6735 HI-VU Drive 
Indianapolis IN 46227
Inspector: Bernie Heffernan

 

Home Inspection Report
Client(s):  Bernie Toney
Property address:  123456 Sarah Ct.
Fishers IN 46037-9055
Inspection date:  Wednesday, March 13, 2013

This report published on Wednesday, June 05, 2013 6:17:29 PM CDT

View report summary

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 risk of injury or death 
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 
ServiceableItem or component is in serviceable condition 
CommentFor your information 

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) 

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
Exterior
Roof
Garage
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Kitchen
Bathrooms
Interior rooms
Attic
Electric service
Water heater
 
General information Return to table of contents
Report number: 031309
Inspector: Bernie
Structures inspected: House & Garage
Type of building: Single family
Estimate age of building: 13
Time started: 2:00
Time finished: 5:30
Inspection Fee: 350.00
Payment method: Check
Present during inspection: Client(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Cool
Front of structure faces: South
Main entrance faces: South
Foundation type: Slab on grade
1) This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
 
Exterior Return to table of contents
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Vinyl
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel
2) This property is clad with composition wood fiber trim. Many brands of this type of trim by different manufacturers are known to deteriorate and/or fail prematurely due to moisture penetration. Failure is typically visible in the form of swelling, cracking and delamination, especially at the bottom edges.

Some areas of trim on this structure show the symptoms described above and need replacement and/or maintenance. Some manufacturers (Louisiana Pacific) recommend a repair process for this trim where affected areas are sealed with "Permanizer Plus", a flexible primer made by Pittsburgh Paint, followed by two coats of 100% acrylic latex paint. This sealant must be applied to the bottom edges using a brush. The face of the trim can be sprayed. The "Permanizer Plus" sealer isn't required for edges that aren't swollen, cracked or deteriorated, but the acrylic latex should still be brushed on these edges.

A qualified contractor should evaluate and replace trim as necessary, and/or seal and repaint as necessary.

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3) Siding is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.

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4) Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

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5) Downspout's not effective.

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6) One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
  • Hydraulic cement. Requires chiseling a channel in the crack to apply. See http://www.quickrete.com/catalog/HydraulicWater-StopCement.html for an example.
  • Resilient caulks (easy to apply). See http://www.quickrete.com/catalog/GrayConcreteRepair.html for an example.
  • Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.
    7) The exterior finish in some areas is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or re stain areas as needed and as per standard building practices.
    8) Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
    9) Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
     
    Roof Return to table of contents
    Roof inspection method: Traversed
    Roof type: Cross gable
    Roof covering: Asphalt or fiberglass composition shingles
    Estimated age of roof: 13
    Gutter & downspout material: Aluminum
    Roof ventilation: Adequate
    10) The roof surface material appears to be near the end of its service life and will likely need replacing in the near future, even with repairs. The client(s) should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".

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    11) Metal chimney top is rusty, Should be primed and painted.

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    12) Some shingles badly degranulated on front of roof visible from the ground.

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    Garage Return to table of contents

    13) One or more electric receptacles are worn, where a circuit analyzer test device indicates a disconnect or short. This condition is similar to having a loose wire inside a wall cavity, and is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and replace receptacles as necessary.
    GFIC outlet damaged by paint.

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    14)

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    Heating and cooling Return to table of contents
    Estimated age: 13
    Primary heating system energy source: Natural gas
    Primary heat system type: Forced air
    Primary A/C energy source: Electric
    Primary Air conditioning type: Split system
    Distribution system: Flexible ducts
    Manufacturer: Bryant
    Model: 80%
    Filter location: In return air duct below furnace
    Last service date: 5-13-04
    15) The air conditioning system did not respond when its controls were operated. This system was not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating and cooling contractor evaluate and make repairs if necessary.
    AC made clicking sound and would not come on.

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    16) The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

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    17) The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
    18) Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
    16x25x1

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    Plumbing and laundry Return to table of contents
    Water pressure (psi): 70
    Location of main water meter: Front yard.
    Water service: Public
    Service pipe material: Copper
    Supply pipe material: Polybutylene
    Vent pipe material: Plastic
    Drain pipe material: Plastic
    Waste pipe material: Plastic
    19)

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    20)

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    Fireplaces, woodstoves and chimneys Return to table of contents
    Fireplace type: Metal prefabricated
    Chimney type: Metal
     
    Kitchen Return to table of contents

    21) The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html
    22) The dishwasher drain line is not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

    Also, no "air gap" is installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.

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    23)

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    Bathrooms Return to table of contents

    24) One or more toilets are loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
    25) One or more faucets leak or drip when turned off. A qualified plumber should evaluate and repair as necessary.
    26) Main level Half bath and upstairs main bath toilet's not secured to floor or rocks.
    Recommend replace wax seal and re secure to floor.

