Inspection Report

Mr. Sample Customer
Mrs. Sample Customer

Property Address:
1010 Any Street
Franklin, TN 37064

Home Inspectors of Middle Tennessee LLC

John Swygert
6017 Bethany Blvd.
Nashville, TN 37221
O 615-662-8199
M 615-268-4530
TN License Number-00000144
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Table of Contents

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Date: 1/23/2008 Time: 09:00 AM Report ID: sample1
Property:
1010 Any Street
Franklin, TN 37064
 Customer:
Mr. Sample Customer
Mrs. Sample Customer		 Real Estate Professional:
Susie Realtor
Best Realty Company

Homes more than 5 years old may have areas that are not current in code requirements. This is not a new home and this home cannot be expected to meet current code standards. While this inspection makes every effort to point out safety issues, it does not inspect for code. It is common that homes of any age will have had repairs performed and some repairs may not be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for items that are not functioning as intended. It does not grade the repair. It is sometimes common to see old plumbing or mixed materials. Sometimes water signs in crawlspaces or basements could be years old from a problem that no longer exists. Or, it may still need further attention and repair. Determining this can be difficult in a lived in home. Sometimes homes have signs of damage to wood from wood eating insects. Having this is typical and fairly common. If the home inspection reveals signs of damage you should have a pest control company inspect further for activity and possible hidden damage. The home inspection does not look for possible manufacturer re-calls on components that could be in this home. Always consider hiring the appropriate expert for any repairs or further inspection.

Client Is Present:
Yes

Age Of Home:
1984

Radon Test:
Yes
Temperature:
Below 32

Rain in last 3 days:
Yes

Style of Home:
Traditional
Weather:
Clear

  
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1.  DRIVEWAY,LANDSCAPING
 YFNNRRNI
1.0 DOES LANDSCAPE FAVOR PROPER DRAINAGEX    
1.1 WALKWAY AND DRIVEWAY X   
1.2 ANY INFREQUENTLY FOUND DISCOVERIES  X  
1.3 WHAT IS THE CONDITION OF RETAINING WALL(S) X   
 YFNNRRNI
Y=Yes, FN=Functional, N=No, RR=REPAIR OR REPLACE, NI=NOT INSPECTED
 		Styles & Materials
DRIVEWAY:
AGGREGRATE
Comments:
1.0 Recommend trimming back all vegetation at least 12" from the home.  Vegetation in contact with home can introduce moisture which speeds the deterioration of any surface.  Insects and rodents also use vegetation to gain entrance to dwellings.
1.1 Recommend cleaning all exposed aggregate with cleaning solution then applying top coat of aggregate sealer.
1.3 Retaining wall has shifted somewhat, but it appears as old settlement. Wall appears stable at present.
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2.  ROOFING,DRAINAGE,CHIMNEYS
 YFNNRRNI
2.0 ARE THERE ANY NOTICEABLE SWAYS OR SAGS IN THE ROOF SHEATHING  X  
2.1 ARE THERE MULTIPLE LAYERS OF ROOF COVERINGS  X  
2.2 DOES THE ROOF COVERING APPEAR TO BE IN GOOD CONDITION   X 
2.3 FLASHINGS X   
2.4 ROOF VENTILATION X   
2.5 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS X   
2.6 CONDITION OF RAIN GUTTERS X   
2.7 ARE DOWNSPOUTS OR DRAINAGE PROVIDED PROPERLYX    
 YFNNRRNI
Y=Yes, FN=Functional, N=No, RR=REPAIR OR REPLACE, NI=NOT INSPECTED
 		Styles & Materials
VIEWED ROOF FROM:
GROUND WITH BINOCULARS
INTERIOR WINDOWS
ROOF-TYPE:
GABLE
ROOF COVERING:
3-TAB FIBERGLASS
CHIMNEY:
METAL SIDING
Comments:
2.2 The roof covering is old, and the life of covering has virtually expired. The covering will need to be replaced soon. While it could last a few years or so, some areas may need patching with tar as leaks develop.
2.3 Flashings should be reworked when roof covering is replaced.
2.4 Recommend increasing roof ventilation when the next roof covering is installed. A Power ventilator or turbine vents will help circulate air.
2.5 All plumbing boots shows signs of previous tar repairs. Plumbing boots should be replaced when roof covering is replaced.Chimney cap is rusted and prep, prime and paint should be considered.
2.6 Gutters appear intact but due to the lack of recent rain, I am unable to determine if gutters leak at seams or spills water.Some gutters could not be reached for inspection. Suggest insuring the gutters are clean to allow for proper drainage.
2.7
2.7 Picture 1
Drain extensions, above or below ground, extended at least 6'-8' feet away from foundation will greatly assist in keeping the foundation walls and/or crawl space dry.
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3.  EAVE,SIDING,FOUNDATION WALLS
 YFNNRRNI
3.0 CONDITION OF SOFFIT, FASCIA, TRIM AND EAVES X   
3.1 CONDITION OF EXTERIOR WALL COVERINGS, FLASHING X   
3.2 FOUNDATION WALLS AND MORTAR JOINTS (exterior) X   
3.3 IS OUTSIDE ACCESS TO CRAWLSPACE OR BASEMENT RODENT PROOFX    
 YFNNRRNI
Y=Yes, FN=Functional, N=No, RR=REPAIR OR REPLACE, NI=NOT INSPECTED
 		Styles & Materials
SIDING MATERIAL:
BRICK VENEER
WOOD TRIM
METAL SIDING
Comments:
3.0 Wood trim will require periodic maintenance. Some exterior locations need prep, priming and painting. Woodpecker or insect holes at front dormers need repair.
3.1
3.1 Picture 1
Some areas of wood trim exterior are slightly deteriorated and need prep, prime and paint.
3.2
3.2 Picture 1
3.2 Picture 2
All holes in siding material at mechanical penetrations should be sealed with high quality silicone.
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4.  DECKS,PORCHES,STEPS,RAILINGS
 YFNNRRNI
4.0 WHAT IS THE CONDITION OF PORCH OR PATIO X   
4.1 DECKS, STAIRS AND HANDRAILS OR BALCONIES X   
 YFNNRRNI
Y=Yes, FN=Functional, N=No, RR=REPAIR OR REPLACE, NI=NOT INSPECTED
 		Styles & Materials
APPURTENANCE:
SUNROOM
Comments:
4.1
4.1 Picture 1
Front steps have settled and pulled loose from home.  This is a fairly common occurrence however repairs should be considered.  Mud jacking or aggregate repairs are options.

