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ABR Home Inspections

 

Home Inspection Report

Client(s):  Tara Smith
Property address:  35 Crestline
Boardman, Ohio 44512
Inspection date:  Wednesday, April 12, 2017

This report published on Wednesday, April 12, 2017 9:50:23 PM EDT

ABR Home Inspections
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 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
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Basement
Kitchen
Bathrooms
Interior rooms

View summary


General information
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Report number: 041217-2
Structures inspected: house, garage
Time started: 4Pm
Time finished: 5:45pm
Inspection Fee: 225.00 second home discount.
Payment method: Check
Present during inspection: Client(s), Realtor(s)
Occupied: No
Weather conditions: Clear
Temperature: Cool
Front of structure faces: North
Main entrance faces: North

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: Metal
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel

2) One or more light fixtures located in "wet" or "damp" locations have no visible rating for use in wet locations. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and replace light fixtures as necessary and as per standard building practices.
Photo
Photo 2-1
outdoor light not rated for exterior.
 

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
Photo
Photo 3-1
freeze proof faucet needed exterior.
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Photo 3-2
freeze proof faucet needed.

4) Fascia boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.
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Photo 4-1
paint peeling fascia both sides of house.
 

5) 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.

6) 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 6-1
open drain pipe should be capped.
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Photo 6-2
cap needed for downspout drain.

7) One or more exhaust duct end caps are damaged and/or deteriorated. Their purpose is to prevent unconditioned air from entering the house, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and may pose a fire hazard. New vent cap(s) should be installed where necessary.
Photo
Photo 7-1
loose dryer vent . vent should be secured flush to window with no pipe shown.
 

8) Conducive conditions 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:
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Photo 8-1
foundation crack front porch needs pointed.
Photo
Photo 8-2

9) 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.

10) 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.

11)   concerns
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Photo 11-1
service panel
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Photo 11-2
monitor.
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Photo 11-3
bottom of door threshold needs sealed weatherproofed.
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Photo 11-4
caulking used for glass block window should clean out and and seal with clear silicone.
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Photo 11-5
should be two pipe exhaust and fresh air.
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Photo 11-6
front window not operating painted shut.

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: newer
Gutter & downspout material: Aluminum
Roof ventilation: Adequate

12)   satisfactory

Garage
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13) 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.

14) No infared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
Photo
Photo 14-1
garage no safety reverse at either side of garage door.
Photo
Photo 14-2

Attic
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Inspection method: Traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Fiberglass roll or batt

15) Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.
Photo
Photo 15-1
attic some insulation missing in some areas.
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Photo 15-2
Photo
Photo 15-3
handrails needed for attic steps.
 

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, too few

16)  
Photo
Photo 16-1
service panel 100 amp inside garage.
 

Water heater
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Estimated age: 2010
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: A.O. Smith
Model: 40 gallon 80%
Water temperature (degrees Fahrenheit): 100

17)   flue pipe needs elevated and sealed
Photo
Photo 17-1
hwt
Photo
Photo 17-2
ao smith
Photo
Photo 17-3
exhaust pipe from hot water tank not elevated fittings are loose and not secure. safety
Photo
Photo 17-4
seal opening into furnace.
Photo
Photo 17-5
water on top of tank.
 

Heating and cooling
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Estimated age: 15 plus
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
Filter location: In return air duct below furnace
Last service date: unknown

18) A return air opening was found in the basement, where a gas or oil-fueled furnace is installed. This is a safety hazard due to the possibility of exhaust gases being pulled into the air supply ducts. A qualified heating and cooling contractor should evaluate and make repairs as necessary.
Photo
Photo 18-1
furnace needs serviced.
Photo
Photo 18-2
inside furnace very dirty from grinding and dust from rehab. unit is noisy and vibrating. needs serviced , cleaned and tuned.
Photo
Photo 18-3
very dirty
Photo
Photo 18-4
Photo
Photo 18-5
exhaust
 

19) Significant amounts of debris, dirt and/or dust are visible in one or more sections of supply and/or return air ducts. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers". At a minimum, the visible debris should be thoroughly cleaned. Recommend having a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit: http://www.epa.gov/iaq/pubs/airduct.html

20) 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

21) The estimated useful life for forced air furnaces is 15 to 20 years. This furnace appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

22) The air handler's filter(s) are loose or not securely installed. As a result, unfiltered air will flow through the system. The heating/cooling equipment service life and the indoor air quality may be reduced. A qualified contractor should make repairs as necessary, such as repairing or installing guides or retaining devices so filter(s) are securely installed with minimal gaps at edges.
Photo
Photo 22-1
filter hard to remove
Photo
Photo 22-2
Photo
Photo 22-3
base of furnace showing rust
 

23)  
Photo
Photo 23-1
fresh air intake should be vented to outside.
 

