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Website: http://www.reporthost.com/alpha
Inspector's email: bramohi@outlook.com
Phone: (417) 334-7047
P.O Box 6195 
Branson, MO 65615
Inspector: Robert Robson

 

Home Inspection Report

Client(s):  John Smith
Property address:  123 Main St. Anytown, Mo.
Inspection date:  Friday, January 14, 2005

This report published on Tuesday, November 07, 2017 5:55:24 PM CST

International Association of Certified Home Inspectors International Association of Certified Indoor Air Consultants

The purpose of this report is to inform the client of conditions, that are in the opinion of the inspector, significant, and should be considered carefully by the client. The inspector's opinions are based on general accepted guidelines.

This report is the exclusive property of Alpha Home Inspection in Branson Missouri and the client(s) listed in the report title. Use of this report by any unauthorized persons or third party is prohibited.
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:
SafetyPotential safety risk
DeficiencyRepair or replacement necessary
CommentGeneral 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

Table of Contents
General information
Plumbing
Roof
Exterior
Attic
Electric service
Heating and cooling
Water heater
Garage
Laundry
Kitchen
Interior rooms
Bathrooms


General information
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Report number: 011400-1871-123
Time started: 10:15
Time finished: 14:30
Structure(s) inspected: House
Type of building: Single family
Age of building: 1992
Age Source: Client
Present during inspection: Realtor(s)
Occupied: No
Weather conditions: Partly cloudy
Temperature: 48 degrees
Ground condition: Damp
Front of structure faces: East
Foundation type: Finished basement

Plumbing
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Condition of main water service: Repair needed (See details below)
Location of main water shut-off valve: Basement, behind access panel
Location of main water meter: Front N/E corner of lot
Service pipe material: Not visible
Water service: Public
Water pressure (psi): 44
Visible fuel storage systems: None
Condition of supply piping: Functional
Supply pipe material: Copper, CPVC
Condition of vent piping: Functional
Vent pipe material: Plastic
Condition of drain piping: Functional
Drain pipe material: Plastic
Waste pipe material: Not visible

1) Deficiency - Main water supply leak was visible on the customer side of the water meter.
Recommend contacting water utility company to evaluate and repair.

Roof
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Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 1 Year
Roof layers: 2 layers
Condition of roof covering: Functional
Gutter & downspout material: Aluminum
Condition of roof gutter & downspouts: Functional

Exterior
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Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Exterior wall covering: Vinyl siding
Condition of exterior wal covering: Repair or replacement necessary (see comments below)
Driveway material: Poured in place concrete
Walkway material: Poured in place concrete
Exterior stair material: Concrete, wood
Condition of exterior stairs: Repair or replacement appeared necessary (See comments below)
Exterior door material: Steel insulated core, Sliding glass, Wood panel
Condition of exterior doors: Functional

2) Safety - Entrance walkway had a visible trip hazards due to settlement and/or heaving of walkway sections.
Repair such as grinding or replacement of sidewalk section(s) is necessary to eliminate trip hazards.

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Photo 2-1
 

3) Safety - Rear stairway support posts have settled significantly and the stairway was un-level. This posed a potential trip hazard. Repair or replacement of supports appeared as necessary.
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Photo 3-1
 

4) Deficiency - Several small areas of siding damaged were visible. Even small openings in the building exterior can allow moisture behind siding, resulting in damage over time. Repairs appeared necessary.
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Photo 4-1
 

5) Deficiency - Wood trim damage was observed in one or more areas of the structures exterior. Repair or replacement appeared as necessary.
Note: Wood rot can spread, causing damage to structure.
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Photo 5-1
 

6) Deficiency - Exterior electric receptacle (GFCI) ground fault circuit interrupter was in the tripped position. This may indicate a problem with the wiring or the TEST button was depressed and just not reset. Inspector did not attempt to re-set GFCI outlet to avoid possible damage. Evaluation by a qualified electrician appeared necessary.

7) Deficiency - Vinyl siding was loose in one or more locations. Damage to siding will result over time as well as allowing moisture to enter causing damage to structure. Repair appeared necessary.
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Photo 7-1
 

8) Deficiency - Main electrical service conduit was improperly flashed where it penetrated the exterior wall. Moisture intrusion through this opening is a possible.
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Photo 8-1
 

9) Comment - Minor cracks were found in one or more concrete sidewalk or patio sections. They appeared cosmetic in nature and did not pose a trip hazard.

