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Inspector's email: email@example.com
Inspector's phone: (937) 367-8665
Inspector: Tim Salas
Property Inspection Report
||1111 Smith St
||Wednesday, September 24, 2014
This report published on Wednesday, October 08, 2014 12:49:14 PM CDT
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:
|Safety||Poses a safety hazard|
|Repair/Replace||Recommend repairing or replacing|
|Repair/Maintain||Recommend repair and/or maintenance|
|Minor Defect||Correction likely involves only a minor expense|
|Maintain||Recommend ongoing maintenance|
|Evaluate||Recommend evaluation by a specialist|
|Monitor||Recommend monitoring in the future|
|Comment||For your information|
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
1:00Present during inspection:
Client, RealtorClient present for discussion at end of inspection:
Tim SalasWeather conditions during inspection:
Dry (no rain)Temperature during inspection:
Dry (no rain)Overnight temperature:
One house, One detached garageNumber of residential units inspected:
1Age of main building:
1926Source for main building age:
Municipal records or property listingOccupied:
Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.Condition of fences and gates:
Appeared serviceableFence and gate material:
WoodCondition of retaining walls:
Appeared serviceableRetaining wall material:
LevelCondition of driveway:
Appeared serviceableDriveway material:
AsphaltCondition of sidewalks and/or patios:
Appeared serviceableSidewalk material:
Poured in place concreteCondition of deck, patio and/or porch covers:
Appeared serviceableDeck, patio, porch cover material and type:
Covered (Refer to Roof section)Condition of decks, porches and/or balconies:
Appeared serviceableDeck, porch and/or balcony material:
ConcreteCondition of stairs, handrails and guardrails:
Required repairs, replacement and/or evaluation (see comments below)Exterior stair material:
1) Safety, Repair/Replace
Guardrails at one or more locations with drop-offs higher than 30 inches were missing. This poses a fall hazard. Guardrails should be installed where walking surfaces are more than 30 inches above the surrounding grade or surfaces below. Recommend that a qualified contractor install guardrails where missing and per standard building practices.
Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Exterior and Foundation
The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.Apparent wall structure:
Solid brick (not veneer)Condition of foundation and footings:
Appeared serviceableApparent foundation type:
Unfinished basementFoundation/stem wall material:
Poured in place concrete
One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.Condition of exterior entry doors:
Appeared serviceableExterior door material:
WoodCondition of floor substructure above crawl space:
Appeared serviceablePier or support post material:
Solid wood joistsCondition of insulation underneath floor above:
Not applicable, none installed
A panel in the basement where the washer would go has past water damage and possible mold.
The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.Roof inspection method:
Viewed from ground with binocularsCondition of roof surface material:
Appeared serviceableRoof surface material:
Asphalt or fiberglass composition shingles, Metal shingleRoof type:
GableApparent number of layers of roof surface material:
OneCondition of exposed flashings:
Appeared serviceableCondition of gutters, downspouts and extensions:
Appeared serviceableGutter and downspout material:
MetalGutter and downspout installation:
Some composition shingles were missing. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
Over the back porch
Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
Garage or Carport
The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.Type:
DetachedCondition of garage vehicle door(s):
Appeared serviceableType of garage vehicle door:
SectionalNumber of vehicle doors:
1Condition of automatic opener(s):
Appeared serviceableCondition of garage floor:
Required repair, replacement and/or evaluation (see comments below)Condition of detached garage or carport structure:
Appeared serviceableCondition of wall exterior covering:
Appeared serviceableApparent wall structure:
Wood frameCondition of roof structure:
Appeared serviceableRoof inspection method:
Viewed from groundRoof type:
HippedRoof surface material:
Asphalt or fiberglass composition shinglesCondition of side man door:
Required repair, replacement and/or evaluation
Significant cracks, heaving and/or settlement were found in one or more sections of concrete slab floors. Uneven surfaces can pose a trip hazard. Recommend that a qualified contractor repair or replace concrete slab floors where necessary.
The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.Electric service condition:
Appeared serviceablePrimary service type:
OverheadNumber of service conductors:
2Service voltage (volts):
120-240Estimated service amperage:
100Primary service overload protection type:
Circuit breakersService entrance conductor material:
Stranded aluminumMain disconnect rating (amps):
Cold water supply pipesCondition of main service panel:
Appeared serviceableLocation of main service panel #A:
BasementCondition of branch circuit wiring:
9) Safety, Repair/Replace, Evaluate
One or more ground fault circuit interrupter (GFCI) receptacles (outlets) wouldn't trip at the kitchen. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.
Closest to the light switch
10) Safety, Repair/Replace
Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
Located in the basement where the 2 light are spliced together on the ceiling
11) Safety, Repair/Replace
One or more receptacle boxes were loose. This is a potential safety hazard for shock or fire. Recommend that a qualified electrician repair as necessary.
GFCI in the upstairs bathroom
12) Safety, Repair/Replace
One or more ground fault circuit interrupter (GFCI) type receptacles (outlets) had an open ground. GFCI receptacles will work (trip) without a ground; but a 3-slot receptacle on an open ground circuit can result in appliances that require a ground can be used without one. This is a potential shock hazard. Recommend that a qualified electrician upgrade circuits that require GFCI protection (e.g. in wet areas) with grounded wiring per standard building practices.
