This is just an example of a home that All Pro inspected that was stated to be completely renovated.

Hard to believe but a professional Home Inspector can see things that are not apparent when buying a home

All Pro Home Inspections

H O M E    I N S P E C T I O N    R E P O R T

Purpose of this Home Inspection Report:

To report the opinion of the inspector based on a visual inspection of the building.  The inspector evaluated the building based on its “as is” condition, as of the date of inspection.  Limitations and guidelines as established by the American Society of Home Inspectors were followed.  Cosmetic items are not a concern of this report, but will be mentioned where appropriate.

Objective of this Home Inspection Report

To provide the client with a written report of the building, consisting of visual inspections of items listed in the ASHI Standards of Practice.  If a particular problem was noted whereby no determination could be made as to the cause, the inspector and this report may recommend that a professional in that area of expertise be consulted.  No opinion was made by the inspector of their own judgments about the value or location desirability.

Definition  of  the  Home  Inspection  Report:

A visual examination and status report of the items listed in the ASHI Standards of Practice and the reporting of  apparent defects (not cosmetic related problems) that require corrective action shall include, but no be limited to:

            1. structure;

A load-bearing member of the building (including, footing, foundation walls, post, beams, floor joist, bearing walls, or roof framings) is reported defective if, upon visual inspection, it exhibited one or more of the following characteristics:

            abnormal cracking or splitting,

            unusual settlement,

            deterioration such as rot, mold, fungus, or pest infestation damage,

            improper alignment or structural integrity caused by modification or abuse; or

            other characteristics that affect the building’s structural integrity.

While many defects will be clearly discernible by visual examination, this report may recommend further investigation by a specialist in the area of an observed or suspected defect.          

            2. unsafe or hazardous condition;

Any item that, upon visual inspection, was identified as a safety defect or a hazard, the presence or absence of which would be dangerous.  The reporting of the possible presence of mold, asbestos, lead paint, UFFI, radon, electromagnetic radiation, toxic wastes, oil tanks and other indoor or outdoor pollutants, is outside the scope of this inspection.,

            3. inoperative systems or appliances.

Any installed systems or built-in appliances that did not operate properly or perform there intended function in response to normal use.  Proper operation means that the system was performing the basic function of functions for which it was designed and intended, based on the normal operation of the controls.  Speculative comments about the future functioning of the system(s) are for information only and only immediate, observable conditions will be reported.

EXTERIOR

GROUNDS

WALKWAYS/STEPS

The city sidewalk is in serviceable condition.  The sidewalk may be on property owned by the town however its maintenance is usually the owner's responsibility.  Cracks and heaving that may be a potential tripping hazard in the future should be corrected.  If someone should trip or get hurt as a result of a cracked or uneven section, you may be vulnerable to a claim.

The front walkway to the main entrance is masonry and is in serviceable condition.

The front entrance steps are of masonry construction and appears to be structurally sound and in serviceable condition.  There are however some loose bricks that will need to secured back in place. All open areas where water can seep below the surface should be sealed.  Water below the surface can freeze in the winter causing cracks to develop.

DECK

The deck is in adequate condition.  Components, in general, are well secured at this time.  The structure is adequately supported.

DRIVEWAY

The shared driveway is in serviceable condition. The drainage is adequate away from the home.

It is normal for cracks to develop in the surface over time.  All open areas should be sealed to prevent water from seeping below the surface.  Sealant can be applied every three to four years for aesthetic purposes and may prolong the life of this installation.  It keeps ultraviolet rays, gasoline and oil from damaging the surface and it helps prevent water from getting into cracks and breaking up the surface in cold weather.  Sealing every year may cause sealer to build up and flake or peel off.

GRADING

The grading around the perimeter of the home looks generally adequate to insure acceptable drainage. 

Maintaining a positive slope away from the foundation walls will help minimize water accumulation around the building during a rainfall, and help insure a dryer interior.  Under no circumstances should wooden portions of the structure be in contact with the ground.  Grading in areas away from the building were not comprehensively evaluated in regard to drainage.

OIL TANKS

There is an abandoned oil tank in the basement that should be removed.  No testing was performed to locate any underground tanks, such as oil or chemical storage tanks, which might be present, or to determine their condition or legality.  The homeowner and the township should be consulted in regard to this matter.  A separate company should be hired to scan the property with a metal detector to determine if there are any underground tanks.

ROOF

The roof is composed of high quality asphalt shingles.  The shingles overall, show no signs of curling and cupping which indicates the roof is less than 15 years old.  A conventional roof of this type has an overall life expectancy in the range of 25-30 years, according to industry standards.  This is only an approximation, as many roofs exceed this age, while others require earlier replacement.

