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ABR INSPECTION SERVICE

  

Home Inspection Report

Client(s):  Todd Marra
Property address:  1933 Wendy Ln.
Poland, Ohio 44514
Inspection date:  Thursday, March 30, 2017

This report published on Friday, March 31, 2017 4:47:16 PM EDT

ABR Inspection Service
133 Como St
Struthers, Ohio 44471
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:
Concern typeSafetyPoses a risk of injury or death
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor Defect
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Kitchen
Bathrooms
Interior rooms
Electric service

View summary


General information
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Report number: 03/30/17-1
Structures inspected: house,garage
Time started: 4:00pm
Time finished: 5:30pm
Inspection Fee: 275
Payment method: Check
Present during inspection: Client(s)
Occupied: Yes
Weather conditions: Cloudy
Temperature: Cool
Front of structure faces: North
Main entrance faces: North
Foundation type: Slab on grade
The following items are excluded from this inspection: Low voltage outdoor lighting

1) This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

Exterior
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Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Vinyl
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood, Solid core steel

2) One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.

3) 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

4) One or more major cracks (more than 3/4 inch wide) were found in the foundation. These appear to be a structural concern, and may indicate that settlement is ongoing. The client(s) are strongly advised to hire qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
  • Foundation repair contractors who may prescribe repairs, and will give cost estimates for prescribed repairs
  • Masonry contractors who repair and/or replace brick veneer
  • Geotechnical engineers who attempt to determine if settlement is ongoing, and what the cause of the settlement is
  • Structural engineers who determine if repairs are necessary, and prescribe those repairs
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Photo 4-1
foundation cracks
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Photo 4-2
extensions needed.
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Photo 4-3
stress cracks vertical in chimney.
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Photo 4-4

5) Conducive conditions Siding is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.
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Photo 5-1
low grade
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Photo 5-2
damage at vinyl siding.
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Photo 5-3
shutter loose
 

6) Sidewalks and/or patios have significant cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary.
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Photo 6-1
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Photo 6-2
slab should be replaced leaning towards entrance . will draw water into living spaces. damage seen multiple cracks.
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Photo 6-3
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Photo 6-4
water ponding on sidewalk front of house , but not in front of door. picture taken day after when it was raining.

7) Conducive conditions 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.
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Photo 7-1
low grade
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Photo 7-2
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Photo 7-3
 

8) Conducive conditions One or more downspouts have no extensions, or have extensions that are ineffective. 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.
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Photo 8-1
 

9) One or more moderate cracks (1/8 inch to 3/4 inch) were found in the foundation. These may be a structural concern, or an indication that settlement is ongoing. The client(s) should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
  • Foundation repair contractors who may prescribe repairs, and will give cost estimates for prescribed repairs
  • Masonry contractors who repair and/or replace brick veneer
  • Geotechnical engineers who attempt to determine if settlement is ongoing, and what the cause of the settlement is
  • Structural engineers who determine if repairs are necessary, and prescribe those repairs

  • At a minimum, recommend sealing cracks to prevent water infiltration. 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.

10) Conducive conditions Recommend cleaning deck(s) and railing(s) and treating with a preservative claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports recommends these products:
  • Cabot Decking Stain and PTW Stain
  • Olympic Water Repellent Deck Stain
  • Thompson's House and Deck Stain
  • Wolman PTW Deck Stain
  • Akzo Sikkens Cetol DEK
  • Benjamin Moore Moorwood Clear Wood Finish
  • DAP Woodlife Premium
  • Olympic Natural Look Protector Plus
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Photo 10-1
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Photo 10-2
deck needs cleaned.
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Photo 10-3
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Photo 10-4
additional framing needed to properly support the lattice
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Photo 10-5
lattice loose and not supported.
 

11) Conducive conditions 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.
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Photo 11-1
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Photo 11-2
garage window rotted needs replaced.
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Photo 11-3
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Photo 11-4
peeling paint front door entrance.
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Photo 11-5
vinyl weatherstripping coming off of several windows . consult with MFG for warranty claim.
 

