Prodehl Home Inspection

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. This report contains items and areas of the property determined to be a safety concern or in need of attention. All areas of the property covered in our Standards of Practice have been inspected. Items and areas not discussed in this report have been inspected and determined to be serviceable at the time of the inspection.

General information
1) Comment - Many wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Many areas couldn't be evaluated.

Exterior
2) Safety, Repair/Replace - Waterproof cover(s) over one or more electric receptacles are damaged or broken. This is a safety hazard due to the risk of shock and fire. Damaged covers should be replaced where necessary.
3) Repair/Replace, Evaluate , Conducive conditions - Cracks were found in one or more areas of the stucco siding. Cracks should be repaired to prevent against water intrusion.

For information on how to “DO IT YOURSELF” this website provides plenty of information. www.doityourself.com.

If you choose not to do it yourself always remember to hire a licensed qualified repairman.
4) Repair/Replace, Evaluate - Fences and/or gates are damaged and/or deteriorated in some areas. For information on how to “DO IT YOURSELF” this website provides plenty of information. www.doityourself.com.
If you decide to hire a company to make the repairs, always remember to ask if they carry the proper license and insurance.
5) Repair/Replace, Evaluate - Fascia boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.

For information on how to “DO IT YOURSELF” this website provides plenty of information. www.doityourself.com.

If you choose not to do it yourself always remember to hire a licensed qualified repairman.
6) Repair/Replace - Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

For information on how to “DO IT YOURSELF” this website provides plenty of information. www.doityourself.com.

If you choose not to do it yourself always remember to hire a licensed qualified repairman.
7) Repair/Replace - The foundation on the East side of the house is exposed due to the soil and rock being compressed. The soil and or rock should be filled in to prevent undermining of the foundation.
8) Repair/Maintain , Conducive conditions - 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.
If you decide to hire a company to make the repairs, always remember to ask if they carry the proper license and insurance.

Roof
9) Repair/Replace, Evaluate , Conducive conditions - One or more roofing tiles are chipped and/or cracked. Recommend monitoring the roof tiles for further breakage. If further breakage or deterioration in noticed a qualified roofing contractor should evaluate and replace tiles as necessary.
If you decide to hire a company to make the repairs, always remember to ask if they carry the proper license and insurance.
10) Maintain, Monitor , Conducive conditions - Two sections of roof surfaces are sloped towards each other. Debris such as leaves or needles are more likely to accumulate in this area than rest of the roof. Leaks may occur as a result. Recommend monitoring such areas for accumulated debris in the future and cleaning as necessary.
11) Comment - Because of the roof covering type and/or the configuration of the roof, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.

Electric service
12) Maintain, Monitor - The legend is not checked for accuracy by the inspector. Recommend updating or correcting the legend as necessary so it is accurate. Evaluation by a qualified electrician may be necessary.
13) Serviceable -

Heating and cooling
14) Repair/Replace, Maintain - Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary. The filter size is 20x36x1.
15) Repair/Replace, Evaluate, Monitor - The secondary condensate line is located on the West side of the house. This line is placed over a window to aid in the early detection of a problem. If condensation is observed coming from this line there is a problem with the primary line. Recommend having a qualified technician evaluate the repair the system as necessary.
16) Repair/Replace - Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
17) Repair/Maintain, Evaluate - The last service date of this system appears to be more than two years ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future, or as per the contractor's recommendations.
18) Maintain, Monitor - The primary condensate line is located on the West side of the house. Water being discharged from the line is a normal function of the system and is not a cause for concern. The 90 degree elbow is missing. This elbow should be installed to prevent moisture from coming in contact with the siding.

Water heater
19) Safety, Minor Defect - 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
20) Maintain, Monitor - Recommend checking the relief valve regularly to ensure the valve opens and closes properly. Lift the handle until you hear water running through the line and relaese the handle to ensure it closes completely. This should be checked at least twice a year. If the valve will not open or close completely contact a qualified service technician to repair or replace the valve.
21) Maintain, Serviceable - The water heater is located in the garage. The area around the water heater should be clear of items and debris.

