TriState Home Inspection Sample Inspection Report
Starr Ford	513-317-8900

Inspection Report

Mr. Jim Jones

Property Address:
123 Dreamhome Way
Cincinnati, OH 45200

Tristate Home Inspection LLC

Starr Ford
3312 Eastside Ave
Cincinnati, Ohio 45208
513-317-8900

Date: 10/26/2007

Time: 1:30 PM

Report ID: 2143

Property:
123 Dreamhome Way
Cincinnati, OH 45200

Customer:
Mr. Jim Jones

Real Estate Professional:
Judy Schlotman
Sibcy Cline

Comment Key or Definitions

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

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

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

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

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

Age Of Home:
Over 50 Years

Client Is Present:
Yes

Weather:
Clear

Temperature:
Below 65

Rain in last 3 days:
Yes

1. Roofing / Chimneys / Roof Structure and Attic

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.

		IN	NI	NP	RR
1.0	ROOF COVERINGS	X
1.1	FLASHINGS	X
1.2	SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS				X
1.3	ROOF VENTILATION	X
1.4	ROOF DRAINAGE SYSTEMS (gutters and downspouts)				X
1.5	ROOF STRUCTURE AND ATTIC (Report leak signs or condensation)		X
1.6	VENTILATION FANS AND THERMOSTATIC CONTROLS (ATTIC)			X
1.7	INSULATION IN ATTIC		X
1.8	VISIBLE ELECTRIC WIRING IN ATTIC		X
		IN	NI	NP	RR

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Styles & Materials
Viewed roof covering from:
Ladder

Roof-Type:
Gable
Flat

Roof Covering:
3-Tab fiberglass
Modified bitumen

Chimney (exterior):
Brick

Sky Light(s):
Three

Roof Ventilation:
Ridge vents

Method used to observe attic:
Inaccessible

Roof Structure:
Not visible

Ceiling Structure:
Not visible

Attic info:
No Storage

Attic Insulation:
Unknown

Comments:

1.0

1.0 Picture 1

(1) Reference photo: 3-Tab Asphalt shingles.

1.0 Picture 2

(2) Reference photo: Modified bitumen over front porch.

1.2

1.2 Picture 1

The brick chimney has missing mortar and damaged bricks. Further deterioration may occur if not repaired. A qualified contractor should inspect and repair as needed.

1.4

1.4 Picture 1

The box gutter linings are rusting and need to be repainted.

1.5 The roof structure and attic are covered in finished drywall and are unable to be inspected.

The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

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.

		IN	NI	NP	RR
2.0	WALL CLADDING FLASHING AND TRIM	X
2.1	DOORS (Exterior)				X
2.2	WINDOWS				X
2.3	DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE RAILINGS	X
2.4	VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)				X
2.5	EAVES, SOFFITS AND FASCIAS	X
2.6	PLUMBING WATER FAUCETS (hose bibs)	X
2.7	OUTLETS (exterior)	X
2.8	OTHER			X
		IN	NI	NP	RR

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Styles & Materials
Siding Style:
Shiplap
Wood shakes

Siding Material:
Wood

Exterior Entry Doors:
Wood

Appurtenance:
Deck with steps
Covered porch
Deck

Driveway:
Street Parking

Comments:

2.0

2.0 Picture 1

Reference photo: Right(when facing house) side of house.

2.1

2.1 Picture 1

The concrete threshold at the basement entry door is sloped towards the house instead of away from the house. This can allow water to enter the basement. The area should be patched to shed water away from the house.

2.2

2.2 Picture 1

The glazing between glass panes in 3 windows at the front of the house on the second floor have failed and have condensation.

2.3

2.3 Picture 1

Reference photo: View from top deck.

2.4

2.4 Picture 1

The stone walkway at the front of home has a cobblestone that is set higher than the rest and could be a trip hazard. A fall or injury could occur if not corrected. A qualified person should repair or replace as needed.

