Best Choice Inspections, Knoxville, Tennessee, Home, Gene Walshaw

General Summary

Best Choice Inspections

3109 Ellistown Road
Knoxville, TN 37924
865-607-2934

Customer
Jayne Norris

Property Address
1234 Buyer's Street
Knoxville, TN 37918

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

Structural Components

1.0

FOUNDATIONS (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)

Repair or Replace

Three areas of major foundation block movement visible in the crawl space:

a) Under the right rear corner of kitchen.

b) Near pier under the far right end of the main center girder beam.

c) Near the outside heat pump unit.

House is over 30 years old and some foundation movement is common. Gutter downspout near the foundation appears to have been recently re-routed away from the foundation walls and crawl space is soil s relatively dry now. Recommend evaluation by a qualified foundation repair specialist for appropriate foundation wall and/or footer repairs.

1.0 Picture 1

1.0 Picture 2

1.0 Picture 3

1.2

COLUMNS OR PIERS

Inspected, Repair or Replace

Main flooring center girder is resting on several unmortared, loose pier blocks and bricks. No concrete footings found under these piers. Girder is less than 6 inches from crawl space soil. Recommend repair by a licensed general contractor.

1.2 Picture 1

1.2 Picture 2

1.3

FLOORS (Structural)

Repair or Replace

Floor joists are sagging in kitchen and living room. All floor joists in flooring system are 2" x 8" boards on approximate. 24" centers. Total span is approximately 12 feet between main center girder and front/rear foundation walls. Joists appear to be over-spanned according to standard building practices. Recommend a licensed general contractor evaluate floor joists for installation of proper reinforcement.

1.3 Picture 1

1.4

CEILINGS (structural)

Repair or Replace

Ceiling joist pairs do not join together above main load bearing wall. One joist is twisted above front bedroom ceiling in attic. Suggest a qualified tradesman install wood 2" x 6" blocking between all ceiling joists.

1.4 Picture 1

1.5

ROOF STRUCTURE AND ATTIC

Repair or Replace

2 x 4 rafters for roof have two 1 x 6 braces that are are broken or bowed. All other rafters are also braced with undersized 1 x 6 boards. Recommend a licensed contractor replace the two damaged braces with 2 x 6 lumber and reinforce ("sister") all other braces with heavier boards.

1.5 Picture 1

1.5 Picture 2

Three 1" x 6" roofing deck boards are damaged between rafters. Recommend brace the underside of these boards to strengthen. Suggest repair by a qualified roofing contractor or carpenter.

1.5 Picture 3

Exterior

2.4

DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS

Repair or Replace

All four front porch columns are deteriorated starting at concrete floor and going up 4" to 9" above floor. Suggest repair or replace all columns by a qualified, skilled tradesman. (Picture 1)

2.4 Picture 1

Roofing

3.2

ROOF COVERINGS

Repair or Replace

On the left side of front porch roof 6 or more shingles are raised above the roof surface. Recommend remove pieces of first layer shingles fastened underneath the raised shingles and seal flush with roofing cement. Suggest repair by a qualified roofing contractor.

3.2 Picture 1

Plumbing System

4.2

HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS

Repair or Replace

Water heater is located below ground level in crawlspace and is not allowed. This can cause damage to the unit or shorten its life span. Recommend a licensed plumber inspect further and repair as necessary.

4.2 Picture 1

Electrical System

5.1

SERVICE AND GROUNDING EQUIPMENT, MAIN OVER CURRENT DEVICE, MAIN AND DISTRIBUTION PANELS

Repair or Replace

Main panel box is located at outside at. Panel is improperly grounded with two ground wires attached to a one-wire rated grounding clamp on the grounding rod. This is a safety issue that needs to be corrected. Recommend repair by a licensed electrician.

5.1 Picture 1

Four abandoned wires in main outside panel box have uncapped ends. Recommend a licensed electrician cap and tape wire ends and determine location of other ends.

5.1 Picture 2

5.3

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)

Repair or Replace

Two exposed splice's at ceiling in attic space. Exposed wiring is considered unsafe until repaired. Recommend licensed electrician install a covered junction box at each splice.