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: Galvanized steel, Cast iron
Drain pipe material: Cast iron
Waste pipe material: Cast iron

24) The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

exhaust fan
Photo
Photo 24-1
vent to outside should be hardpipe.
 

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.
Photo
Photo 25-1
valve leak in basement
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Photo 25-2
valves leaking in basement above washer area.
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Photo 25-3
valve leaking in ceiling.
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Photo 25-4
fitting leaking at time of inspection.
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Photo 25-5
inside crawl space galvanized fittings and pipe are corroded should be replaced with pvc.
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Photo 25-6
crawl space fittings corroded.
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Photo 25-7
inside crawl space fittins showing corrosion.
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Photo 25-8
corrosion on fitting
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Photo 25-9
valve above water tank is leaking onto tank . water is puddling.
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Photo 25-10
seal gas line fitting can see opening in joint.
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Photo 25-11
insulate band board.
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Photo 25-12
valve corroded ceiling in basement

26) Conducive conditions Stains were found in one or more sections of drain and/or waste pipes. A qualified plumber should evaluate and repair if necessary.
Photo
Photo 26-1
main drain has severe rust and cracking , it may not be possible to repair , replacement may be needed.
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Photo 26-2
main drain corrosion
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Photo 26-3
pvc toilet fitting secured by rubber gasket . make sure fitting is tight to prevent sewer gas backup.
 

27) Conducive conditions Oakum packing around one or more waste and/or drain pipe junctions is deteriorated and/or missing. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

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

28) 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.
Photo
Photo 28-1
inside central fireplace needs professionally cleaned prior to use. should not burn wood , recommend duraflame or similar.
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Photo 28-2
Photo
Photo 28-3
 

29) The damper in one or more fireplaces is stuck and cannot be opened or closed. A qualified chimney service contractor should evaluate and make repairs as necessary.

Crawl space
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Inspection method: Traversed
Insulation material underneath floor above: None visible
Pier or support post material: Bearing wall
Beam material: Solid wood
Floor structure above: Solid wood joists
Vapor barrier present: Yes

30) One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.
Photo
Photo 30-1
loose wiring in crawl space needs put in junction box.
Photo
Photo 30-2
loose wiring in crawl space needs properly supported .
Photo
Photo 30-3
lamp fixture in crawl space should be replaced.
Photo
Photo 30-4
crawl space

Basement
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Insulation material underneath floor above: None visible
Pier or support post material: Steel
Beam material: Steel
Floor structure above: Solid wood joists

31) 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.

32) One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.
Photo
Photo 32-1
loose wire needs terminated in box.
Photo
Photo 32-2
spliced wires needs put in box - safety. basement front

33) 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.

34) No ground fault circuit interrupter (GFCI) protection device is visible for the sump pump electric supply. A qualified electrician should determine if a GFCI protection device (receptacle or circuit breaker) exists for the sump pump and install one if missing to reduce the danger of electric shock.
Photo
Photo 34-1
GFI needed at sump pump
 

Kitchen
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35)  
Photo
Photo 35-1
kitchen floor has a severe dip in floor causing flooring to move up and down. repairs should be done to prevent flooring from separating.
 

Bathrooms
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36)   satisfactory, fixtures working good and vent is properly vented through attic with insulation.

Interior rooms
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37) 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

38) 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

39) One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.

40) One or more sliding glass doors are difficult to open or close. A qualified contractor should evaluate and repair or replace door(s) as necessary.

41) One or more windows that were built to open, will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.
Photo
Photo 41-1
windows hard to operate most of them.
 

42)  
Photo
Photo 42-1
garage door needs dead bolt
Photo
Photo 42-2
above bedroom closet cracking , needs refinished.


Photo
Photo X-1
water meter
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Photo X-2
insulation needed on band board.
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Photo X-3
seal ductwork on furnace tape coming loose.
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Photo X-4
water meter
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Photo X-5
100 amp main square D
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Photo X-6
front windows not operating painted shut , trim missing upper and lower of windows.
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Photo X-7
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Photo X-8
dishwasher electrical line should be installed in junction box.
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Photo X-9
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Photo X-10
ac unit.
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Photo X-11
 

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