Website: http://www.bransonmohomeinspector.com
Email: ahi_1@hotmail.com
Phone: (417) 334-7047
FAX: (417) 332-0053
P.O Box 6195 
Branson, MO 65615
Inspector: Robert Robson

 

Home Inspection Report
Client(s):	John Smith
Property address:	123 Main St. Anytown, Mo.
Inspection date:	1/14/2005

This report published on Tuesday, March 01, 2011 5:37:21 PM CST

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The report will likely contain information referred to as "concerns", and it is not uncommon for there to be several concerns in a report. The purpose of these concerns, are to inform the client of conditions, that are in the opinion of the inspector, significant, and should be considered carefully by the client. The inspector’s opinions are based on general accepted building practices, knowledge gained through practical experience, training and continuing education.

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:

	Major concern	Major concern that may require a significant expense to correct
	Repair/Replace	In need of repair or replacement
	Repair/Maintain	In need of repair and/or maintenance
	Minor Defect	Repair likely involves only a minor expense
	Evaluate	Recommend evaluation by a specialist
	Serviceable	Item or component is in serviceable condition
	Comment	For your information

Click here for a glossary of building construction terms.  Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

1) Small leak was visible on the customer side of the water meter.
Recommend contacting water utility company to evaluate and repair.

2) One or more attic vents are blocked. This can reduce air flow through the attic, reduce the life of the roof surface because of high temperatures, and/or increase moisture levels in the attic.
Repairs should be made as necessary.

Photo 7

3) Ceiling insulation is uneven in a large area. Depending on the size of area, uneven insulation can cause a reduction in insulation value. Recommend redistributing existing insulation where necessary.

4) Loose fill insulation is installed in the attic space with no adequate walking surface to traverse the attic area. Traversing the attic though loose insulation would likely damage the insulation value. Therefor the attic inspection is limited to only areas visible from attic entrance.

5) One or more exhaust fan ducts such as bathroom and /or vent hood terminate in attic. This can increase moisture levels in the attic from the exhaust air. Ideally exhaust air should vent completely outside the structure.

6) One or more exterior ground fault circuit interrupter (GFCI) electric receptacles are tripped and will not reset. This is a safety hazard due to the risk of fire and/or shock. A qualified electrician should evaluate and make repairs as necessary.

7) One or more trip hazards were found in front sidewalk sections due to settlement and/or heaving.

Repair or replacement of sidewalk sections is necessary to eliminate trip hazards.

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Photo 13

8) Rot was found in one or more areas of wood trim. Wood rot can spread, causing damage to structure. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.

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9) Gaps exist at one or more openings around the exterior, such as those where electric service, outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior.

Recommend contacting a qualified contractor to seal gaps as necessary to prevent moisture intrusion and entry by pests.

Photo 11

10) Several small areas of siding damaged was visible. Rain water and pests can enter the structure through theses areas.
Recommend repairing damaged areas.
Consult with a qualified contractor to make repairs if necessary.

Photo 10

11) Rear deck stairway support posts have settled significantly and the stairway is un-level. A qualified contractor should evaluate and repair or replace supports as necessary.

Photo 9

12) One or more sections of vinyl siding is loose. Rain water and pests can enter the structure through theses areas.
Recommend re-attaching siding section(s).
Consult with a qualified contractor to make repairs if necessary.

Photo 8

13) Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended.

14) Neutral wires are doubled or bundled together on the neutral bus bar. This is unsafe due to the need to turn off multiple circuit breakers to work on any of the circuits using these wires. A qualified electrician should evaluate and repair as necessary.

15) One or more branch circuit wires in the service panel are not tightened properly at the breakers screw lug. This can cause over heating of the wire and is a fire hazard. Recommend a qualified electrician evaluate and make necessary repairs.

16) One or more over current protection devices circuit breakers are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may not tighten securely against wires. Arcing, sparks and the risk of fires may result. A qualified electrician should evaluate and repair as necessary.

Photo 6

17) One or more pointed and/or too-long screws are used to fasten the cover to the main service panel. These types of screws are more likely to come into contact with wiring inside the panel than stock screws from the manufacturer, and can damage wiring insulation. This is a safety hazard due to the risk of shock and/or fire. Long and/or pointed crews should be replaced as necessary with the correct screws, and if necessary by a qualified electrician.

18) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Operating the A/C at this temperature would likely damage the system. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

19) The cooling fins on the air handler's evaporator coils are slightly dirty. This may result in reduced efficiency and higher energy costs. Some sources claim that energy efficiency is degraded by about five percent each year as the coils get dirtier due to accumulated dust and grime.

20) In one or more locations dis-similar metal pipe materials such as copper and galvanized pipe were connected to one another. Connections such as these have the potential to cause corrosion and leak over time. No leaks were visible at this time. Recommend contacting a qualified plumber to make repairs as necessary.

Photo 5

21) One or more ground fault circuit interrupter (GFCI) electric receptacles are tripped and will not reset due to being painted. This is a safety hazard due to the risk of fire and/or shock. A qualified electrician should evaluate and make repairs as necessary.

22) Garage door opener light appear to be inoperable. Recommend further evaluation by replacing bulb(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

23) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

24) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

25) The sink sprayer was leaking at hose connection. A qualified person should evaluate and repair as necessary.

Photo 1

26) One or more filters are missing from the range hood exhaust system. Operating ventilation without filters will allow grease to build up inside fan system as a result damage may occur. Filters should be replaced as necessary.

27) Minor wear and/or deterioration was found at counter tops in one or more areas. No immediate action is recommended.

Photo 2

28) One or more light fixtures have missing bulbs and could not be fully evaluated such as over sink. Bulbs may simply need to be installed.

29) Water stains and/or minor water damage was found in the shelving or cabinet components below the sink.
No immediate action is recommended. Client(s) may wish to repair these for aesthetic reasons.

Photo 3

30) Shower head leaks at threads of the neck due to not being fully tightened. Head should be tightened or replaced if found to be necessary.

31) Water stains and/or minor water damage was found in the shelving or cabinet components below the sink. No immediate action is recommended. Client(s) may wish to repair these for aesthetic reasons.

Photo 4

32) One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.

33) Shower head leaks at threads of the neck due to not being fully tightened. Head should be tightened or replaced if found to be necessary.

34) One or more faucets leak by handle(s) or at their base when turned on such as tub shower. A qualified plumber should evaluate and repair as necessary.

35) Single handled shower faucet does not operate properly to select water temperature. A qualified plumber should evaluate and repair as necessary.

36) One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.

37) One or more toilets are loose at the floor mounting. Toilet movement may cause the gasket to break it's seal. However, no leaking was visible.
Recommend tightening toilet bolts or re-set toilet. Consult a qualified contractor if necessary.

38) One or more deadbolt mechanisms are inoperable or difficult to operate such as downstairs side entry. A deadbolt lock provides superior security over a locking knob set. A qualified contractor should evaluate and repair as necessary, such as adjusting the door and or locking components.

39) "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. Batteries in all smoke alarms should be replaced after taking occupancy, and annually in the future. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

40) One or more three-way light switches such as downstairs hall and stair way appear to be incorrectly wired, so the light(s) don't operate correctly. A qualified electrician should evaluate and repair as necessary.

41) Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

42) Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.