Home Inspection Report

Sellers / Listing Inspection

          

  " We see what's missing " 

Final Analysis Home Inspections

Prepared exclusively for

Bill Dorris, Avalar Realty,  Listing Agent
Tom & Laura Kuch,
 Owners / Sellers


1221 Reardon Circle
Virginia Beach, VA 23453

This home & it's systems have undergone a rigorous inspection by an independent inspector in compliance with the ASHI standards of practice

 

          Report ID: kuch082307

Inspection Date:  8/23/2007
    Inspected By:  Dan Rogers

www.final-analysis.com

757.495.2300




Date: 8/23/2007 Time: 1:00 PM Report ID: kuch082307
Property:
1221 Reardon Circle
Virginia Beach, VA 23453
Customer:
Avalar Realty Bill Dorris, Agent
Tom & Laura Kuch
Real Estate Professional:
Bill Dorris
Avalar Realty

Client Is Present:
Yes

Age Of Home:
1983

Weather:
Clear

Temperature:
84

Rain in last 3 days:
No

Square feet:
1450

Inspection type:
pre-sale listing

Occupancy:
property is vacant

Type of structure:
1 Story Ranch

Reading this report - The report is broken down by each major system . At the beginning of each system section is an overview which describes what the inspector is required and not required to inspect (ASHI standards).  The overview may also contain some general photos of that system. Then you will see the list the styles & materials identified for that system. Below that is the system components that are inspected. This is where the observations are reported along with any supporting photos. Also under each system component there is a general comment category which will contain one or more of the following:  Satisfactory,  Discrepant Item,  Informational DisclosuresMaintenance Recommendations, Not Inspected.

Inspection issues or concerns are flagged and broken down to 3 categories: Defective (repair or replace), Informational Disclosures (environmental, material or safety concerns), Maintenance (recommended or preventative). Any problems that fall under these categories will also be listed in the  General Summary and on the corresponding summary for that category. These itemized summaries help you quickly identify the nature of the problem and therefore your course of action.

Table of contents:

           Defect Summary - List of just Defects, Repair or Replace items.

 Info, Safety & Disclosure Summary - List of just Safety issues and Informational Disclosures

  Maintenance Summary - List of just Maintenance, issues, concerns and recommendations.

Inspection type: Pre-sale inspection. The seller has elected to undergo a rigorous and detailed inspection to determine the current condition of the property. There is no difference between a buyers or sellers inspection criteria. A pre-sale inspection is conducted with the same stringent standards that would apply to a home buyers inspection. The sole purpose of this inspection and report is to identify and document any and all issues of concern on the property, structure and systems. Regardless of the parties involved. This report can be relied upon is an accurate reflection of the properties conditions on the date of this inspection.

Overview: A thorough home inspection was completed at the subject property in accordance with ASHI standards. The inspection reveals that this 1984 home's structure and systems are generally well built,  and maintained in good repair and in overall GOOD condition.  The type of  items reported are typically found during most home inspections but should be reviewed and considered for correction as they are specific to this homes condition, safety and value.

Inspection exclusions or limitations: None

Problems of significant concerns: None

Update 8/31/2007: This home has been re-inspected to verify any repairs or corrections that have been completed from the original inspection. All items have been corrected and meet or exceed acceptable quality workmanship.

See report for details. All updates are marked in blue type.




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.
Valley detail
soil vent flashing detail
shingle condition detail
interior view of ridge vent

General system Styles, Materials, Components
GENERAL ROOF CONDITION:
GOOD: Average condition& performance
ROOF INSPECTION LIMITATIONS:
Typical inspection access
REMAINING SERVICE LIFE:
75% - Typical condition& minimal wear - No concern of replacement expense
ROOF AS SEEN FROM:
Attic& Eaves
Binoculars
ladder
SYSTEM INSPECTED?:
Yes
ROOF STYLES& DESIGN:
Gable
ROOF COVERING MATERIALS:
ASPHALT: Felt 3 tab shingles
FLASHING MATERIAL:
Galvanized Iron or Tin
SKY LIGHT (S):
NONE
ACTIVE ROOF OR FLASHING LEAKS:
No
GUTTERS& DOWNSPOUTS:
Attached:full
Gutter Material: Vinyl or Plastic
ATTIC VENTILATION:
Gable
Soffit
Ridge
Power fan(s)
Layers of shingles:
one
Component observations / Inspected items
1.0 ROOF COVERINGS
Comments - Satisfactory, Functional
Recommend clearing away shrubbery as it can cause damage to the roof shingles.( Picture 1 )

Update 8/31/2007 - Owner plans to trim.