Recommend all personal items, debris, wood, etc.. be moved from under deck.
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5.  WINDOWS,DOORS
 YFNNRRNI
5.0 OUTSIDE APPEARANCE OF WINDOWS OR SKYLIGHTS X   
5.1 SLIDING GLASS DOOR, PORCH OR PATIO DOORS X   
5.2 CONDITION OF EXTERIOR ENTRY DOORS X   
5.3 STORM DOOR AND SCREEN DOOR(S) CONDITION X   
5.4 IS DOOR CHIME OPERATIONALX    
 YFNNRRNI
Y=Yes, FN=Functional, N=No, RR=REPAIR OR REPLACE, NI=NOT INSPECTED
 		Styles & Materials
ENTRY DOORS:
STEEL
INSULATED GLASS
WINDOWS:
WOOD/METAL CLAD
STORM WINDOWS
Comments:
5.0
5.0 Picture 1
The glazing (or putty) around glass panes are missing in areas on various windows. The glazing helps hold the glass tight against frame and serves to shield against air. If you decide to repair glazing, be sure and paint the glazing after it hardens. Some exterior window locations have weathered wood trim and need prep, prime and paint.

Storm windows were not inspected.
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6.  GARAGE
 YFNNRRNI
6.0 GARAGE DOOR OPERATORS X   
6.1 DOES THE GARAGE DOORS"REVERSE" WITH RESISTANCE  X  
6.2 CONDITION OF GARAGE DOOR X   
6.3 FIRE RESISTANT SEPARATION WALLS, CEILINGS, AND DOORS BETWEEN A DWELLING UNIT AND AN ATTACHED GARAGE X   
6.4 ANY EXPOSED WIRING ON CEILING LOWER THAN 7 FEET FROM GARAGE FLOOR  X  
 YFNNRRNI
Y=Yes, FN=Functional, N=No, RR=REPAIR OR REPLACE, NI=NOT INSPECTED
 		Styles & Materials
OPENER MANUFACTURER:
1/2 HORSEPOWER
CRAFTSMAN
GENIE
GARAGE DOOR MATERIAL:
METAL
TYPE:
TWO AUTOMATIC
Comments:
6.0
6.0 Picture 1
Springs for garage door (s) missing retention cables (in case springs break to prevent injury).
6.1 Although sensors are in place and will reverse the door(s) the resistance feature should be made operable.
6.2 Left garage door shows slight physical damage however functional.
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7.  INTERIORS
 YFNNRRNI
7.0 WALLS X   
7.1 CEILINGS X   
7.2 FLOORS X   
7.3 WINDOWS (Representative number) X   
7.4 DOORS (Representative number) X   
7.5 STEPS, STAIRWAYS, BALCONIES AND RAILINGS X   
7.6 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS X   
 YFNNRRNI
Y=Yes, FN=Functional, N=No, RR=REPAIR OR REPLACE, NI=NOT INSPECTED
 		Styles & Materials
CEILING MATERIALS:
DRYWALL
FLOOR COVERING(S):
CARPET
TILE
FINISHED WOOD
VINYL
WALL MATERIAL:
DRYWALL
INTERIOR DOORS:
RAISED PANEL
WINDOW TYPES:
DOUBLE-HUNG
SINGLE PANE
STORM WINDOWS
SLIDERS
COUNTERTOP:
CULTURED MARBLE
GRANITE
CABINETRY:
LAMINATE
Comments:
7.3 Several windows would not open using normal force at interior locations. Recommend all windows be made to open and close easily. Several Windows have broken, damaged or nonfunctioning resistance mechanism.  Generally the lower sash will either not raise or not stay in the raised position without a prop.
7.4 Shower door is missing splash molding at bottom edge of door. Master bath closet door rubs at top.
7.5
7.5 Picture 1
7.5 Picture 2
As a safety enhancement picket spacing not exceeding 4 inches should be added at basement step hand/guard rail.
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8.  ELECTRICAL
 YFNNRRNI
8.0 SERVICE ENTRANCE CONDUCTORS X   
8.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS X   
8.2 BOND WIRE FROM ELEC PANEL TO METAL PLUMBINGX    
8.3 DOES THE METERBASE HAVE A GROUND WIRE AND RODX    
8.4 CONDITION OF WIRING, CIRCUITS, OR FUSES INSIDE MAIN PANEL (Branch circuit conductors, Over-current devices, and compatibility of their amperage and voltage)   X 
8.5 ARE THE CIRCUITS OR FUSES LABELED CLEARLY   X 
8.6 ARE THE CIRCUIT BREAKERS COMPATIBLE WITH THE PANELX    
8.7 CONNECTED DEVICES, FIXTURES OR LOOSE WIRING (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   
8.8 LOCATION OF MAIN AND DISTRIBUTION PANELS X   
8.9 ARE SMOKE DETECTORS PRESENT IN HOMEX    
8.10 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)   X 
8.11 POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE X   
 YFNNRRNI
Y=Yes, FN=Functional, N=No, RR=REPAIR OR REPLACE, NI=NOT INSPECTED
 		Styles & Materials
ELEC. PANEL MANUFACTURER:
ITE
ELECTRICAL CONDUCTORS:
BELOW GROUND
ALUMINUM
120/240 VOLT
PANEL CAPACITY:
200 AMP
PANEL TYPE:
CIRCUITS
BRANCH WIRE 15 and 20 AMP:
COPPER
WIRING METHODS:
ROMEX
Comments:
8.4
8.4 Picture 1
Problem(s) discovered with Branch Circuits such as damaged breaker(s), double wiring at breakers, Improper size/gauge wiring, and any other problems that an electrician may discover while performing repairs need correcting. Recommend a licensed electrician inspect further and correct as needed.
8.5
8.5 Picture 1
Breaker box not labeled.(Picture 1) Main panel has at least Four circuit breakers that need labels identifying their location(s). In order for a box to be considered safe it must be properly labeled.
8.7
8.7 Picture 1
Protective plug needs inserting at garage light switch to cover exposed wiring.
8.8 Main panel box is located at basement.
8.9 Recommend testing all smoke detectors, and replacing batteries upon moving in. Recommend installation of carbon monoxide detectors according to manufacturers recommendations. No smoke detector located in basement, one recommended.
8.10 GFCI outlet located at half bath will not trip with a test plug.  Repairs required.

