Information
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Inspection Location
Inspection by Byron Woods Home Inspections Inc
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Relevance of Items Noted
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Any information about significant deficiencies provided bears no implications about who should be responsible for correcting those deficiencies. The client should consult the terms of the sales contract to determine whether the seller prior to closing must repair any of the items. This inspection took the age and apparent general condition of the home into consideration. In taking this into consideration, I needed to use personal discretion as to what items were significant. Rating conditions are subjective to the opinions of the inspector. Items noted “Proper Condition” might not be in “Optimal” or “Like New” but the inspector considered it appropriate taking the age and apparent conditions into consideration. Items maybe noted as “Comments” rather than “ Deficient or Needs Repair” but repair or maintenance to these items may still be needed or would be beneficial. This report is of items observed by the inspector. While effort is made to thoroughly inspect this property, it is possible that items could be inadvertently overlooked. There are specific limits to the liability that is assumed in giving these opinions. The inspection and report are not intended or to be used as a guarantee or a warranty, expressed or implied, regarding the adequacy , performance or condition of any inspected structure or system. Byron J. Woods is not an insurer of any inspected condition. If a warranty is desired the client should consult with a third party that may be able to provide this service. If the limits of liability for the inspector or inspection company that are stated throughout this report and in the inspection agreement are not acceptable to the client, this report is not valid, no fee is due and any payments made will be refunded. These limits are applicable even if a defect is later discovered that should have been readily apparent.
BUILDING ANALYSIS FIELD REPORT
Structure
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Items noted “Proper Condition” might not be in “Optimal” or “Like New” but the inspector considered it appropriate taking the age and apparent conditions into consideration. Items maybe noted as “Comments” rather than “Deficient or Needs Repair” but repair or maintenance to these items may still be needed or would be beneficial.
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Building Type
- Stick Framed
- Modular
- Manufactured Home
- Townhome
- Muti Family
- Commercial
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Type of Foundation
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Visible foundation in good condition - appears straight, plumb, with no significant cracks.
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Floors appear to be structurally sound
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Walls appears to be structurally sound
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Window and door frames appear square
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Roof framing appear to be structurally sound
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Ridge and fascia board lines appear straight and level
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Stairs appear to be structurally sound
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Exterior Deck Structure
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Decking Boards, Column, Railing Condition
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Porch Structure
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Railings
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Evidence of Wood Destroying Insects / (Termites, Powder Post Beetles, Carpenter Ants, Carpenter Bees) NOTE: This is not considered a WDI report by a Licensed Pest Control Technician as may be required
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Comments
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Corrective Action Recommended
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Although the opinions in this report are based on experience, defects are not always apparent. This is not a guarantee or warrantee. There are specific limits to the liability that is assumed in giving these opinions that are specified previously in this report. If these conditions are not acceptable this report is not valid and there is no obligation to accept this report or inspection and no payment is due. These limits are applicable even if a defect is later discovered that should have been readily apparent.
Basement or Mechanical Room
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Basement Conditions
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Evidence of of foundation leakage
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Leakage can be difficult to determine, or predict. Viewing the area at the time of the inspection cannot show the full potential for leakage under varying conditions. With enough water in the soil it is possible that moisture can seep into these areas. No warrantee or guarantee is given to moisture in lower levels.
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Exposed foundation; stains, cracks, flaking, efflorescence
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Visible structural wood: no sagging, no damage, no decay, no stains, no damage from insects, sills attached to foundation with anchor bolts
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Insulation between crawl space and heated areas, installed with vapor barrier towards heated area
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Insulation at rim/band joists
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Concrete floor in adequate condition
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Floor Drain
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Sump Pump / Drainage System
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Comments
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Corrective Action Recommended
Crawl Space
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Crawl Space Conditions
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Method of inspection
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Evidence of excess moisture
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Evidence of insect damage
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Vapor Barrier over Soil
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Adequately vented to exterior
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Insulation between crawl space and heated areas, installed with vapor barrier towards heated area
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Insulation around Perimeter Framing
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Comments
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Corrective Action Recommended
Heating/Cooling System
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Type of HVAC System
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Approximate Age of HVAC
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Number of Zones
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Appears to operate well throughout
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The heating output appeared to be normal
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The cooling output appeared to be normal
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Ductwork in good condition
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Heating/cooling source in each habitable room
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Condensation Drain Properly Connected
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Overflow Pan under Air Handler in Attic in proper condition
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Condensation Pump Operating Properly
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Humidifier in proper condition
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Filter location and condition
- In Air Return Grills
- In Ductwork Next to the Air Handler or Furnace
- UV Air Purification Light
- Inside air handler
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Although the opinions in this report are based on experience, defects are not always apparent. This is not a guarantee or warrantee. There are specific limits to the liability that is assumed in giving these opinions that are specified previously in this report. If these conditions are not acceptable this report is not valid and there is no obligation to accept this report or inspection and no payment is due. These limits are applicable even if a defect is later discovered that should have been readily apparent.
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Natural Gas, Propane, Oil furnace components
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Gas Lines and Valves in proper condition
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The heat exchanger, or internal burning chamber are not a readily accessible components. These are not checked during this inspection.
