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Alltell Home Inspection


1004 N. River Rd 
Denham Springs, La. 70726
Inspector: James Bohac

  

Home Inspection Report
Client(s): John Smith
Property address: 123 somewhere
Any where usa
Inspection date: 02/01/2004
This report published on Monday, May 14, 2012 12:50:25 PM CDT

View report summary

Inspected by James Bohac L.S.B.H.I. License# 10263

 
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:
SafetyPoses a risk of injury 
ReplaceRepairs not available or correction likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCondition is of a cosmetic concern or involves only minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
Routine MaintenanceReoccurring maintenance probable 
Preventive Maintenanceprevent future concerns 

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
Detached garage or carport
Roof
Electric service
Water heater
Heating and air conditioning
Plumbing
Fireplace
Interior rooms
Attic
 
General information Return to table of contents
Overview: Several deficiencies were found at the home which require repair or replacement. The home appears to be structurally secure. Many of the deficiencies are considered routine maintenance. Recommend consulting licensed contractors for all repairs or concerns.
Property address: 123 Somewhere
Client name: John Smith
Present during inspection: Buyer, Realtor
Inspector's name: James Bohac
Occupied: No
Date of inspection: 02/01/2004
Time started: 3:00pm
Time finished: 5:30pm
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Damp
Age of building: 10 years
Main entrance faces: West
Type of building: Single family Acadian style
Foundation type: Slab on grade
The following items are excluded from this inspection: Private sewage disposal system, Security system, Irrigation system
 
Exterior Return to table of contents
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Composition wood panels, Vinyl, Brick veneer
Driveway material: Asphalt, Poured in place concrete
Exterior door material: Metal
1) Repair/Replace - This property was clad with composition wood fiber siding. Many brands of this type of siding by different manufacturers are known to deteriorate or fail prematurely due to moisture penetration. Failure is typically visible in the form of swelling, cracking and delamination, especially at the bottom edges. This type of damage was found at several places.

Photo 3   		 
2) Repair/Replace - Loose siding was found on the back side of the chimney chase when viewed from the roof. Recommend re-fastening siding and caulking edges to prevent future moisture intrusion.
3) Repair/Replace - Several exterior light fixtures appear to be inoperable. Recommend replacing bulbs where necessary. If lights still don't work then recommend having a qualified electrician evaluate and repair as necessary.
4) Repair/Maintain - One or more downspouts are loose or detached. Recommend repairing these downspouts where necessary.
5) Maintain - Vegetation (trees, shrubs and vines) are in contact with the structure's exterior. This is a conducive condition for wood destroying insects and organisms. Vegetation can serve as a conduit for insects and may retain moisture against the exterior after it rains. Recommend pruning or removing vegetation as necessary so there's at least a one foot gap between all vegetation and the structure's exterior.

Photo 4   		 
6) Preventive Maintenance - Settlement cracks were found in the driveway. I recommend monitoring these cracks and having the driveway repaired if cracks create a trip hazard.
 
Detached garage or carport Return to table of contents
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Composition wood panels, Brick veneer
Exterior door material: Metal
Roof type: Hipped
7) Repair/Replace - The power gable vent fan is inoperable in the attic. The motor has seized and should be replaced.
 
Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Hipped
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 10 Years
Estimated remaining useful life of roof with recommended repairs (years): 5-7 Years
Ventilation: Soffit vents, Ridge vents
Roof ventilation: Adequate
Facia: Wood
Soffits: Wood
Gutter material: Aluminum
Downspout material: Aluminum
8) Repair/Maintain - Recommend cleaning gutters.
9) Minor Defect - Algae growth was found on the shingles. This is typical in shady areas and does not affect the life of the shingles.
 
Electric service Return to table of contents
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120-240
Location of main service panel: Storage room
Location of main disconnect: Breaker at top of main panel
Service conductor material: Copper
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed ( Romex )
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
10) Safety - Smoke detectors are in disrepair or missing. Recommend replacing smoke detectors every 10 years and installing new smoke detectors so that a functioning one is in each hallway and bedroom. For more information on smoke detectors, please review the U.S. Consumer Product Safety Commission Document #5077 Test All Smoke Alarms (Detectors) and Annually Replace Batteries
Develop and Rehearse an Escape Plan.
 
Water heater Return to table of contents
Estimated age: 10 years
Type: Tank
Energy source: Electricity
Capacity (in gallons): 50
Brand & model: AO Smith Model # EES52-913
11) Monitor - Water heater is installed over finished living space and has a catch pan and drain installed. Recommend monitoring this pan for moisture due to the age of the unit.
12) - A temperature-pressure relief valve is installed on the top of the water heater designed to open and discharge hot water or steam to the exterior in case of a malfunction.
 
Heating and air conditioning Return to table of contents
Heating system energy source: Electric
Heat system type: Forced air, Heat pump
Brand and Model: Carrier Model# FA4ANF048
A/C energy source: Electric
Brand and Model: Rheem Classic Model# RPLA-042JAZ 3.5 Ton unit, Mfg 1994
Air conditioning type: Split System
Distribution system: Sheet metal ducts
13) Repair/Maintain, Evaluate - A the AC system was not cooling properly. Supply air should be 14 to 20 degrees Fahrenheit cooler than at the air temperature at the return duct. This may be caused low refrigerant, dirty coils, a failing compressor, an over-sized fan, or a deficient return air system. A qualified heating and cooling contractor should evaluate and repair as necessary.
14) Repair/Maintain, Routine Maintenance - Return air filters are dirty, recommend replacing filters monthly.
15) Repair/Maintain - Significant amounts of debris and dust are visible at several sections of supply and 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. The client may wish to have a qualified service provider professionally clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit: http://www.epa.gov/iaq/pubs/airduct.html
16) Maintain, Routine Maintenance - The cooling fins at the outside condensing unit are dirty. Recommend having unit cleaned by a licensed heating and air contractor to increase efficiency.
 