GFCI (Ground Fault Circuit Interrupter) outlets recommended at all outdoor locations, garage and within 6 feet of internal plumbing fixtures.
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9.  HEATING
 YFNNRRNI
9.0 THERMOSTATS CONDITION X   
9.1 HEATING EQUIPMENT X   
9.2 COMBUSTION AIR SUPPLY X   
9.3 NORMAL OPERATING CONTROLS X   
9.4 HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)   X 
9.5 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOMX    
9.6 AUTOMATIC SAFETY CONTROLS X   
9.7 CHIMNEYS, FLUES AND VENTS (FOR FURNACE) X   
9.8 IS THERE A HUMIDIFIERX   X
 YFNNRRNI
Y=Yes, FN=Functional, N=No, RR=REPAIR OR REPLACE, NI=NOT INSPECTED
 		Styles & Materials
HEAT SYSTEM BRAND (UPPER LEVEL):
TEMPSTAR
HEAT SYSTEM BRAND (LOWER LEVEL):
BRYANT
DATE OF MFG::
1984
2007
BTU RANGE:
55000
NUMBER OF HEAT SYSTEMS (excluding wood):
TWO
FUEL SOURCE:
GAS
HEAT TYPE:
FORCED AIR
FILTER TYPE:
90 DAY LONGLIFE/PLEATED
FILTER SIZE:
(Two filters)
20x25
DUCTWORK:
INSULATED
Comments:
9.1 Main level furnace is old but did work at time of inspection. Unable to determine life remaining. Based on the age of the unit and uncertainty of previous maintenance I recommend further inspection, service and cleaning by a certified HVAC contractor. Annual service is recommend by most manufactures.
Most systems have a design life of twenty years, but if any system is more than ten years old, or if the maintenance history is unknown, it would be wise to schedule a comprehensive service that includes cleaning motors, fans, ducts, and coils. Then, change the filters regularly, and schedule biannual maintenance service.

Heat differential test was performed on all heating units using digital temperature gauge. Readings were within satisfactory range. We have no way of inspected wall mounted gas units. Unit in Sun room was functioning properly at time of inspection.
9.4
9.4 Picture 1
"CSST" otherwise known as corrugated stainless steel tubing is not allowed to penetrate mechanical cabinets.  Recommend certified HVAC technician for further evaluation and repairs as required.

Filters are dirty and need replacing.
9.8 We have no way of inspecting humidifiers for proper function. No inspection was performed on the humidifier and it's components. Humidifier appears original and most likely not in working order. HVAC technician can determine if operational.
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10.  CENTRAL AIR CONDITIONING
 YFNNRRNI
10.0 THERMOSTATS CONDITION    X
10.1 COOLING AND AIR HANDLER EQUIPMENT    X
10.2 NORMAL OPERATING CONTROLS    X
10.3 CONDENSATION LINE OR PUMP'S CONDITION    X
10.4 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)   X 
10.5 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM    X
 YFNNRRNI
Y=Yes, FN=Functional, N=No, RR=REPAIR OR REPLACE, NI=NOT INSPECTED
 		Styles & Materials
CENTRAL AIR MANUFACTURER:
AMERICAN STANDARD
TEMPSTAR
DATE OF MFG::
2002
2005
NUMBER OF A/C UNITS:
TWO
Comments:
10.1 A/C was not tested for proper operation due to the outside air temperature the night before or the day of the inspection being 65 degrees or less and damage could result. We did not inspect this unit (S). A visual inspection was performed and there appear to be no apparent problems with the cooling system, however, it is recommended that the system be thoroughly serviced and cleaned prior to the beginning of the cooling season.
10.3
10.3 Picture 1
Foam sleeve on suction line is missing in area(s). Recommend repair as needed.

