Assured Home Inspectors Customer

Joe Weaver Pre-Sale Inspection Report

January 23rd | 302 Utica Ave, Tulsa, OK 74104

AHI

Prepared by Drew Sleezer

LIC 70001227

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Table of Contents

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Date: 9/1/2021 Time: 09:00 AM Report ID:
Property:
1234 Sample Street
Tulsa OK 74134
Customer:
John Customer
Real Estate Professional:

Comment Key or Definitions

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

Any pictures included in the report are intended to represent the issue.  Pictures are not intended to show all areas of concern. 

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

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

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

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

Any pictures included in the report are intended to represent the issue and are not intended to show all areas of concern. 

In Attendance:
Customer, Customers Agent

Type of building:
Single Family (1 story)

Temperature:
Over 65 (F) = 18 (C)

Weather:
Clear

Ground/Soil surface condition:
Damp

Radon Test:
No

Water Test:
No

  

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1.  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.
  IN NI NP RR
1.0 Roof Coverings      
1.1 Flashings      
1.2 Skylights, Chimneys and Roof Penetrations      
1.3 Roof Drainage Systems      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Roof Covering:
Architectural
Viewed roof covering from:
Walked roof
Ladder
Not all areas walked due to pitch
 
Comments:
1.1 The fasteners are loose or missing and the flashing is loose/lifted at the water heater vent pipe flashing on the roof.  I recommend qualified contractor repair or replace as needed.
1.1 Item 1(Picture)
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.
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2.  Exterior
The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.
  IN NI NP RR
2.0 Wall Cladding, Trim, Soffits, and Fascia      
2.1 Doors (Exterior)      
2.2 Windows      
2.3 Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings      
2.4 Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building)      
2.5 Other      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Siding Material:
Brick veneer
Wood
Appurtenance:
Covered porch
Porch
Sidewalk
Driveway:
Concrete
Comments:
2.0 Cracking / signs of previous repair at the exterior of the home.  I recommend sealing to prevent water intrusion.  I recommend qualified contractor repair or replace as needed.
2.0 Item 1(Picture)
2.0 Item 2(Picture)
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.
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3.  Garage
  IN NI NP RR
3.0 Garage Floors, Ceilings, and Walls      
3.1 Occupant Door (from garage to inside of home)      
3.2 Garage Door and Operator(s) if present      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Garage Door Material:
Metal
Insulated
   
Comments:
3.2 The weather strip is deteriorated / damaged at the vehicle door allowing water intrusion.   I recommend qualified contractor repair or replace as needed.
3.2 Item 1(Picture)
3.2 Item 2(Picture)
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4.  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.
  IN NI NP RR
4.0 Ceilings, walls, and trim      
4.1 Floors      
4.2 Steps, Stairways, Balconies and Railings      
4.3 Counters and Cabinets (representative number)      
4.4 Doors and Windows (representative number)      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Ceiling Materials:
Gypsum Board
Wall Material:
Gypsum Board
Interior Doors:
Wood
Window Types:
Single-hung
Thermal/Insulated
Tilt feature
   
Comments:
4.0 (1) There is evidence of previous repairs to the drywall in the home.  Cracks may have been recently repaired and may crack over time. 
4.0 Item 1(Picture)
4.0 Item 2(Picture)
4.0 Item 3(Picture)
(2) Moisture was detected at the ceiling in the left hallway near the bathroom.  I recommend qualified contractor determine the source of moisture and repair or replace as needed.
4.0 Item 4(Picture)
4.0 Item 5(Picture)
4.4 (1) The latch hardware is damaged or missing at the middle bedroom closet door.   I recommend qualified contractor repair or replace as needed.
4.4 Item 1(Picture)
(2) Thermal cameras indicated moisture intrusion at the door trim and floor trim at the exterior garage side entry door.  I recommend qualified contractor repair or replace as needed.
4.4 Item 2(Picture)
4.4 Item 3(Picture)
(3) There is moisture deterioration at the door jamb of the left side exterior entry door.   I recommend qualified contractor repair or replace as needed.
4.4 Item 4(Picture)
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.
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5.  Structural Components
The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.
  IN NI NP RR
5.0 Foundations, Basement and Crawlspace (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)      
5.1 Ceilings, Floors, Walls (Structural)      
5.2 Columns, Piers, Posts      
5.3 Roof Structure and Attic      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Foundation:
Poured concrete
Method used to observe Crawlspace:
No crawlspace
Floor Structure:
Slab
Wall Structure:
Wood
Roof Structure:
Stick-built
Roof-Type:
Hip
Method used to observe attic:
Walked/Limited Access/Insulation Covering Joists
   