Protrusions through the roof, such as plumbing vents, skylights, and exhaust ducts are made watertight by "flashings".  These require periodic inspection and must be re-sealed occasionally to keep them watertight.

The roof and chimneys were inspected visually from the ground only.  Binoculars were used and portions visible through the windows were evaluated during the interior inspection.  These limited inspection methods are due to the inherent danger of climbing on roofs, and the damage which can result to some roofing materials.  This type of inspection, together with the attic inspection, usually provides an assessment of the roof's condition; however, more details can obviously be obtained by a walk-on inspection.  If further evaluation is desired or recommended by All Pro, a specialized roofing contractor should be contacted.

CHIMNEY

The visible portions of the masonry chimney, appears to be in generally sound condition.  The chimney may require repairs to the concrete capping and mortar joints which are exposed to the weather as routine maintenance.  The need for maintenance of this type is not apparent from the ground.  Water seepage into the masonry will eventually cause deterioration to the flue lining and bricks. 

The interior of the flues are not evaluated as part of a standard building inspection.  Evaluation of these areas requires a specialized contractor.  A rain hood with screen is installed to keep rain and animals out of the chimney.

FLASHING

The metal flashings that help keep the roof water tight are not visible for evaluation.  These areas need to be inspected during heavy rainfall and sealed as required to remain watertight. 

GUTTERS/LEADERS

The gutter drainage needs to be checked during rainfall.  The purpose of a gutter system is to collect rain and snow from the roof and divert it to leaders away from the home.  Debris should be removed to eliminate clogging and overflow. It is recommended that this be done at least twice each year.

The leaders should always be diverted away from the foundation walls to decrease the chance of water penetration through the foundations.  Leaders that terminate by the foundation wall is one of the main reasons for water seepage into the basement.

SURFACES

SIDING

The wood siding seems to be in overall adequate condition.  This type of siding is durable, and will last indefinitely given regular attention.  Maintaining the siding is important to preserve a watertight, draft free home.

FASCIAS/SOFFITS/TRIM

The fascias, soffits and trim on the home look to be in adequate condition.  The wood for these items are covered in some areas and could not be checked.

Wood surfaces were only probed where accessible from the ground. The rest of the trim should be inspected and caulked and sealed as necessary during other routine maintenance to remain weather tight.  Exterior trim components including those around windows and doors, as well as soffits and fascias, are prone to weathering and to openings at the seams and joints that are not evaluated during a home inspection. 

DOORS

The entrance door is in operable condition but hard to open.  The hardware is in proper working order.  The new rear door is operable and in adequate condition.  The hardware is in working order.

WINDOWS

Replacement of all the windows should be considered at this time.  The windows are all original and need attention for proper operation.  Several of the windows will need new sash cords for proper operation to keep them in the open position. Some do not have storms or screens.  Some are painted shut and could not be opened.  All windows should be operable for exit in case of fire.  An audit of the storms and/or screens was not conducted.

GARAGE

The walls are in overall adequate condition.  The rear wall has been completely rebuilt.  The floor is serviceable.  The garage doors are functional.

The automatic door openers were operated, and appeared to function in an acceptable manner.  A safety device is provided to stop the door from closing if an item is in the way.  An inventory of the transmitters was not conducted and should be obtained prior to closing if available.

I N T E R I O R

Carpeting was not lifted to evaluate the condition of the flooring

Furniture was not moved to evaluate outlets and wall conditions.

Cosmetic items in regard to walls, floors and ceilings finish condition are not reported

BASEMENT

Most of the old tiled ceiling is coming loose.  Most of the wood trim around the steam piping is coming loose.  The wall paneling is damaged and loose in some areas.   The visible portions of the masonry foundation walls appear to be in overall sound condition.  Some minor settlement cracks are noted. 

The bottom of the panel has been damaged from water seepage into the basement.  Efflorescence, which is the white powder salt deposit left after water evaporates, is present indicating some amount of water penetration or accumulation. Predictions in regard to the amount of water penetration could not be determined at the time of inspection.  It is highly recommended that you contact the present occupants to provide further information concerning any previous incidents of water penetration.  It is necessary to occupy a building through the wet seasons prior to assuming that it will be completely dry.

GIRDERS/COLUMNS

The girders (which are the main support beams) appear to be structurally sound.  The columns which support the main girders appear to be in adequate and sound condition.

JOIST/SILL PLATES

The joist and sill plates are all covered and could not be evaluated.

