A Sure-Look Home Inspections - SA

Website: http://www.reporthost.com/Asurelook-SA
Email: Asurelooksa@telkomsa.net
Phone: (082) 903-7201
FAX: (011) 974-1199
Inspector: Geoffrey Veenendaal
InterNACHI Member # NACHI08091301
North Carolina Associate Home Inspector License # A-919

Summary Page

RESIDENTIAL HOME INSPECTION REPORT Prepared For:
Client(s):	Sheralee Ann Boy
Property address:	19 Glen Valley, 24 Baker Road, Edenglen 1609
Inspection date:	Monday, June 22, 2009

This summary page published on 6/27/2009 9:47:10 AM SAST

This report is the exclusive property of A Sure-Look Home Inspections - SA and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

This summary includes any system or component that does not function as intended, or warrants further investigation/evaluation by a specialist. This summary does not contain 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 client. It is recommended that the client read the complete report. In recommending further evaluation and/or service/repair we have fulfilled our contractual obligation as generalists, and therefore disclaim any further responsibility. However, when further evaluation and/or service/repair is recommended, a specialist could identify further defects or recommend upgrades that could affect your evaluation of the property.

Important Note: The Summary item numbers do not correspond with the item numbers in the main report. (This is important when referencing the item numbers when the repair request is made).

Concerns are shown and sorted according to these types:

	Safety	Poses a risk of injury or death
	Major Defect	Correction likely involves a significant expense
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Minor Defect	Correction likely involves only a minor expense
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	Comment	For your information

1) General information: - Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated. A prime example would be the wiring behind the TV cabinet, where it appears that all electrical equipment are connected to 1 outlet, which could be a safety/fire hazard.
2) Structure and Exterior: - One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.
3) Structure and Exterior: - Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.
4) Structure and Exterior: - Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
5) Structure and Exterior: - One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.
6) Structure and Exterior: - Fences and/or gates are damaged and/or deteriorated in some areas, where welding has come loose and rust is evident along the back fencing. A qualified contractor should evaluate and make repairs or replace sections as necessary.
7) Structure and Exterior: - One or more gutters and fascias are damaged and have pulled away from the fascia. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should replace or repair gutters where necessary.
8) Structure and Exterior: - The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.
9) Structure and Exterior: - Minor cracks and/or deterioration were found in one or more exterior walls and around a waste pipe exiting the downstairs second bathroom. Recommend repairing cracks with mortar, elastomeric sealant, or other suitable material to prevent water intrusion and further deterioration. The client(s) should monitor such walls in the future for continued deterioration (cracking, leaning, bowing, etc.). Repairs and/or replacement by a qualified contractor may be necessary in the future.
10) Structure and Exterior: - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
11) Structure and Exterior: - Caulk and tile grouting is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit:
The Ins and Outs of Caulking.
12) Structure and Exterior: - The exterior finish in some areas is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.
13) Roof: - Standing water was found on the flat roof. It should evaporate within 48 hours after it rains. If standing water remains after 48 hours, then the roof installation is likely substandard. A qualified roofing contractor should evaluate and repair if necessary to prevent prolonged standing water. No sealant was evident at or around the overflow drain pipes from the flat roof/sun deck. This is the probable cause of the water intrusion and the resultant water stains in the garage area.
14) Roof: - One or more flashings at parapet walls are deteriorated and/or substandard. These may result in leaks. A qualified roofing contractor should evaluate seal and repair as necessary.
15) Roof: - Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
16) Garage: - The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html
17) Garage: - Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities. Evidence of home electrical work is the probable cause.
18) Garage: - Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
19) Garage: - The garage-house door poses a fire risk because it's not fire-rated (metal or solid-core construction). A qualified contractor should replace this door with a fire-rated door.
21) Attic: - No ceiling insulation is installed in the attic. A qualified contractor should install insulation for better energy efficiency and as per standard building practices with an R rating recommended for this area.
22) Attic: - Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.
23) Electric Service: - One or more arc fault circuit interrupter (AFCI) breakers in the main service panel would not trip when tested. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs and/or replace circuit breakers as necessary.
24) Water Heater: - The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit:
http://www.cpsc.gov/cpscpub/pubs/5098.html
25) Heating and Cooling: - Air handler filter(s) are dirty and should be washed now. They should be checked monthly in the future and washed as necessary.
26) Plumbing and Laundry: - The water supply pressure is greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures. Main sut-off valve is located on the front verge, right of the home.
27) Plumbing and Laundry: - No clothes dryer exhaust duct is installed. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A rigid or semi-rigid metal exhaust duct should be installed as per standard building practices, and by a qualified contractor if necessary. For information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
29) Bathrooms: - One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
30) Interior Rooms and Living Area: - One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.

Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:

Lawn mowers

This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.
31) Interior Rooms and Living Area: - One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.
32) Interior Rooms and Living Area: - One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
33) Interior Rooms and Living Area: - Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.
34) Interior Rooms and Living Area: - Extension cords are being used as permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.
35) Interior Rooms and Living Area: - No smoke alarms are visible. This is a safety hazard. A qualified electrician should install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.). For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html
36) Interior Rooms and Living Area: - One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
37) Interior Rooms and Living Area: - Tile, stone and/or grout flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.
38) Interior Rooms and Living Area: - Glass in one or more windows is broken. A qualified contractor should replace glass where necessary.
39) Interior Rooms and Living Area: - One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
40) Interior Rooms and Living Area: - One or more rooms that are considered living spaces appear to have no visible source of heat. The client(s) should consult with the property owner(s) regarding this, and if necessary, a qualified contractor should evaluate and install heat source(s) as necessary.
41) Interior Rooms and Living Area: - Minor cracks were found in walls as well as water stains 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. There are also water stains from leaks which appear to have been caused from the flat roof/sun deck which doubles as the roof of the double garage. Drainage from the flat roof is inadequate and requires sealing at the overflow pipes.