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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

 

Summary

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.

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


Roof
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.
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.
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.
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.
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
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.
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.
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.

Garage or Carport
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.
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.
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.

Electric
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: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.
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.

Plumbing / Fuel Systems
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.

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

Recommend: Replace 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.

Fireplaces, Stoves, Chimneys and Flues
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.

Bathrooms, Laundry and Sinks
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.
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.
35 Minor Defect, Maintain - Tub spouts - both bathrooms.
Suggest: Caulk/seal at tub spout to prevent water intrusion to inner wall.

Interior, Doors and Windows
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.
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.
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

Crawl Space
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: