ABC Inspection Services, Inc.
Website: http://www.ABCInspectionServices.com
Email: tdietrich@abcinspectionservices.com
Phone: (484) 554-9974
FAX: (484) 851-3016
610 Northampton Street
Hellertown, Pa 18055
ABC Inspection Services, Inc.
Property Inspection Report |
| Client(s): |
John & Jane Q. Public |
| Property address: |
100 Home Inspection Lane
Real Estate, Pa 12345 |
| Inspection date: |
9-1-2007 |
This report published on 6/10/2008 11:54:16 AM EDT
View summary page
Thank you for choosing ABC Inspection Services, Inc.
ABC Inspection Services, Inc is proud to assist you with your Home Inspection Needs. If in the future you need further help, feel free to contact us, or visit our web site at: http://www.ABCInspectionServices.com
The Scope of the Home Inspection
This home inspection was performed meeting the Standards of Practice of the Nation Association of Certified Home Inspectors.
A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of inspection.
The results of this home inspection are not intended to make any representation regarding the presence or absence of latent or concealed defects that are not reasonably ascertainable in a competently performed home inspection. No warranty or guaranty is expressed or implied.
If the person conducting your home inspection is not a licensed structural engineer or other professional whose license authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts, you may advised to seek a professional opinion as to any defects or concerns mentioned in the report.
This home inspection report is not to be construed as an appraisal and may not be used as such for any purpose.
When defects are found, a qualified professional should be engaged, prior to the close of escrow, to evaluate our concerns and to inspect the remainder of the system or component for additional concerns that may be outside the scope of our home inspection.
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: | 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 |
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
Table of Contents
General information
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Basement
Kitchen
Bathrooms
Report number: 20070621001
Structures inspected: Main House.
Type of building: Single family
Age of building: 13 Years +
Property owner's name: John & Jane Q. Public
Time started: 6:00pm
Present during inspection: Property owner(s)
Occupied: Yes
Weather conditions: Cloudy
Temperature: Warm
Ground condition: Damp
Front of structure faces: East
Main entrance faces: East
Foundation type: Unfinished basement
Footing material: Not visible
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Brick veneer, Vinyl1/2 of front of house has a brick covering.
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel
1)
Handrail(s) at some stairs are ungraspable and are a safety hazard. Handrails should be sized and shaped so your hand can encircle them. A qualified contractor should make repairs or modifications as necessary. For example, replacing existing handrails or installing additional handrails.
Photo 3
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2)
One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.
Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079
3)
Stairs to deck have open riser sections on some steps. The area between the treads is > 4" and poses a potential entrapment danger to small children. Recommend having a qualified contractor evaluate/repair the condition.
Photo 2
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4)
One or more wooden deck support posts are in contact with soil. This is a conducive condition for wood destroying insects and organisms. However no damage from wood destroying insects or organisms was found. Standard building practices require that there be at least 6" of space between any wood and the soil below, even if the wood is treated. If possible, soil should be removed or graded so a 6" clearance is maintained. Otherwise recommend installing borate based Impel rods to prevent rot.
5)
Walkway to electric meter, and gas meter obstructed by bush. Recommend correction.
Photo 1
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6)
One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
Hydraulic cement. Requires chiseling a channel in the crack to apply. See http://www.quickrete.com/catalog/HydraulicWater-StopCement.html for an example.
Resilient caulks (easy to apply). See http://www.quickrete.com/catalog/GrayConcreteRepair.html for an example.
Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.
7)
Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
8)
Three of the four rain downspouts are on the uphill side, and feed into what appears a semi-underground pipe. This pipe appears to exit via a pop up cap next to exterior stairs to the deck. This drain pipe, and pop up should be monitored for potential clogs from leaves and debree.
Photo 4
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9)
Due to house placement on hill, one side of house does not appear to have the recommended grading for rain/water drainage. Monitor for water pooling, and correct as necessary.
Roof inspection method: Viewed from ground with binoculars
Roof type: Cross gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 1 Layer of Shingles
Gutter & downspout material: Aluminum
Roof ventilation: Adequate Combination Ridge Vents and Soffit Vents visible.
10)
One or more sections of roof flashing are deteriorated and/or rusted. Leaks may occur as a result. A qualified roofing contractor should evaluate and replace flashing where necessary.
11)
The garage-house door isn't equipped with an automatic closing device such as sprung hinges. This door should close and latch automatically to prevent vehicle fumes from entering living spaces and/or to slow the spread of fire from the garage to living spaces. A qualified contractor should install automatic closing device(s) as necessary, and as per standard building practices, so this door closes and latches automatically.
12)
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 or http://www.ohdstl.com/safety.html
13)
Weatherstrip at the sides and/or bottom of the vehicle door is damaged and/or deteriorated. It should be replaced where necessary to prevent water and vermin intrusion.
Inspection method: Viewed from hatch
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Fiberglass loose fill, Fiberglass roll or batt Fiberglass loose fill (between ceiling beams) with two layers of fiberglass batts over it.
Insulation depth: About 25"
Primary service type: Overhead
Primary service overload protection type: Circuit breakers Square-D
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Basement
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Ground rod(s) in soil Ground Rod not visible, but Grounding Wires present in panel.
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
14)
Service Entrance Conductors appear to be not secured to the house properly. Too few clamps. Recommend further evaluation/repair from a qualified electrical contractor.
