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All Property Evaluations

Website: http://www.APEhomeInspection.com
Email: mark@apehomeinspection.com
Phone: (757) 810-3136
Williamsburg VA 23185-5526
Inspector: Mark Masengale

 

Property Inspection Report

Client(s):  John & Jane Samples
Property address:  123 Sampler Drive
Williamsburg, Virginia
Inspection date:  Thursday, January 23, 2014

This report published on Saturday, January 16, 2016 10:50:49 AM EST

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons 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:
SafetyPoses a safety hazard
Major DefectCorrection likely involves a significant expense
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
Minor DefectCorrection likely involves only a minor expense
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
CommentFor 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

Table of Contents
General Information
Grounds
Roof
Exterior and Foundation
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Crawl Space
Attachments
apeagreementcopy.pdf


General Information
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Report number: 052014-1
Time started: 2:00
Time finished: 3:30
Present during inspection: Client, Property ownerRepresentative of Client present.
Client present for discussion at end of inspection: YesRepresentative of Client present.
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Hot
Inspection fee: 325.00
Payment method: Credit Card
Type of building: CondoSingle unit of 2 unit building.
Buildings inspected: One condominium unit
Number of residential units inspected: 1
Age of main building: 1996
Source for main building age: Property owner, Municipal records or property listing
Front of building faces (for the purpose of this report): North
Occupied: No
Report number: 012314-1
Time started: 9:00
Time finished: 11:15
Present during inspection: Client, Property owner, Realtor
Client present for discussion at end of inspection: Yes
Temperature during inspection: Warm
Payment method: Credit card
Type of building: Condo
Source for main building age: Client, Municipal records or property listing
Occupied: Yes

1) - Please note: A Standard Inspection Agreement was signed and agreed upon between the Inspector (All Property Evaluations) and the Client and/or Client's authorized third-party representative. The Agreement was presented, reviewed and signed at time of inspection. For confidentiality between the parties, this agreement is not included in the body of this inspection report. The signed copy is maintained on file with Inspector. A copy of the presented document for your purposes (less signatures, pricing information) is attached to the email where Client received this report and/or attached (as separate) attachment to this report. If this Agreement is not attached, available, visible, or legible - please contact All Property Evaluations promptly.

Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)Front stoop.
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: TileRear open patio.

Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Viewed from ground, Viewed from ground with binoculars
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)

2) Major Defect, Repair/Replace, Evaluate - The roof surface was significantly deteriorated and appeared to be at or beyond its service life. It needs replacing now. This is a conducive condition for wood-destroying organisms. Consult with a qualified contractor to determine replacement options. Note that some structural repairs are often needed after old roof surfaces are removed and the structure becomes fully visible. Related roofing components such as flashings and vents should be replaced or installed as needed and per standard building practices.
Photo
Photo 2-1
Various missing shingles. Various "spot" repairs.
Photo
Photo 2-2
Worn/curled/lifted shingles at roof cover.

3) Repair/Replace, Evaluate - Flashings at one or more chimneys were loose, damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary.

Chimney cap flashing has open gaps present.
Recommend: Full evaluation and correction of this and related components by qualified contractor to prevent water intrusion.
Photo
Photo 3-1
Loose wrapped chimney cap flashing.
 

4) Repair/Maintain - One or more were damaged. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

Repaired area at rear gutters. There was no rain or water movement at time of inspection. This inspection/report cannot confirm if these repairs are sufficient OR that repairs are professional in nature. The caulking material appears to be an interior (latex) product. Recommend: Monitor this area during rainfall to determine if further correction is necessary.
ALSO NOTE/FYI: An area of gutter covers are missing at rear gutters.
Photo
Photo 4-1
Rear gutters - gutter caps missing - debris present at gutters/downspouts.
Photo
Photo 4-2
Previous damaged area at rear gutters.

5) Repair/Maintain - One or more roof flashings were lifting, loose. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Photo
Photo 5-1
Deflected/lifted flashing at exhaust stack.
 

6) Maintain - Various amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.

Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars/ sight scope from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground, with binoculars/sight scope
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade, Concrete garage slab
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Concrete

7) Repair/Maintain - One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.

NOTE: Open-air gaps present in metal trim wrap at various areas of exterior.
Photo
Photo 7-1
Detached soffit and fascia wrap (pic 1). Located at west-end upper elevation (dormer).
Photo
Photo 7-2
Detached soffit and fascia wrap (pic 2). Located at west-end upper elevation (dormer).
Photo
Photo 7-3
Representative photo - gap area in exterior aluminum wrap.
 

8) Maintain - Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove or prune trees as necessary to prevent damage to the building exterior.