5.3 Picture 1

Insulation and Ventilation

9.0

INSULATION AND VAPOR moisture bearers (in unfinished spaces)

Repair or Replace

Ceiling insulation in attic is less than six inches in thickness. Recommend adding insulation to make ceiling an R-33 value or greater.

9.0 Picture 1

Moisture barrier missing on part of crawl space soil. Suggest install 6 mil polyethylene wall-to-wall. Gray electric disconnect box in background is not active.

9.0 Picture 2

Built-In Kitchen Appliances

10.1

RANGES/OVENS - COOKTOPS

Repair or Replace

Range oven cord binds on range frame and storage drawer bumps cord. Recommend reinstall range outlet in a horizontal position by a licensed electrician.

10.1 Picture 1

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.

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.

Styles & Materials

FOUNDATION: MASONRY BLOCK	METHOD USED TO OBSERVE CRAWLSPACE: CRAWLED LIMITED ACCESS	FLOOR STRUCTURE: 2 X 8 WOOD JOISTS WOOD BEAMS
WALL STRUCTURE: 2 X 4 WOOD	COLUMNS OR PIERS: WOOD PIERS MASONRY BLOCK	CEILING STRUCTURE: 2X6
ROOF STRUCTURE: 2X4 RAFTERS	ROOF-TYPE: GABLE	METHOD USED TO OBSERVE ATTIC: WALKED
ATTIC INFO: SCUTTLE HOLE

		IN	NI	NP	RR
1.0	FOUNDATIONS (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)				X
1.1	WALLS (Structural)	X
1.2	COLUMNS OR PIERS	X			X
1.3	FLOORS (Structural)				X
1.4	CEILINGS (structural)				X
1.5	ROOF STRUCTURE AND ATTIC				X
		IN	NI	NP	RR

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

1.0 Three areas of major foundation block movement visible in the crawl space:

a) Under the right rear corner of kitchen.

b) Near pier under the far right end of the main center girder beam.

c) Near the outside heat pump unit.

1.2 Main flooring center girder is resting on several unmortared, loose pier blocks and bricks. No concrete footings found under these piers. Girder is less than 6 inches from crawl space soil. Recommend repair by a licensed general contractor.

1.3 Floor joists are sagging in kitchen and living room. All floor joists in flooring system are 2" x 8" boards on approximate. 24" centers. Total span is approximately 12 feet between main center girder and front/rear foundation walls. Joists appear to be over-spanned according to standard building practices. Recommend a licensed general contractor evaluate floor joists for installation of proper reinforcement.
Main flooring center girder is resting on several unmortared, loose pier blocks and bricks. No concrete footings found under these piers. Girder is less than 6 inches from crawl space soil. Recommend repair by a licensed general contractor.

1.4 Ceiling joist pairs do not join together above main load bearing wall. One joist is twisted above front bedroom ceiling in attic. Suggest a qualified tradesman install wood 2" x 6" blocking between all ceiling joists.

1.5 2 x 4 rafters for roof have two 1 x 6 braces that are are broken or bowed. All other rafters are also braced with undersized 1 x 6 boards. Recommend a licensed contractor replace the two damaged braces with 2 x 6 lumber and reinforce ("sister") all other braces with heavier boards.
Three 1" x 6" roofing deck boards are damaged between rafters. Recommend brace the underside of these boards to strengthen. Suggest repair by a qualified roofing contractor or carpenter.

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.

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.

Styles & Materials

SIDING STYLE: LAP	SIDING MATERIAL: VINYL	EXTERIOR ENTRY DOORS: STEEL
APPURTENANCE: DECK WITH STEPS COVERED PORCH	DRIVEWAY: ASPHALT

		IN	NI	NP	RR
2.0	WALL CLADDING FLASHING AND TRIM	X
2.1	DOORS (Exterior)	X
2.2	WINDOWS	X
2.3	GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)	X
2.4	DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS				X
2.5	VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)	X
2.6	EAVES, SOFFITS AND FASCIAS	X
		IN	NI	NP	RR

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

2.4 All four front porch columns are deteriorated starting at concrete floor and going up 4" to 9" above floor. Suggest repair or replace all columns by a qualified, skilled tradesman.(Picture 1)

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.

