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ABR INSPECTION SERVICE

Home Inspection Report

Client(s):  Theresa Robin
Property address:  3718 Hightree Ave SE
Warren, Ohio
Inspection date:  Thursday, October 13, 2016

This report published on Thursday, October 13, 2016 9:46:49 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 typeDamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
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
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Basement
Kitchen
Bathrooms
Interior rooms


General information
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Report number: 101316-2
Structures inspected: house garage
Property owner's name: unknown
Time started: 5:30
Time finished: 7:00pm
Inspection Fee: 250.00
Payment method: Cash
Present during inspection: Realtor(s)
Occupied: No
Weather conditions: Cloudy
Temperature: Cool
Front of structure faces: East
Main entrance faces: East
Foundation type: Finished basement
The following items are excluded from this inspection: Security system

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 steel

2) One or more sets of stairs are wobbly. A qualified contractor should evaluate and repair as necessary, such as installing additional supports and/or diagonal bracing.

level sections as needed
Photo
Photo 2-1
steps uneven in areas , repairs are needed - level brick replace rotted timber and its advised to install a guardrail on the left side.
Photo
Photo 2-2
rose bush overgrown prune back

3) Guardrails are missing from one or more sections of decks or elevated surfaces with high drop-offs. This is a safety hazard due to the risk of falling. Standard building practices require guardrails to be installed at drop-offs higher than 30 inches, but in some cases it is advised to install them at shorter drop-offs. A qualified contractor should evaluate and install guardrails as necessary and as per standard building practices.

4) 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 4-1
frost free faucet needed
Photo
Photo 4-2
freeze proof faucet needed

5) Damage Wooden timbers in one or more retaining walls are rotten or damaged by wood destroying insects. A qualified contractor should evaluate and repair or replace wall(s) as necessary.

6) Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.
Photo
Photo 6-1
replace rotted top board of fence front yard.
 

7) Damage One or more landscaping timbers are rotten or damaged by wood destroying insects. Landscaping timbers should be replaced as necessary.

8) 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.
Photo
Photo 8-1
low grade tar line exposed.
Photo
Photo 8-2
low grade
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Photo 8-3
low grade
 

9) 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.
Photo
Photo 9-1
seal holes in foundation
 

10) 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.
Photo
Photo 10-1
keep vegetation pruned back at least 1' from structure.
 

11) 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.

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: 10+
Gutter & downspout material: Aluminum
Roof ventilation: Adequate

12)   satisfactory
Photo
Photo 12-1
roof view ok
 

Garage
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13) 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.

Electric service
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Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Location of main service switch: garage
Location of main disconnect: Breaker at top of main service panel
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: No

14) This property has one or more Federal Pacific Electric brand main service or sub panels that use "Stab-Lok" circuit breakers. Both double and single pole versions of these circuit breakers are known to fail by not tripping when they are supposed to. This is a potential but serious fire hazard. Recommend having a qualified electrician replace any and all Federal Pacific panels. For more information, visit: http://www.inspect-ny.com/fpe/fpepanel.htm

If the Federal Pacific panel(s) are not replaced, then a qualified electrician should thoroughly evaluate the panel(s) and make repairs as necessary. Recommend installing smoke detectors above Federal Pacific panels.
Photo
Photo 14-1
in garage Federal Pacific stab loc breakers - safety recall
Photo
Photo 14-2
Photo
Photo 14-3
main service wire exposed in garage safety.
 

15) The main service panel uses older style, screw-in fuses. This type of fuse allows anyone to install incorrectly rated fuses, possibly resulting in damage to wiring. Based on the age and/or appearance of the panel(s) using fuses, and/or deterioration of the panels or components inside, recommend having a qualified electrician replace this panel with a modern panel and circuit breakers. If the panel isn't replaced, then a qualified electrician should evaluate and make repairs as necessary.
Photo
Photo 15-1
fuse panel should be replaced
Photo
Photo 15-2
Photo
Photo 15-3
wiring not properly strapped
 

16) The main service panel uses older style, Edison base fuses. This type of fuse allows anyone to install incorrectly rated fuses, possibly resulting in damage to wiring. Recommend that a qualified electrician evaluate this panel and the wiring to determine if damage has occurred, and repair or replace components and/or wiring as necessary.