10.3 Picture 2
Garden hose is not a suitable condensation line.  Recommend certified HVAC technician for repairs.
10.4 The "tempstar" AC unit is over breakered. A 40 amp breaker is installed however the unit calls for a maximum 20 amp breaker.  Repairs needed.
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11.  ATTIC AND ROOF STRUCTURE
 YFNNRRNI
11.0 IS THERE AN ATTIC ACCESSX    
11.1 DO RAFTERS APPEAR TO BE IN GOOD CONDITIONX    
11.2 ARE THERE ANY VISIBLE SIGNS OF LEAKS OR ABNORMAL CONDENSATION  X  
11.3 ARE THERE ANY VISIBLE SIGNS OF DETERIORATION  X  
11.4 IS THERE ANY DEBRIS IN ATTIC  X  
11.5 IS THERE ANY UNSAFE ELECTRICAL WIRING IN ATTIC  X  
 YFNNRRNI
Y=Yes, FN=Functional, N=No, RR=REPAIR OR REPLACE, NI=NOT INSPECTED
 		Styles & Materials
ATTIC INFO:
STORAGE
LIGHT IN ATTIC
STORAGE AREA DOORS
ROOF STRUCTURE:
STICK-BUILT
PLYWOOD
2 X 10 RAFTERS
CEILING STRUCTURE:
6'" OR BETTER
Comments:
11.0 The entire attic area was not inspected due to limited and/or no accessibility in some areas.
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12.  INSULATION AND VENTILATION
 YFNNRRNI
12.0 ATTIC INSULATION (unfinished spaces) X   
12.1 VENTILATION OF ATTIC X   
12.2 FOUNDATION/FLOOR INSULATION (unfinished spaces)    X
12.3 FOUNDATION VENTILATION X   
12.4 VENTING SYSTEMS (Kitchens, baths and laundry) X   
12.5 VENTILATION FANS AND THERMOSTATIC CONTROLS (ATTIC)    X
 YFNNRRNI
Y=Yes, FN=Functional, N=No, RR=REPAIR OR REPLACE, NI=NOT INSPECTED
 		Styles & Materials
ATTIC INSULATION:
BATT
FIBERGLASS
R- VALUE:
R-19 OR BETTER
ATTIC VENTILATION:
GABLE VENTS
SOFFIT VENTS
THERMOSTATICALLY CONTROLLED FAN
EXHAUST FAN TYPES:
FAN WITH LIGHT
FAN/HEAT/LIGHT
DRYER POWER SOURCE:
24O ELECTRIC
DRYER VENT:
FLEXIBLE VINYL
METAL THROUGH WALL
ATTIC FAN:
NOT INSPECTED
Comments:
12.2 No insulation of floor system.