1.0 Picture 1
1.1 ROOF DECKING
Comments - Satisfactory, Functional
1.2 FLASHING or JOINT MATERIALS
Comments - Satisfactory, Functional
(1) Shingle and flashing lift observed at left corner of chimney, caused by nail lift.  May permit water entry. ( Picture 1 ) ( Picture 2 )

Update 8/31/2007 - Professionally repaired ( Picture 3 )

1.2 Picture 1
1.2 Picture 2
1.2 Picture 3
(2) Caulk failure at chimney flashing at mortar joints. ( Picture 3 )

Update 8/31/2007 - Professionally repaired ( Picture 5 )

1.2 Picture 4
1.2 Picture 5
1.3 GUTTERS, ROOF DRAINAGE SYSTEMS
Comments - Satisfactory, Functional
1.4 SKYLIGHTS
Comments - Not Present
1.5 VENTILATION
Comments - Satisfactory, Functional
Note: Attic power fan was tested and operable.  Note 2: Power fans are normally not used when ridge vents are installed as they will pull air from the ridge vents and counteract their effectiveness. The power fan is no longer needed and you may consider turning it off.
1.5 Picture 1

 




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.

General system Styles, Materials, Components
GENERAL CONDITION: EXTERIOR:
GOOD: Average condition& performance
SYSTEM INSPECTED?:
Yes
EXTERIOR LIMITATIONS:
Typical
SIDING MATERIAL:
MASONARY: BRICK
VINYL
EXTERIOR TRIM:
WOOD
PRIMARY WINDOWS:
DOUBLE-HUNG
GLAZING: THERMAL/INSULATED
MATERIAL: PLASTIC/ VINYL
EXTERIOR ENTRY DOORS:
METAL
PORCHES AND OR DECKS:
PATIO
Concrete Slab porch
STEPS AND OR RAILS:
NA
GARAGES AND OR CARPORTS:
ATTACHED
FIRE ESCAPES:
NA
GARAGE AUTO OPENER:
Functional
Auto safety reverse test OK
GARAGE DOOR MATERIAL:
METAL
GARAGE DOOR TYPE:
ONE AUTOMATIC
DRIVEWAY:
CONCRETE
Component observations / Inspected items
2.0 WALL CLADDING FLASHING AND TRIM
Comments - Satisfactory, Functional
Trim and caulk seal has failed around electric meter and is permitting water to come in contact with wall sheathing. ( Picture 1 )

Update 8/31/2007 - Professionally repaired - New piece added and sealed with caulk.

2.0 Picture 1
2.1 DOORS (Exterior)
Comments - Satisfactory, Functional
FYI: Back entry door weather stripping is removed for repair.

Update 8/31/2007 - Professionally repaired - Weather stripping is now installed.

2.2 WINDOWS
Comments - Satisfactory, Functional
2.3 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS
Comments - Satisfactory, Functional
2.4 EAVES, SOFFITS, FASCIAS, RAKES, and EXTERIOR TRIM
Comments - Satisfactory, Functional
Minor amount of soft or rotted wood was detected at left rear return trim.  ( Picture 1 )

Update 8/31/2007 - Professionally repaired - Wood replaced. ( Picture 2 )

2.4 Picture 1
2.4 Picture 2
2.5 DETACHED SHED
Comments - Not Present
2.6 Garage door opener safety reverse
Comments - Satisfactory, Functional



3. FOUNDATION / STRUCTURE 

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 it's components or be dangerous to or adversely effect the health of the home inspector or other persons.
roof structure
roof decking
attic structure
attic trusses
clearance to grade