Comments:
5.0 There is erosion of the grade causing exposure of the foundation at the left side of the home and patio.   I recommend qualified contractor fill the voids, cover the foundation elements and grade the soil properly as needed for drainage to prevent erosion.
5.0 Item 1(Picture)
5.0 Item 2(Picture)
5.3 The attic ladder is damaged and missing or loose hardware. A qualified contractor should repair or replace as needed for safety. 
5.3 Item 1(Picture)
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.
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6.  Plumbing System
The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.
  IN NI NP RR
6.0 Plumbing Drain, Waste and Vent Systems      
6.1 Plumbing Water Supply, Distribution System and Fixtures      
6.2 Hot Water Systems, Controls, Chimneys, Flues and Vents      
6.3 Main Water Shut-off Device (Describe location)      
6.4 Fuel Storage and Distribution Systems (Interior fuel storage, piping, venting, supports, leaks)      
6.5 Main Fuel Shut-off (Describe Location)      
6.7 Plumbing Drain Clean Out      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Plumbing Water Distribution (inside building):
Copper
Plumbing Waste:
PVC
Water Heater Power Source:
Gas (quick recovery)
Comments:
6.0 There is an active leak at the drain pipe below the left hallway bathroom sink.  I recommend qualified contractor repair or replace as needed.
6.0 Item 1(Picture)
6.0 Item 2(Picture)
6.1 Moisture was detected at the floor trim near the master whirlpool tub at the time of inspection.  A leak may be present.  I recommend qualified contractor repair or replace as needed.
6.1 Item 1(Picture)
6.1 Item 2(Picture)
6.2 Information Only:  The hot water was tested and worked properly at the time of inspection (see photo for recorded temperature).  This is within normal performance ranges. 
6.2 Item 1(Picture)
6.3 The main water shut off is the red lever located under the hot water tank in the garage. This is for your information.
6.3 Item 1(Picture)
6.5 The main fuel shut off is at gas meter on the left side of the exterior.
6.5 Item 1(Picture)
6.7 There is a plumbing drain clean out located at the rear of the home.  This is for your information.

The plumbing clean out cover is damaged.  I recommend qualified contractor repair or replace as needed.

6.7 Item 1(Picture)
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.
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7.  Electrical System
The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.
  IN NI NP RR
7.0 Service Entrance Conductors      
7.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels      
7.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage      
7.3 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)      
7.4 Operation of GFCI (Ground Fault Circuit Interrupters)      
7.5 Location of Main and Distribution Panels      
7.6 Smoke Detectors      
7.7 Carbon Monoxide Detector(s)      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Electrical Service Conductors:
Below ground
Copper
220 volts
Panel capacity:
200 AMP
Panel Type:
Circuit breakers
Branch wire 15 and 20 AMP:
Copper
Wiring Methods:
Romex
 
