A to Z Home Inspection Services LLC
Inspector's email: firstname.lastname@example.org
Phone: (608) 669-7453
Inspector's phone: (608) 669-7453
PO Box 42
Blue Mounds WI 53517-9722
Inspector: Ronald Petro
Wisconsin License # 2592-106
Internachi ID # 13030614
Property Inspection Report |
||Spring Dale Avenue
||Monday, August 12, 2013
This report published on Wednesday, October 30, 2013 8:58:05 PM CDT
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:
|Safety||Poses a safety hazard |
|Repair/Replace||Recommend repairing or replacing |
|Repair/Maintain||Recommend repair and/or maintenance |
|Maintain||Recommend ongoing maintenance |
|Evaluate||Recommend evaluation by a specialist |
|Monitor||Recommend monitoring in the future |
|Comment||For 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
Report number: 1002
Time started: 3:38 P.M.
Time finished: 6:45 P.M.
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Warm76 Degrees
Inspection fee: $???.00 + $??.00 for Radon Test
Payment method: Check
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: Approximately 8 Years Old
Source for main building age: Realtor, Inspector's estimate
Front of building faces: South
Main entrance faces: South
Electricity was available during the inspection (e.g. service turned on, main disconnect on, service in use. The inspector operated light switches and checked proper polarity of outlets throughout the home. The only safety issue of concern was the lack of a GFI adjacent to the kitchen sink .
Water was turned on at the time of the inspection and all faucets and drains were inspected and no leaks were evident at time of inspection.
The natural gas service was turned on during the inspection. The inspector operates only "normal" controls such as thermostats, stove burner knobs, and on/off switches, and does not operate gas shut-off valves or activate pilot lights. As a result, items such as but not limited to the gas supply system, gas-fired water heater(s), gas-fired forced air furnace(s), gas fireplace(s), stove(s), and range(s) weren't fully evaluated. The inspector was unable to test for gas leaks. Recommend that a qualified person make a full evaluation of the gas supply system and gas-fired appliances after the gas supply is turned back on. Any problems that are found after this evaluation should be repaired by a qualified contractor.
Not applicable for this Home. The home was plumbed for natural Gas.
Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
Floors were carpeted in the living room, bedroom areas and basement; with laminate installed in kitchen area.
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: Moderate slope
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Some flaking on exterior surface of entrance porch was observed.
Sidewalk material: Poured in place concrete
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Excellent at time of inspection.
Deck, porch and/or balcony material: Stone
A concrete post beam support was noticed in a walk entrance to the back patio area. Please see attached photo.
Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the basement and garage floors. The client may wish to have repairs made for cosmetic reasons.
Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
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 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
Apparent wall structure: Wood frame
Wall covering: Vinyl
Apparent foundation type: Finished basement
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete
One or more exhaust duct end caps were visualized from the exterior of the building. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and can pose a fire hazard. Recommend that a qualified person repair or replace caps as necessary.
Dryer vent cap was very plugged with lint possible fire hazard.
One or more gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
Cracks, deterioration and/or damage were found in one or more areas of the exterior stucco finish. In damp climates, moisture can enter cracks or damaged areas and further deteriorate the stucco. Also the wall behind the stucco can become damaged from moisture. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair or replace stucco as necessary.
Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
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 also excluded from this inspection. Note that 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 basement in the future. Access to the basement 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 does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Exterior door material: Metal
Insulation material underneath floor above: Rim joist area of basement was insulated with fiberglass batt insulation.
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: I utilized a little giant fold up ladder to access roof area.
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable, Hipped
Apparent number of layers of roof surface material: One
Composition shingles were loose because the adhesive, self-sealing strips weren't sealed. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Self-sealing strips secure the lower edge of shingles and reduce vulnerability to wind damage. Strips may not be sealed because the sealant has failed or because the sealant never activated and cured after the original installation. Recommend that a qualified contractor repair as necessary. For example, by hand sealing shingles with an approved sealant.
One or more gutters were missing. 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.
Stains were found at the front of one or more gutters and indicate that the gutters have overflowed. If they have overflowed, it's usually due to debris clogging gutters or downspouts. The inspector was unable to verify that the gutters and downspouts drained adequately due to lack of recent, significant rainfall. Monitor the roof drainage system in the future while it's raining to determine if problems exist. Then if necessary, recommend that a qualified person clean, repair or replace gutters, downspouts and/or extensions.
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: Viewed from scuttle opening (Attic hatch).
Roof structure type: Trusses
Ceiling structure: Trusses
Ceiling insulation material: Fiberglass loose fill
Approximate attic insulation R value (may vary in areas): R-38
Roof ventilation type: Box vents (roof jacks), Gable end vents, Open soffit vents
One or more attic access hatches or doors were not insulated, or had substandard insulation. Recommend installing insulation as necessary and per current standards at hatches or doors for better energy efficiency. For more information, visit:
One or more attic access hatches or doors had no weatherstripping, or the weatherstripping was substandard. Weatherstripping should be installed around hatches or doors as necessary to prevent heated interior air from entering the attic. For more information, visit:
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type of door between garage and house: Metal, With visible fire-resistance rating
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Garage ventilation: None visible
Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
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.