Ideally the blue board insulation under Sun room should be covered with a protective material. Plywood or other suitable material is adequate.
12.4
12.4 Picture 1
Ideally dryer vent receptacle no longer in use should be terminated and hole in siding repaired. Interior dryer vent piping is vinyl or foil duct material. Although allowed, these easily clog and are difficult to clean increasing the potential risk of fire. Rigid or flex metal material is suggested.
12.5 From the exterior it appears a Thermostatically controlled vent fan is located in the attic however I could not reach this fan from attic area or roof to determine if it is functioning properly.
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13.  PLUMBING
 YFNNRRNI
13.0 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES X   
13.1 INTERIOR DRAIN, WASTE AND VENT SYSTEMS X   
13.2 ANY LEAKS OR CROSS-CONNECTIONS ON SUPPLY OR WASTE LINES  X  
13.3 FUNCTIONAL FLOW (water pressure and volume) X   
13.4 WAS THE MAIN WATER VALVE LOCATEDX    
13.5 WATER HEATER X   
13.6 IS THE T&P VALVE PIPED WITHIN 6 INCHES OF FLOORX    
13.7 CONDITION OF VENT PIPE (from furnace/water heater)   X 
 YFNNRRNI
Y=Yes, FN=Functional, N=No, RR=REPAIR OR REPLACE, NI=NOT INSPECTED
 		Styles & Materials
MANUFACTURER:
STATE
DATE OF MFG::
1996
CAPACITY:
50 GAL
PLUMBING SUPPLY:
COPPER
DISTRIBUTION:
COPPER
PLUMBING WASTE:
PVC
WATER SOURCE:
PUBLIC
WATER HEATER POWER SOURCE:
GAS (QUICK RECOVERY)
CLOTHES WASHER DRAIN SIZE:
2" DIAMETER
Comments:
13.0
13.0 Picture 1
Black washing machine hose at clothes washer is generally not approved for use as permanent water line. Stainless steel braid pressure approved lines advised. Plumbing connections under kitchen sink are old, show signs of deterioration and replacement should be considered. Master bath stop valve (left) not attached. Half bath vanity drains very slowly and may be partially clogged.
13.2
13.2 Picture 1
Hoses should not be left attached to spigots during freezing weather.
13.3 Recommend hose connection vacuum breakers be installed on exterior faucets to help prevent the backflow of water and possible pollutants or contaminants to the water supply. They are inexpensive, easy to install and can be purchased at any hardware store.Water pressure at outside hose bib at time of inspection was between 60 and 80 psi which is an acceptable range.
13.4
13.4 Picture 1
The main shut-off is the blue knob located in basement.
13.5 (FYI) To extend the life of your water heater recommend draining several gallons of water out the drain valve, located near the bottom of the unit, at least twice a year. Hot water temperature at time of inspection was 140 degrees. Temperatures in excess of 120 degrees present the risk of scalding. Recommend adjusting hot water heater temperature accordingly.
13.7
13.7 Picture 1
Draft divert for gas water heater is no longer properly centered over vent pipe. When tested water heater did not draft properly.  Repairs are needed.  Recommend certified HVAC technician for further evaluation and repair as required.
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14.  FIREPLACES
 YFNNRRNI
14.0 FIREPLACE OR SOLID FUEL BURNING DEVICESX    
