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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 Thursday, January 14, 2016 11:45:44 AM 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
ServiceableSystem or component appeared in functional condition requiring minor or no attention
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: Appeared serviceable
Supply pipe material: Copper, CPVC
Condition of vent piping: Appeared servicable
Vent pipe material: Plastic
Condition of drain piping: Appeared serviceable
Drain pipe material: Plastic
Waste pipe material: Not visible

1) Deficiency -

Main water supply A 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
Condition of roof: Appeared serviceable
Gutter & downspout material: Aluminum
Roof layers: 2 layers

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
Exterior door material: Solid core steel, Sliding glass, Wood panel

2) Safety, Deficiency - Trip hazards were found at front sidewalk sections due to settlement and/or heaving.
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, Deficiency - 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 found in one or more areas of the exterior. 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 - Sections of vinyl siding were 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
Roof structure type: Rafters
Ceiling structure: Ceiling joist
Condition of attic 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 - Loose fill insulation is installed in the attic space with no adequate walking surface to traverse the attic area. 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. 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 type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Main Panel
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Copper
System ground: Ground present however cannot verify source
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes

14) Safety, Deficiency - Current protection devices (circuit breakers) are "double tapped", where 2 or more wires are clamped in the terminal on the breaker that is designed for only one wire. 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. where 2 or more wires are clamped in the terminal that is designed for only one wire. The bolt or screw may not tighten securely against wires . This is also unsafe due to multiple circuit breakers need to be switched off to work safely on any of the circuits using these wires. Evaluation and/or repair by a qualified electrician appeared necessary.

16) Safety, Deficiency - One or more branch circuit wires 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.

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
Condenser: WGMM029534
Furnace Serial #: EDYS065840
Filter location: In return air duct below furnace
Last service date: None visible

17) 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.

18) Comment - The cooling fins on the air handler's evaporator coils are 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
Serial Number: 0947T407026
Water temperature (degrees Fahrenheit): 115

19) 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. No leaks were visible at the time of inspection.
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Photo 19-1
 

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

20) Deficiency - One or more ground fault circuit interrupter (GFCI) electric receptacles were tripped and did not appear able to be reset due to being painted over with several coats of paint. Repair appeared necessary.

21) 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.

22) 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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23) 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.

Kitchen
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Counter top condition: serviceable
Cabinet condition: Serviceable
Sink condition: Serviceable
Undersink waist disposer condition: Serviceable
Dishwasher condition: Serviceable
Range / cooktop condition: Serviceable
Refrigerater condition: Serviceable
Built-in microwave oven condition: Serviceable

24) Deficiency - 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.

25) 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 25-1
 

26) Serviceable, Comment - Minor wear and/or deterioration was found at laminant counter tops in one or more areas.
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Photo 26-1
 

27) 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.

Interior rooms
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Interior door condition: Serviceable
Window condition: Serviceable
Wall and ceiling condition: Serviceable
Floor condition: Serviceable
Stair/handrail/guardrail condition: Serviceable

28) Safety, Deficiency - "Chirping" noises emitted from smoke alarms typically indicate 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

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

30) 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.

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

32) 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 serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom ventilation type: Spot fans

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

34) 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 34-1
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Photo 34-2

35) Comment - The toilet at location(s) #C was loose where it attached to the floor. Leaks can occur although 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.

36) 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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