Website: http://www.reporthost.com/bbhis
Email: kb9aws@comcast.net
Phone: (317) 881-7373
6735 HI-VU Drive 
Indianapolis IN 46227
Inspector: Bernie Heffernan

Summary Page

Home Inspection Report
Client(s):	Brooke Toney
Property address:	10845 Sarah Ct. Fishers IN 46037-9055
Inspection date:	Friday, March 13, 2009

This summary page published on 3/13/2009 9:42:37 PM CDT

Concerns are shown and sorted according to these types:

	Safety	Poses a risk of injury or death
	Major Defect	Correction likely involves a significant expense
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Minor Defect	Correction likely involves only a minor expense
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Serviceable	Item or component is in servicable condition
	Comment	For your information

 

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

1) General information:   - 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
2) Exterior: - 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.
3) Exterior: - 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.
4) Exterior:   - 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.
5) Exterior: - Downspout's not effective.
6) Exterior: - 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:

Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.
7) Exterior: - 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.
10) Roof: - 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".
11) Roof:   - Metal chimney top is rusty, Should be primed and painted.
13) Garage:   - 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.
15) Heating and cooling:   - 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.
16) Heating and cooling:   - 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.
17) Heating and cooling:   - 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) Heating and cooling:   - Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
16x25x1
21) Kitchen:   - 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) Kitchen:   - 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.
24) Bathrooms: - 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) Bathrooms:   - One or more faucets leak or drip when turned off. A qualified plumber should evaluate and repair as necessary.
26) Bathrooms:   - 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) Bathrooms:   - Chrome faucets worn/ water stained or damaged.
28) Bathrooms:   - 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) Bathrooms:   - 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.
32) Interior rooms:   - 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) Interior rooms:   - 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.
34) Interior rooms:   - 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.
35) Interior rooms:   - Screen(s) in one or more windows are torn or have holes in them. Screens should be replaced where necessary.
36) Interior rooms:   - 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.
40) Attic:   - Ceiling insulation is uneven in some areas. This is likely due to someone having walked on or through the insulation. Recommend installing additional insulation where necessary to restore the original R rating.
42) Electric service:   - Hallway light switch not working properly, appears to be defective 3 way switch.
44) Water heater:   - 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.