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

3. Kitchen Components and 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.

		IN	NI	NP	RR
3.0	CEILINGS	X
3.1	WALLS	X
3.2	FLOORS	X
3.3	PANTRY/CLOSET DOORS	X
3.4	WINDOWS	X
3.5	COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS	X
3.6	PLUMBING DRAIN AND VENT SYSTEMS	X
3.7	PLUMBING WATER SUPPLY FAUCETS AND FIXTURES	X
3.8	OUTLETS WALL SWITCHES and FIXTURES	X
3.9	DISHWASHER	X
3.10	RANGES/OVENS/COOKTOPS	X
3.11	RANGE HOOD			X
3.12	TRASH COMPACTOR	X
3.13	FOOD WASTE DISPOSER	X
3.14	MICROWAVE COOKING EQUIPMENT	X
3.15	CLOTHES DRYER VENT PIPING	X
		IN	NI	NP	RR

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Styles & Materials
Dishwasher Brand:
KITCHEN AIDE

Disposer Brand:
IN SINK ERATOR

Exhaust/Range hood:
NONE

Range/Oven:
DAYCOR

Built in Microwave:
PANASONIC

Trash Compactors:
GENERAL ELECTRIC

Cabinetry:
Wood

Countertop:
Tile

Clothes Dryer Vent Material:
Flexible Vinyl
Metal

Dryer Power Source:
220 Electric
Gas Connection

Comments:

3.0

3.0 Picture 1

Reference photo: Kitchen looking towards backyard.

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

4. Rooms

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.

		IN	NI	NP	RR
4.0	CEILINGS	X
4.1	WALLS				X
4.2	FLOORS	X
4.3	STEPS, STAIRWAYS, BALCONIES AND RAILINGS	X
4.4	DOORS (REPRESENTATIVE NUMBER)	X
4.5	WINDOWS (REPRESENTATIVE NUMBER)	X
4.6	OUTLETS SWITCHES AND FIXTURES	X
		IN	NI	NP	RR

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Styles & Materials
Ceiling Materials:
Drywall
Plaster

Wall Material:
Drywall
Plaster

Floor Covering(s):
Carpet
Hardwood T&G
Stone
Tile

Interior Doors:
Solid
Raised panel
Wood

Window Types:
Double-hung
Single pane
Storm windows
Thermal/Insulated

Window Manufacturer:
UNKNOWN

Comments:

4.0

4.0 Picture 1

Reference photo: Breakfast room.

4.1

4.1 Picture 1

4.1 Picture 2

The sheetrock on the wall has several hairline cracks at the Master Bedroom and main entry. This damage is considered cosmetic. A qualified person should repair or replace as needed.

The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

5(A). Hall Bath

		IN	NI	NP	RR
5.0.A	COUNTERS AND CABINETS	X
5.1.A	DOORS (REPRESENTATIVE NUMBER)	X
5.2.A	WINDOWS			X
5.3.A	PLUMBING DRAIN, WASTE AND VENT SYSTEMS	X
5.4.A	PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES	X
5.5.A	OUTLETS SWITCHES AND FIXTURES	X
5.6.A	EXHAUST FAN			X
		IN	NI	NP	RR

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Styles & Materials
Exhaust Fans:
None

Comments:

5.0.A

5.0.A Picture 1

Reference photo: First floor bathroom.

5(B). Master Bath

		IN	NI	NP	RR
5.0.B	COUNTERS AND CABINETS	X
5.1.B	DOORS (REPRESENTATIVE NUMBER)	X
5.2.B	WINDOWS	X
5.3.B	PLUMBING DRAIN, WASTE AND VENT SYSTEMS	X
5.4.B	PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES	X
5.5.B	OUTLETS SWITCHES AND FIXTURES	X
5.6.B	EXHAUST FAN			X
		IN	NI	NP	RR

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Styles & Materials
Exhaust Fans:
None

Comments:

5.0.B

5.0.B Picture 1

Reference photo: Second floor bathroom.

6. Structural Components

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.

