We're more than great home inspections, we go way beyond that. DV Caitlyn 295 Sample Report Street Mount Pleasant, SC 29466 MELANIE SELCHO Monday, October 9, 2017 Home-Probe, Inc 1156 Bowman Road, #200 Mount Pleasant, SC 29464 843-405-8550 http://home-probe.com/ [email protected]
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295 Sample Report Street Mount Pleasant, SC 29466 - Home-Probe · Because your Home Inspector ... asbestos roofing, siding, wall, ceiling or floor finishes, insulation or fireproofing.
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We're more than great home inspections, we go way beyond that.
This is an agreement between Melanie Selcho and Home-Probe, Inc.
PLEASE READ CAREFULLY BEFORE SIGNING.
The Inspection of this property is subject to the Limitations and Conditions set out in this Agreement. It is based on avisual examination of the readily accessible features of the building. The Inspection is performed in accordance with theStandards of Practice of our national association.
The Home Inspector's report is an opinion of the present condition of the property. The Inspection and report are not aguarantee, warranty or an insurance policy with regards to the property.The inspection report is for the exclusive use of the client named above. No use of the information by any other party isintended.
LIMITATIONS AND CONDITIONS OF THE HOME INSPECTION
There are limitations to the scope of this Inspection. It provides a general overview of the more obvious repairs that maybe needed. It is not intended to be an exhaustive list. The ultimate decision of what to repair or replace is yours. Onehomeowner may decide that certain conditions require repair or replacement, while another will not.
1) THE INSPECTION IS NOT TECHNICALLY EXHAUSTIVE.The Home Inspection provides you with a basic overview of the condition of the property. Because your Home Inspectorhas only a limited amount of time to go through the property, the Inspection is not technically exhaustive.Some conditions noted, such as foundation cracks or other signs of settling in a house, may either be cosmetic or mayindicate a potential problem that is beyond the scope of the Home Inspection.If you are concerned about any conditions noted in the Home Inspection Report, we strongly recommend that you consulta qualified Licensed Contractor or Consulting Engineer. These professionals can provide a more detailed analysis ofany conditions noted in the Report at an additional cost
2) THE INSPECTION IS AN OPINION OF THE PRESENT CONDITION OF THE VISIBLE COMPONENTS.The Home Inspector's Report is an opinion of the present condition of the property. It is based on a visual examination ofthe readily accessible features of the building.A Home Inspection does not include identifying defects that are hidden behind walls, floors or ceilings. This includeswiring, heating, cooling, structure, plumbing and insulation that are hidden or inaccessible.Some intermittent problems may not be obvious on a Home Inspection because they only happen under certaincircumstances. As an example, your Home Inspector may not discover leaks that occur only during certain weatherconditions or when a specific tap or appliance is being used in everyday life.Home Inspectors will not find conditions that may only be visible when storage or furniture is moved. They do notremove wall coverings (including wallpaper) or lift flooring (including carpet) or move storage to look underneath orbehind.
Report No. 1004
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
3) THE INSPECTION DOES NOT INCLUDE HAZARDOUS MATERIALS.This includes building materials that are now suspected of posing a risk to health such as phenol-formaldehyde andurea-formaldehyde based insulation, fiberglass insulation and vermiculite insulation. The Inspector does not identifyasbestos roofing, siding, wall, ceiling or floor finishes, insulation or fireproofing. We do not look for lead or other toxicmetals in such things as pipes, paint or window coverings.The Inspection does not deal with environmental hazards such as the past use of insecticides, fungicides, herbicides orpesticides. The Home Inspector does not look for, or comment on, the past use of chemical termite treatments in oraround the property.
4) WE DO NOT COMMENT ON THE QUALITY OF AIR IN A BUILDING.The Inspector does not try to determine if there are irritants, pollutants, contaminants, or toxic materials in or around thebuilding.The Inspection does not include spores, fungus, mold or mildew that may be present. You should note that wheneverthere is water damage noted in the report, there is a possibility that mold or mildew may be present, unseen behind awall, floor or ceiling.If anyone in your home suffers from allergies or heightened sensitivity to quality of air, we strongly recommend that youconsult a qualified Environmental Consultant who can test for toxic materials, mold and allergens at additional cost.
