Ingraffia Home Inspections provides professional inspection services for home, condominiums, commercial real estate, swimming pools, spas, mobile homes and more.
“How much does it cost” you might ask? – Please view our Fee Schedule List to see our current prices.
Ingraffia Home Inspections provide reports that are individually written. Our reports have excellent detail and many of the issues are accompanied by a photograph. We try to show you what you can not see. We typically take about 75-100 pictures during an inspection, of which approximately 10–20 end up in the report, depending on the condition of the home. For your convenience, we e-mail your report in PDF format, with-in 24 hours. If you are visiting us from out of town and do not have access to a computer, a printed version of the report will be made available upon request.
Grounds
Grading - Visually inspected for possible conditions affecting the structural integrity, and adverse water conditions, NOT including subsoil conditions. In particular, we check for VISUAL evidence of settling and/or improper grading that has resulted in structurally significant damage.
Driveway - Inspected for physical condition. Minor cracks must reasonably be expected. Asphalt driveways require periodic resurfacing; such routine maintenance items are not noted.
Walks - Inspected for physical conditions and possible hazards.
Patio – Patio and similar paving or decking and patio covers inspected for physical condition and hazards.
Fences and Walls - Inspected for reasonable physical condition.
Lawns - Noted if they are badly neglected; not if they would be improved by better care, weeding, etc…
Sprinklers - Inspected for proper installation and visual evidence of flooding, not uniform or complete spray patters (if on a timer, and no manual bypass, we are unable to function test).
Landscaping - We report such conditions as tree limbs damaging roofs; tree roots damaging paving, and similar faults.
Pools and Spas
Pool and Spa - (if present) Were inspected for reasonable cleanliness of the water and for significant damage to the tile, coping, and decking. We do not report minor cosmetic damage, expected shrinkage cracks, in decks and plaster. Due to the reflective nature and distortion of water, we are unable to judge the pool lining, unless the pool has been drained.
Mechanical Equipment - Operated to verify that it runs without leaking. Timer not checked beyond manual operation of switch. Heater operated only if in service at the time of inspection; otherwise checked visually for leaks only. Back flush valves are not tested.
NOTE: all pools and spas require regular maintenance, including filter servicing, chemical balancing, water testing, and cleaning. These routine maintenance items are not included in our service.
Accessories - Accessories such as diving board, slide, pool sweep device, are visually checked for physical condition. Pool sweeps are turned on for an operational test. Cleaning efficiency is not judged
Safety Features - Safety features are checked. These are two safety enhancements which we recommend be added to any pool/spa. These are not “faults” in the sense that retrofitting such devices are required by code: Anti-vortex drain covers, which are much preferred to help prevent the concentrated suction at the drains, which too often tragically result in drowning. Ground fault interrupter (GFI) devices on pool and spa light circuits reduce the risk of possible electrocution due to faulty light circuits.
Low Voltage Lights - Low voltage lights are not tested.
Exterior
House Walls - Inspected for water damage, settling damage and similar non-cosmetic defects. Paint condition noted only if it is failing to protect; not if repainting might be cosmetically desirable. Note that minor shrinkage cracks in stucco are a cosmetic problem and not structurally significant; thus are not reported.
Chimney - Checked for possible settling damage and proper flashing.
Foundation - Visually checked for settling damage. Note that houses of slab construction must reasonably be expected to have cracks, sometimes hidden by carpeting or tile. This is normal and not reported unless the cracks threaten the structural integrity of the house. On raised foundation houses, vents are checked for adequacy and screening; accessible portions checked for freedom from evidence of chronic water problems, and integrity of visible wiring and plumbing.
Roof – Was checked for estimated remaining life. When applied in a workmanship manner, roofing industry standards claim the following life expectancies for the following types of roofing materials – Rolled Composition 4-6 yrs., composition shingles 12-15 yrs., built-up (rock, gravel, etc) 10-15 yrs, wood shingle 18-20 yrs., medium shake 20-25 yrs., heavy shake 30-35 yrs., tile and slate 30-50 yrs., fibrous cement materials 30-50 yrs (South facing exposures will wear out faster)., faulty vents or flashing; and possible threatening trees or shrubs are also checked. While every effort is made, it is virtually impossible to determine if a roof is leaking unless it is raining at the time of the inspection. Our opinion does not constitute a warranty that the roof is, or will remain, free of water intrusion. If a certification is desired, a licensed roofing contractor is the person best qualified to provide this service. Due to their fragile nature, we do not walk on tile or slate roofs.
Garage - Checked for safety features, ventilation, if gas appliances are installed there; and overall physical condition. Door opener, if any, operationally tested (sensitivity of anti-reverse device is not determined, remotes not tested). Door and wall to house, if any checked for proper fire protection features. Wiring in garage checked for potential hazards. Slab and foundation, checked for potential hazards . Slab and foundation checked for visual settling damage.
Other Building - if any, and inspected, checked for physical conditions.
