined periodically are vertical corners, horizontal corners/grout linesbetween walls and tubs/shower pans and at walls near floor areas. Also, the underside of showercurbs, the tub lip, tub spouts, faucet trim plates and any other areas mentioned in this report.


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Heating and Air Conditioning HVAC: The heating, ventilation, air conditioning and cooling system (often referred to as HVAC) isthe climate control system for the structure. The goal of these systems is to keep the occupants at acomfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs ata minimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered by other sources such as butane, oil, propane, solar panels, or wood. The inspector willtest the heating and air conditioner using the thermostat or other controls. A more thoroughinvestigation of the system, including the heat (“firebox”) exchanger, should be conducted by alicensed HVAC service person every year. Failure to do so may result in carbon monoxide escapingthrough cracks in a heat exchanger or flue pipe, which could be deadly.

1. Thermostat(s)Description: Digital - programmable type., Location:, Upstairs hallwayObservations:• No deficiencies noted.

Thermostat Located in Upstairs Hallway for Furnace

2. Heating SystemDescription: Bryant, natural gas furnace located in basement mechanical room. (fuel shutoff atmeter and in-line) • Carrier evaporator coil manufactured in 2004Age and Heating Capacity: Manufactured in 2003 • Approx 60,000 BTU capacityObservations:• Furnace heated supply air temp: 104 degrees F - Ambient return air temp: 70 degrees F. This is a34 degree difference. This indicates the furnace is heating as intended.• Fuel Furnace: Last service date is over one year ago, or is unable to be determined. Althoughthis unit appears to be operating properly from controls, there are areas which cannot be seenwithout specialized equipment and training. One such area is the combustion chamber / heatexchanger where cold air blows across the "fire box", becoming the hot air that circulatesthroughout your home. During the life span of any furnace, this metal wall may develop a crack ora broken weld, allowing carbon monoxide to circulate throughout the home. This is why furnacespecialists recommend a complete inspection annually; consider having unit inspected by certifiedHVAC technician.


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Bryant Gas Furnace Located inMechanical Room

Bryant Gas Furnace Safety ShutOff Switch

Bryant Gas Furnace

Furnace

3. Energy SourceFor Heating: Natural Gas -- Gas meter located at: • Exterior, West side of houseFor Cooling: Electric - 208/230 volt A/CObservations:• No deficiencies noted.

4. Distribution SystemDescription: Galvanized sheetmetal ductwork - floor registers in main floor • Ceiling registers inbasementObservations:• Air registers appeared working in every applicable room.• Annual/Seasonal professional HVAC inspection and cleaning service contract is recommended.

Cooling System Working Cooling System Working Heating System Working

Definition

Abbreviation for air conditioner and air conditioning


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Heating System Working

5. FiltersDescription: Fiberglass disposable filter(s), SIZE:, 16 X 25 X 1, At base of furnace right sideObservations:• MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced asrequired. There are two types of filters commonly used: (1) Washable filters, (constructed ofaluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent andrising with water. Or (2) Fiberglass disposable filters that must be REPLACED before they becomeclogged. Remember that dirty filters are the most common cause of inadequate heating or coolingperformance.

16x25x1 Filter Located Right Side Base of Furnace

6. Cooling SystemDescription: Ducane air conditioning unit located west side of home.Compressor Age and Cooling Capacity: Manufactured in 2004 • Approx 3 Tons - 36,000 BTUObservations:• No issues noted at the time of inspection for the air conditioning unit.• Average life of an outside A/C compressor/condenser is approx. 12-15 years• Annual/Seasonal professional HVAC inspection and cleaning service contract is recommended.

Ducane Air Conditioner Located West Side of Home


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7. Fuse/Circuit Breaker ProtectionCompressor Placard Max: 30 AmpsObservations:• Proper size 20 amp circuit breaker protection installed at main electrical panel.

8. Cooling PerformanceSupply Temperature: 48, Degrees F.Return Temperature: 70 Degrees F.Temperature Difference:• 22 Degrees F.• This indicates the unit is cooling as intended.

