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Sample 1602 sq. ft. On concrete slab | |
| Client(s): | Sample |
| Property address: | Sample |
| Inspection date: | 2/14/2011 |
This report is the exclusive property of Acutec Home Inspections and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
 | Safety | Poses a risk of injury or death |
 | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | 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| General information | Return to table of contents |
| Exterior | Return to table of contents |
One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.
 Photo 6 Remove old wasp nest
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 Photo 17 Remove old wasp nest
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 Photo 32 Remove old wasp nest
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Fence post is damaged and/or deteriorated at gate. A qualified contractor should evaluate and make repairs or replace sections as necessary.
 Photo 15 Gate post is loose repair or replace
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The gate at the east side rear has a loose 2 x 4 on the wall that the gate latches to. Repairs should be made as necessary, and by a qualified contractor if necessary, so gates operate easily.
 Photo 22 Loose gate latch support board. repair / maintain.
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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 8 Seal penetration at stucco
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 Photo 14 Seal penetration above telephone box.
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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 7 Seal top of coach light with clear caulk
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 Photo 10 Caulk top of coach light
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Old stucco repairs visible at several windows and at rear slider. Some need paint t/u and or caulking cleaned up. No visible problems noted at these locations.
 Photo 18 Old stucco repair around window
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 Photo 19 Same as picture 18
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 Photo 20 Same as 18
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 Photo 26 Same as 18
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 Photo 27 Same as 18
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A minor crack was found in the driveway. However it didn't appear to be a structural concern and no trip hazards were found. You may want to cut the tree root to prevent further cracking.
 Photo 11 Hairline crack in concrete
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 Photo 12 May want to cut root to prevent further cracking
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 Photo 13 2 x 6 rail at edge of concrete will not support weight, do not step on it. May want to support it or remove it.
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| Roof | Return to table of contents |
Debris such as leaves, needles, seeds, etc. have accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future. location mainly at front of structure and at valleys.
 Photo 35 Clean leaves out of gutters front side of house
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 Photo 37 Cleaning debris out of valleys can increase the life of roof. Overall roof looks in good shape
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clean debris out of gutters mainly at front of structure.
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Photo 35 Clean leaves out of gutters front side of house
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| Garage | Return to table of contents |
The pull-down attic stairs in the attached garage ceiling aren't fire-rated. This ceiling should have a one-hour fire rating to slow or prevent the spread of fire from the attached garage to attic spaces above the living areas. A qualified contractor should evaluate and make modifications to these stairs as necessary so they have a one hour fire rating. Other options include removing them or replacing them with commercially made, fire-rated stairs. Examples of possible solutions include:
 Photo 47 Pull down steps in garage, Not fire rated.
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The garage-house door poses a fire risk because a pet door has been installed in it, eliminating its fire rating. A qualified contractor should replace this door with a fire-rated door.
Appliances such as the water heater and/or furnace are subject to damage from vehicles because no protective barrier is installed in front of them. A qualified contractor should install an adequate barrier as per standard building practices (steel post anchored in concrete, wood partition, etc.).
 Photo 43 No protective bollard (steel post) to prevent vehical running into appliances, was not required by building code when house was built.
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Some ceiling florescent lights not working, possible burnt bulbs.
Small amount of dry rot at base of exterior door jamb at base. About the size of 50 cent piece.
 Photo 16 Small section of dry rot at base about the size of 50 cent piece. Repair / replace
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Exterior door new. New hinges and striker plates did not match up. (cosmetic).
 Photo 44 Exterior door at garage replaced (new), hinges and striker plates do not match up with old locations in jamb. (cosmetic)
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 Photo 45 Same as 46
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Central vacuum installed is beyond the scope of this inspection, however it does run.
 Photo 38 Vacuum system
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 Photo 52 Vacuum tools in laundry
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| Attic | Return to table of contents |
| Electric service | Return to table of contents |
location of Main disconnect
 Photo 68 Emergency main electrical shut off
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Pictures of service panel and view behind dead front. Everything looks good.
 Photo 48 Service panel breakers
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 Photo 49 Service panel with dead front removed looks ok.
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| Water heater | Return to table of contents |
No drip leg is installed on the water heater gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the water heater components. A qualified contractor should install a drip leg as per standard building practices. Note: not required when house was built.
 Photo 41 No drip leg at gas line. Note: was not code when this house was built
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| Heating and cooling | Return to table of contents |
The estimated useful life for most 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.