NOTE: Tree overhanging roof cover at west-end of building.
Photo
Photo 8-1
Overhanging tree at west-end roof.
 

9) Maintain - Caulk was missing, deteriorated, substandard in some areas. For example, around windows, around doors, at siding butt joints, at siding-trim junctions. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK

NOTE: FYI: It appears that interior (latex-type) caulk was used for previous sealing/repairs at exterior components. This type of caulk will typically shrink and/or deteriorate under exterior conditions of heat/moisture/weather. Consider using proper exterior materials on future repairs/sealing.
Photo
Photo 9-1
Representative photo - gap areas around exterior window frames.
Photo
Photo 9-2
Representative photo - gap areas around exterior window frames.
Photo
Photo 9-3
Representative photo - gap areas at brick/vinyl creases.
Photo
Photo 9-4
Representative photo - gap areas around exterior window frames.
Photo
Photo 9-5
Representative photo - gap areas around exterior vehicle door frame.
 

10) - Unusual install of replacement vinyl window at west-end of building. Installed with uninsulated exterior gap below window frame.
Recommend proper casing by qualified contractor.
Photo
Photo 10-1
Unusual open gap below vinyl replacement window.
 

Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass loose fill
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Enclosed soffit vents

Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): No
Condition of garage interior: Appeared serviceable
Garage ventilation: None visible

11) Safety, Repair/Replace - The pull-down attic stairs installed in the attached garage ceiling had no visible fire-resistance rating. Current standard building practices call for wooden-framed ceilings that divide the house and garage to have a fire-resistance rating. Installing pull-down attic stairs intended for interior spaces compromises the ceiling's fire resistance. Recommend that a qualified person repair as necessary to restore the ceiling's fire resistance. For example, by modifying, replacing or removing the stairs. Note that commercially made, fire resistance-rated stairs are available. For more information, visit:
http://www.reporthost.com/?FIREATTSTR

NOTE: No "Fire Rated" or "Garage Rated" tags/decals/emblems present on this equipment.
Photo
Photo 11-1
Pull-down attic stairs at garage - not fire rated or "garage rated" as required. Loosely installed.
Photo
Photo 11-2
Pull-down attic stairs at garage - not fire rated or "garage rated" as required. Loosely installed.

12) Safety, Repair/Maintain, Evaluate - The auto-reverse mechanism on one or more automatic openers for garage vehicle doors was inoperable. This is a potential safety hazard. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.reporthost.com/?NRGD

Auto-reverse sensors - not functioning.
Photo
Photo 12-1
Vehicle door - auto reverse sensors not functioning.
 

13) Repair/Replace, Evaluate - One or more automatic door openers were noisy. Recommend that a qualified contractor evaluate and repair or replace opener(s) as necessary.

NOTE: Heavy vibration of door at open/close.

14) - The pull-down stairs located at the garage are loosely installed. Very shaky when handled. Mounted hinge hardware is loose and missing screws. Folding hinge hardware appears lightweight, with protruding oversized hardware.
Recommend: Proper professional repair of all.
Photo
Photo 14-1
Pull-down attic stairs at garage - not fire rated or "garage rated" as required. Loosely installed.
Photo
Photo 14-2
Pull-down attic stairs at garage - not fire rated or "garage rated" as required. Loosely installed.

Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 2
Service voltage (volts): 120-240
Estimated service amperage: 150
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 150
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Building exterior
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: Yes
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested

15) Safety, Repair/Replace, Evaluate - One or more electric receptacles (outlets) at the bathroom(s), laundry sink, garage had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI

NOTE: No GFCI protection in all areas described.

16) Safety, Repair/Replace - Resettable GFCI - located at kitchen counter has been painted over. This will, and has compromised the functionality of this safety feature.
Recommend professional replacement.
Photo
Photo 16-1
GFCI resettable outlet - painted over. (Kitchen counter)
 

17) Safety, Repair/Maintain - No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.reporthost.com/?COALRM

18) Safety, Comment - One or more "plug-in" type carbon monoxide alarms were found. Because such CO alarms can be easily removed, recommend that the client verify that CO alarms haven't been removed upon taking occupancy. If removed, then recommend installing new CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. Note that some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. For more information, visit:
http://www.reporthost.com/?COALRM

NOTE: Plug-in CO detector at attic (near furnace) was flashing "alarm activated", however, produced no audible alert. This unit is likely faulty or expired.

19) Repair/Maintain, Evaluate - The legend for circuit breakers or fuses in panel(s) #A was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.

NOTE: No circuits/breakers marked.
Photo
Photo 19-1
 

20) Monitor, Comment - Recommend: Test all smoke/heat/CO detectors prior to occupancy.