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Adequate Furnace Venting
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Separate flues for gas/oil/propane and wood/coal
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Asbestos on heating pipes, water pipes or air ducts
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Radiators In good condition
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Electric Heaters
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Fireplace Components
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Fireplace type
- Brick Wood burning
- Pre-fab metal
- Heatalator
- Ventless Gas Logs
- Wood stove insert
- Wood stove
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Fireplace type
- Brick Wood burning
- Pre-fab metal
- Heatalator
- Ventless Gas Logs
- Wood stove insert
- Wood stove
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Fireplace type
- Brick Wood burning
- Pre-fab metal
- Heatalator
- Ventless Gas Logs
- Wood stove insert
- Wood stove
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Fireplace: no cracking or damaged masonry, no evidence of back-drafting (excess staining on fireplace façade),
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Damper working Properly
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Flue appears to be in adequate condition. (Viewed from accessible openings, this is not a complete internal evaluation)
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Rain cap at top of flue
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Gas Logs operating normally
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Ventless or Vented type
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Comments
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Corrective Action Recommended
Electrical
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Meter Base in Proper Condition
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Service Grounded Properly
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Service entrance Conductors, Cables, and Raceways in Proper Condition
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Service Equipment and Main Disconnects in Proper Condition
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Main Overcurrent Protection Type
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Interior components of Service Panels and Sub panels, including feeders in Proper Condition
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Conductors , Copper wiring for branch circuits, in Proper Condition
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Presence of solid conductor aluminum branch circuit wiring.
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Visible wiring: in good condition, no "knob-and-tube" wiring, no exposed splices, cables secured and protected
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Readily Accessible Receptacles Grounding and Polarity correct
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Lights and switches operate properly
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Ground Fault Circuit Interrupter ("GFCI") protection for electrical outlets in damp areas
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Arc fault interrupters on Bedroom Circuits in Proper Condition
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240 Volt Clothes Dryer Receptacle
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Clothes Dryer Vented to the Exterior in Metal Ductwork
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Smoke Detectors Operating Properly
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Carbon Monoxide Detector Operating Properly
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Doorbell Operating Properly
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Additional Information
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Additional Comments
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Corrective Action Recommended
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Although the opinions in this report are based on experience, defects are not always apparent. This is not a guarantee or warrantee. There are specific limits to the liability that is assumed in giving these opinions that are specified previously in this report. If these conditions are not acceptable this report is not valid and there is no obligation to accept this report or inspection and no payment is due. These limits are applicable even if a defect is later discovered that should have been readily apparent.
Plumbing
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Main shut off location
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Water Source
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No leakage observed at Water Meter
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Visible pipes: no damage, no evidence of leaks, no signs of stains on materials near pipes; drain pipes slope slightly down towards outlet to septic/sewage system
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Type of Water Supply Piping
- Copper
- PEX (cross linked polyethylene)
- Polybutelene
- Galvanized
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Galvanized pipes restricting water flow
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Water Supply Pipes in Proper Condition
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Type Of Drain Piping
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Drain Piping In Proper Condition
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Washing Machine Supply and Drain Connections in Proper Condition
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Laundry Sinks / Bar Sinks
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Waste Pump Controls in Proper Condition
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Waste Pump alarm in Proper Condition
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Water Heater Type
- Gas
- Electric
- Tankless Propane Gas
- Tankless Electric
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Approximate Age of Water Heater
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Water Heater in Proper Condition with no signs of rust, vented properly, sized to produce adequate quantities of hot water for the number of bedrooms in the house.
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Hose Faucets in Proper Condition
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Pressure Tank Operating Normally
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Pressure Reducing Valve in Proper Condition
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Thermal Expansion Tank in Proper Condition
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Additional Information
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Comments
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Corrective Action Recommended
Bathrooms
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Working exhaust fans
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Adequate flow and pressure at all fixtures
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Sinks in Proper Condition / draining adequately
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Plumbing and cabinet floor under sink in good condition
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Tub and Shower, valves, faucets, shower heads in proper condition
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Caulking in good condition inside and outside of the tub and shower area
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Tub or shower tiles secure, wall surface solid
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Stains or evidence of past leaking around base of bath or shower
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Toilet operates properly
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Toilet stable, no rocking, no stains around base
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Additional Information
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Comments
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Corrective Action Recommended
Kitchen
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Water flow in sink adequate
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No leaks in pipes under sinks
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Floor in cabinet under sink solid, no stains or decay
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Garbage disposal operational
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Range and Oven operate properly
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Range exhaust type
- Range Hood Vented to Exterior
- Range Hood - Ventless / Ductless
- Microwave Hood Vented to Exterior
- Microwave Hood - Ventless / Ductless
- Downdraft Vent Vented to Exterior
- Wall Fan
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Range exhaust fan operational
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Refrigerator operating properly
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Dishwasher: drains properly, no leaks, baskets, door spring operates properly
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Cabinets in good condition: doors and drawers operate properly
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Additional Appliance
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Comments
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Corrective Action Recommended
Interior Rooms
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Floors, walls and ceilings appear straight and plumb and level
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No stains on floors, walls or ceilings
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Flooring materials in good condition
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No significant cracks in walls or ceilings
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Interior Windows operating normally, No Broken Glass, No fogging between layers of glass observed
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Interior doors operate easily and latch properly, no damage or decay, no broken hardware
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Paint, wall covering, and paneling in good condition
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Stairway treads and risers solid
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Stair handrails where needed and in good condition
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Wood trim installed well and in good condition
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Evidence of adequate insulation in walls
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Additional Information
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Comments
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Corrective Action Recommended
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Although the opinions in this report are based on experience, defects are not always apparent. This is not a guarantee or warrantee. There are specific limits to the liability that is assumed in giving these opinions that are specified previously in this report. If these conditions are not acceptable this report is not valid and there is no obligation to accept this report or inspection and no payment is due. These limits are applicable even if a defect is later discovered that should have been readily apparent.