Comments:
7.1 Thermal cameras indicate a circuit operating at a temperature higher than normal.  This could indicate a wiring defect or over amperage in the circuit.  This is a safety concern.  I recommend qualified contractor repair or replace as needed.
7.1 Item 1(Picture)
7.1 Item 2(Picture)
7.3 Several light fixtures in home not working.  (try bulbs first) I recommend repair as needed.
7.3 Item 1(Picture) Upstairs Bedroom
7.4 GFCI receptacle not working properly at the rear exterior.  I recommend qualified contractor repair to normal working order for safety. 
7.4 Item 1(Picture)
7.6 Smoke alarms should be tested when moving into the home.  Life spans of the units vary by type and manufacturer.  I recommend the manufacturer directions be followed for installation, testing, and replacement. 
7.7 Carbon monoxide alarms should be tested when moving into the home.  Life spans of the units vary by type and manufacturer.  I recommend the manufacturer directions be followed for installation, testing, and replacement. 
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.
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8.  Heating / Central Air Conditioning
The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.
  IN NI NP RR
8.0 Heating Equipment      
8.1 Heat and Air Operating and Safety Controls      
8.2 Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)      
8.3 Chimneys, Flues and Vents (for fireplaces and heat systems)      
8.4 Fireplaces      
8.5 Cooling and Air Handler Equipment      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Heat Type:
Forced Air
Energy Source:
Gas
Ductwork:
Insulated
Filter Type:
Disposable
Types of Fireplaces:
Vented gas logs
Gas/LP Log starter
Cooling Equipment Type:
Air conditioner unit
Cooling Equipment Energy Source:
Electricity
   
Comments:
8.0 Information Only: The furnace was tested at the time of inspection and operated within normal performance ranges.  See photos for the temperatures recorded.
8.0 Item 1(Picture) Label information
8.0 Item 2(Picture) Input Temperature
8.0 Item 3(Picture) Output Temperature
8.5 Information Only: The air conditioning system was tested at the time of inspection and operated within normal performance ranges.  See photos for the temperatures recorded.
8.5 Item 1(Picture) Condenser Label Information
8.5 Item 2(Picture) Input Temperature
8.5 Item 3(Picture) Output Temperature
The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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9.  Insulation and Ventilation
The home inspector shall observe: Insulation and vapor retarders 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 retarders; or Venting equipment that is integral with household appliances.
  IN NI NP RR
9.0 Insulation in attic and walls      
9.1 Insulation Under Floor System      
9.3 Ventilation of Attic and Foundation Areas      
9.4 Venting Systems (Kitchens, Baths and Laundry)      
9.5 Ventilation Fans and Thermostatic Controls in Attic      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Attic Insulation:
Blown
Fiberglass
Ventilation:
Gable vents
Soffit Vents
Passive
 
Comments:
9.0 (1) No insulation at the attic access.  Heat loss can occur more on this home than one that is properly insulated.  Insulation is recommended for energy efficiency. 
9.0 Item 1(Picture)
9.0 Item 2(Picture)
(2) Thermal cameras indicated a lack of insulation at the side walls of the vaulted ceiling in the rear living area.   Improvement or addition of insulation may be desired for best efficiency.   I recommend qualified contractor repair or replace as needed.
9.0 Item 3(Picture)
9.0 Item 4(Picture)
(3) Thermal cameras indicated a lack of insulation at the north exterior wall in the left rear bedroom. I recommend qualified contractor repair or replace as needed.
9.0 Item 5(Picture)
9.0 Item 6(Picture)
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.
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10.  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.
  IN NI NP RR
10.0 Dishwasher      
10.1 Ranges/Ovens/Cooktops      
10.2 Range Hood (s)      
10.4 Food Waste Disposer      
10.5 Microwave Cooking Equipment      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
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.
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General Summary


Assured Home Inspectors

Customer
John Customer

Address
1234 Sample Street
Tulsa OK 74134

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

1.  Roofing
1.1  Flashings  
Repair or Replace
The fasteners are loose or missing and the flashing is loose/lifted at the water heater vent pipe flashing on the roof.  I recommend qualified contractor repair or replace as needed.

2.  Exterior
2.0  Wall Cladding, Trim, Soffits, and Fascia  
Repair or Replace
Cracking / signs of previous repair at the exterior of the home.  I recommend sealing to prevent water intrusion.  I recommend qualified contractor repair or replace as needed.