9. Gas FireplacesDescription: Gas fireplace located in basement living roomObservations:• Fireplace blower was not operational by controls at time of inspection. Recommendevaluation and repair as needed by a qualified technician.

Gas Fireplace Located in Basement Living Room

10. Limitations of Heating and Air Conditioner InspectionMaterials:• Heat gain calculations, adequacy, efficiency, or the balanced distribution of air throughout thehome are not performed as part of a home inspection. These calculations are typically performedby designers to determine the required size of HVAC systems. As a very rough rule of thumb -- Airconditioning adequacy is 600-800 sq. feet of living area per ton (12,000 BTU) of A/C coolingcapacity.• To gain access and inspect the heat exchanger in Mid and High Efficiency furnaces requires asignificant dismantling and disassembly of the unit and is therefore outside the scope of a homeinspection.


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Electrical Electric: Note that only actual GFCI outlets are tested and tripped. Some baths may have non-GFCI outlets which are protected by a GFCI outlet in a remote area (garage, another bath, etc.). Confirm with owner that apparent non-GFCI outlets within 6’ of wet areas are thus protected. Also,note that most electricians agree that smoke detectors are good for about 5 years, and the breakersin your panel box have an expected life of about 20 years. Therefore, if this home was built before1995, consider having the panel box and breakers evaluated by a licensed electrician, as anoverheated breaker can result in a structural fire. If your home does not have a carbon monoxidedetector (few do!), we recommend making that investment. Any home that has a Bulldog Pushmatic,Zinsco, Sylvania Zinsco or Federal Pacific Electric panel should have it evaluated by a licensedelectrician, as these older types of panels and breakers have been known to overheat and causehouse fires.

1. Electrical PanelMaterials: 200 Amp Service • Square D panel box located in garageObservations:• Knockout need snap-in caps inside panel box. Should be installed to keep mice out ofpanel box and to avoid potential electrocution hazard.

Air Conditioner Electrical Panel Main Electrical Panel Main Electrical Panel Located inGarage

Knockout need snap-in caps inside panel box. Should be installed to keep mice out of panel box andto avoid potential electrocution hazard.

2. Service DropDescription: Underground service lateral, Meter Location:, east side, outside wall of garageObservations:• No deficiencies noted.


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3. Service Entrance ConductorsDescription: Copper wiring, cable not labed unable to determine service entrance conductor sizeappears to be proper sized 2/0 AWG wire, 200 AmpsObservations:• No deficiencies noted.

4. Overcurrent ProtectionType: BreakersObservations:• No deficiencies noted.

5. Main DisconnectObservations:• One 200 Amp Breaker on Main Service Panel.

6. Lighting, Fixtures, Switches, OutletsObservations:• A representative number of receptacles,switches and lights were tested and are generallyserviceable, unless otherwise noted.

7. GFCIDefinition: Ground Fault Circuit Interrupter - GFCI - is an electrical safety device that cuts power toan individual outlet and/or entire circuit when as little as .005 amps is detected leaking--this is fasterthan a person's nervous system can react! Kitchens, bathrooms. whirlpools/hot-tubs, unfinishedbasements, garages, and exterior circuits are normally GFCI protected. This protection is fromelectrical shock.Locations & Resets:• North exterior receptacle outlet is not GFCI protected. Recommend upgrading outlet to add GFCIprotection.• GFCI protection is provided to kitchen. If tripped resets in kitchen.• GFCI protection is provided to master bathroom. If tripped reset located in upstairs bathroom.• GFCI protection is provided to upstairs bathroom. If tripped reset located in upstairs bathroomGFCI outlet.• GFCI protection is provided to basement bathroom. If tripped reset located in upstairs bathroomGFCI outlet.• GFCI protection is provided to basement living room receptacle outlets. If tripped reset located inbasement living room north wall GFCI outlet.• Garage receptacle outlets are not GFCI protected. Recommend upgrading outlet to add GFCIprotection.Observations:• Test GFCIs monthly to ensure proper operation.• FYI: Recommend review of the Consumer Product Safety Commission publication at the followingweb site:http://www.cpsc.gov/CPSCPUB/PUBS/99.html