General system Styles, Materials, Components
GENERAL CONDITION: Foundation and Structure:
GOOD: Average condition& performance
SYSTEM INSPECTED?:
Yes
FOUNDATION/STRUCTURE LIMITATIONS:
TYPICAL ACCESS
FOUNDATION TYPE:
Slab
STRUTURE AND MATERIALS:
MASONARY: BLOCK
FRAME: WOOD
CONCRETE SLAB
Foundation ventilation:
N/A - slab construction
EXTERIOR DRAINAGE:
Adequate
METHOD USED TO OBSERVE CRAWLSPACE:
NO CRAWLSPACE
FLOOR STRUCTURE:
SLAB
WALL STRUCTURE:
2 X 4 WOOD
VIEWED ATTIC SPACE FROM::
WALKED
CEILING STRUCTURE:
NOT VISIBLE
ROOF STRUCTURE:
ENGINERED WOOD TRUSS
ATTIC ACCESS:
Ceiling hatch
Pull down stairs
CRAWLSPACE:
N/A
Component observations / Inspected items
3.0 FOUNDATION & STRUCTURE (Report signs of abnormal or harmful water penetration into the building or signs of abnormal settlement, structural failure, wood destroying insects & fungus.)
Comments - Satisfactory, Functional
3.1 FLOORS (Structural)
Comments - Satisfactory, Functional
3.2 WALLS (Structural)
Comments - Satisfactory, Functional
3.3 COLUMNS OR PIERS
Comments - Not Present
3.4 CEILINGS (structural)
Comments - Satisfactory, Functional
3.5 ROOF STRUCTURE AND ATTIC
Comments - Satisfactory, Functional
3.6 LOT& GRADING
Comments - Satisfactory, Functional



4. PLUMBING 

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.

General system Styles, Materials, Components
GENERAL SYSTEM CONDITION: plumbing:
GOOD: Average condition& performance
SYSTEM INSPECTED?:
Yes
Waste system (sewage):
Public sewage
Water supply system (potable):
Public utility
Plumbing Limitations:
Typically accessible areas
Main water supply pipe (street service):
Copper
Supply pipes and distribution materials ( visable ):
COPPER
Waste Piping materials (visable):
PVC
Water pressure:
adequate
Cross connects observed:
No
Fixtures & faucets observed (checked for leaks & fill & drain function only):
TUBS
SINKS
TOILETS
SHOWERS
Hot water source:
Electirc
50 gallon tank
REMAINING SERVICE LIFE of Water heater:
75% - Typical condition& minimal wear - No concern of replacement expense
Drainage at Fixtures:
Adequate
Component observations / Inspected items
4.0 Plumbing DRAIN AND SOIL VENT SYSTEMS
Comments - Satisfactory, Functional
4.1 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
Comments - Satisfactory, Functional
4.2 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
Comments - Satisfactory, Functional
4.3 Fixtures Tubs and faucets
Comments - Satisfactory, Functional
4.4 MAIN WATER SHUT-OFF DEVICE (Describe location)
Comments - Satisfactory, Functional
Street meter main water cutoff valve. Secondary is under bathroom sink. Note: sheet rock damage and black scorching of PVC was caused by a prior repair. Not pretty but in sound condition.
4.4 Picture 1
4.5 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)
Comments - Not Present
4.6 SUMP PUMP
Comments - Not Present
4.7 well and pump
Comments - Not Present



5. ELECTRICAL 

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main overcurrent device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their overcurrent 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 overcurrent 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.
meter
ground rod
inside detail
Panel manufacturer, breakers are Gould

General system Styles, Materials, Components
GENERAL SYSTEM CONDITION: Electrical:
GOOD: Average condition& performance
ELECTRICAL LIMITATIONS:
TYPICAL
EXTERIOR SERVICE AND METER:
UNDER GROUND SERVICE
METER AND METER BASE
SERVICE ENTRY WIRING:
Aluminum 2/0
INTERIOR COMPONENTS OBSERVED:
RECEPTACLES
SWITCHES
LIGHT FIXTURES
GFCI
EXTERIOR COMPONENTS OBSERVED:
RECEPTACLES
SWITCHES
LIGHT FIXTURES
MAIN PANEL(s) Type & Capacity:
150 AMP
BRANCH WIRE 15 and 20 AMP:
COPPER
WIRING system & material:
ROMEX
Location of Main Panel:
Garage
Component observations / Inspected items
5.0 SERVICE ENTRANCE WIRING
Comments - Satisfactory, Functional
5.1 MAIN SERVICE - Main panel, sub-panels, grounds & bonds, Capacities, Ratings, Overcurrent protection & distribution.
Comments - Satisfactory, Functional
According to Heat Pump specs. The breaker is oversized by 10 amps. Rating is 30 amps, ( Picture 1 ) breaker is 40 amps. ( Picture 2 ) This is commonly seen. It's not a hazard and usually won't be a problem with the equipment.  However, the Heat Pump may not be fully protected in over current conditions. 