Water heater
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Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: American
Model: 80%
Water temperature (degrees Fahrenheit): 100

17)  
Photo
Photo 17-1
heating unit should be replaced beyond life expectancy. severe rust inside.
Photo
Photo 17-2
top of hot water tank

Heating and cooling
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Estimated age: 30+
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
Model: nat gas 80%
Filter location: In return air duct below furnace
Last service date: unknown

18) The heat exchanger in the gas furnace is damaged and/or deteriorated from rust, corrosion, cracking and/or holes. This is a safety hazard due to combustion gases entering the air supply ducts. A qualified heating and cooling contractor should evaluate and make repairs and/or replace components as necessary.
Photo
Photo 18-1
excessive rust and corrosion inside furnace
 

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

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.
Photo
Photo 20-1
ac line missing inslation - install new.
 

21) The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.

22) 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.

23)  
Photo
Photo 23-1
furnace mfg info
Photo
Photo 23-2
inside furnace shows excessive rust on heat exchanger
Photo
Photo 23-3
base of trim in basement dry no moisture detected at time of inspection
Photo
Photo 23-4
both hwt and furnace duct needs to be sloped -safety

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
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: 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
Photo
Photo 24-1
foil dryer duct hazard.
 

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
some corrosion noted on plumbing in basement
Photo
Photo 25-2
corrosion

26) Conducive conditions Stains were found in one or more sections of drain and/or waste pipes. Recommend monitoring these areas in the future, and if leaks are found, have a qualified plumber evaluate and repair as necessary. Alternatively, the client(s) may wish to have a qualified plumber evaluate now and repair if necessary.
Photo
Photo 26-1
Photo
Photo 26-2
stains monitor

Basement
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Insulation material underneath floor above: None visible
Pier or support post material: Steel
Beam material: Steel

27) One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
Photo
Photo 27-1
loose in basement
 

28) Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
Photo
Photo 28-1
loose unsupported wiring
 

29) Conducive conditions Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains and/or efflorescence on the foundation or floor, water stains at bases of support posts, etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:
  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.
Photo
Photo 29-1
staining at foundation walls side room , grade is low at perimeter of house. its advised to grade over tar line sloped away.
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Photo 29-2
Photo
Photo 29-3
mold under steps carpet shows previous water staining - associated with poor grading and water runoff.
Photo
Photo 29-4

Kitchen
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30) The under-sink food disposal is inoperable. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
Photo
Photo 30-1
not working remove or replace.
Photo
Photo 30-2

Bathrooms
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31) 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.

32) Conducive conditions One or more sink drains have an active leak. For example, at pipe fittings and/or junctions between pipe and sink. A qualified plumber should evaluate and repair as necessary.
Photo
Photo 32-1
staining under sink other bath first floor, dry at time of inpection.
 

33) One or more bathtub drains are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
Photo
Photo 33-1
slow bath drain
 

34) 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.

35)  
Photo
Photo 35-1
vanity leaking from drain pipe , supply line needs replaced rusted.
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Photo 35-2
Photo
Photo 35-3
shower head not working
Photo
Photo 35-4
monitor

Interior rooms
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36) 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

37) One or more electric baseboard heaters are damaged or deteriorated. For example, missing, bent or loose metal panels. A qualified electrician should evaluate and repair or replace heaters as necessary.
Photo
Photo 37-1
not working at time of inspection however it would be more efficient to put furnace supply runs in drop ceiling as needed
Photo
Photo 37-2
none of the base heating units were working
Photo
Photo 37-3
base heating unit
 


Photo
Photo X-1
water meter ok
Photo
Photo X-2
wiring not suppoorted loose
Photo
Photo X-3
loose wiring
Photo
Photo X-4
foundation dry at time of inspection
Photo
Photo X-5
exhaust fan needs cleaned.
Photo
Photo X-6
gfi needed in basement laundry areas.
Photo
Photo X-7
Photo
Photo X-8
repair window
Photo
Photo X-9
keep trees trimmed back from roof
Photo
Photo X-10
Photo
Photo X-11
wood walkway rotted should be removed .
Photo
Photo X-12
Photo
Photo X-13
gfi needed
Photo
Photo X-14
not properly sloped for updraft - safety
Photo
Photo X-15
gfi needed bath
 

ABR HOME INSPECTION SERVICE