5) WE DON'T LOOK FOR BURIED TANKS.Your Home Inspector does not look for and is not responsible for fuel oil, septic or gasoline tanks that may be buried onthe property. If the building had its heating system converted from oil, there will always be the possibility that a tank mayremain buried on the property.If fuel oil or other storage tanks remain on the property, you may be responsible for their removal and the safe disposal ofany contaminated soil. If you suspect there is a buried tank, we strongly recommend that you retain a qualifiedEnvironmental Consultant to determine whether this is a potential problem.
6) TIME TO INVESTIGATEWe will have no liability for any claim or complaint if conditions have been disturbed, altered, repaired, replaced orotherwise changed before we have had a reasonable period of time to investigate.
7) REPORT IS FOR OUR CLIENT ONLYThe inspection report is for the exclusive use of the client named herein. No use of the information by any other party isintended.
8) CANCELLATION FEEIf the inspection is cancelled within 24 hours of the appointment time, a cancellation fee of 50% of the inspection fee willapply.
9) NOT A GUARANTEE, WARRANTY OR INSURANCE POLICY.The inspection is not a guarantee, warranty or an insurance policy with regard to the condition of the property.
I have read, understood, and accepted the above Limitations and Conditions of this Home Inspection.
I, Melanie Selcho (Signature)___________________________, (Date)_______________, have read, understoodand accepted the terms of this agreement.
Report No. 1004
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
This Summary outlines potentially significant issues from a cost or safety standpoint. This section is provided as acourtesy and cannot be considered a substitute for reading the entire report. Please read the complete document.
Priority Maintenance Items
Exterior
WALLS \ Fiber cement sidingCondition: The exterior of the home is in need of immediate painting. There are numerous that will require repair due todamage or rot and more areas may be discovered during the painting process. Immediate painting is recommended toprevent further damage to the exterior areas.The photos provided are only as an example of the overall condition of the exterior of the homeLocation: Throughout ExteriorTask: ImproveTime: ImmediateCost: $8,000 - and up
Heating
ELECTRIC FURNACE \ Distribution air fan (blower)Condition: Condensation noted dripping from the Plenum of the upstairs heat pump in attic. Sheathing was wet at timeof inspection beneath the unitLocation: AtticTask: Further evaluation by qualified HVAC contractorTime: As Soon As Possible
Plumbing
WATER HEATER \ Life expectancyCondition: Near end of life expectancyTask: ReplaceTime: When necessaryCost: $1,000 - $2,000
This concludes the Summary section.
The remainder of the report describes each of the home's systems and also details any recommendations we have forimprovements. Limitations that restricted our inspection are included as well.
The suggested time frames for completing recommendations are based on the limited information available during apre-purchase home inspection. These may have to be adjusted based on the findings of specialists.
Home Improvement - ballpark costs
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
Wall surfaces and trim: EIFS (Exterior Insulation and Finishing System or Synthetic Stucco) Stucco
Driveway:Concrete
Normal settling cracks notes in driveway.
4. Concrete
Concrete
Deck: Raised Wood Railings
Exterior steps: Wood
Recommendations
ROOF DRAINAGE \ Gutters1. Condition: LeakSeams are leaking throughout and gutters are in poor overall condition due to lack of maintenance.Location: Throughout ExteriorTask: ReplaceTime: Immediate
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
WALLS \ Flashings and caulking3. Condition: Flashing is rusted and deteriorated in some areas which will require replacement. Other areas can beaddressed when home is painted.
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
WALLS \ Fiber cement siding4. Condition: The exterior of the home is in need of immediate painting. There are numerous that will require repairdue to damage or rot and more areas may be discovered during the painting process. Immediate painting isrecommended to prevent further damage to the exterior areas.The photos provided are only as an example of the overall condition of the exterior of the homeLocation: Throughout ExteriorTask: ImproveTime: ImmediateCost: $8,000 - and up
15. 16.
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
PORCHES, DECKS, STAIRS, PATIOS AND BALCONIES \ General6. Condition: DisrepairThe front porch is suffering from deferred maintenance. There are several loose boards, the nails are backing out inmultiple areas and the front treads of the upper portion of the steps has too much overhang causing the treads to loosen.Location: Front PorchTask: Regular Maintenance and sealantTime: As soon as possible
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
PORCHES, DECKS, STAIRS, PATIOS AND BALCONIES \ Joists8. Condition: Missing flashing at deck connectionFlashing is present but rusted through and water is coming through behind the ledger board.Location: Rear DeckTask: RepairTime: Less than 1 year
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
Roof and ceiling framing: Rafters/ceiling joists Roof Joists
Recommendations
OPTIONAL \ Structure11. Condition: Evidence of previous or possibly current rodent activity notedLocation: AtticTask: Further evaluationTime: ImmediateCost: Minor
32.
ROOF FRAMING \ Ceiling joists12. Condition: Evidence of previous Leak noted at attic between the two attic install heat pump units. Floor sheathingwas wet at time of inspection which appears to be from the air handler. See Cooling sectionLocation: AtticTask: Be Advised - Monitor
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
DISTRIBUTION SYSTEM \ Outlets (receptacles)13. Condition: Lower floor bathroom outlets and Master bath outlets are GFCI protected by the GFCI in the 2nd floorprivate bathTask: Courtesy Information
14. Condition: LooseLocation: Rear Exterior WallTask: RepairTime: ImmediateCost: Minor
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
15. Condition: LooseLoose outlets should be tightened immediately in order to prevent unintended wire contact. Safety issueLocation: VariousTask: CorrectTime: ImmediateCost: Minor
DISTRIBUTION SYSTEM \ Lights16. Condition: DamageGlobe is missing from exterior fixture.Location: Right Side Exterior WallTask: ReplaceTime: ImmediateCost: Minor
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
ELECTRIC FURNACE \ Distribution air fan (blower)19. Condition: Condensation noted dripping from the Plenum of the upstairs heat pump in attic. Sheathing was wet attime of inspection beneath the unitLocation: AtticTask: Further evaluation by qualified HVAC contractorTime: As Soon As Possible
ELECTRIC FURNACE \ Mechanical air filter20. Condition: Filter covers in attics noted taped or screwed in place, indicating an issue with the leakage of airTask: ImproveTime: DiscretionaryCost: Less than $100
21. Condition: At time of inspection, the HVAC systems were equipped with filters in the units themselves and also inthe wall and ceiling returns. Recommend to remove the filters in the units themselves for both ease of replacement and
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
for proper airflowTask: Consider alternate approachTime: Discretionary
22. Condition: DirtyLocation: Second FloorTask: ReplaceTime: ImmediateCost: Less than $100
FIREPLACE \ Gas fireplace23. Condition: The living room fireplace was not operational at time of inspection. Gas supply maybe shut off at anotherlocation. Recommend to request demonstration or instruction on operationLocation: Living RoomTask: Courtesy information
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
HEAT PUMP \ Condensate drain line25. Condition: Improper discharge pointCondensate lines should be extended to at least past the condenser unitsTask: ImproveTime: DiscretionaryCost: Less than $100
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
HEAT PUMP \ Refrigerant lines26. Condition: Excessive condensation and a possible mold like material noted on the plenum above the downstairs airhandler and standing moisture in the panLocation: AtticTask: Further evaluation by qualified HVAC technicianTime: As Soon As PossibleCost: Minor
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
Waste and vent piping in building: Plastic PVC plastic Not visible
Recommendations
OPTIONAL \ Plumbing28. Condition: Steam appliance in the attic should have a service walkway for maintenance and repairs if neededLocation: AtticTask: ImproveTime: Discretionary
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
WATER HEATER \ Life expectancy30. Condition: Near end of life expectancyTask: ReplaceTime: When necessaryCost: $1,000 - $2,000
63. Near end of life expectancy
WATER HEATER \ Tank31. Condition: RustExpansion tank connection to water supply has rusted which presents a possible leak issue as the condition worsensTask: ReplaceTime: ImmediateCost: Minor
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
FIXTURES AND FAUCETS \ Faucet32. Condition: Spray wand at kitchen sink is ineffective. Does not interrupt the flow fro the main faucetLocation: KitchenTask: Repair or replaceTime: DiscretionaryCost: Minor
33. Condition: LooseLocation: Master Bathroom Left SideTask: Improve / SecureTime: ImmediateCost: Minor
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
FIXTURES AND FAUCETS \ Basin, sink and laundry tub34. Condition: LeakLeak noted at supply lines of garage utility sinkLocation: GarageTask: RepairTime: ImmediateCost: Minor
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
FIXTURES AND FAUCETS \ Bathtub enclosure35. Condition: Shower curtain rod is loose in the wall hardware. Potential safety issueLocation: Basement BathroomTask: CorrectTime: ImmediateCost: Less than $100
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
FIXTURES AND FAUCETS \ Shower stall36. Condition: Slow drainsLocation: Master BathroomTask: ImproveTime: DiscretionaryCost: Minor