14.1 CLEARANCE TO COMBUSTIBLES X   
14.2 IS THERE A DAMPER   X 
14.3 CONDITION OF HEARTH, MANTLE AND WALL X   
14.4 DO THE FIRE-BRICK WALLS NEED MORTAR OR REPAIR  X  
14.5 WAS LINER INSPECTED OR FULLY VISIBLE FROM END TO END  X  
 YFNNRRNI
Y=Yes, FN=Functional, N=No, RR=REPAIR OR REPLACE, NI=NOT INSPECTED
 		Styles & Materials
OPERABLE FIREPLACES:
ONE
TYPES OF FIREPLACES:
VENTED GAS LOGS
Comments:
14.0 NACHI (National Association of Certified Home Inspectors) as well as the State of Tennessee Home Inspector Licensing Program discourage inspectors from lighting fireplace pilots,operating gas fireplaces or determining if gas is present, therefore these items are not performed on gas fireplaces.  You may consider having the owner demonstrate proper use of the fireplace prior to closing.
14.2 Damper for vented firelogs is missing a clamp or lock that forces lid to stay open (required for Vented Gas/LP logs).
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15.  STRUCTURAL COMPONENTS
 YFNNRRNI
15.0 FOUNDATION WALLS X   
15.1 FLOOR STRUCTURE X   
15.2 GIRDERS, PIERS, COLUMNS AND SUPPORTS X   
15.3 ANY DEBRIS IN BASEMENT OR CRAWLSPACE  X  
15.4 ARE THERE FOUNDATION VENTS OR WINDOWSX    
15.5 ANY WET OR UNUSUALLY DAMP AREA  X  
15.6 WERE SOME AREAS OF BASEMENT OR CRAWLSPACE INACCESSIBLE  X  
15.7 IS BASEMENT FLOOR CONCRETE SLABX    
 YFNNRRNI
Y=Yes, FN=Functional, N=No, RR=REPAIR OR REPLACE, NI=NOT INSPECTED
 		Styles & Materials
FOUNDATION:
MASONRY BLOCK
POURED SLAB
STEEL PIERS
FLOOR STRUCTURE:
2 X 8 or10
WOOD JOISTS
WALL STRUCTURE:
2 X 4 WOOD
METHOD USED TO OBSERVE BASEMENT:
FROM ENTRY

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16.  BUILT-IN APPLIANCES
Appliances were not checked for safety recalls. Additional information regarding recalled appliances can be obtained at www.cpsc.gov/
 YFNNRRNI
16.0 DISHWASHER X   
16.1 RANGES/OVENS/COOKTOPS X   
16.2 FOOD WASTE DISPOSER X   
16.3 RANGE HOOD X   
 YFNNRRNI
Y=Yes, FN=Functional, N=No, RR=REPAIR OR REPLACE, NI=NOT INSPECTED
 		Styles & Materials
REFRIGERATOR:
GENERAL ELECTRIC
RANGE/OVEN:
KITCHEN AIDE
DISHWASHER:
KENMORE
DISPOSER:
IN SINK ERATOR
EXHAUST/RANGE HOOD:
VENTLESS
WHIRLPOOL
Comments:
16.0
16.0 Picture 1
Dishwasher is loose and needs securing to underside of countertop or sides of cabinetry. 

16.0 Picture 2
Dishwasher drain hose did not perform a loop to create a trap under sink. Recommend correcting to avoid a possible back up of sewer water into dishwasher.

Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2007 : Licensed To Home Inspectors of Middle Tennessee LLC
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Summary

6017 Bethany Blvd.
Nashville, TN 37221
O 615-662-8199
M 615-268-4530
TN License Number-00000144

Customer
Mr. Sample Customer
Mrs. Sample Customer

Property Address:
1010 Any Street
Franklin, TN 37064

The following items or discoveries indicate that these systems and/ or components do not function as intended or adversely affects the habitability of the dwelling; or appear to warrant further investigation by a licensed specialist prior to close of escrow, 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.