Update 8/31/2007 - Professionally repaired - 40 amp breaker has been replaced with correctly sized 30 amp breaker. ( Picture 3 ) ( Picture 4 )

5.1 Picture 1
5.1 Picture 2
5.1 Picture 3
5.1 Picture 4
5.2 WIRING - Amperage & Voltage protection and compatibility of branch wiring & overcurrent devices, conductor material. ( breakers, fuses vs. size of conductors.)
Comments - Satisfactory, Functional
5.3 EXTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
Comments - Satisfactory, Functional
Heat Pump disconnect box and conduit has surface rust.  Some preventative maintenance is recommended here before it rust through and requires replacement. ( Picture 1 )

Update 8/31/2007 - Professionally repaired - Sealed with paint

5.3 Picture 1
5.4 INTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
Comments - Satisfactory, Functional
(1) There appears to be abandoned light fixture wiring in attic over kitchen.  ( Picture 1 ) Abandoned wiring should be removed or properly and safely terminated.

Update 8/31/2007 - Professionally repaired - Box and wire removed.

5.4 Picture 1
(2) SAFETY - Loose Romex wiring across attic floor should be neatly secured to framing and out of harms way. ( Picture 2 )

Update 8/31/2007 - Professionally repaired - Wire has been secured out of harms way.

5.4 Picture 2
(3) Attic fan switch box is hanging from wires and should be mounted to relieve strain on wires.

Update 8/31/2007 - Professionally repaired

5.4 Picture 3
5.5 GFCI (ground fault circuit interrupts are safety outlets in "wet area" locations. i.e. baths, garage, exterior, kitchen, etc.)
Comments - Satisfactory, Functional
SAFETY - GFCI in garage fails to trip when tested. ( Picture 1 )

Update 8/31/2007 - Professionally repaired - outlet order has been swapped so GFCI is first in circuit.

5.5 Picture 1
5.6 LOCATION OF MAIN AND DISTRIBUTION PANELS
Comments - Satisfactory, Functional
Garage location of main panel.
5.6 Picture 1
5.7 Smoke detectors
Comments - Satisfactory, Functional
One smoke detector located in hallway.



6. AIR CONDITIONING / HEAT PUMP 

The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment 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: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air supply to the various rooms.
attic duct work.

General system Styles, Materials, Components
GENERAL RATING:
GOOD: Average condition& performance
LIMITS ON THE INSPECTION:
TYPICAL
EQUIPMENT LOCATION:
Attic
Exterior
THERMOSTAT TYPE:
MECHANICAL
CONDITION OF THERMASTAT:
FUNCTIONAL
THERMOSTAT LOCATION:
centrally located near return
COOLING EQUIPMENT TYPE:
HEAT-PUMP
DUCTWORK TYPE:
INSULATED
METAL
FILTERS:
DISPOSABLE
COOLING EQUIPMENT ENERGY SOURCE:
ELECTRICITY
CENTRAL AIR MANUFACTURER:
GOODMAN
NUMBER OF A/C HEAT PUMPS UNITS:
ONE
REMAINING SERVICE LIFE:
50% - Typical aging& wear - No immediate concern of replacement expense
Component observations / Inspected items
6.0 COOLING AND AIR HANDLER EQUIPMENT
Comments - Satisfactory, Functional
(1) Equipment: 2.5 ton Heat Pump.

Heat pump was tested in "cool " mode with a measured temperature drop reading of 9-12 degrees F.  The Electric heat coils where also tested and are functional.

(2) Condenser cabinet base is in contact with wet grade. ( Picture 1 ) ( Picture 2 )  Clear away to prevent rusting of cabinet.  Note: there is a base pad under there.