Photo 6
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15)
This home was constructed prior to the requirement of Arc Fault Circuit Interrupters. However, this panel has several installed. This panel has been most likely serviced in the past, recommend speaking with home owner about past work performed. Recommend operation and future testing per manufacturer's instructions.
16)
Master Bath Jet Tub's GFCI protection is provided by a breaker in the panel. Recommend operation and future testing per manufacturer's instructions.
Estimated age: Based on Serial Number: 14 Years
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 38
Manufacturer: Bradford White
Model: M-II-TW40S5CW-B
Water temperature (degrees Fahrenheit): 110
17)
The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
18)
Serial Number: JE0269960
Estimated age: 2 years per home owner
Primary heating system energy source: Natural gas, Electric 2 stage Heat Pump/Natural Gas
Primary heat system type: Forced air, High efficiency
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Rigid Fiber Boards with sheet metal ducts
Manufacturer: Goodman
Model: Furnace: GMS90703BXA
Filter location: At the base of the furnace
19)
The last service date of this system appears to be more than one year 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 one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
20)
The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
21)
Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
22)
AC Condensing Unit
Make: Goodman
Model: CPE30-1AB
Serial Number: 93020726
Estimated Age based on serial Number: 14 years.
23)
Master Bath has electric baseboard heating unit controlled by a thermostat within the Master Bath.
Water pressure (psi): Functional Flow Satisfactory.
Location of main water shut-off valve: Basement
Location of main water meter: Basement
Location of main fuel shut-off: At Meter, Outside South side.
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
24)
Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
Fireplace type: Metal prefabricated
Chimney type: Metal
25)
One or more refractory panels (the 1 inch thick fireproof panels lining the fireplace walls) are significantly cracked. A qualified fireplace or chimney service contractor should evaluate and repair or replace panels as necessary. Repairs typically involve patching cracks with a high temperature resistant refractory mortar or sealant. If panel(s) are not replaced, then recommend monitoring them in the future for further deterioration. Refractory panels should be replaced if cracks exceed 1/4 inch in width, if surface pitting becomes extensive and deeper than 3/16 inch, or if any piece of the refractory larger than 2 inches in radius and 3/16 inch deep becomes dislodged.
26)
The gas supply for one or more gas fireplaces and/or stoves was turned off. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) the inspector does not operate gas shut off valves or light pilot lights during inspections. These appliances were not fully evaluated.
27)
The fireplace has a unremovable sheet of Plexiglas covering the opening. This can prevent the safe operation of the fireplace. Recommend evaluation by a qualified chimney/fireplace service contractor should this fireplace be desired to be operational.
Insulation material underneath floor above: None visible
Pier or support post material: Bearing wall
Beam material: Laminated wood
Floor structure above: Solid wood joists
28)
No balusters on handrail, resulting in on large opening under the handrail.
Gaps larger than four inches were found in one or more handrail balusters. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.
Photo 5
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29)
Minor damage and/or deterioration was found at countertops in one or more areas. The client(s) should evaluate and consider having repairs made, and/or countertops replaced where necessary.
30)
The microwave oven does not have a built in turntable. The client(s) may want to purchase a manually wound turntable such as a "Micro-go-round" for better cooking performance. See: http://www.google.com/search?q=micro-go-round
31)
Second Floor hall bath, has missing bathtub handrail. A qualified contractor should evaluate and replace or repair the tub.
32)
Tile, stone and/or grout flooring is damaged and/or deteriorated in one or more "wet" areas with a wood subfloor below. The deterioration may allow water intrusion, and may result in damage to the subfloor. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.
Broken tile found in Master Bath.
33)
Floor in Master Bath feels 'bouncy' which could be the cause for the cracked tiles. A qualified contractor should evaluate and replace or repair the floor.
34)
One or more toilets have no water supply and could not be fully evaluated. The shut-off valve(s) may be turned off, or repairs may be necessary. The client(s) should ask the property owner(s) about this, and have a qualified plumber evaluate and repair if necessary.
Master Bath toilet shut down due to 'repair in-progress'.
Please also refer to the Inspection Agreement for a detailed explanation of the scope, limitations and exclusions of this inspection.
This report has been generated solely for the sole, confidential and exclusive use of the Clients listed on the Pre-Inspection Agreement for this report.
For Your Information
1. Although 'general safe' building practices (such as those contained in construction codes) might be quoted, referenced, or used, this inspection does not constitute a code inspection.
2. Vermin and other pests are part of the natural habitat, but they often invade homes. Rats and mice have collapsible rib cages and can squeeze through even the tiniest crevices. And it is not uncommon for them to establish colonies within crawlspaces, attics, closets, and even the space inside walls, where they can breed and become a health-hazard. Therefore, it would be prudent to have an exterminator evaluate the residence to ensure that it is rodent-proof, and to periodically monitor those areas that are not readily accessible.
3. Ages and dates of the home, and components, were made based on information readily available (labels, etc.), shared information (client, owner, disclosure form, etc.), service tags, or serial numbers.
4. Information about the life expectancy of a home's components, can be found from National Association of Home Builder's booklet "Study of Life Expectancy of Home Components" [http://www.nahb.org/fileUpload_details.aspx?contentID=72475]
5. Note: If purchasing this inspected property. A building's conditions can change between the time of our inspection, and the time of you taking ownership of the property. Therefore prior to closing, it is strongly recommended to complete a pre-closing inspection & check list. This pre-closing inspection check list should be kept with your real estate records for future reference. You can find our courtesy "Pre-Closing Checklist" - [http://www.abcinspectionservices.com/pre-closing-checklist/]