2.  ROOFING,DRAINAGE,CHIMNEYS
General Summary
2.2   DOES THE ROOF COVERING APPEAR TO BE IN GOOD CONDITION
 REPAIR OR REPLACE
The roof covering is old, and the life of covering has virtually expired. The covering will need to be replaced soon. While it could last a few years or so, some areas may need patching with tar as leaks develop.
4.  DECKS,PORCHES,STEPS,RAILINGS
General Summary
4.1   DECKS, STAIRS AND HANDRAILS OR BALCONIES
 Functional
Front steps have settled and pulled loose from home.  This is a fairly common occurrence however repairs should be considered.  Mud jacking or aggregate repairs are options.
5.  WINDOWS,DOORS
General Summary
5.0   OUTSIDE APPEARANCE OF WINDOWS OR SKYLIGHTS
 Functional
The glazing (or putty) around glass panes are missing in areas on various windows. The glazing helps hold the glass tight against frame and serves to shield against air. If you decide to repair glazing, be sure and paint the glazing after it hardens. Some exterior window locations have weathered wood trim and need prep, prime and paint.
7.  INTERIORS
General Summary
7.5   STEPS, STAIRWAYS, BALCONIES AND RAILINGS
 Functional
As a safety enhancement picket spacing not exceeding 4 inches should be added at basement step hand/guard rail.
8.  ELECTRICAL
Electrical
8.4   CONDITION OF WIRING, CIRCUITS, OR FUSES INSIDE MAIN PANEL (Branch circuit conductors, Over-current devices, and compatibility of their amperage and voltage)
 REPAIR OR REPLACE
Problem(s) discovered with Branch Circuits such as damaged breaker(s), double wiring at breakers, Improper size/gauge wiring, and any other problems that an electrician may discover while performing repairs need correcting. Recommend a licensed electrician inspect further and correct as needed.
8.5   ARE THE CIRCUITS OR FUSES LABELED CLEARLY
 REPAIR OR REPLACE
Breaker box not labeled.(Picture 1) Main panel has at least Four circuit breakers that need labels identifying their location(s). In order for a box to be considered safe it must be properly labeled.
8.10   OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
 REPAIR OR REPLACE
GFCI outlet located at half bath will not trip with a test plug.  Repairs required.
9.  HEATING
Heating/Cooling
9.1   HEATING EQUIPMENT
 Functional
Main level furnace is old but did work at time of inspection. Unable to determine life remaining. Based on the age of the unit and uncertainty of previous maintenance I recommend further inspection, service and cleaning by a certified HVAC contractor. Annual service is recommend by most manufactures.
Most systems have a design life of twenty years, but if any system is more than ten years old, or if the maintenance history is unknown, it would be wise to schedule a comprehensive service that includes cleaning motors, fans, ducts, and coils. Then, change the filters regularly, and schedule biannual maintenance service.
9.4   HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 REPAIR OR REPLACE
"CSST" otherwise known as corrugated stainless steel tubing is not allowed to penetrate mechanical cabinets.  Recommend certified HVAC technician for further evaluation and repairs as required.
10.  CENTRAL AIR CONDITIONING
Heating/Cooling
10.3   CONDENSATION LINE OR PUMP'S CONDITION
 NOT INSPECTED
Garden hose is not a suitable condensation line.  Recommend certified HVAC technician for repairs.
10.4   DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 REPAIR OR REPLACE
The "tempstar" AC unit is over breakered. A 40 amp breaker is installed however the unit calls for a maximum 20 amp breaker.  Repairs needed.
13.  PLUMBING
Plumbing
13.7   CONDITION OF VENT PIPE (from furnace/water heater)
 REPAIR OR REPLACE
Draft divert for gas water heater is no longer properly centered over vent pipe. When tested water heater did not draft properly.  Repairs are needed.  Recommend certified HVAC technician for further evaluation and repair as required.
14.  FIREPLACES
General Summary
14.2   IS THERE A DAMPER
 REPAIR OR REPLACE
Damper for vented firelogs is missing a clamp or lock that forces lid to stay open (required for Vented Gas/LP logs).
16.  BUILT-IN APPLIANCES
General Summary
16.0   DISHWASHER
 Functional
Dishwasher is loose and needs securing to underside of countertop or sides of cabinetry. 

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.


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