Garage
22) Safety, Repair/Replace, Evaluate - One or more wall and/or ceiling surfaces between the attached garage and interior living spaces have gaps, holes, or missing or inadequate surface materials. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.
23) Safety, Repair/Replace - The vehicle door has an electric opener installed, and the manual lock mechanism on the door hasn't been disabled. Damage or injury may occur if the vehicle door opener is operated with the manual lock engaged. A qualified contractor should disable or remove the lock mechanism. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html
24) Repair/Replace, Evaluate - One or more garage vehicle door openers are inoperable. A qualified contractor should evaluate and make repairs as necessary.
25) Repair/Replace - The garage vehicle door is damaged or deteriorated. A qualified contractor should evaluate and repair or replace the door as necessary.
26) Repair/Replace - One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
27) Comment - The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.

Plumbing and laundry
28) Maintain, Monitor, Serviceable - The water shut-off valve is located on the East side of the house. The valve is covered by the bushes
29) Evaluate, Comment - The laundry room was not inspected due to stored items.
30) Monitor, Serviceable - The gas meter and shut-off valve is located on the West side of the house.
31) Serviceable - The pressure gauge indicating the water pressuer at the time of the inspection..

Kitchen
32) Repair/Replace, Evaluate - One or more stove top burners are inoperable. A qualified appliance technician should evaluate and repair as necessary.
33) Repair/Replace, Evaluate - The under-sink food disposal is inoperable. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
34) Repair/Replace - One or more sinks are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.

For information on how to do it yourself visit www.doityourself.com.

If you choose to hire someone to make the repairs for you always remember to ask the company if they carry the proper license and insurance.
35) Repair/Replace - The filter cover on the top of the microwave is missing.
36) Repair/Maintain , Conducive conditions - Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
37) Minor Defect - The light in range hood is inoperable. Recommend replacing light bulb(s) or having repairs made by a qualified contractor as necessary.
38) Comment - Water stains and/or minor water damage was found in the shelving or cabinet components below the sink. The client(s) should evaluate and consider having repairs made.
39) Comment - The kitchen appliances are serviceable with minor defects.

Bathrooms
40) Repair/Replace, Monitor , Conducive conditions - The caulking or grout around the sink needs to be monitored. Repair or replace caulk or grout to prevent water from damaging the cabinet area below the sink.
41) Repair/Replace, Monitor , Conducive conditions - The caulking or grout around the base of the toilet/s is missing or deteriorated. Repair or replace caulk or grout to prevent water from damaging the floor covering or the sub floor.
42) Repair/Replace - 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.
For information on how to do it yourself visit www.doityourself.com.

If you choose to hire someone to make the repairs for you always remember to ask the company if they carry the proper license and insurance.
43) Repair/Maintain , Conducive conditions - Caulk is missing or deteriorated on one or more bathtubs. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.
For information on how to do it yourself visit www.doityourself.com.
44) Repair/Maintain , Conducive conditions - Caulk is missing or deteriorated around one or more shower surrounds. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.
45) Comment - Bathrooms

Interior rooms
46) Safety, Repair/Replace, Evaluate - Llight fixture appears to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
47) Safety, Minor Defect - Cover plate(s) are broken at one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be replaced where necessary.

For information on how to “DO IT YOURSELF” this website provides plenty of information. www.doityourself.com.

If you choose not to do it yourself always remember to hire a licensed qualified repairman.
48) Safety, Maintain - Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html
49) Repair/Replace, Evaluate - One or more electric receptacles indicate excessive voltage drop when tested under load. Some household items such as computers, printers ect. may not operate properly under these circumstances. A qualified electrician should evaluate and make repairs as necessary.
Some causes for excessive voltage drop may include.
a) Bad splice
b) Loose screw termination
c) Stripped screw on the wire nut or terminal screws
d) Faulty outlet
e) Undersize wiring (too long of a run for the wire size)
f) Loose connection at the circuit breaker.
50) Repair/Replace, Evaluate - Screen(s) in one or more windows and the sliding screen door are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
51) Repair/Replace - Screen(s) in one or more windows are torn or have holes in them. Screens should be replaced where necessary.
52) Comment - Bedrooms
53) Comment - Living room.

Attic
54) Evaluate, Serviceable - The furnace is located in the attic area.
55) Comment - 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.
56) Comment - The attic access hatch is located in the laundry room.

Fireplaces, woodstoves and chimneys
57) Monitor, Comment - The chimney flashing, screen and rain cap.
58) Comment - The fireplace is located in the