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8. AFCIDefinition: Arc Fault Circuit Interrupter -AFCI - is an electrical safety device that helps protectagainst fires by detecting arc faults. An arc (or sparking) fault is an electrical problem that occurswhen electricity moves from one conductor across an insulator to another conductor. Thisgenerates heat that can ignite nearby combustible material, starting a fire. At a minimum, allbedroom circuits are normally AFCI protected. Soon, all electrical circuits in new homes will requireAFCI protection.Locations & Resets: Present at: Bedrooms. Reset located at main electrical panel breakersObservations:• FYI: Recommend review of the Consumer Product Safety Commission publication at the followingweb site: http://www.cpsc.gov/CPSCPUB/PUBS/AFCI.html

9. Smoke/Heat Detector(s)Description: One on each level at hall ceilings and in each bedroomObservations:• The smoke alarms operated when tested. Recommend regular testing to verify functionalitybecause without a working smoke detector in your home you have no first alert to a possible fire.• Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in thefuture. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing.For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

10. Carbon Monoxide (CO) Detectors(s)Description: There is one plug in wall mounted CO detector in the basement south bedroom.Observations:• FYI: Recommend review the following Consumer Product Safety Commission publication:http://www.cpsc.gov/cpscpub/pubs/5010.html• FYI: Carbon Monoxide (CO) is a lethal gas--invisible,tasteless, odorless--produced in normalamounts whenever you use an appliance which burns a combustible fuel--gas, oil, kerosene,charcoal, and wood. When proper ventilation becomes blocked or inadequate, CO concentrationsbuild up inside your home and become deadly.• Recommend regular testing of CO detectors for proper operation. Without a working CO detectoryou have no first alert for a possible carbon monoxide leak.

11. Limitations of Electrical InspectionMaterials:• Electrical components concealed behind finished surfaces are not visible to be inspected.• Labeling of electric circuit locations on Main Electrical Panel are not checked for accuracy.• Furniture and/or storage restricted access to some electrical components which may not beinspected.

Definition

Arc-fault circuit interrupter: A device intended to provide protection from the effects of arc faults by recognizing characteristics unique to arcing and by functioning to de-energize the circuit when an arc fault is detected.


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Plumbing We are not professional plumbers. Feel free to hire one prior to closing. All bathroom fixtures,including toilets, tubs, showers, and sinks are inspected. Approximately 15 minutes of water is run ateach fixture. Readily visible water-supply and drain pipes are inspected. Plumbing access panelsthat we can find are opened, if readily accessible and available to open. We do not perform waterleak tests on drain lines or shower pans. We simply look for active leaks, which is quite limited by ourshort time in the property.

1. PlumbingObservations:• Copper piping noted.• ABS Piping noted• Pressure regulator noted.

2. Water SupplyMaterials: Public municipal water supply

3. Main Water Shut OffLocation: Beside Water Heater

Main Water Shut Off Valve and Water Pressure Regulator

4. Water HeaterDescription: A.O. Smith Natural Gas water heater located in basement mechanical room. (fuelshutoff at meter and in-line)Capacity:• 50 +/- gallons

A.O. Smith Water Heater Located in BasementMechanical Room

Water Heater


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5. Water Heater(s) ConditionAge: Manufactured on 5/25/2004 • FYI: Water heaters have a typical life expectancy of 8-12 years.Observations:• Water temperature observed to be: 131 degree F. Recommended temp should be set at 118-122degrees F to prevent scalding, extend water heater life, and improve energy efficiency andconservation. Adjustments can be made at water heater• Flue Pipe of gas water heater in contact with insulation. see chimney notes.

Water temperature observed at 131 degree F.

6. Fuel Shut Off ValveDescription: Black iron pipe used for gas branch/distribution serviceShut Off: Main gas shut off located at outside meterObservations:• Meter located at exterior west side of home. All gas appliances have cut-off valves in line at eachunit.