Located in the kitchen closest to the light switch.
Also in the basement next to where the washer will go.
13) Safety, Repair/Maintain
One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary. Switch in the garage and also above the garage door.
Plumbing / Fuel Systems
The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.Condition of service and main line:
Appeared serviceableWater service:
PublicLocation of main water shut-off:
BasementService pipe material:
Galvanized steelCondition of supply lines:
Appeared serviceableSupply pipe material:
CopperCondition of drain pipes:
Appeared serviceableDrain pipe material:
PlasticLocation(s) of plumbing clean-outs:
BasementSewage ejector pump installed:
Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.Condition of water heater:
Natural gasEstimated age:
1994Capacity (in gallons):
40Temperature-pressure relief valve installed:
A.O. SmithModel number:
FSG 40 222Serial number:
GH94-1963677-222Location of water heater:
BasementCondition of burners:
Appeared serviceableCondition of venting system:
Heating, Ventilation and Air Condition (HVAC)
The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).General heating system type(s):
Forced airGeneral heating distribution type(s):
Ducts and registersCondition of forced air heating/(cooling) system:
Appeared serviceableForced air heating system fuel type:
Natural gasForced air furnace model #:
CC48A3F245R075Forced air furnace serial number:
L08-00000983Location of forced air furnace:
BasementCondition of furnace filters:
Required replacementLocation for forced air filter(s):
At base of air handlerCondition of forced air ducts and registers:
Appeared serviceable with the exception of (1) duct. It has 2 previous repairs from rust and currently has a 3rd hole in it from rust. Located in the basement near left wall. Required repair/replaceCondition of cooling system and/or heat pump:
Appeared serviceableCooling system and/or heat pump fuel type:
GoodmanHeat pump or air conditioner model number:
GSZ130481ABHeat pump or air conditioner serial number:
0905694781Condition of controls:
Fireplaces, Stoves, Chimneys and Flues
The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
14) Safety, Maintain, Evaluate
Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances normally need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now.
The gas fireplace or stove was not fully evaluated because the pilot light was off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.
The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.Permanently installed kitchen appliances present during inspection:
Range, Oven, Dishwasher, Refrigerator, Under-sink food disposal, Microwave ovenCondition of counters:
Appeared serviceableCondition of cabinets:
Appeared serviceableCondition of sinks and related plumbing:
Appeared serviceableCondition of under-sink food disposal:
Appeared serviceableCondition of dishwasher:
Appeared serviceableCondition of range, cooktop or oven:
Appeared serviceableRange, cooktop or oven type:
ElectricCondition of refrigerator:
Appeared serviceableCondition of built-in microwave oven:
Appeared serviceableCondition of hot water dispenser:
N/A (none installed)Condition of trash compactor:
N/A (none installed)
Bathrooms, Laundry and Sinks
The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.Location #A:
Half bath, first floorLocation #B:
Full bath, second floorCondition of counters:
Appeared serviceableCondition of cabinets:
Appeared serviceableCondition of flooring:
Appeared serviceableCondition of sinks and related plumbing:
Appeared serviceableCondition of toilets:
Appeared serviceableCondition of bathtubs and related plumbing:
Appeared serviceableCondition of shower(s) and related plumbing:
Appeared serviceableBathroom ventilation type:
Spot fansGas supply for laundry equipment present:
No240 volt receptacle for laundry equipment present:
The bathroom with a shower or bathtub at location(s) #B didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.
Tile, stone and/or grout in the flooring at location(s) #B was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the sub-floor as a result. Recommend that a qualified contractor repair as necessary.
Tile and/or grout in the shower enclosure at location(s) #B were deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary.
Interior, Doors and Windows
The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.Condition of exterior entry doors:
Appeared serviceableExterior door material:
WoodCondition of interior doors:
Appeared serviceableCondition of windows and skylights:
Appeared serviceableType(s) of windows:
WoodCondition of walls and ceilings:
Appeared serviceableWall type or covering:
Drywall or plasterCeiling type or covering:
Drywall or plasterCondition of flooring:
Appeared serviceableFlooring type or covering:
Wood or wood products, Laminate, TileCondition of stairs, handrails and guardrails:
19) Repair/Replace, Evaluate, Monitor
Stains were found in one or more ceiling areas. The inspector was unable to determine if an active leak exists (e.g. recent dry weather, inaccessible height). Recommend asking the property owner about this, monitoring the stains in the future, and/or having a qualified contractor evaluate and repair if necessary.
This spot is on the living room ceiling. Does not appear to be wet. Possibly the seller has had a fixture hanging in the past.
Trim or jambs around one or more exterior doors was damaged. Recommend that a qualified person repair, replace or install as necessary.
One or more windows that were designed to open and close were stuck shut, difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors.
23) Minor Defect
Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:http://www.reporthost.com/?ECC
Top floor bedroom has a small hole in the floor. Does not appear to be damaged instead looks like it was cut open.
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