LIVING ROOM

The living room is in adequate condition.  The walls and ceiling appear to be structurally sound.  The floor appears to be serviceable.

DINING ROOM

The dining room is in adequate condition.  The walls and ceiling appear to be structurally sound.  The floor appears to be serviceable.

FAMILY ROOM

The family room is in adequate condition.  The walls and ceiling appear to be structurally sound.  The floor appears to be serviceable.

FIREPLACE

The fireplace is in overall adequate condition.  The firebox and the flue look sound where visible.  The damper is operable.

These installations are not operated to evaluate their performance during an inspection and no determination could be made as to how well they will draft during operation.  Flues should be professionally cleaned on a regular schedule based on the frequency of use.

ENTRANCES/HALLWAYS

ENTRANCES

The front entrance area is in adequate condition.  The exterior and interior light fixtures are operable.

The rear entrance is also in adequate condition.  The exterior light is operable.

HALLWAY

The hallway is in overall adequate condition.  The walls and ceiling appear to be structurally sound. The floor is serviceable.

Smoke detectors and carbon monoxide detectors are not inventoried or evaluated during a standard inspection.  They are required safety devices and working units should be maintained at the appropriate locations on each level of the home.  They should be tested regularly and batteries replaced as required.  It is suggested that you check with local fire code officials with regard to any regulations concerning devices of this type.

STAIRS

The stairs appear to be in sound condition.  The banister appears to be adequately secured.  Railings need to be added for the basement steps.

BEDROOMS

The bedrooms are in useable condition. The walls and ceilings look to be in adequate condition.  Entrance and closet doors are functional.  Some will require planning or adjustment to the strike plates as a result of the normal movements which occur in a structure over time.  The floors are in adequate condition.

Old water stains are noted on the front bedroom closet ceiling. Previous water penetration leaves visible stains which do not indicate present leakage but need to be monitored during rainfall.  Water penetration through the roof or flashings is dependent on both the weather on the date of inspection and seasonal conditions.  It is very difficult to determine if there is any water penetration during dry weather.  

ATTIC

The steps to the attic that are very steep with loose steps should be used with caution.  The unfinished attic areas where visible are thought to be generally adequate.  The rafters, joists and sheathing are in sound overall condition.

A continuous gable vent has been installed for proper ventilation.  Ventilation in an attic is very important.  It allows moisture that accumulates in this area to dissipate and also helps to reduce the heat buildup that normally develops during the summer months.  If the area is inadequately ventilated, this moisture can eventually cause problems such as delaminating roof sheathing.

Rockwool insulation is noted under the attic floor boards.  The wall voids are inaccessible and the amount and type of wall insulation, if any, could not be determined. 

 S Y S T E M S

ELECTRICAL

The electrical service provided to the building by overhead wires, are securely fastened to the house and there are no noticeable frayed sections.  In most communities, this inlet service wire (from the house attachment to the electrical meter) is the responsibility of the homeowner, not the utility company.

The main service fused disconnect has a capacity of 100 amperes, 240/120 volt electric service.  The main ground where visible appears to be adequately secure.  Overcurrent protection is provided by circuit breakers located in a service panel in the basement.

The Federal Pacific electric panel and breakers have a bad reputation and need to be replaced.  Most electricians refuse to work on these panels which make any repairs required more costly than expected.  The meter should be installed on the exterior. 

Only a representative number of outlets, fixtures, and switches were operated.  Furniture was not moved to evaluate the amount of outlets per room or condition of the inaccessible outlets.  The reversed polarity outlet bathroom GFCI outlet and the outlet behind the dishwasher need to be corrected.  There is a non functional outlet by the side rear basement window.

The kitchen GFCI outlet that was tested functioned properly.  Ground Fault Circuit Interrupter (GFCI) electrical outlets and breakers are a significant safety improvement and are required in new homes for bathrooms, kitchen counter top outlets, garages, crawlspaces, unfinished basements, outside outlets, swimming pools, etc..  They should be installed in older homes as well to reduce potential electrical hazards in wet areas.

The ungrounded electrical outlets at the front of the living room and in the 2^nd floor hallway by the bathroom need to be corrected by properly grounding these newer three prong outlets to the electrical system.  The older two-prong outlets noted in this home should never be replaced with a new three-prong grounded type, unless there is also a third ground wire installed.  A GFCI outlet can replace these older two- prong outlets even through you don't have a third equipment ground wire.

HEATING

Heat is provided by a new 2003 gas-fired, steam boiler.  The normal life expectancy for a boiler is in the vicinity of 30 to 40 years prior to the need for replacement.