The furnace did not respond when its controls were operated. This system was not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating and cooling contractor evaluate and make repairs if necessary.
The insulation at the line set has deteriorated or been damaged.
 Photo 25 repair insulation at line set
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Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
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. However I did start it momentarily and it ran.
| Plumbing and laundry | Return to table of contents |
Externally ran water pipe from water softener has been cut where it used to be hooked to wash machine. Use caution when activating water softener as this pipe may leak.
 Photo 40 Water line cut at laundry
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No expansion tank is installed on this structure's water supply system. Expansion tanks are recommended when a property is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. In a closed system with no provision for expansion, its effects may include:
No anti siphon valves attached at hose bibbs. They were not required at the time house was built. recommend installing them, they are inexpensive.
 Photo 9 Install anti syphon valve
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 Photo 29 Needs anti siphon valve
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The outlets in the Laundry room are not Gfic protected. This was not a requirement at the time this house was built.
Pictures showing both water shutoff and gas shut off
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Photo 9 Install anti syphon valve
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 Photo 50 Emergency gas shut off
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| Fireplaces, woodstoves and chimneys | Return to table of contents |
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.
One or more fireplaces equipped with a gas burner has a damper that can be closed. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. A qualified chimney service contractor should make repairs as necessary so the damper is made permanently open. Typically a bracket or bolt is installed for this purpose.
 Photo 36 Chimney cap in good condition
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 Photo 53 Fireplace with gas log lighter. F.P. should be cleaned annually.
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 Photo 54 Gas valve for log lighter
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| Kitchen | Return to table of contents |
Dishwasher appears to be new, however it is only sitting in cabinet bay. The electrical, hot water and drain are not hooked up.
Range not hooked up to gas, The gas pipe is in the oven.
 Photo 57 Range not hooked up to gas
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There is a visible void in the sheet rock where Kitchen ceiling light has been installed.
 Photo 67 Void in sheet rock visible where light fixture was installed
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Microwave works, it heated water.
 Photo 58 Microwave works (heated water)
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| Bathrooms | Return to table of contents |
One or more faucet handles are loose or missing and should be repaired or replaced as necessary. Location Master bath shower and Bath 2 tub.
 Photo 59 Bath 2 tub valves loose
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 Photo 63 Master shower valve off possibly broken
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Bath 2 tub drain stopper doesn't work. Repair or replace.
 Photo 61 Bath 2 drain stopper doesn't work repair replace
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Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
The enamel coating on one or more bathtubs is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the bathtub(s) should be refinished or replaced.
 Photo 60 Bath 2 tub bottom discolered
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Master shower tile floor holds water. (Low spot in floor)
 Photo 62 Master shower floor holds water at circled location
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Note: In case Gfic outlets need to be reset, the reset is in garage under vacuum.
| Interior rooms | Return to table of contents |
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:
Two electrical toggle switches are broken and need to be replaced. (1) at left side of sliding glass door for exterior light. It is stuck in the on position.
The sash spring mechanism(s) in two windows are broken or loose. A qualified contractor or service technician should evaluate and make repairs as necessary so the window(s) operate as intended (open easily, stay open without support, close easily, etc.). Locations: Bed 2 and living room/
 Photo 65 Living room window vent panel doesn't stay open on its own.
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Seals between double-pane glass in one window appears to have failed based on condensation or stains between the panes of glass. A qualified contractor should evaluate and replace glass where necessary.
 Photo 34 Atrium window is foggy on left panel.
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Screen(s) in one or more windows are bent. Screens should be replaced where necessary.
 Photo 30 Bent screen west side
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 Photo 31 Bent screen west side
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One or more bedroom doors has no gap between it and the floor below, or has a gap substantially less than one inch. This structure has a forced air heating system with centrally located return air ducts. When bedroom doors are closed, the only effective path for return air out of the bedrooms is under the doors. A minimum gap of one inch below bedroom doors is recommended to allow an adequate air flow for return air. Recommend trimming the bottoms of bedroom doors as necessary so each door has a minimum one inch gap at its base.
Ceiling fan in bedroom 2 is extremely loud. Recommend repair or replace.
Sliding glass door needs the lock mechanism adjusted. It does lock with extra effort. There is no screen on sliding glass door.
Bypass closet doors in both secondary bedrooms need the bottoms of the doors cut. They are also missing the bottom bypass door guide.