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 100
System ground: Not determined, not readily apparent
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Non-metallic sheathed
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested
One or more electric receptacles (outlets) at the kitchen 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:
- 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)
One outlet adjacent to the kitchen sink was not GFI protected thus posing a serious safety electrical issue.
No arc fault circuit interrupter (AFCI) breakers were installed for bedroom circuits. These are relatively new devices, and reduce the risk of fire by protecting against overheated or arcing receptacles (outlets) or light fixtures. Consult with a qualified electrician about upgrading circuits to AFCI protection per standard building practices. For more information, visit:
The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit:
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.
Water service: Public
Location of main water shut-off: Basement
Supply pipe material: Copper
Drain pipe material: Plastic
Waste pipe material: Plastic
Vent pipe material: Plastic
Sump pump installed: No, None visible
Sewage ejector pump installed: No, None visible
Location of main fuel shut-off valve: At gas meter, By furnace
Water pressure was below 40 pounds per square inch (PSI), but the flow appeared to be adequate. 40-80 PSI is considered the normal range for water pressure in a home. The inspector performed a "functional flow test" during the inspection, where multiple fixtures were run simultaneously and checked for significantly decreased flow. For example, the shower flow did not decrease significantly when the toilet was flushed. However, this is not a guarantee that the client will find the pressure and flow to be adequate. If the client does find the flow to be inadequate, they should have a qualified plumber evaluate and repair as necessary. Installing a pressure-boosting system is one possible solution. For information on these systems, visit:
Based on information provided to the inspector, the water supply to this property is from a shared or community well. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Recommend that the client review the recorded agreements regarding the well, the deeds of the property owners involved, and easements permitting access to, use of, and maintenance of the water system. If no shared well agreement exists, access to the well water supply will be uncertain. Also recommend the following:
- That a qualified well contractor fully evaluate the well, including a conducting a pump/flow test
- That the well water be tested per the client's concerns (e.g. coliforms, pH, contaminants)
- Research the well's history (e.g. how/when constructed, how/when maintained or repaired)
- If the well is not on the client's property, verify that the well's property owner does not harm the well water's quality through land use practices
- Document the current well capacity and water quality for future reference
A water softener system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Water softeners typically work by removing unwanted minerals (e.g. calcium, magnesium) from the water supply. They prevent build-up of scale inside water supply pipes, improve lathering while washing, and prevent spots on dishes. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit:
One or more water shut-off valves were not labeled, and their function is unknown. Recommend consulting with the property owner to determine valves' functions, that you verify this yourself, or if necessary that a qualified plumber evaluate. Recommend labeling valves as necessary.
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.
Energy source: Natural gas
Estimated age: 8 Yrs. Old
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement
Hot water temperature tested: Yes
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, Furnace
General heating distribution type(s): Pipes, in-floor
Source for last service date of primary heat source: Label, Contractor
Forced air heating system fuel type: Natural gas
Location of forced air furnace: Basement
Condition of furnace filters: Slightly dirty but needing replacement at time of inspection.
Location for forced air filter(s): At base of air handler
Type of combustion air supply: Vent(s) to exterior
Type: Split system
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.
Gas fireplace or stove type: Metal pre-fab fireplace
Gas-fired flue type: B-vent
Limitations: The following items were 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 under-sink food disposal: Tested OK at the time of the inspection.
Condition of dishwasher: Not determinedThe dish washer was working at the time of the inspection.
Condition of range, cooktop or oven: Inspector checked out all surface burners and oven heating element every thing checked OK at the time of the inspection.
Range, cooktop or oven type: Electric
Type of ventilation: Hood over range or cooktop, ducted to exterior
Condition of refrigerator: Tested OK at the time of the inspection.
Condition of built-in microwave oven: Tested OK at the time of the inspection
The flow from the sink's hot water supply was low or inoperable. Recommend that a qualified person evaluate and repair as necessary. Shut-off valves may be partially or fully closed. Note that the inspector does not operate shut-off valves. If repairs are needed, a qualified plumber should make them.
Supply line from the valve may have been reduced do to a partially opened valve or an obstruction in the supply line.
One or more cabinets, or cabinet doors were noticed having loose hingesat the time of inspection. Recommend that a qualified person repair or replace as necessary.
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.
Location #A: Full bath, second floor
Location #B: Half bath, first floor
Location #C: 3/4 bath, basement
Condition of toilets: All toilets tested OK at the time of the inspection.
Bathroom and laundry ventilation type: Windows, Central exhaust fan
240 volt receptacle for laundry equipment present: Yes
The exhaust vent from the dryer should be revamped (Re-routed) to the exterior vent. Upon inspection it was visualized that the vent was plugged with lint at the exterior of the vent.
This is the final Inspection report of said property at Spring Dale Avenue. If there are any concerns or questions regarding this report they can be addressed to me personally (Ron) at 608-669-7453 or by email at email@example.com. I want to thank you both personally, for giving me the opportunity to inspect your new perspective home!