		IN	NI	NP	RR
6.0	FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)				X
6.1	WALLS (Structural)	X
6.2	COLUMNS OR PIERS	X
6.3	FLOORS (Structural)	X
6.4	CEILINGS (structural)	X
6.5	INSULATION UNDER FLOOR SYSTEM			X
6.6	VAPOR RETARDERS (ON GROUND IN CRAWLSPACE OR BASEMENT)			X
6.7	VENTILATION OF FOUNDATION AREA (crawlspace or basement)			X
		IN	NI	NP	RR

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Styles & Materials
Foundation:
Rock

Method used to observe Crawlspace:
No crawlspace

Floor Structure:
2 X 10

Wall Structure:
2 X 4 Wood

Columns or Piers:
Wood piers
Steel lally columns
Steel screw jacks

Floor System Insulation:
NONE

Comments:

6.0

6.0 Picture 1

Missing mortar between foundation stones on left(when facing house) side of house needs to be repaired.

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

7. Plumbing System

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

		IN	NI	NP	RR
7.0	PLUMBING DRAIN, WASTE AND VENT SYSTEMS	X
7.1	PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES	X
7.2	HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS	X
7.3	MAIN WATER SHUT-OFF DEVICE (Describe location)	X
7.4	FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)	X
7.5	MAIN FUEL SHUT OFF (Describe Location)	X
7.6	SUMP PUMP			X
		IN	NI	NP	RR

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Styles & Materials
Water Source:
Public

Water Filters:
None

Plumbing Water Supply (into home):
Copper

Plumbing Water Distribution (inside home):
Copper

Washer Drain Size:
2" Diameter

Plumbing Waste Line:
PVC

Water Heater Power Source:
Gas (quick recovery)

Water Heater Capacity:
40 Gallon (1-2 people)

Water Heater Manufacturer:
RHEEM

Comments:

7.0 New plumbing, both supply and waste, throughout the house.

7.3

7.3 Picture 1

Main Water Shut-Off: On front wall of house by furnace.

7.5

7.5 Picture 1

Main Fuel Shut-Off: On front wall of house by furnace.

The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

8. Electrical System

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

		IN	NI	NP	RR
8.0	SERVICE ENTRANCE CONDUCTORS	X
8.1	SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS	X
8.2	BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE	X
8.3	CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)	X
8.4	POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE	X
8.5	OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)	X
8.6	LOCATION OF MAIN AND DISTRIBUTION PANELS	X
8.7	SMOKE DETECTORS			X
8.8	CARBON MONOXIDE DETECTORS			X
		IN	NI	NP	RR

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Styles & Materials
Electrical Service Conductors:
Overhead service
220 volts

Panel capacity:
200 AMP

Panel Type:
Circuit breakers

Electric Panel Manufacturer:
CUTLER HAMMER

Branch wire 15 and 20 AMP:
Copper

Wiring Methods:
Romex

Comments:

8.1

8.1 Picture 1

(1) Main Electrical Disconnect: On left(when facing house) outside basement wall.

(2) New electric supply throughout the house.

8.5 Outlets in bathrooms have duplicate GFCI protection. The receptacles are GFCI and the circuit that they are attached to has a GFCI breaker.

The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

9. Heating / Central Air Conditioning

The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

		IN	NI	NP	RR
9.0	HEATING EQUIPMENT	X
9.1	NORMAL OPERATING CONTROLS	X
9.2	AUTOMATIC SAFETY CONTROLS		X
9.3	DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)	X
9.4	PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM	X
9.5	CHIMNEYS, FLUES AND VENTS (for fireplaces, gas water heaters or heat systems)				X
9.6	SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove)			X
9.7	GAS/LP FIRELOGS AND FIREPLACES	X
9.8	COOLING AND AIR HANDLER EQUIPMENT	X
9.9	NORMAL OPERATING CONTROLS	X
9.10	PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM	X
		IN	NI	NP	RR

