This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and shown in bold type. Items of concern follow descriptive information and are shown as follows:
 | Safety | Poses a risk of injury or death |
 | Major defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Minor defect | Correction likely involves only a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Comment | For your information |
Table of Contents
General information
Lots and Grounds
Structure outside
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Kitchen
Bathroom #1
Interior rooms
| General information | Return to table of contents |
Number of structures: 1
Type of building: Single family, Whole house
Time started: 9:00 am
Time finished: 11:00 am
Inspection Fee:
Payment method: Check
Present during inspection: Client
Occupied: No
Weather conditions: Clear, Windy
Ground condition: Dry
Temperature: Hot
Front of structure faces: West
Main entrance faces: West
Foundation type: Slab on grade
Style of house: Traditional
Stores: Single
Baths: One
Approximant age of house: Twenty five years
Water source: Public
Sewage disposal: Public
Location of main water meter: In front of house near street.
Location of electric meter: On south side of house
Utility status: Water on, Electricity on, Total electric
| Lots and Grounds | Return to table of contents |
Sidewalk material: Poured in place concrete
Terrain: Minimal slope
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1) One or more areas of the grounds around the structure have significantly low areas where evidence of previous standing water or indications of accumulated water at times (sediment, dead grass, etc.). Recommend consulting with a qualified contractor who specializes in drainage, to determine if or what repairs are needed to provide adequate drainage. Possible repairs may involve grading soil, or installing underground drains or pouring a concrete pad with slope away from house. |
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2) Part of fence and/or gates have been removed. Repairs should be made as necessary, and by a qualified contractor if necessary, so gates operate easily. |
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3) Minor Cracks and some spalling were found in the Driveway. Minor cracks typically occur and are not addressed in this report. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended. |
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4) Minor cracks were found in the sidewalk. Minor cracks typically occur and are not addressed in this report. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended. |
| Structure outside | Return to table of contents |
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: 4x8 plywood T111
Exterior front door material: Steel panel with light with storm door.
Other exterior doors material: Steel flush
Gutter and downspouts: Metal aluminum
Hose bibs and water pressure: 40 psi
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5) One or more hornet, bee and/or wasp nests were found in the sub electrical box for the air conditioner compressor. These can pose a safety hazard by causing a fire in the electrical box. Nest(s) should be removed and the holes plugged by a qualified electrical contractor. |
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6) The small section of gutter just north of the front door are poorly sloped so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when organic debris such as leaves or needles have accumulated in them. A qualified contractor should evaluate and make repairs as necessary, such as correcting the slope in gutters or installing additional downspouts and extensions if necessary. |
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7) Gutters are stopped with debris at the south east corner of the house. The gutter may fill up with water and become so heavy as to break off. A qualified contractor should evaluate and replace gutters where necessary. |
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8) Downspout have no extensions, or have. 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. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure. |
| Roof | Return to table of contents |
Roof slope: Medium 4/12 to 6/12 pitch
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Roof ventilation: Soffit and turbine vents
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9) The roof surface material is beyond or at the end of its service life and needs replacing now. The client(s) should consult with a qualified roofing contractor to determine replacement options and costs. Photos attached to this report. |
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10) The turbine attic ventilator is not installed level. This creates wear on the bushings and that reduces the life of the ventilator. Have a qualified contractor to repair ventilator. |
| 11) Client should monitor areas around roof vents because it appears they were installed incorrectly. The bottom edge of the flashing should be exposed form under a shingle at the bottom. When not exposed and any water that enters anywhere around the vent can filter down under the shingles. Tar or caulking will only last for a short while before cracking in the sun and weather. |
| Garage | Return to table of contents |
Vehicle spaces: 2
Vehicle floor: Concrete
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12) It appears that the garage door opener was installed before the infared "photo eye" devices that trigger the vehicle door openers auto-reverse feature were being installed with the opener. This is a potential safety hazard. It is recommended that these be installed. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html |
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13) Weather strip at the bottom of the vehicle door is damaged. It should be replaced where necessary to prevent water and vermin intrusion. |
| Attic | Return to table of contents |
Attic access: Garage ceiling
Roof structure type: Trusses
Insulation material: Cellulose loose fill
Insulation depth: 8 inches
Insulation estimated R value: 28
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14) Pull-down stairs are installed for the attic access. When installed the bottom of stair sides were not cut to fit the floor making it a safety hazard. Cut stair sides and adjust to fit floor. |
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15) One bath room exhaust fans has no duct and terminates in the attic under the insulation level. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air and may stick the flapper open and unconditioned air may enter the house. A qualified contractor should install ducts as necessary and as per standard building practices. |
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16) A TV antenna is hanging in the attic making it hard for service persons to traverse in the attic. |
| Electric service | Return to table of contents |
Primary service overload protection type: Circuit breakers
Service voltage (volts): 120/240
Location of main service switch: In garage
Location of sub panels: One sub panel at air conditioner compressor unit.
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 150
Branch circuit wiring type: Copper
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17) In the main electrical breaker panel there are several single breakers used as pairs for a single double 240 volt breaker. This is a safety hazard because in many cases only one breaker of the pair will open when a 240 volt single will trip both sides. Have a qualified electrical contractor replace or repair breakers. |
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18) The ground rod was not visible. There was another 3/8 inch iron rod in the ground where the copper ground rod should be or where it actually is. I could not determine if this non standard rod was actually used for a ground rod. A qualified electrician should evaluate if in fact the standard ground rod is in place. |
| Water heater | Return to table of contents |
Energy source: Electricity
Capacity (in gallons): 38
Model: e1e40ldo45v
Serial # or Date manufactured: 9817116590
Estimated age: 8 to 16 years
Type: Tank
Water heater average age: The estimated life of a gas water heater are 10 years and an electric water heater are 15 years.
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19) No drain line is installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside or into a sewer drain pipe. |
| Heating and cooling | Return to table of contents |
Location: Compressor is on the east side of house.
Model: Of compressor. 38yd8024340
Serial #: 0594e16897
Air handler location: Closet in house
Model: 4daq024330eh
Serial #: y1a26393
Primary heating system energy source: Electric
Estimated age: 10
Primary heat system type: Heat pump
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Duct board
Filter location: At the base of the furnace
AC supply temperature difference: 15 degrees
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20) Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary. |
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21) The outdoor air temperature was above 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the heating system. |
| Plumbing and laundry | Return to table of contents |
Service pipe material: Not visible
Supply pipe material: Copper
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22) The inspector was not able to find the main in house water shut-off valve. We recommend having a qualified plumber install one to more easily allow the water supply to be turned off in the event of an emergency, such as when a supply pipe bursts. |
| Kitchen | Return to table of contents |
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23) One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed. |
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24) Minor damage and/or deterioration was found at countertops next to the range and on the end cap of range unit. The client(s) should evaluate and consider having repairs made, and/or countertops replaced where necessary. |
| Bathroom #1 | Return to table of contents |
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25) The bathtub drains stop mechanisms is inoperative. Have qualified plumber repair drain stopper. |
| Interior rooms | Return to table of contents |
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26) Only one smoke alarm was found in the house. An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html |
A BETTER HOME INSPECTION