A.M.C. Home Inspections inc.

Concerns are shown and sorted according to these types:

	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
	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

 

	WDO/WDI Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	WDO/WDI Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	WDO/WDI Conducive conditions	Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

2) Exterior:   - There are numerous pieces of wood trim on the back of the house at the kitched nook window that are rotted out due to moisture intake in the wood and need to be replaced. Recommend having a qualified contractor evaluate and make the necessary repairs.
3) Exterior: - One or more wooden deck support posts are in contact with soil. This is a conducive condition for wood destroying insects and organisms. However no damage from wood destroying insects or organisms was found. It's recommended that there be at least 6" of space between any wood and the soil below, even if the wood is treated. If possible, recommend grading soil so a 6" distance to the soil below is maintained. Otherwise recommend installing borate based Impel rods to prevent rot.
4) Exterior:   - Caulk is missing or deteriorated in some areas. Recommend caulking where necessary.
5) Exterior:   - Moderate cracks (1/8" to 3/4") present in foundation. Recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including:

Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.
6) Exterior:   - There are several pieces of wood trim that are starting to come apart from the house and need to be addressed. Recommend having qualified contractor evaluate and make the necessary repairs.
7) Exterior:   - There is a piece of siding that appears to be warped and needs to be replaced. Recommend having a qualified contractor evaluate and make the necessary repairs.
8) Exterior:   - Shingles in the front of the house on the overhang appear to be curling up and needs to be replaced. Recommend having a qualified roofing contractor evaluate and make the necessary repairs.

Back patio concrete has cosmetic crack in the patio. It is only a cosmetic crack and does not require any action.
9) Exterior:   - The grating for the ac unit outside appears to be very rusty which leads inspector to believe that there is a significant amount of water dumping on the unit. Inspector recommends having qualifed HVAC technician evaluate and make the necessary recommendations and repairs.
11) Roof: - Significant amounts of debris have accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the roof structure or make water accumulate around the foundation. Recommend cleaning gutters now and as necessary in the future.
12) Roof:   - Roof is "mushy" in several areas throughout the entire roof and is consistent with use of inferior wood decking material. Recommend having a qualified roofing contractor evaluate and make the necessary repairs.
13) Attached garage:   - The garage-house door isn't equipped with an automatic door closing device such as sprung hinges. This door should close and latch automatically to prevent vehicle fumes from entering living spaces and/or to slow the spread of fire from the garage to living spaces. A device should be installed so this door closes and latches automatically.
15) Electric service:   - An insufficient number of smoke detectors are installed. Recommend installing additional smoke detectors as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information on smoke detectors visit http://www.cpsc.gov/cpscpub/pubs/5077.html
16) Water heater:   - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age. Recommend budgeting for a replacement in the near future.
17) Water heater:   - The drain line to the water heater's temperature-pressure relief valve is routed directly down over the cement floor with no drain underneath which poses a problem of flooding in an incident that the relief valve is used.
18) Heating and air conditioning:   - The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to be approaching this age and may need replacing at any time.
19) Heating and air conditioning:   - Recommend that this system be inspected, cleaned, serviced and repaired if necessary by a qualified heating and cooling technician annually in the future.
20) Heating and air conditioning:   - This system is equipped with throw-away filter(s). Recommend replacing throw-away filter(s) every 2 months in the future if the thermostat's fan position is set to "Auto", or monthly if it's set to "On".
21) Attic:   - Ceiling insulation is uneven in some areas. This is likely due to someone having walked on or through the insulation. Recommend installing additional insulation where necessary to restore the original R rating.
22) Basement:   - Cover plate(s) are missing from one or more electric junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard and poses a risk of both fire and shock. Recommend installing cover plates over junction boxes where missing.
23) Basement:   - The top step going down to the basement needs a piece of trim to cover the exposed and unfinished tile/pad/wood floor.
26) Interior rooms:   - No ground fault circuit interrupter (GFCI) devices (receptacles or circuit breakers) are visible in one or more bathrooms. GFCI devices help prevent electric shocks in areas that may have water present. Recommend having a qualified, licensed electrician install GFCI protection for receptacles over counter tops and around sinks as per standard building practices.
27) Interior rooms:   - All of the windows in the home are inferior quality. Inspector noted that it felt like the windows were going to fall out of the home when testing each one to open vertically and also when testing to see if they would open towards him to clean. One window has already had to be replaced.
28) Interior rooms:   - Walking on some sections of the floor results in squeaking or creaking noises. This is usually the result of substandard construction practices where the subfloor decking isn't adequately fastened (insufficient glue) to the framing below. In most cases, this is an annoyance only rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on there being finished hardwood floors, carpeting over the subfloor, and/or clear access to the underside of the subfloor. Recommend having a qualified contractor evaluate and repair as necessary.
29) Interior rooms:   - Minor cracks found in ceiling. These are only a cosmetic concern. No action is recommended. Inspector notes that cracking is excessive.
30) Interior rooms:   - Minor cracks found in walls. These are only a cosmetic concern. No action is recommended. Inspector notes that cracking is excessive in nature.
31) Interior rooms:   - There is numerous caulking that needs to be done throughout the home. Recommend caulking where needed.
32) Interior rooms:   - One or more sink stopper mechanisms are missing, inoperable or in disrepair. Recommend intalling or repairing sink stopper mechanisms as necessary.