3.  Garage
3.2  Garage Door and Operator(s) if present  
Repair or Replace
The weather strip is deteriorated / damaged at the vehicle door allowing water intrusion.   I recommend qualified contractor repair or replace as needed.

4.  Interiors
4.0  Ceilings, walls, and trim  
Repair or Replace
(1) There is evidence of previous repairs to the drywall in the home.  Cracks may have been recently repaired and may crack over time. 
(2) Moisture was detected at the ceiling in the left hallway near the bathroom.  I recommend qualified contractor determine the source of moisture and repair or replace as needed.
4.4  Doors and Windows (representative number)  
Repair or Replace
(1) The latch hardware is damaged or missing at the middle bedroom closet door.   I recommend qualified contractor repair or replace as needed.
(2) Thermal cameras indicated moisture intrusion at the door trim and floor trim at the exterior garage side entry door.  I recommend qualified contractor repair or replace as needed.
(3) There is moisture deterioration at the door jamb of the left side exterior entry door.   I recommend qualified contractor repair or replace as needed.

5.  Structural Components
5.0  Foundations, Basement and Crawlspace (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)  
Repair or Replace
There is erosion of the grade causing exposure of the foundation at the left side of the home and patio.   I recommend qualified contractor fill the voids, cover the foundation elements and grade the soil properly as needed for drainage to prevent erosion.
5.3  Roof Structure and Attic  
Repair or Replace
The attic ladder is damaged and missing or loose hardware. A qualified contractor should repair or replace as needed for safety. 

6.  Plumbing System
6.0  Plumbing Drain, Waste and Vent Systems  
Repair or Replace
There is an active leak at the drain pipe below the left hallway bathroom sink.  I recommend qualified contractor repair or replace as needed.
6.1  Plumbing Water Supply, Distribution System and Fixtures  
Repair or Replace
Moisture was detected at the floor trim near the master whirlpool tub at the time of inspection.  A leak may be present.  I recommend qualified contractor repair or replace as needed.
6.7  Plumbing Drain Clean Out  
Repair or Replace
There is a plumbing drain clean out located at the rear of the home.  This is for your information.

The plumbing clean out cover is damaged.  I recommend qualified contractor repair or replace as needed.


7.  Electrical System
7.1  Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels  
Repair or Replace
Thermal cameras indicate a circuit operating at a temperature higher than normal.  This could indicate a wiring defect or over amperage in the circuit.  This is a safety concern.  I recommend qualified contractor repair or replace as needed.
7.3  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
Several light fixtures in home not working.  (try bulbs first) I recommend repair as needed.
7.4  Operation of GFCI (Ground Fault Circuit Interrupters)  
Repair or Replace
GFCI receptacle not working properly at the rear exterior.  I recommend qualified contractor repair to normal working order for safety. 
7.6  Smoke Detectors  
Inspected
Smoke alarms should be tested when moving into the home.  Life spans of the units vary by type and manufacturer.  I recommend the manufacturer directions be followed for installation, testing, and replacement. 
7.7  Carbon Monoxide Detector(s)  
Inspected
Carbon monoxide alarms should be tested when moving into the home.  Life spans of the units vary by type and manufacturer.  I recommend the manufacturer directions be followed for installation, testing, and replacement. 

9.  Insulation and Ventilation
9.0  Insulation in attic and walls  
Repair or Replace
(1) No insulation at the attic access.  Heat loss can occur more on this home than one that is properly insulated.  Insulation is recommended for energy efficiency. 
(2) Thermal cameras indicated a lack of insulation at the side walls of the vaulted ceiling in the rear living area.   Improvement or addition of insulation may be desired for best efficiency.   I recommend qualified contractor repair or replace as needed.
(3) Thermal cameras indicated a lack of insulation at the north exterior wall in the left rear bedroom. I recommend qualified contractor repair or replace as needed.


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