Attic
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Access
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Evidence of leakage
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Sufficient insulation and properly installed insulation (moisture barrier installed closest to the heated area of the house)
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Adequate Ventilation
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Roof Sheathing In Proper Condition
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Plumbing, exhaust or appliance vents terminating in attic
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Fire Barrier between adjacent unit in Proper Condition
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Additional Information
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Comments
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Corrective Action Recommended
Roof
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Method of Inspection8
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Composition tiles / shingles: no curling, no cupping, no loss of granulation particulate, no broken, damaged or missing shingles, no more than two layers of roofing
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Roofing shingles in good condition with no damage or significant weathering observed
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Metal roofing in good condition with no damage or significant weathering observed
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Flat roofs: no obvious patches, no cracks or splits, minimal blisters/"alligatoring" and wrinkles, no silt deposits (indicates improper drainage), sealed tar at flashings
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Wood tiles / shingles or shakes: no mould, rot or decay, no cracked/broken/missing shingles, no curling
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Gutters: no decay or rust, attached securely to structure, no bending or sagging, no sections of gutter or downspout missing, gutters clean
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Roof vents in proper condition
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Chimneys: straight, properly flashed, no evidence of damaged bricks or cracked joints, mortar/cement cap in good condition
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Flashing around roof penetrations in proper condition
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Excess roofing cement/tar/caulk
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Soffits and fascia in proper condition
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Additional Information
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Comments
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Corrective Action Recommended
Exterior Surfaces, Windows, Doors, and Trim
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Exterior Doors in Proper Condition
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Storm Doors in Proper Condition
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Exterior of Windows in Proper Condition
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Window frames and trim in Proper Condition
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Joints around frames adequatelycaulked
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Glazing Putty in Good Condition
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Storm windows In Proper Condition
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Exterior Vents
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Adequate clearance between ground and wood siding materials; no wood-to-earth contact
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Exterior Siding in Proper Condition
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Masonry veneers in Proper Condition
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Stucco in Proper Condition
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Vinyl or Aluminum Siding in Proper Condition
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Deck / Porch. Structurally Sound, securely attached to the house
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Decking Boards, Column, Railing in Good Condition
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Automatic garage door opener operates properly, stops properly for obstacles
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Garage Floor in adequate condition
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Overgrown Vegetation in contact with house
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Exterior Decks / Porches in Proper Condition
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Columns in Proper Condition
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Railings in Proper Condition
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Exterior paint or stain in Proper Condition
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Additional Information
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Comments
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Corrective Action Recommended
Grounds
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Proper yard drainage away from house
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Downspout drainage directed away from structure
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Evidence of standing water in the yard
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Overflow from septic tanks or leech fields observed
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Yard, landscaping, trees and walkways in good condition
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Branches or bushes touching the house or overhanging the roof
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Exterior structures (fences, sheds, decks, retaining walls, detaches garages) in good condition, no evidence of termite damage or rotted wood
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Railings on stairs and decks are adequate and secure
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Driveways, sidewalks, patios, entrance landings in good condition
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Driveways in Proper Condition
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Walkways in Proper Condition
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Additional Information
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Additional Comments
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Corrective Action Recommended
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Although the opinions in this report are based on experience, defects are not always apparent. This is not a guarantee or warrantee. There are specific limits to the liability that is assumed in giving these opinions that are specified previously in this report. If these conditions are not acceptable this report is not valid and there is no obligation to accept this report or inspection and no payment is due. These limits are applicable even if a defect is later discovered that should have been readily apparent.
Closing Remarks
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Comments and observations
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Items noted “Proper Condition” might not be in “Optimal” or “Like New” but the inspector considered it appropriate taking the age and apparent conditions into consideration. Items maybe noted as “Comments” rather than “Deficient or Needs Repair” but repair or maintenance to these items may still be needed or would be beneficial.
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Diagrams
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More Significant Issues
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Name and Signature of Inspector
INVOICE<br>Byron Woods Home Inspections Inc.<br><br>107 Harmony Ln Forest VA 24551<br>Mobile 434 401-4250<br>Scheduling- (434) 237-1747<br>Fax 866 363 1192<br>www.WoodsInspect.com<br><br>Fed ID # 201179031
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Services Provided