The burner ignited and operated smoothly.  The unit was operated only for a short period of time during the inspection.  The radiators did not get hot enough to fully evaluate each one.  Leaks may be present at the radiator valves and air vents that could not be checked at this time.  A steam system requires occasional maintenance to individual radiator shut-off valves and air vents.  It is advisable to check this unit and the radiators when temperature conditions require the unit to be run for a longer period of time.   

The flue pipe appeared to be in satisfactory condition, with adequate clearance to combustibles.  The sealant around the flue transition piece should always be well caulked. Draft at the unit appeared to be adequate.  Operating and safety controls are installed.

The low water cut off switch should be checked periodically to ensure it is operating properly to prevent the boiler from cracking.  The water level must be maintained within the limits of the sight gage on the unit.  The water should be drained periodically to remove sediment and insure reliable operation.  The boiler can crack and require replacement if the water runs out and the low water cutoff switch does not shut down the unit.

It is recommended that the system be inspected, cleaned and maintained by service personnel to insure reliable and efficient operation.

Internal access in a boiler is very limited and this evaluation is based on external visual inspection only.  Automatic safety controls were not operated or evaluated, no components were disassembled, and only unsecured access panels were opened.  If a more rigorous inspection or maintenance is desired or recommended by All Pro, a specialized heating/cooling contractor should be contacted.

There is asbestos containing insulation on the heat pipes in the basement behind the boxed in ceiling.  The exposed areas have been encapsulated.  When remodeling the basement the asbestos will need attention.  Asbestos is a controversial material, and is considered hazardous.

PLUMBING

The lead main water pipe from the street to the home is a health concern if the lead leaks into the water.  Total replacement of this pipe is required which will require digging an exterior trench at the front of the home to bury a new main water pipe underground.

The older water piping to the bathroom will eventually need replacement, as these pipes are past their expected life. Replacement of the piping will require opening up some of the walls and ceilings. 

The new copper water distribution lines appear to be in generally leak free condition.  Water pressure is thought to be basically adequate and functional flow was noted where evaluated.

The sewer lines look adequately sloped to provide proper drainage. Vents are noted through the roof to help facilitate water flow in these drain lines.

Most of the piping in the home is concealed inside walls and ceilings and could not be visually inspected.  Shut off valves other than the fixtures themselves were not operated because they are operated infrequently and often leak after use.

Laundry appliances are not evaluated within the scope of a home inspection.

WATER HEATER

Hot water is provided by a 1989, 40 gallon, gas-fired unit.  Units of this type have a normal life expectancy of 5-10 years.  The exhaust system appears to be a proper installation.  A relief valve is installed on this unit to protect against high temperature and pressure.  The discharge pipe on the relief valve should always be diverted just above the floor for safety.  The piping installation appears to be in adequate condition.  No indication of leakage was observed.

KITCHEN

The walls and ceiling are in adequate condition.  One of the ceiling tiles has been replaced most likely due to water damage from the bathroom above this area. The floor surface has an overall serviceable appearance but some of the tiles are cracked.  The cabinets and counter tops look basically functional.  The faucet, sink and drain line appear to be in generally leak free condition.

DISHWASHER

The portable dishwasher was placed through a short cycle but was shut by the home owner because it was very noisy.

The oven and burners were functional.  The other major appliances operated, and appeared to be functional.

Only the built-in appliances are regularly evaluated as part of an All Pro inspection.  This does not include the refrigerator.  Based on these limitations, All Pro cannot provide any warranties beyond those issued by the manufacturer and cannot predict the useful life of the appliances. It is recommended that you obtain the manufacturer's informational booklets and warranties, if available.

BATHROOM

The floor and walls outside the bathtub enclosure appear to be sound.  The tub and enclosure surfaces appear to be in generally adequate condition.  The fixtures are operable and appear to be in leak free condition.  The loose 2^nd floor bathroom toilet needs to be better secured to the floor.

All surfaces subjected to wet conditions should be well caulked, grouted and sealed as necessary to maintain them in a waterproof condition.  This is important maintenance and will help to prevent leaks and deterioration of the materials behind these surfaces.  Severe damage to the underlying surfaces may occur in a relatively short period of time.

The slow draining tub needs to be checked to determine the problem.

The basement toilet does not flush properly.

Please use the enclosed "Preclosing Inspection Checklist" to assist you at your final inspection prior to taking possession of the property.  Compare the condition of the building to the described condition in this report and please contact us if you notice any discrepancies.  Remember, however, that certain aspects may have changed subsequent to the inspection and could be different than noted in this report.