21) - Loose/detached wiring present at crawlspace.
Recommend: Evaluation and correction by qualified electrical contractor.
Photo
Photo 21-1
Loose/detached electrical wiring at crawlspace.
 

Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water shut-off: Laundry room
Condition of supply lines: Appeared serviceable
Supply pipe material: Polybutylene
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Not determined (gas service off or no fuel oil)
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meter

22) Major Defect, Repair/Replace, Evaluate - This home is plumbed (either partially or fully) with Polybutylene (PB) piping.
Polybutylene (no longer used in residential construction) is known within the plumbing industry to be problematic - with a history of failures. Failures of this material can/will cause significant and costly damages to your home and property. This general home inspection cannot determine the presence of PB that is not readily accessible/visible (e.g. in walls, ceilings, floors, etc.), nor can this inspection predict the "lifespan" or future failure of PB or any plumbing materials.
Recommend: Have this entire plumbing system (regardless of it's present apparent condition) evaluated by a qualified plumbing contractor and corrected or replaced with conventional materials as required to assure that system is safe, efficient, and problem-free.
Photo
Photo 22-1
PB plumbing present.
Photo
Photo 22-2
PB plumbing present.
Photo
Photo 22-3
PB plumbing present.
Photo
Photo 22-4
PB plumbing present.
Photo
Photo 22-5
PB plumbing present.
 

Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Required repair, replacement and/or evaluation (see comments below)
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Attic
Hot water temperature tested: No
Condition of burners: Not determined (inaccessible, obscured, or gas service off)
Condition of venting system: Appeared serviceable

23) Repair/Replace, Evaluate - Significant corrosion or rust was found at the supply pipes or fittings, shut-off valve. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and replace components or make repairs as necessary.
Photo
Photo 23-1
Deteriorated/corroded plumbing fittings at water heater.
Photo
Photo 23-2
Deteriorated/corroded plumbing fittings at water heater.

24) Repair/Maintain, Evaluate, Comment - The TPR Valve drain for this gas-fired water heater is installed and directed into the catch-pan, rather than being plumbed to the exterior ground of building through separate drainage system.
Note: Although this is a common configuration for water heaters located at main floor levels (e.g. garages, utility rooms, exterior closets), this configuration can be problematic at upper floors and attic areas - as the catch-pan and drain are often not capable of withstanding and containing large amounts of fast-moving water overflow. This general home inspection cannot determine the rating of this water heater catch-pan OR the equipment manufacturer's recommended installation procedures.
Recommend: Have this drainage system evaluated by a qualified plumber to assure proper configuration and sufficient components as required for safe and damage-free evacuation of TPR discharge and overflow.
Photo
Photo 24-1
 

25) Evaluate, Comment - The estimated useful life for most water heaters is 8-12 years.
Recommend: During course of recommended repairs (described above), have water heater evaluated by qualified contractor to assure that this equipment is in proper condition for safe efficient usage.

Water heater built 9/1996.

Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: Unknown.
Condition of forced air heating/(cooling) system: Required repair, replacement and/or evaluation (see comments below)
Forced air heating system fuel type: Natural gas
Location of forced air furnace: Attic
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Required repair, replacement and/or evaluation (see comments below)
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)
Cooling system and/or heat pump fuel type: Electric
Type: Split system
Condition of controls: Appeared serviceable

26) Safety, Repair/Replace, Evaluate - Gas-fired furnace exhaust duct - detached from unit.
Recommend: Full evaluation of entire system by qualified HVAC professional.

NOTE: Do not operate this equipment until fully repaired.
Photo
Photo 26-1
Gas-fired furnace - detached exhaust duct.
 

27) Safety, Repair/Maintain, Evaluate - The last service date of the gas or oil-fired forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
http://www.reporthost.com/?ANFURINSP

28) Safety, Evaluate, Comment - The furnace heating system was not fully evaluated. The inspector cannot/will not operate this equipment in it's present condition.
Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable.

NOTE: DO NOT OPERATE THIS EQUIPMENT UNTIL FULLY REPAIRED OR REPLACED AS NECESSARY - AND APPROVED FOR OPERATION BY QUALIFIED HVAC CONTRACTOR.

29) Major Defect, Repair/Replace, Evaluate - Heavy corrosion/rusting/deterioration present at gas-fired furnace. Includes rusting and corrosion on burner jets. Signs of heavy water intrusion to inner and outer casing.
Recommend: Full evaluation of entire system by qualified HVAC professional and repair/replace as necessary for safe efficient production.

