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ABR INSPECTION SERVICE

 

Home Inspection Report

Client(s):  Brenda Walton
Property address:  4924 Johnathan Ln
Champion, Ohio
Inspection date:  Friday, April 15, 2016

This report published on Thursday, March 23, 2017 8:23:45 AM 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 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
Basement
Kitchen
Bathrooms
Interior rooms

View summary


General information
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Report number: 041516-2
Structures inspected: house, garage
Time started: 3pm
Time finished: 4:15pm
Inspection Fee: 300
Payment method: Check
Occupied: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Front of structure faces: South
Main entrance faces: South
Foundation type: Finished basement
The following items are excluded from this inspection: Private sewage disposal system, Security system, Swimming pool, Hot tub, Shed, pool winterized, shed locked

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

1) 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 1-1
damaged siding needs repaired.
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Photo 1-2
damaged trim at front of garage
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Photo 1-3
loose seperated soffit needs repair.
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Photo 1-4
damage at both sides of rear garage door. replace damaged frame.
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Photo 1-5
 

2) 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.
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Photo 2-1
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Photo 2-2
prune back vegetation against foundation will draw moisture in.

3) Conducive conditions Recommend cleaning deck(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

4) 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.
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Photo 4-1
stacked wood cause invite unwanted pests - clean up.
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Photo 4-2

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: under 5
Gutter & downspout material: Aluminum
Roof ventilation: Adequate, Unable to determine (no access to attic spaces), one vent partially blocked

5) 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.
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Photo 5-1
clean gutters overflow from water staining
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Photo 5-2
cleaning needed at all gutters
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Photo 5-3
vent partially covered by roofing material.
 

Garage
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6)   satisfactory

Attic
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Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass loose fill
Insulation depth: 6-8
Insulation estimated R value: R30

7) Ceiling insulation is uneven in some areas. This is likely due to someone having walked on or through the insulation. Recommend installing additional insulation where necessary to restore the original R rating.
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Photo 7-1
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Photo 7-2
uneven most areas
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Photo 7-3
 

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: Ground rod(s) in soil
Main disconnect rating (amps): 100
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: Can't verify

8)   satisfactory
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Photo 8-1
service panel 100 amp
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Photo 8-2
100 amp main

Water heater
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Estimated age: 2006
Energy source: Natural gas
Capacity (in gallons): 40
Water temperature (degrees Fahrenheit): 100

9) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
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Photo 9-1
HWT 2006 out of warranty - no issues.
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Photo 9-2
HVAC System
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Photo 9-3
 

Heating and cooling
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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: Carrier
Filter location: In return air duct below furnace
Last service date: unknown

10) 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.

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

12)  
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Photo 12-1
Carrier unit
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Photo 12-2
seal joints in ductwork for better efficency.
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Photo 12-3
ac condensate line is leaking and causing corrosion on furnace and ductwork, consult with a professional for repair.
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Photo 12-4
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Photo 12-5
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Photo 12-6
inside blower ok
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Photo 12-7
seal open gaps -furnace.
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Photo 12-8
inside furnace
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Photo 12-9
satisfactory
 

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, Polyethelene
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic

13) 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
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Photo 13-1
foil dryer vent
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Photo 13-2
solid dryer vent needed- safety.

14) 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 14-1
service meter for water
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Photo 14-2

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

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

16)  
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Photo 16-1
fireplace not recommended to burn wood.
 

Basement
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Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Steel
Beam material: Solid wood
Floor structure above: Solid wood joists

17) 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.
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Photo 17-1
guardrail needed at both sections of basement lower level steps.
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Photo 17-2
guardrails needed
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Photo 17-3
edge of flooring should have a protective strip.
 

18) 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.
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Photo 18-1
cover needed plug
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Photo 18-2
sump pump working at time of inspection.

19) 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.

20) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
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Photo 20-1
cover loose wiring
 

Kitchen
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21) The under-sink food disposal is noisy. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
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Photo 21-1
garbage disposal loud - monitor.
 

Bathrooms
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22) Conducive conditions One or more exhaust fans is inoperable or provides inadequate air flow. Moisture may accumulate as a result. A qualified contractor should evaluate and replace the fan or make repairs as necessary.
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Photo 22-1
exhaust fan is very dirty needs cleaned .
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Photo 22-2
needs cleaned - dirty

23)  
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Photo 23-1
master bath fixtures are not easy to operate. some corrosion and replacement needed in the near future.
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Photo 23-2

Interior rooms
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24) 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
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Photo 24-1
working too few
 

25)  


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Photo X-1
sump and utilities
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Photo X-2
pool winterized- no test
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Photo X-3
service meter
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Photo X-4
barn
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ac unit
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Photo X-7
trees overhanging the roof need pruned back
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monitor wasp nest
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roof view satisfactory
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Photo X-10
step rise bottom is higher than top step. caution
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Photo X-11
cover needed for exterior outlet
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Photo X-12
shingle
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Photo X-13
store combustables away from furnace and HWT -safety
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Photo X-14
no water issues or moisture, drywall used in basements will become moldy if the basement should ever leak . monitor
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Photo X-15
open ceiling - electronics.
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Photo X-16
block dry at time of inspection.
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Photo X-17
dry block
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Photo X-18
some gaps in flooring - monitor
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Photo X-19
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Photo X-20
drain is corroded very rusty
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Photo X-22
insulation should not be crushed and should have paper side towards exterior .
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Photo X-23
seal
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Photo X-24
seal
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Photo X-25
good operation
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Photo X-26
garage door
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Photo X-27
to maintain a proper fire rating on a garage door gaps should be tight with insulation.
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Photo X-28
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Photo X-29
ceiling needs refinished.
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Photo X-30
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Photo X-31
washer dryer hookups 2nd floor no appliances to check.
 

ABR HOME INSPECTION SERVICE