    27) Chrome faucets worn/ water stained or damaged.

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    28) The enamel coating on one or more sinks is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the sinks should be replaced.
    29) The enamel coating on one or more bathtubs is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the bathtub(s) should be refinished or replaced.
    30)  

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    31)   Jet tub pump access panel could not be removed due to tiled floor installed over cover. Removing cover would damage tile and or floor.

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    Cracked tile.

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    Access in master closet.
     
    Interior rooms Return to table of contents

    32) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.
    33) Seals between double-pane glass in one or more windows appear to have failed based on condensation or stains between the panes of glass. A qualified contractor should evaluate and replace glass where necessary.

    The client(s) should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.
    Inspector noted 3 windows,and marked them with green tape.

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    34) One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
    Front door has wood rot.

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    35) Screen(s) in one or more windows are torn or have holes in them. Screens should be replaced where necessary.
    36) Fixtures such as door stops, towel bars and/or toilet paper holders are missing in one or more areas. Recommend having a qualified contractor install fixtures where missing.
    37) Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
    38) Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
    39)

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    Attic Return to table of contents
    Inspection method: Traversed
    Roof structure type: Trusses
    Ceiling structure: Trusses
    Insulation material: Fiberglass loose fill
    Insulation depth: 14
    Insulation estimated R value: 32-38
    40) Ceiling insulation is uneven in some areas. This is likely due to someone having walked on or through the insulation. Recommend installing additional insulation where necessary to restore the original R rating.
    41)

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    Electric service Return to table of contents
    Primary service type: Underground
    Primary service overload protection type: Circuit breakers
    Service amperage (amps): 200
    Service voltage (volts): 120/240
    Location of main service switch: Garage
    Location of main disconnect: Breaker at top of main service panel
    Service entrance conductor material: Aluminum
    System ground: Ground rod(s) in soil, Cold water supply pipes
    Main disconnect rating (amps): 200
    Branch circuit wiring type: Non-metallic sheathed
    Solid strand aluminum branch circuit wiring present: No
    Smoke detectors present: Yes
    42) Hallway light switch not working properly, appears to be defective 3 way switch.

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    First floor near kitchen.
     

    43)

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    Water heater Return to table of contents
    Estimated age: 6
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 40
    Manufacturer: General Electric, Rheem
    Water temperature (degrees Fahrenheit): 120
    44) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
    45)