NOTE: Do not operate this equipment until fully repaired.
Photo
Photo 29-1
Gas-fired furnace. Heavy deterioration and rust at inner casing, inner components, and burner jets.
Photo
Photo 29-2
Gas-fired furnace. Heavy deterioration and rust at inner casing, inner components, and burner jets.
Photo
Photo 29-3
Gas-fired furnace. Heavy deterioration and rust at inner casing, inner components, and burner jets.
Photo
Photo 29-4
Gas-fired furnace. Heavy deterioration and rust at inner casing, inner components, and burner jets.

30) Repair/Maintain, Minor Defect - Damaged/deteriorated insulating cover at exterior HVAC lines.

Recommend: Replace insulating cover.
Photo
Photo 30-1
Exterior HVAC Freon lines - deteriorated insulating cover.
 

31) Repair/Maintain - Significant productive air loss at air-handler casing and seams. Conditioned air bleeding into attic space.

Recommend: Full evaluation of entire system by qualified HVAC professional.
Photo
Photo 31-1
Air-handler: Productive air loss in various areas.
Photo
Photo 31-2
Air-handler: Productive air loss in various areas.

Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of gas-fired fireplaces or stoves: Not determined (didn't respond to normal controls, gas off, etc.)
Gas fireplace or stove type: Metal pre-fab fireplace
Condition of chimneys and flues: Not determined
Gas-fired flue type: Direct vent

32) Evaluate - The gas fireplace or stove was not fully evaluated because the pilot light was off. The inspector only operates normal controls (e.g. on/off switch or thermostat) and does not light pilot lights or operate gas shut-off valves. Recommend that the client review all documentation for such gas appliances and familiarize themselves with the lighting procedure. If necessary, a qualified specialist should assist in lighting such appliances, and make any needed repairs.

Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable

Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Main Floor Full Bathroom: Full bath
Master Bathroom: Full bath
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 shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: Spot exhaust fans

33) Repair/Maintain - The bathtub drain stopper mechanism at location(s) #C was inoperable. Recommend that a qualified person repair or replace as necessary.

Master bathroom tub-stopper - damaged and not functional.
Photo
Photo 33-1
Damaged & nonfunctional tub-stopper at master bathroom.
 

34) Repair/Maintain - The exhaust fan at location(s) # was weak or slow. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.

Exhaust fan at master bathroom - clogged with dirt/debris.
Recommend: Proper cleaning.
Photo
Photo 34-1
Exhaust vent at main full bathroom - clogged with dirt/debris.
 

35) Minor Defect, Maintain - Tub spouts - both bathrooms.
Suggest: Caulk/seal at tub spout to prevent water intrusion to inner wall.
Photo
Photo 35-1
Caulk/seal tub spouts (both bathrooms) with proper materials to prevent water intrusion to inner wall.
 

Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Wood
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Laminate, Tile
Type(s) of windows: Vinyl, Multi-pane, Single-hung

36) Safety, Repair/Replace - One or more bedrooms had windows that wouldn't open or were stuck shut. At least one window requires adequate egress in the event of a fire or emergency to allow escape or to allow access by emergency personnel. Recommend that a qualified contractor repair or make modifications per standard building practices. For more information, visit:
http://www.reporthost.com/?EGRESS

37) Repair/Replace, Evaluate - Condensation or staining was visible between multi-pane glass in one or more . This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.
Photo
Photo 37-1
Fogged window (broken seals).
 

38) Repair/Replace - One or more windows that were designed to open and close were stuck shut, difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.

39) Repair/Maintain, Comment - Closet doors at bedroom - detached/off track.

Recommend: Proper repair as necessary.
Photo
Photo 39-1
Detached closet doors at bedroom.
 

40) Minor Defect - Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
http://www.reporthost.com/?ECC
Photo
Photo 40-1
Representative photo - various wall/ceiling blemishes/scars/nail pops.
This photo - detaching paint finish at upper vaulted ceilings.
 

Crawl Space
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.

41) Repair/Replace, Evaluate - Standing water was found at one or more locations in the crawl space. Water from crawl spaces can evaporate and enter the structure above causing high levels of moisture in the structure. This is a conducive condition for wood-destroying organisms. While a minor amount of seasonal water is commonly found in crawl spaces, significant amounts should not be present.

Rain runoff is the most common cause of wet crawl spaces, but water can come from other sources such as groundwater or underground springs. Recommend that a qualified person correct any issues related to outside perimeter grading and/or roof drainage (see any other comments about this in this report). If standing water persists, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typically such repairs include:
  • Repairing, installing or improving underground footing and/or curtain drains
  • Applying waterproof coatings to foundation walls
  • Digging trenches in the crawl space to collect or divert water
  • Installing sump pumps
Photo
Photo 41-1
Heavy moisture and standing water at crawlspace.
 

Thank You for your business. Any questions - please contact All Property Evaluations LLC.