Update 8/31/2007 - Corrected - Base has been cleared away so there is no contact with grade. ( Picture 3 )

6.0 Picture 1
6.0 Picture 2
6.0 Picture 3
6.1 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Comments - Satisfactory, Functional
(1) Living room supply duct is crimped and damaged and may reduce air flow and performance in this room. ( Picture 1 ) ( Picture 2 )

Update 8/31/2007 - Professionally repaired - Duck has been restored to round and sealed.

6.1 Picture 1
6.1 Picture 2
(2) Tape seals are failing in several areas of attic air handler, plenums and branch ducts. ( Picture 3 )

Update 8/31/2007 - Professionally repaired - re-sealed.

6.1 Picture 3
6.2 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM
Comments - Satisfactory, Functional
6.3 Normal Operating Controls, Thermostat
Comments - Satisfactory, Functional



7. INSULATION 

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.

General system Styles, Materials, Components
GENERAL INSULATION RATING (subjective to age of home):
GOOD: Average condition& performance
Insulation inspection limitations:
TYPICAL
TYPE:
FIBERGLASS
ATTIC INSULATION:
Loose or Blown
FIBERGLASS
R- VALUE:
APPROXIMATE R-19
Below R-30
BATH EXHAUST FAN TYPES:
FAN ONLY
FLOOR INSULATION:
NONE
WALL INSULATION:
UNKNOWN Little or no access - can't determine
Component observations / Inspected items
7.0 INSULATION AND VAPOR RETARDERS (in unfinished spaces)
Comments - Satisfactory, Functional
Recommendation for improvement- Attic insulation is a little thin where it has been trampled down or settled. ( Picture 1 ) DOE recommends R-30 in attics (12"). Consider upgrading to meet current standards and obtain optimal performance.
7.0 Picture 1



8. INTERIOR 

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.
dryer vent
garage

General system Styles, Materials, Components
GENERAL RATING:
GOOD: Average condition& performance
INTERIOR LIMITATIONS:
TYPICAL
APPLIANCES:
DISHWASHER
RANGE BURNERS
OVEN ELEMENTS
HOOD FANS/VENTS
GARBAGE DISPOSER
BATH/DRYER VENTS
WALLS AND CEILING MATERIAL:
DRYWALL
PANELING: PLYWOOD PANELING
INTERIOR OF WINDOWS:
Functional
FLOOR COVERING(S):
LAMINATED T&G
INTERIOR DOORS:
HOLLOW CORE
MASONITE
RAISED PANEL
CABINETRY:
WOOD
COUNTERTOP:
LAMINATE
DRYER VENT:
RIGID METAL
Component observations / Inspected items
8.0 CEILINGS
Comments - Satisfactory, Functional
8.1 WALLS
Comments - Satisfactory, Functional
8.2 FLOORS
Comments - Satisfactory, Functional
8.3 STEPS, STAIRWAYS, BALCONIES AND RAILINGS
Comments - Not Present
8.4 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
Comments - Satisfactory, Functional
8.5 DOORS (REPRESENTATIVE NUMBER)
Comments - Satisfactory, Functional
8.6 WINDOWS (REPRESENTATIVE NUMBER)
Comments - Satisfactory, Functional
8.7 INTERIOR INSPECTION ACCESSIBILITY
Comments - Satisfactory, Functional
8.8 VENTING SYSTEMS (Kitchens, baths and laundry)
Comments - Satisfactory, Functional



9. 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.

General system Styles, Materials, Components
GENERAL RATING:
GOOD: Average condition& performance
DISHWASHER:
Functional
DISPOSER:
Functional
EXHAUST/RANGE HOOD:
VENTED
Functional
RANGE/OVEN:
Functional
BUILT-IN MICROWAVE:
NONE
REFRIGERATOR:
Personal property- not built in -NOT INSPECTED
DRYER POWER SOURCE:
22O ELECTRIC
Component observations / Inspected items
9.0 DISHWASHER
Comments - Satisfactory, Functional
9.1 RANGES/OVENS/COOKTOPS
Comments - Satisfactory, Functional
9.2 RANGE HOOD
Comments - Satisfactory, Functional
9.3 FOOD WASTE DISPOSER
Comments - Satisfactory, Functional
9.4 MICROWAVE COOKING EQUIPMENT
Comments - Not Present




General Summary


Final Analysis Home Inspections

757-495-2300

757.495.2300

Customer: Avalar Realty Bill Dorris, Agent
Tom & Laura Kuch

Property Address:  1221 Reardon Circle
Virginia Beach, VA 23453

This  General Summary is a combined list of any and all findings that where flagged during the inspection as important. The general summary contains all the items listed in the individual summaries below.