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    B & B Home Inspection Service LLC
    6735 HI-VU Drive
    Indianapolis IN 46227
    PHONE: 317-881-7373 FAX 317-791-4167
    Client’s Contract Agreement
    This contract is an agreement between the client listed below, and B & B Home Inspection Service LLC. (or B & B) to perform an inspection of a home or building according to the "Standards of Practice" . These standards of practice inform you of what a home inspector should report, and what is not expected of the home inspector to report. A home inspection is visual and not technically exhaustive. Rather it is to provide you with a better understanding of the property's condition as observed at the time of the home inspection. B & B inspection /report will meet or exceed the "Standards of Practices". It will include an inspection of: Structural Components, Exterior, Roofing, Plumbing, Electrical, Heating, Central Air Conditioning, Interiors, Insulation, Ventilation and built-in kitchen appliances.
    Our inspection does not include: Items generally considered cosmetic, pools, spas, Jacuzzis, building code enforcement, buried fuel tanks, environmental tests, the presence or absence of any suspected adverse environmental condition or hazardous substances, refrigeration units, water filtration units, security alarms, intercoms, window treatments, mini-blinds, oven clocks, timers, clean features, central vacuum, solar systems, lightening arrestors, Stucco (hardcoat & synthetic), water wells, septic fields, anything buried, the interior of flues, the life expectancy of any component, locating refrigerant leaks, a board-by-board exterior inspection. Exterior and roof inspections are performed from the ground. Components that are buried, concealed, hidden (including behind shrubbery, insulation, walls, boxes, furniture, etc.), camouflaged, not visible, not accessible, located in an area that may be dangerous or unhealthful to enter and/or difficult to inspect are beyond the scope of this inspection. Movement of personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility is beyond the scope of this inspection. B & B will not operate heating or cooling systems in temperatures that may cause damage to the unit. Air conditioning systems will not be operated in outside temperatures of 55 degrees or less. We do not inspect heat exchangers, gas packs, boilers, etc. for cracks. Plumbing, gas, and electrical must be turned "on" for the inspection of these areas. Furnaces must be "on" or capable of being turned on by using normal operating controls. Pilot lights must be "lit" in order to inspect these components or systems. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation will be performed. All components and conditions, which by the nature of their location are concealed, camouflaged or difficult to inspect, will be excluded from the inspection/report.
    Attendance / Opinion: The home inspection report is an "opinion" of the inspector. Our interpretation of what is good or fair may be different than yours. Client is strongly encouraged to be present at the time of the inspection so we will have a better understanding of each other's perceptions. Our purpose is to determine whether or not a system (electrical, heating, etc) is working properly. We are not responsible to determine all that may be wrong with that system, just whether or not a second opinion is needed, such as a licensed electrician or HVAC contractor. They determine what steps are necessary to correct. Their troubleshooting may reveal additional items not mentioned in this report. We are not responsible for items mentioned or not mentioned in this report. We are not a guarantee nor do we guarantee any items or opinions described on this report. If client did not attend this inspection, they are urged to call me before they close on the home to review or ask any questions they may have regarding this inspection / report. Client agrees that Inspector’s limit of liability shall be limited to the amount of 25 0/0 paid for the inspection, less lab fees. By retaining inspector/company client acknowledges, understands, and agrees to the statements and terms contained herein, and will hold inspector/company harmless to any claims made.
    Warranty / Claims / Limitations: This inspection is to reduce the risk of finding a potential problem, not to eliminate them. We do not guarantee that we will find everything that may be wrong with a home. We are not a home warranty company nor do we carry insurance on warranty claims. If the client believes the inspector has omitted an item the client feels should have been inspected the client agrees to notify the inspector in writing of the alleged omission within one week of their discovery of the item(s) and agrees the to allow the inspector a reasonable opportunity to re-inspect or address the alleged omission prior to any repairs being performed. Failure on behalf of the client to notify the inspector in writing and grant the inspector a reasonable opportunity to re-inspect the alleged omitted item(s) is admission by the client that the condition did not exist at the time of the inspection and shall constitute a remise, full release, and forever discharge inspector/company from all, and all manner of, actions, causes of action, suits, proceedings, debts, dues, judgments, damages, claims, and demands whatsoever in law or equity. If client makes a claim against the inspector/company for an alleged error, omission, or other act arising out of this inspection report and fail to prove such claim, client agrees to pay all attorneys’ fees, arbitrator’s fees, legal expenses, and costs incurred by the inspector company in defense of the claim. This inspection is not for third party use. Client requests this inspection/report for their confidential use only. Inspector/company will not release this report to any third party without client approval. If client decides to release this report to others client agrees to defend, indemnify, and holds harmless the inspector/company for any damages claimed by others. Any dispute concerning the interpretation of this agreement or arising from the Inspection and Report (unless based on payment of fee) shall be resolved by binding, non-appealable arbitration conducted in accordance with the rules of the American Arbitration Association, except that the parties shall mutually agree upon an Arbitrator who is familiar with the home inspection industry. Any legal act arising from the Inspection and report must be commenced within 90 days of the date of the inspection. If any portion of the agreement, inspection, and/or report is struck down, then all other clauses will remain valid and in force.
    Additional Trips / Re-Inspections: If client requests an additional trip to complete the inspection (i.e. utilities were not turned on, pilots were not lit, section of the property was not accessible, etc) client agrees to pay a $100.00 additional trip fee. Re-inspections are $100.00 per trip with no written report or $150.00 with a written report. Re-inspections will only cover items the seller has agreed to repair, client must provide a copy of the agreed upon repair list prior to the re-inspection.
    Fees / Payment: Inspector reserves the right to charge an additional fee for homes that are in distress, cluttered, and/or foreclosure. Payment must be made at time of inspection, If payment is not received by 7 days after the closing date on this agreement or within 30 days of the inspection additional fee’s may be added. to charge the credit card listed below. Please be advised that when services are rendered payment to B & B Home Inspection Service LLC indicated in the amount below is due whether you decide to purchase the home or not. Failure to make payment within 30 days of the inspection or at closing, which ever comes first, may result in collection activity and the client understands that they will be liable for interest from the date of the inspection, collection costs, court costs, and or attorney fees.
    Does the client give B & B the authorization to release the original, and/or a copy of the inspection report to the clients Realtor or real estate agency, solely for the purpose to aid you, the client who is to pay for this inspection? Yes / No (circle one).
    Location: _________________________________________________________________________ Date: ___________ Time: ______________
    Approx Heated Sq. Ft.: _______ Fee: ___________ Client(s): ____________________________________________________________________
    Signature: _________________________________________________ Email Address: _______________________________________________ For payment at closing, all information below must be completed.
    Clients Current Address: ___________________________________________________________Phone: _________________________________
    Closing Date, Attorney, or realtor Phone: ___________________________________________________________________________________