Utilities
Water - piping checked for leaks , presence of main shut-off valve( not function tested), and if galvanized piping, for excessive pressure drop (some drop is to be expected, especially when compared to an all copper system).
Sewer Systems and Septic Tanks Systems – were not tested except to verify that all fixtures drain at time of inspection. Ruptures or blockages can occur at any time and without warning.
Electric Service - visually checked. Main service panels are not removed nor is ampacity calculated. Safety features checked include aluminum wiring considerations (representative sample, not 100% check of all outlets) and grounding. On houses that have ground fault interrupters, these devices were tested for normal operation.
Gas Service – visually checked. Each gas appliance that is in service at the time of inspection (except dryers, barbecues, and fire-pits) is operationally tested. Appliances are visually examined for significant rust, damage, and similar deterioration. We do not pressure test lines, slight gas leaks are often undetectable. WE recommend that you contact the local gas company prior to the close of escrow to further evaluate gas appliances and piping. This is provided as a free service.
Water Heater – checked for leaks, operation and strapping.
Furnace - checked for operation. Generally, heat exchangers are not visible without dismantlement; therefore they are not within the scope of our inspection. If they are a particular concern, we would recommend that the gas company be consulted prior to the close of escrow. Thermostats and timers are not checked beyond manual operation of switch. Uniformity and adequacy of heat or cool air distribution is not judged. Purifiers and humidifiers are not inspected. Ducting not inspected for hazardous materials.
Air Conditioning - Central air tested for normal operation provided the outdoor temperature was over approximately 60 degrees F (testing below that temperature is inconclusive). Adequacy is subjective and not judged.
Laundry Facilities – checked for presence of a vent for the dryer and provision of gas and/or 220 volt electricity. WE do not operate washers & dryers, therefore a functional test of the vent, drain and faucets is not possible.
Water Softener & Water Purification Systems – Not Tested.
Interior
Entry - checked for damage to door, flooring, and similar features.
Walls & Ceilings – checked for water stains or damage, and physical damage (but not behind existing pictures, paneling, wallpaper, etc.) Minor cracking of plaster walls and slightly visible seams are considered reasonably normal and not reported. When specified, wall installation is checked for presence and material.
Flooring - checked for condition (unless covered by carpeting, tile, linoleum,etc.)
Interior Doors - a sample was checked for physical condition and possible evidence of settling.
Windows – Visual check for water penetration, evidence of settling and overall physical condition; sample checked for broken panes and/or torn screens. Efficiency of double pane glass is not judged. Broken seals and vacuum may be present but not visible. Not a 100% check.
Sliding Glass Doors – checked for tempered glass (reported only if the house is more recent than 1965, when the building code made tempered glass mandatory), normal operation, and water damage. French doors are checked for operation and water damage.
Fireplace - visually checked for freedom form excessive creosote deposits within the flu ( a potential fire hazard). For a functioning damper, for firebox or flue damage, and for evidence of smoking.
Stairways - checked for safety considerations and overall condition.
Attic – checked for ventilation, vent screening and active leaks. Not inspected for environmental hazards.
Wet Bars - Checked for normal operation and condition.
Balconies – checked for railings and satisfactory decking.
Kitchen
Range - checked for physical condition, operation of heating elements ( and vent fan if so provided). Lights, timers, and thermostats not checked. Oven thermostats are not precise devices, and most manufacturers recommend a little experimenting, then adjusting cooking habits to compensate. Built in microwave ovens are tested for operation (presence of dedicated circuit is not determined)
Dishwasher – checked for physical condition, leaks and operation. Washing efficiency is not judged.
Disposal – checked for condition, leaks and operation. Grinding efficiency is not judged.
Sinks – checked for physical condition, and visible conditions beneath the sink (water leaks, damage, etc.)
Cabinets and Counters – checked for reasonable condition, allowing for normal wear and tear.
Electric Outlets – are checked for proper operation and grounding
Flooring - is visually checked for condition, allowing for normal wear and tear.
Lighting - is checked for normal operation.
Ventilation - is verified; either a window or by the kitchen being open to an adjoining ventilated area.
Compactor - tested for normal operation. Compaction efficiency is not judged.
Water Purifiers - are not tested.
Bathrooms
Tubs and Showers – checked for physical condition of finish, wainscoting material, and valves. The drainage is not checked and reported only if clogged. Shower pans are not leaked tested. Overflow devices are not tested.
Lavatories – checked for physical condition of bowl and vanity counter, faucets, and leaks beneath.
Toilets – checked for physical condition, operation and for being solidly attached to the sewer flange at the floor. Cracks in porcelain can occur at any time and without warning, therefore they should be thoroughly checked at the time of the final walk through.
Electric Outlets - checked for normal operation and grounding.
Heat - tested if provided separately from the central heating system.
Walls - checked for physical damage (but not behind wallpaper, paneling, mirrors, tile, etc.).