12) Conducive conditions Firewood is stored so that it's either in contact with the structure or very close to it. This is a conducive condition for wood destroying insects. Recommend storing firewood outdoors in an open area, as far away from the house as practical, to keep away insects. For more information visit http://ohioline.osu.edu/hyg-fact/2000/2065.html.

large piles of cut wood may attract unwanted pests.

13) 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.
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Photo 13-1
stress cracking at driveway in several areas- repair and monitor.
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Photo 13-2
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Photo 13-3
 

Roof
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Roof inspection method: Viewed from ground with binoculars
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 1 year
Gutter & downspout material: Aluminum
Roof ventilation: Adequate

14) Conducive conditions One or more sections of flashing at the base of the chimney are deteriorated and/or substandard. Leaks may occur as a result. A qualified roofing contractor should evaluate and repair as necessary.

counter flashing should be cut into the mortar joints then sealed for a proper leak free application. what the contractor was used cut nails and silicone. this in time will give way to water penetration and possible damage.
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Photo 14-1
gaps exist on flashing needs cut into joints and sealed.
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Photo 14-2

15) Conducive conditions 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) Conducive conditions Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
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Photo 16-1
trees over hanging
 

Garage
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17) 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.

18)   the opener needs lubed on rails and chain to provide smooth operation.

Water heater
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Estimated age: 2008
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: A.O. Smith
Model: 40 gal 80%

19) Temperature-pressure relief valve drain line is too short. 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 extend the drain line to 6 inches from the floor, or route it so as to drain outside.
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Photo 19-1
AO Smith 2008 40 gallon NG
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Photo 19-2
drain line too short on HWT

20) Conducive conditions Corrosion was found on fittings and/or water supply lines for the water heater. Leaks may exist. A qualified plumbing contractor should evaluate and repair as necessary.
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Photo 20-1
shut off valve for hot water tank needs replaced.
 

Heating and cooling
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Estimated age: under 10
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts
Manufacturer: Tempstar
Model: 80% eff
Filter location: In return air duct below furnace
Last service date: unknown

21) The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to have exceeded this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
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Photo 21-1
 

22) 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.

system dirty needs cleaned and tuned.
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Photo 22-1
tempstar
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Photo 22-2
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Photo 22-3
inside furnace dirty needs cleaned and tuned.
 

23) The air handler's filter(s) are damaged and/or deteriorated and should be replaced.
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Photo 23-1
 

24) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

Plumbing and laundry
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Water pressure (psi): 80
Location of main water shut-off valve: basement
Location of main water meter: basement
Location of main fuel shut-off: basement
Visible fuel storage systems: none
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic, Galvanized steel
Drain pipe material: Plastic, Galvanized steel
Waste pipe material: Galvanized steel

25) Conducive conditions Pin holes and/or corrosion were visible on one or more areas of copper water supply pipes. This most often occurs with acid water with a pH of less than 6.5. Leaks may result because of this. A qualified plumber should evaluate and replace water supply components as necessary. The client(s) should consult with a qualified plumber regarding the possibility of acidic water, and what solutions may be available to neutralize the pH.
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Photo 25-1
valve at hot water tank needs replaced
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Photo 25-2
shut offs under sink corroded.
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Photo 25-3
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Photo 25-4

26) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.

27) The clothes washer had clothing in it and was not operated during this inspection. The inspector was unable to fully evaluate the washer and its drain line.

28)   dryer duct needs cover.
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Photo 28-1
cover.
 

Fireplaces, woodstoves and chimneys
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Fireplace type: Masonry
Chimney type: Masonry

29) A significant amount of creosote (1/8 inch or more) is visible in the fireplace flue. A qualified chimney service contractor should inspect, clean, and repair if necessary now and annually in the future.
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Photo 29-1
damper creosote above.
 

30) The masonry chimney's mortar is deteriorated and should be repaired to prevent further, significant deterioration. Recommend having a qualified chimney service contractor or mason evaluate chimney and repair as necessary. This will likely require repointing the mortar.
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Photo 30-1
 

31) Minor cracks, pitting and/or deterioration were found in some fireplace firebrick. However the bricks were not loose and appear to be serviceable. The clients should monitor the condition of the firebricks in the fireplace's firebox in the future. If significant deterioration occurs or if bricks become loose, then a qualified chimney service contractor should evaluate and make repairs as necessary.
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Photo 31-1
fireplace gas only not recommended to burn unless repairs are done and certified.
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Photo 31-2
cracks at firebrick.
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Photo 31-3
open joints at fireplace.
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Photo 31-4
repairs needed.

Kitchen
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32)   no major issues noted. keep all aerators free of debris . water pressure is ok not the best - monitor.
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Photo 32-1
dishwasher ok
 

Bathrooms
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33) One or more exhaust fans are noisy or vibrate excessively. A qualified contractor should evaluate and replace the fan(s) or make repairs as necessary.


noisy and very dirty

34) Conducive conditions 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.

1/2 bath

35) One or more bathtub drains are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
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Photo 35-1
slow drain
 

36)  
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Photo 36-1
finish on bath faucets deteriorated
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Photo 36-2
corner of tub surround damaged.
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Photo 36-3
clean moldy caulking
 

Interior rooms
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37) 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

38) Lamp holders or light fixtures with fully or partially exposed bulbs are installed in one or more closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
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Photo 38-1
out at fixture fire hazard should be removed.
 

39) 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.

40) Wood flooring in one or more areas is worn, damaged and/or cupping. Recommend having a qualified contractor evaluate and refinish wood flooring as necessary.
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Photo 40-1
refinish all floors some areas down to bare wood.
 

41) One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
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Photo 41-1
gap at entrance door needs adjusted for a good seal.
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Photo 41-2
door severely rusted should be replaced
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Photo 41-3
rust and damage.
 

42) Carpeting in one or more rooms is loose. Recommend having a qualified carpeting installation contractor restretch carpet as necessary.
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Photo 42-1
loose carpet
 

43)   baseboard missing, interior trim loose ar rear slider
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Photo 43-1
loose baseboard.
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Photo 43-2
loose casing.
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Photo 43-3
missing base
 

Electric service
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Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Service voltage (volts): 120/240
Location of main service switch: top of panel
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Cold water supply pipes
Main disconnect rating (amps): 100
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: Can't verify
Smoke detectors present: Yes, only one seen too few

44)  
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Photo 44-1
labeled breakers
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Photo 44-2
100 amp service panel . wiring ok no issues.
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Photo 44-3
service meter- satisfactory
 


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Photo X-1
gas lines tested ok
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Photo X-2
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Photo X-3
plaster drywall damage in this area.
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Photo X-4
access no room above.
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Photo X-5
missing screws in hinges. exterior door by garage.
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Photo X-6
peeling paint exterior front.
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Photo X-7
header at door getting damage.
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Photo X-8
drain - monitor.
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Photo X-9
valve needs replaced.
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Photo X-10
loose fixture bathroom.
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Photo X-11
seal hole in closet (not from leak)
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Photo X-12
refinish wall damage bedroom closet door.
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Photo X-13
loose hinge at furnace room
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Photo X-14
door and frame needs stops and striker plate.
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Photo X-15
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Photo X-16
loose drywall in access room needs secured.
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Photo X-17
refinish interior areas joint compound and tape.
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Photo X-18
previous water damage areas not finished correctly.
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Photo X-19
refinish
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Photo X-20
exhaust above dryer sealed
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Photo X-21
refinish
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Photo X-22
joint tape loose.
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Photo X-23
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Photo X-24
door stop needed.
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Photo X-26
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Photo X-28
fridge in garage not defrosting large ice buildup.
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Photo X-29
replace
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Photo X-30
damaged warped fan in exterior porch room.
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Photo X-31
wood damage at sills in porch
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Photo X-32
wood storage - monitor.
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Photo X-33
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Photo X-34
wiring should be enclosed in conduit for exterior use.
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Photo X-35
pole with light in side needs dug and new footing with cement. loose and wobbly.
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Photo X-36
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Photo X-37
monitor - old
 

ABR HOME INSPECTION SERVICE