Attic
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Inspection method: Partially traversed (See comments below)
Roof structure type: Rafters
Ceiling structure: Ceiling joist
Condition of ceiling insulation: Repair (See details below)
Insulation material: Fiberglass loose fill
Insulation depth: 10" -12"
Attic venilation: Inadiquate (See comments below)

10) Deficiency - Attic vents were blocked. This reduces air flow through the attic, reducing the life of the roof surface due to high temperatures, and/or increased moisture levels in the attic. Repair appeared necessary.
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Photo 10-1
 

11) Comment - Attic space was only partially traversed, due to loose fill insulation installed in the attic space, with no adequate walking surface above the insulation. Traversing the attic though loose insulation would likely damage the insulation value. Therefor the attic inspection is limited to only areas visible from attic entrance.

12) Comment - Ceiling insulation depth was significantly less in one or more sections of the attic.
Areas of reduced insulation thickness can increase heating and cooling costs.

13) Comment - One or more exhaust fan ducts such as bathroom and /or vent hood terminate in attic. This can increase moisture levels in the attic from moist exhaust air. Ideally exhaust air should vent completely outside the structure.

Electric service
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Primary service entrance type: Underground
Primary service overload protection type: Circuit breaker(s)
Service amperage (amps): 200
Service voltage (volts): 120/240
Service entrance conductor material: Copper
Location of main disconnect: Breaker at top of main distribution panel
Condition of electrical service: Apeared functional
System ground: Ground present however cannot verify source
Main disconnect rating (amps): 200
Condition of electrical distribution panel: Further evaluation appered as necassary (See comments below)
Branch circuit wiring type: Non-metallic sheathed
Solid aluminum branch circuit wiring present: No
Condition of branch circuit wiring: Appeared functional
Smoke detectors present: Yes
Condition of smoke detectors: Repair or replacement necessary (See comments below)
Condition of lighting: Further evaluation appeared as necessary (See comments below)
Condition of electrical swtiches and outlets: Further evaluation appeared as necessary (See coments below)

14) Safety, Deficiency - Electrical distribution panel circuit breakers were "double tapped", (where 2 or more wires are clamped in the terminal on the breaker) at one or more locations. The bolt or screw may not tighten securely against wires . This is a safety hazard since arcing, sparks and the risk of fires may result. A qualified electrician should evaluate and repair as necessary.
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Photo 14-1
 

15) Safety, Deficiency - Neutral wires are doubled or bundled together on the neutral bus bar in the distribution panel. This where 2 or more wires are clamped in a terminal on the buss bar that is designed for only one wire. The bolt or screw may not tighten securely against wires.
Evaluation and/or repair by a qualified electrician appeared necessary.

16) Safety, Deficiency - Smoke detector(s) at one or more locations were emitting a "chirping" noise. This typically indicates that, batteries need replacing. Batteries in all smoke alarms should be replaced after taking occupancy, and annually in the future. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

17) Deficiency - Branch circuit wires at one or more locations in the service panel are not tightened properly at the breakers screw lug. This can cause over heating of the wire and is a fire hazard.
Evaluation and/or repair by a qualified electrician appeared necessary.

18) Deficiency - Exterior electric receptacle (GFCI) ground fault circuit interrupter was in the tripped position. This may indicate a problem with the wiring or the TEST button was depressed and just not reset.
Inspector did not attempt to re-set GFCI outlet to avoid possible damage. Evaluation by a qualified electrician appeared necessary.

19) Deficiency - Ground fault circuit interrupter (GFCI) electric receptacles in the garage was tripped and did not appear able to be reset due to being painted over with several coats of paint.
Repair or replacement appeared necessary.

20) Comment - Light fixtures appear to be inoperable at one or more locations. Recommend further evaluation by replacing bulb(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

21) Comment - Three-way light switches in one or more locations, such as downstairs hall and stair way appear to be incorrectly wired. The light(s) don't operate correctly from both switch locations.

Heating and cooling
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Primary heating system energy source: Electric
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts, Flexible ducts
Manufacturer: York
Filter location: In return air duct below furnace
Last service date: None visible
Condition of heat and cooling system: Functional

22) Comment - The outdoor air temperature was 48 degrees Fahrenheit during the inspection. Operating the A/C cycle at temperatures below 60 degrees would likely damage the system. Because of this, the inspector did not operate and fully evaluate the cooling cycle.

23) Comment - The cooling fins on the air handler's evaporator coils were observed to be slightly dirty. This may result in reduced efficiency and higher energy costs. Some sources claim that energy efficiency is degraded by about five percent each year as the coils get dirtier due to accumulated dust and grime.

Water heater
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Type: Tank
Energy source: Electricity
Capacity (in gallons): 40
Manufacturer: Whirlpool
Water temperature (degrees Fahrenheit): 115
Water heater condition: Functional

24) Comment - Water heater piping is made up of dis-similar metals connected to one another. Copper and galvanized pipe connected to one another have a higher than normal potential for corrosion which can result in a leak at that connection.
No leaks were visible at the time of inspection. Frequent future monitoring is recommended for this type of connection. If leaks are found repair or replacement should be performed immediately.
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Photo 24-1
 

Garage
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Type of vehicle parking: Attached
Garage / house door condition: Functional
Type of vehicle door: Sectional
Condition of vehicle door: Functional
Number of vehicle door(s): 1
Automatic vehicle door opener condition: Functional

25) Deficiency - Garage door opener light appear to be inoperable. Recommend further evaluation by replacing bulb(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

26) Deficiency - One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

Laundry
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Gas supply present: No
240 volt electric supply present: Yes

Kitchen
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Counter top condition: Functional
Kitchen cabinet condition: Functional
Kitchen sink/faucet condition: Repair or replacement necessary (See comments below)
Undersink waist disposer condition: Functional
Dishwasher condition: Functional
Range / cooktop condition: Functional
Refrigerater condition: Functional
Built-in microwave oven condition: Functional

27) Deficiency - The sink sprayer was leaking at hose connection. Water may leak into cabinets resulting in moisture damage over time. Repair appeared as necessary.
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Photo 27-1
 

28) Comment - Filters are missing from the range hood exhaust system. Operating ventilation without filters will allow grease to build up inside fan system resulting damage over time. Filter replacement appeared necessary.

29) Comment - One or more light fixtures have missing bulbs and could not be fully evaluated such as over sink. Bulbs may simply need to be installed.

30) Comment - Minor wear and/or deterioration was found at laminant counter tops in one or more areas.
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Photo 30-1
 

Interior rooms
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Interior door condition: Functional
Window condition: Functional
Interior wall and ceiling condition: Functional
Floor condition: Functional
Stair/handrail/guardrail condition: Functional

31) Deficiency - Deadbolt lock mechanisms were inoperable or difficult to operate such as downstairs side entry. Evaluation and/or repair appeared as necessary.

32) Deficiency - One or more three-way light switches such as downstairs hall and stair way appear to be incorrectly wired, so the light(s) don't operate correctly from both switch locations.

33) Comment - Minor cracks were found in ceilings in one or more areas. They do not appear to be a strucural concen.

34) Comment - Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern.

Bathrooms
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Location #A: Full bath, Master bath
Location #B: Full bath Hall
Location #C: Half bath, basement
Condition of counters: Appeared Functional
Condition of cabinets: Appeared Functional
Condition of flooring: Appeared Functional
Condition of sinks and related plumbing: Apeared Functional
Condition of toilets: Appeared Functional
Condition of bathtubs and related plumbing: Further evaluation appeared necessary (See comments below)
Condition of ventilation systems: Appeared Functional
Bathroom ventilation type: Spot fans

35) Deficiency - The shower head at location(s) #A, B was leaking at the threads when the shower was turned on.

36) Comment - Stains were found in the shelving or cabinets below the sink at location(s) #A, B. These stains appeared as cosmetic.
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Photo 36-1
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Photo 36-2

37) Comment - The toilet at location(s) #C was loose where it attached to the floor. No leaking was visible at the time of inspection. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary.

38) Comment - Faucets at location(s) #C leaks by handle(s) or at their base when turned on such as tub shower. Recommend further evaluation by a qualified plumber and repair if necessary.


The preceding report is NOT intended to serve as a "repair list". The report is intended to provide the client/buyer with information that may be used in evaluating the condition of a home.
Compliance with recommendations made in this report are in no way mandatory and may be carried out at the discretion of the parties involved.


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