Plumbing Return to table of contents
Location of main water shut-off valve: Outside left of home
Location of main water meter: At street
Water service: Public
Service pipe material: Copper
Supply pipe material: Polybutylene
Vent pipe material: Plastic
Drain pipe material: Plastic
17) Repair/Maintain - The cold water valve leaks at the sink in the hall bathroom. http://plumbing.hardwarestore.com/learning/how-to-repair-faucets.aspx
18) Repair/Maintain - The insulation covering the exterior water supply line has corroded. Recommend replacing with new insulation to prevent water line from freezing in cold weather.
19) Monitor - Plumbing supply lines appear to be made of Polybutylene. Polybutylene is a grey plastic material used extensively during the 1980s and 1990s that has proven itself to be more prone to leakage than other types of supply piping systems like copper.
 
Fireplace Return to table of contents
Fireplace type: Metal prefabricated
Chimney type: Metal
20) Safety - Significant creosote buildup in fireplace chimney. Recommend having a chimney sweep clean chimney.
21) Repair/Replace - One or more refractory panels (the 1" thick fireproof panels lining the fireplace walls) are cracked and need repairing. Recommend patching cracks with a high temperature resistant refractory mortar or sealant available at hardware stores. Recommend monitoring the refractory panels in the future. This type of repair will likely need repeating. Recommend replacing refractory panels if cracks exceed 1/4" in width, if surface pitting becomes extensive and deeper than 3/16", or if any piece of the refractory larger than 2"(51 mm) in radius and 3/16" deep becomes dislodged.
 
Interior rooms Return to table of contents
Kitchen appliances: Dishwasher, Electric Range, Microwave, Garbage disposal
Flooring: Ceramic Tile, Sheet vinyl, Carpet
22) Safety, Replace - A damaged receptacle cover was found in the first bed room. Recommend replacing cover.
23) Safety, Repair/Maintain - Several receptacles were found to be loose in the wall throughout the home. Recommend tightening all loose receptacles.
24) Repair/Replace - The kitchen faucet leaks at the base. Repair or replace as needed.
http://plumbing.hardwarestore.com/learning/how-to-repair-faucets.aspx
25) Repair/Replace - The hot water valve, at the sink in the hall bathroom, is worn and become loose at the fixture. http://plumbing.hardwarestore.com/learning/how-to-repair-faucets.aspx
26) Repair/Replace - The glass in the upper window sash is cracked at the rear patio. Recommend the insulated glass unit.

Photo 5   		 
27) Repair/Maintain - The dishwasher did not turn on when tested. Recommend having unit serviced by a qualified contractor.
28) Repair/Maintain - The toilet in the master bath does not flush properly. The handle must be held down to flush. Recommend replacing or adjusting the tank flapper valve.
29) Repair/Maintain - Door doesn't latch in the first bedroom. Recommend adjusting latch plate or lockset mechanism so door latches.
30) Monitor - The ceiling in the kitchen shows were it has been previously patched. No leaks were found at the time of the inspection.
31) Routine Maintenance - Light in range hood is inoperable. Recommend replacing light bulb or repairing as necessary.
32) Routine Maintenance - Several bulbs were not lit in the den. Recommend replacing bulbs or consulting a licensed electrician for proper repairs.
33) Routine Maintenance - The top of the hall bath tub surround should be caulked to prevent moisture intrusion at the wall.
34) Routine Maintenance - The sides of the master bath tub should be caulked to prevent moisture intrusion at the wall.
35) - All flooring materials appear to be secure and in good condition.
36) - The drywall at the walls and ceiling appear to be secure.
 
Attic Return to table of contents
Inspection method: Traversed
Ventilation: Soffit, Ridge
Roof structure type: Rafters with purlins, struts and collar ties
Sheithing: OSB
Ceiling structure: Joist
Insulation material: Fiberglass loose fill
Insulation estimated R value: 6 inches, approximately R-22
37) Repair/Replace - A cracked support purlin was found in the attic above the entrance stairs. Recommend contacting a licensed contractor for repairs.

Photo 6   		 
38) Repair/Replace - A cracked valley rafter was found at the right side of the attic. Additional wood should be added the sides of the rafter ( sistered ) to strengthen the cracked area. Recommend contacting a licensed contractor for repairs.

Photo 8   		 
39) Repair/Maintain - Insulation is missing from the ceiling above the kitchen. Recommend installing insulation in this area to increase energy efficiency.

Photo 7   		 
40) Maintain - Pull-down stairs are installed for the attic access. The stairs are not insulated. To reduce air leakage and increase energy efficiency, I recommend installing a insulated hatch cover. An example of one can be seen at http://www.attictent.com/.

Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due condensation forming on the underside of the roof sheathing during cold weather.
41) Maintain - Insulation in attic is substantially less than an R30 rating. Recommend installing additional insulation to increase energy efficiency. Insulation is rated in terms of thermal resistance, called R-value, which indicates the resistance to heat flow. The higher the R-value, the greater the insulating effectiveness. A minimum of R30 at the ceiling is recommended for our climate.
 
All inspections are in accordance to the Standards of Practice and Code of Ethics established by th Louisiana State Board of Home Inspectors.