Roofing

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

Styles & Materials

ROOF COVERING:
3-TAB FIBERGLASS

VIEWED ROOF COVERING FROM:
WALKED ROOF

		IN	NI	NP	RR
3.0	FLASHINGS	X
3.1	SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS	X
3.2	ROOF COVERINGS				X
3.3	ROOFING DRAINAGE SYSTEMS	X
		IN	NI	NP	RR

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

3.0 Front porch roof shingles are raised off the surface. New shingles have been installed over partially

3.2 On the left side of front porch roof 6 or more shingles are raised above the roof surface. Recommend remove pieces of first layer shingles fastened underneath the raised shingles and seal flush with roofing cement. Suggest repair by a qualified roofing contractor.

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.

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.

Styles & Materials

WATER SOURCE: PUBLIC	WATER FILTERS: NONE	PLUMBING SUPPLY: NOT VISIBLE
PLUMBING DISTRIBUTION: GALVANIZED COPPER	WASHER DRAIN SIZE: 2" DIAMETER	PLUMBING WASTE: PVC
WATER HEATER POWER SOURCE: ELECTRIC	CAPACITY: 40 GAL (1-2 PEOPLE)	MANUFACTURER: BRADFORD-WHITE

		IN	NI	NP	RR
4.0	INTERIOR DRAIN, WASTE AND VENT SYSTEMS	X
4.1	INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES	X
4.2	HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS				X
4.3	MAIN WATER SHUT-OFF DEVICE (Describe location)	X
4.4	FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)			X
4.5	SUMP PUMP			X
		IN	NI	NP	RR

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

4.2 Water heater is located below ground level in crawlspace and is not allowed. This can cause damage to the unit or shorten its life span. Recommend a licensed plumber inspect further and repair as necessary.

4.3 Inside crawl space near entrance door.

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.

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.

Styles & Materials

ELECTRICAL SERVICE CONDUCTORS: OVERHEAD SERVICE 220 VOLTS	PANEL CAPACITY: 200 AMP	PANEL TYPE: CIRCUIT BREAKERS
BRANCH WIRE 15 and 20 AMP: COPPER	WIRING METHODS: ROMEX

		IN	NI	NP	RR
5.0	SERVICE ENTRANCE CONDUCTORS	X
5.1	SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS				X
5.2	BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE	X
5.3	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
5.4	POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE	X
5.5	OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)			X
5.6	SMOKE DETECTORS	X
		IN	NI	NP	RR

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

5.1 Main panel box is located at outside at. Panel is improperly grounded with two ground wires attached to a one-wire rated grounding clamp on the grounding rod. This is a safety issue that needs to be corrected. Recommend repair by a licensed electrician.
Four abandoned wires in main outside panel box have uncapped ends. Recommend a licensed electrician cap and tape wire ends and determine location of other ends.

5.3 Two exposed splice(s) at ceiling in attic space. Exposed wiring is considered unsafe until repaired. Recommend licensed electrician install a covered junction box at each splice.
Three prong wall outlets in these locations are not grounded. Under grounded 3-prong outlets give the appearance of being grounded.

a) Rear bedroom: outlet under window.

b) Front bedroom: outlet under window facing front yard.

c) Living room: two outlets, one under each window.

Recommend a licensed electrician ground these outlets or make them GFCI protected and mark accordingly.

One crawl space electric outlet has a missing cover and is not GFCI protected. GFCI outlets were not required during construction of this house but are recommend for safety. Suggest repair by a licensed electrician.

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.

Heating

The home inspector shall observe permanently installed heating systems including: Heating equipment; 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.

Styles & Materials

HEAT TYPE: HEAT PUMP (FORCED AIR)	ENERGY SOURCE: ELECTRIC	NUMBER OF HEAT SYSTEMS (excluding wood): ONE
HEAT SYSTEM BRAND: GOODMAN	DUCTWORK: INSULATED	TYPES OF FIREPLACES: NONE

		IN	NI	NP	RR
6.0	HEATING EQUIPMENT	X
6.1	NORMAL OPERATING CONTROLS	X
6.2	AUTOMATIC SAFETY CONTROLS	X
6.3	HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)	X
6.4	PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM	X
		IN	NI	NP	RR

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

The heating 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.