Gas Meter Located West Side of Home

7. Limitations of Plumbing Inspection• The sections of the plumbing system concealed by finishes and/or storage (below sinks, etc.),below the structure, or beneath the ground surface are not inspected.


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General Notes

1. General NotesPictures - Pictures are included to help you understand and see what I saw at the time of theinspection. They are intended to show an example or illustration of an area of concern but may notshow every occurrence and may not accurately depict its severity. Also note that not all areas ofconcern will be pictured. Do not rely on pictures alone. Please read the complete inspection report.

Structures that are occupied and fully or partially furnished at the time of the inspection many timesprevent home inspectors from seeing everything, testing everything, or having access toeverything. Concealed defects are not within the scope of the home inspection. Along with defectsthat we might not have noted due to such conditions, since the structure is still being lived in andused, additional deferred maintenance items may be present by the time escrow closes.Recommend careful observation during final walk-through and before close of escrow.

Fire and carbon monoxide protection – By today’s standards: The installation of smoke alarm(s) isrequired inside of all bedrooms and in any rooms designated for the purpose of sleeping, andoutside within the proximity of the doors to those rooms. Test all alarms and detectors weekly ormonthly per manufacture instructions. The installation of carbon monoxide (CO) detector(s) isrequired in homes with fuel-fired appliances at every floor elevation and any areas where fuel-firedequipment is located. The installation of Type ABC fire extinguisher(s) at the kitchen, laundry, andgarage, if applicable, is also advised. Test all of these devices monthly. Install new batteries yearly.Initiate and practice plans of escape and protection for all occupants in case any emergenciesarise. Failure to repair defective or install absent alarms, detectors, and other safety equipmentimmediately can result in serious injury or death. For further information about fire safety and COpoisoning, consult your local fire department and your equipment manufacture(s), and read theselinks: www.cpsc.gov/CPSCPUB/PUBS/464.pdf, www.carbonmonoxidekills.com,www.nfpa.org/index.asp, and www.usfa.dhs.gov/downloads/pyfff/inhome.html.

This report is not a guaranty or warranty. Anything can fail at any time. This inspection report is onlyreporting on the conditions as observed at the time of the inspection, and is not intended to beconsidered as a guaranty or warranty, expressed or implied, of the adequacy of, or performance of,systems or structures, or their component parts, or of their remaining life expectancy or usefulness.Systems, equipment and components can, and do, fail—randomly and without prior warning.

Home inspectors are not required to report on the following: Life expectancy of any component orsystem; The causes of the need for a repair; The methods, materials, and costs of corrections; Thesuitability 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 itsmarketability; The advisability or inadvisability of purchase of the property; Any component orsystem that was not observed; The presence or absence of pests such as wood damagingorganisms, rodents, or insects; or Cosmetic items, underground items, or items not permanentlyinstalled. 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 orperform any procedure that may damage the property or its components or be dangerous to thehome inspector or other persons; Operate any system or component that is shut down or otherwiseinoperable; 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, ordebris that obstructs access or visibility; Determine the presence or absence of any suspectedadverse 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 theeffectiveness 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 isprovided for the specific benefit of the customer(s), secondary readers of this information shouldhire a licensed inspector to perform an inspection to meet their specific needs and to obtain currentinformation concerning this property.

Definition

Copper (wiring)


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GlossaryGlossary

Term DefinitionA/C Abbreviation for air conditioner and air conditioningABS Acronym for acrylonitrile butadiene styrene; rigid black plastic

pipe used for drain lines.AFCI Arc-fault circuit interrupter: A device intended to provide

protection from the effects of arc faults by recognizingcharacteristics unique to arcing and by functioning to de-energizethe circuit when an arc fault is detected.

CU Copper (wiring)GFCI A special device that is intended for the protection of personnel

by de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

Documents

Booth Home Inspections LLC · evaluations and repairs of any items listed. Although infrared thermal imaging is a far better diagnostic tool than the ... A home inspection is intended