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

Styles & Materials
Heat Type:
Forced Air

Energy Source:
Gas

Number of Heat Systems (excluding wood):
One

Heat System Brand:
PAYNE

Ductwork:
Insulated
and
Non-insulated

Filter Type:
Disposable

Filter Size:
(Two filters)
14x20
20x25

Types of Fireplaces:
Solid Fuel
Gas/LP Log starter

Operable Fireplaces:
Two

Number of Woodstoves:
None

Cooling Equipment Type:
Air conditioner unit

Cooling Equipment Energy Source:
Electricity

Central Air Manufacturer:
RHEEM

Number of AC Only Units:
One

Comments:

9.5

9.5 Picture 1

The vent pipe for gas water heater fails to rise 1/4 inch per foot and may need re-locating or a power vent installed. This is a safety issue and should be repaired. I recommend a qualified licensed plumbing contractor inspect further and repair as needed.

The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

General Summary

Tristate Home Inspection LLC

3312 Eastside Ave
Cincinnati, Ohio 45208
513-317-8900

Customer
Mr. Jim Jones

Property Address
123 Dreamhome Way
Cincinnati, OH 45200

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

1. Roofing / Chimneys / Roof Structure and Attic

1.2	SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS
	Repair or Replace
	The brick chimney has missing mortar and damaged bricks. Further deterioration may occur if not repaired. A qualified contractor should inspect and repair as needed.
1.4	ROOF DRAINAGE SYSTEMS (gutters and downspouts)
	Repair or Replace
	The box gutter linings are rusting and need to be repainted.

2. Exterior

2.1	DOORS (Exterior)
	Repair or Replace
	The concrete threshold at the basement entry door is sloped towards the house instead of away from the house. This can allow water to enter the basement. The area should be patched to shed water away from the house.
2.2	WINDOWS
	Repair or Replace
	The glazing between glass panes in 3 windows at the front of the house on the second floor have failed and have condensation.
2.4	VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
	Repair or Replace
	The stone walkway at the front of home has a cobblestone that is set higher than the rest and could be a trip hazard. A fall or injury could occur if not corrected. A qualified person should repair or replace as needed.

4. Rooms

4.1	WALLS
	Repair or Replace
	The sheetrock on the wall has several hairline cracks at the Master Bedroom and main entry. This damage is considered cosmetic. A qualified person should repair or replace as needed.

6. Structural Components

6.0	FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)
	Repair or Replace
	Missing mortar between foundation stones on left(when facing house) side of house needs to be repaired.

7. Plumbing System

7.0	PLUMBING DRAIN, WASTE AND VENT SYSTEMS
	Inspected
	New plumbing, both supply and waste, throughout the house.

8. Electrical System

8.1	SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
	Inspected
	(2) New electric supply throughout the house.

9. Heating / Central Air Conditioning

9.5	CHIMNEYS, FLUES AND VENTS (for fireplaces, gas water heaters or heat systems)
	Repair or Replace
	The vent pipe for gas water heater fails to rise 1/4 inch per foot and may need re-locating or a power vent installed. This is a safety issue and should be repaired. I recommend a qualified licensed plumbing contractor inspect further and repair as needed.

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

INVOICE

Tristate Home Inspection LLC
3312 Eastside Ave
Cincinnati, Ohio 45208
513-317-8900
Inspected By: Starr Ford

Inspection Date: 10/26/2007
Report ID: 2143

Customer Info:	Inspection Property:
Mr. Jim Jones 1234 Any St Cincinnati OH 45200 Customer's Real Estate Professional:	123 Dreamhome Way Cincinnati, OH 45200

Inspection Fee:

Service Price Amount Sub-Total

Heated Sq Ft 2,001 - 2,500 XXX 1 XXX

Tax $0.00

Total Price $XXX

Payment Method:
Payment Status: Paid
Note:

Tristate Home Inspection LLC

3312 Eastside Ave
Cincinnati, Ohio 45208
513-317-8900

Inspection Agreement

This inspection was performed in accordance with and under the terms of a Pre-Inspection Agreement. The agreement was signed and agreed upon before the preparation of this report and a signed copy of the agreement is available upon request. An unsigned copy of the agreement may be attached to this report for your information or it may also be available on the home inspection company web site.

Report Attachments

Pre-Inspection Agreement [PDF file]

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