Central Air Conditioning

The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air supply to the various rooms.

Styles & Materials

COOLING EQUIPMENT TYPE: HEAT-PUMP	COOLING EQUIPMENT ENERGY SOURCE: ELECTRICITY	CENTRAL AIR MANUFACTURER: GOODMAN
NUMBER OF A/C UNITS: ONE

		IN	NI	NP	RR
7.0	COOLING AND AIR HANDLER EQUIPMENT	X
7.1	NORMAL OPERATING CONTROLS	X
7.2	DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)	X
		IN	NI	NP	RR

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

7.0 Outside air temperature is below 60 degrees F. Unable to test air conditioner system. Operation at low temperatures can damage A/C compressor.

The 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 HVAC contractor would discover (Heating, Ventilation, and Air Conditioning). 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.

Interiors

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.

Styles & Materials

CEILING MATERIALS: SHEETROCK	WALL MATERIAL: SHEETROCK	FLOOR COVERING(S): CARPET VINYL
INTERIOR DOORS: MASONITE	WINDOW TYPES: THERMAL/INSULATED SINGLE-HUNG

		IN	NI	NP	RR
8.0	CEILINGS	X
8.1	WALLS	X
8.2	FLOORS	X
8.3	COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS	X
8.4	DOORS (REPRESENTATIVE NUMBER)	X
8.5	WINDOWS (REPRESENTATIVE NUMBER)	X
		IN	NI	NP	RR

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

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.

Insulation and Ventilation

The home inspector shall observe: Insulation and vapor moisture bearers in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor moisture bearers; or Venting equipment that is integral with household appliances.

Styles & Materials

ATTIC INSULATION: BLOWN BATT FIBERGLASS CELLULOSE	R- VALUE: BELOW R-19	VENTILATION: GABLE VENTS
EXHAUST FAN TYPES: NONE	DRYER POWER SOURCE: 22O ELECTRIC	DRYER VENT: METAL

		IN	NI	NP	RR
9.0	INSULATION AND VAPOR moisture bearers (in unfinished spaces)				X
9.1	VENTILATION OF ATTIC AND FOUNDATION AREAS	X
9.2	VENTING SYSTEMS (Kitchens, baths and laundry)	X
		IN	NI	NP	RR

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

9.0 Ceiling insulation in attic is less than six inches in thickness. Recommend adding insulation to make ceiling an R-33 value or greater.
Moisture barrier missing on part of crawl space soil. Suggest install 6 mil polyethylene wall-to-wall. Gray electric disconnect box in background is not active.

The insulation and ventilation 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. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. 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.

Built-In Kitchen Appliances

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

Styles & Materials

DISHWASHER: KENMORE	DISPOSER: BADGER	EXHAUST/RANGE HOOD: RE-CIRCULATE
RANGE/OVEN: MAGIC CHEF	BUILT-IN MICROWAVE: NONE	TRASH COMPACTORS: NONE
REFRIGERATOR: GENERAL ELECTRIC

		IN	NI	NP	RR
10.0	DISHWASHER			X
10.1	RANGES/OVENS/COOKTOPS				X
10.2	RANGE HOOD	X
10.3	TRASH COMPACTOR			X
10.4	FOOD WASTE DISPOSER			X
10.5	MICROWAVE COOKING EQUIPMENT			X
		IN	NI	NP	RR

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

10.1 Range oven cord binds on range frame and storage drawer bumps cord. Recommend reinstall range outlet in a horizontal position by a licensed electrician.

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.

Age Of Home: Over 50 Years	Client Is Present: Yes	Weather: Clear
Temperature: Below 60	Rain in last 3 days: Yes

Customer Info:	Inspection Property:
Jayne Norris 789 Broad Street Knoxville TN 37924 Customer's Real Estate Professional:	1234 Buyer's Street Knoxville, TN 37918

Inspection Report