FIXTURES AND FAUCETS \ Toilet37. Condition: Flush mechanism inoperativeLocation: Jack and Jill Bathroom / Second-floor private bedroomTask: RepairTime: ImmediateCost: Minor
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
38. Condition: LooseLoose toilets should be secured in order to prevent possible leak issues. Replacement of the wax ring may be required inorder to properly correctLocation: Basement BathroomTask: SecureTime: ImmediateCost: Minor
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
Major floor finishes: Carpet Hardwood Concrete Tile
Major wall and ceiling finishes: Wainscoting Wood detail
Major wall and ceiling finishes: Plaster/drywall
Windows: Fixed Single/double hung Casement Vinyl
Glazing: Double
Oven type: Conventional Convection
Oven fuel: Gas
Range fuel: Gas
Appliances: Refrigerator Range hood Dishwasher Waste disposal Central vacuum Door bell
Laundry facilities: Washer Laundry tub Dryer Vented to outside 120-Volt outlet 240-Volt outlet Wastestandpipe
Recommendations
CEILINGS \ General39. Condition: Water stainsDry moisture stains were noted at various locationsLocation: Various locationsTask: Monitor
WALLS \ General40. Condition: DamageThe drywall behind the refrigerator has been cut out to allow room for the appliance.Location: KitchenTask: RepairTime: If necessaryCost: $200 - $400
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
41. Condition: MissingLocation: KitchenTask: ImproveTime: DiscretionaryCost: Minor
WALLS \ Plaster or drywall42. Condition: Water damagePrevious water damage noted. Area coincides with previous repairs to roofing/flashing at chimney cricket flashing visiblefrom the roof sideLocation: Second Floor Living RoomTask: Request disclosure
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
WINDOWS \ Sashes43. Condition: StiffWindows throughout the property are stiff to operate. This may be due to lack of use. The condition may ease withincreased activityLocation: VariousTask: Monitor
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
DOORS \ Doors and frames44. Condition: Does not latch properlyLocation: Basement Closet / Basement bathroom / Jack and Jill bathroomTask: AdjustTime: DiscretionaryCost: Less than $100
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
DOORS \ Glass (glazing)45. Condition: Lost seal on double or triple glazingSome companies may offer to repair this condition, however replacement of the failed windows is a more comprehensiveapproachLocation: Second Floor BedroomsTask: Repair or replaceTime: DiscretionaryCost: $200 - $400 per location
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
74. Lost seal on double or triple glazing 75. Lost seal on double or triple glazing
DOORS \ Hardware46. Condition: There is no lock mechanism on the door hardware on the game room side doorLocation: BasementTask: Courtesy information
47. Condition: Lock not effective on exterior doorLock is resistant to operation. This can result in a safty issue in emergency fire egress situationsLocation: Basement RearTask: Repair As NeededTime: As Soon As PossibleCost: Minor
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
48. Condition: Does not latch properlyLocation: First Floor Powder RoomTask: AdjustTime: DiscretionaryCost: Less than $100
STAIRS \ Handrails and guards49. Condition: Hard to holdClearance between wall and handrail at various intervals is too tight according to current standards which require 1-1/2"space in order to be properly graspable. Safety issueTask: ImproveCost: Minor
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
APPLIANCES \ Refrigerator52. Condition: There is no ice present in the icemaker of the basement refrigerator, which suggests they have icemakerr maybe an operative or simply not connected to the water supplyLocation: BasementTask: Be Advised
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/
The links below connect you to a series of documents that will help you understand your home and how it works. Theseare in addition to links attached to specific items in the report.
Click on any link to read about that system.
01. ROOFING, FLASHINGS AND CHIMNEYS
02. EXTERIOR
03. STRUCTURE
04. ELECTRICAL
05. HEATING
06. COOLING/HEAT PUMPS
07. INSULATION
08. PLUMBING
09. INTERIOR
10. APPLIANCES
11. LIFE CYCLES AND COSTS
12. SUPPLEMENTARY
Asbestos
Radon
Urea Formaldehyde Foam Insulation (UFFI)
Lead
Carbon Monoxide
Mold
Household Pests
Termites and Carpenter Ants
13. HOME SET-UP AND MAINTENANCE
14. MORE ABOUT HOME INSPECTIONS
295 Sample Report Street, Mount Pleasant, SC October 9, 2017 http://home-probe.com/