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 appear to warrant 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, efficiency, or safety 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.

   Defects Safety & Disclosure info  Maintenance

1. ROOFING
1.0 ROOF COVERINGS
 Satisfactory, Functional 
Recommend clearing away shrubbery as it can cause damage to the roof shingles.( Picture 1 )

Update 8/31/2007 - Owner plans to trim.


2. EXTERIOR
2.1 DOORS (Exterior)
 Satisfactory, Functional 
FYI: Back entry door weather stripping is removed for repair.

Update 8/31/2007 - Professionally repaired - Weather stripping is now installed.


5. ELECTRICAL
5.4 INTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
 Satisfactory, Functional 
(2) SAFETY - Loose Romex wiring across attic floor should be neatly secured to framing and out of harms way. ( Picture 2 )

Update 8/31/2007 - Professionally repaired - Wire has been secured out of harms way.


6. AIR CONDITIONING / HEAT PUMP
6.0 COOLING AND AIR HANDLER EQUIPMENT
 Satisfactory, Functional 
(1) Equipment: 2.5 ton Heat Pump.

Heat pump was tested in "cool " mode with a measured temperature drop reading of 9-12 degrees F.  The Electric heat coils where also tested and are functional.

6.1 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Satisfactory, Functional 
(1) Living room supply duct is crimped and damaged and may reduce air flow and performance in this room. ( Picture 1 ) ( Picture 2 )

Update 8/31/2007 - Professionally repaired - Duck has been restored to round and sealed.





Important Information and Disclosures


Final Analysis Home Inspections

757-495-2300

757.495.2300

Customer: Avalar Realty Bill Dorris, Agent
Tom & Laura Kuch

Property Address:  1221 Reardon Circle
Virginia Beach, VA 23453

This section is a summary list of informational disclosures. These items may not be considered an obvious or repairable defect but may be an inherent problem to the home. They are listed here as they may have important consequences regarding your purchase. The items listed here are typically safety issues, environmental concerns, Antiquated systems and equipment, Building material/systems manufacturer deficiencies or recalls.

2. EXTERIOR
2.1 DOORS (Exterior)
 Satisfactory, Functional 
FYI: Back entry door weather stripping is removed for repair.

Update 8/31/2007 - Professionally repaired - Weather stripping is now installed.


5. ELECTRICAL
5.4 INTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
 Satisfactory, Functional 
(2) SAFETY - Loose Romex wiring across attic floor should be neatly secured to framing and out of harms way. ( Picture 2 )

Update 8/31/2007 - Professionally repaired - Wire has been secured out of harms way.





Maintenance recommendations


Final Analysis Home Inspections

757-495-2300

757.495.2300

Customer: Avalar Realty Bill Dorris, Agent
Tom & Laura Kuch

Property Address:  1221 Reardon Circle
Virginia Beach, VA 23453

This section is a summary of maintenance needed or preventative maintenance recommended in order to maintain a level of "good repair".

1. ROOFING
1.0 ROOF COVERINGS
 Satisfactory, Functional 
Recommend clearing away shrubbery as it can cause damage to the roof shingles.( Picture 1 )

Update 8/31/2007 - Owner plans to trim.


5. ELECTRICAL
5.4 INTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
 Satisfactory, Functional 
(3) Attic fan switch box is hanging from wires and should be mounted to relieve strain on wires.

Update 8/31/2007 - Professionally repaired


6. AIR CONDITIONING / HEAT PUMP
6.1 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Satisfactory, Functional 
(1) Living room supply duct is crimped and damaged and may reduce air flow and performance in this room. ( Picture 1 ) ( Picture 2 )

Update 8/31/2007 - Professionally repaired - Duck has been restored to round and sealed.