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2315 Spanish Wells 
West Palm Beach, Fl 33411
Inspector: William Billings
FHA Certified Consultant A0960
Inter NACHI Certified Home Inspecter #05011935
Certified Master Inspector
Certified General Contractor CGC1516427
Florida State Certified Home Inspector HI1236

     

Building Inspection Report

Client(s):  Sample
Property address:  12345 Sample
Inspection date:  Friday, February 06, 2015

This report published on Friday, February 06, 2015 11:44:59 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 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
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
Exterior
Heating and cooling
Plumbing and laundry
Water heater
Electric service
Attic
Interior rooms
Roof
Garage
Appliances
Bathrooms
Kitchen


General information
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Report number: 020615
Structures inspected: House only
Type of building: Single family
Age of building: 14 years old
Time started: 8:30 A.M.
Time finished: 10:15 A.M.
Present during inspection: Property owner(s)
Occupied: Yes
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Damp
Foundation type: Slab on grade
The following items are excluded from this inspection: Security system, Irrigation system
1) Safety, Comment - Billings Home Inspections recommends that ALL locks and Security codes be changed before moving into the house.
2) Comment - Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
3) Comment - A Home Inspection is a NON-INVASIVE, VISUAL EXAMINATION of a residential dwelling, which is designed to identify OBSERVED material defects within specific components of the home.

It is intended to assist in the evaluation of the overall condition of the home. The inspection is based on OBSERVATION of the visible and apparent condition of the structure and its components on the DATE OF THE INSPECTION, and not the prediction of future conditions.

A HOME INSPECTION WILL NOT REVEAL EVERY CONCERN THAT EXIST OR EVER COULD EXIST, BUT ONLY THOSE MATERIAL DEFECTS OBSERVED ON THE DAY OF THE INSPECTION.
4) - Billings Home Inspections is NOT a licensed pest control contractor. BHI will however normally recommend to have a pest control inspection from a professional licensed pest control company if there is evidence of wood deterioration or damage to wood or attic activity of any sort, BHI will highly recommend a Wood Destroying Organism (WDO) inspection from a licensed pest control company.
5) - At your request, an inspection of the above property was performed on 6, February 2015. Billings Home Inspections is pleased to submit the enclosed report. This report is a professional opinion based on a visual inspection of the readily accessible areas and components of the building. This report is neither an engineering inspection nor an exhaustive technical evaluation. An engineering inspection or a technical evaluation of this nature would cost many times more and take days, if not weeks, to complete.

Please understand that there are limitations to this type of visual inspection. Many components of the property are not visual during the inspection and very little historical information (if any) is provided in advance of, or even during, the inspection, While we believe we can reduce your risk of purchasing a property, we can not eliminate it, nor can or do we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommended that you budget for unexpected repairs. On the average, we have found it necessary for you to set aside a percentage of the value of the home on an annual basis that will be sufficient to cover unexpected repairs. This maybe 1 % for a modest home and a higher amount, say maybe 3 % or so, for a more complex and /or an older home with aging systems and some deferred maintenance.

Your attention is directed to your copy of the Pre-Inspection Agreement. It more specifically explains the scope of the inspection and the limit of our ability in performing this inspection. The Standards of Practice and Code of Ethics of the National Association of Certification Home Inspectors (NACHI) prohibit us from making any repairs or referring any contractors. We are not associated with any other party to the transaction of this property, except as may be disclosed by you.

The information provided in this report is solely for your use. Billings Home Inspections will not release a copy or this report, nor will we discuss its contents with any third party, without your written consent.

We know you had many options in your choice of an inspection company. Thank you for selecting us. We appreciate the opportunity to be your choice in the building inspection industry. Should you have any questions about the general conditions of the house in the future, we would be happy to answer these. There is no fee for your 1st telephone consulting call. Additional calls may incur additional fees. Our inspection fees are based on a single visit to the property. If additional visits are required for any reason, additional fees may be assessed.

Sincerely and for
Billings Home Inspections,

William Billings, Inspector
6) - When the direction of "Left or Right" is mentioned, it is a description of the area of the house, facing the house from the street looking towards the house, unless otherwise stated.
Exterior
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Footing material: Poured in place concrete
Apparent wall structure: Concrete block
Wall covering: Stucco
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Metal with side light(s)
Window Frames and Trim: Aluminum
Overhead Garage Door(s): Metal
Fencing: Wood Slats
Vehicle Parking: Attached Garage, Driveway
7) Repair/Replace, Evaluate - Cracks, deterioration and/or damage were found in one or more areas of the stucco siding. A qualified contractor should evaluate and make repairs and/or replace stucco siding as necessary.(pictures are as follows: left side window areas, left side wall area towards the rear, bright side window areas, rear window areas)
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8) Repair/Replace, Evaluate - Rot was found in one or more areas on fascia boards. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.( to the right of the entry sidewalk)
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9) Repair/Replace - 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.( right side of the house by the main water shut off, rear hose bib)
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10) Repair/Replace - One or more soffit vent screens are missing and/or deteriorated. Birds and vermin may enter the attic because of this. Screens should be replaced or repaired where necessary, or installed where missing. right side of the house)
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11) Repair/Replace - At the entry front columns, there is slight separation at some of the joints on the small decorative band. It is recommended to have these areas sealed to prevent moisture from getting behind the band.
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12) Repair/Replace - One or more end caps are missing on gutters. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. End caps should be replaced where missing.
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13) Repair/Maintain - It is recommended to seal the bottom of the front entry door jambs (sides) at the bottom where the jambs meet the paver's to keep out water and pest. If the bottom is not sealed it can cause wood rot in the future from water wicking into the wood jambs.(entry side light)
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14) Repair/Maintain - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.( right side of the house)
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15) Repair/Maintain - It is recommended to re-seal one or more of the perimeter of the door(s) and windows to prevent any moisture intrusion.
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16) Maintain - Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
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17) Maintain - The exterior finish in some areas is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.( some of the fascia board areas)
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18) - LIMITATIONS OF EXTERIOR INSPECTION:
As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:
1). A representative sample of exterior components was inspected
rather than every occurrence of components.
2). The inspector does not include an assessment of geological,
geotechnical, or hydrological conditions, or environmental hazards.
3). Screening, shutters, awnings, or similar seasonal accessories,
fences, recreational facilities, outbuildings, seawalls, break walls,
docks, erosion control and earth stabilization measures are not
inspected unless specifically agreed-upon and documented in this
report.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
Heating and cooling
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Estimated Age Condenser Unit 1: 14 years old
Estimated age of air Handler # 1: 14 years old
Primary heating system energy source: Electric
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Manufacturer: Rheem
Condenser unit 1 Model #:: RAMB-042JBZ
Condenser unit 1 Serial #: 6318 M1501 07870
Air Handler unit 1 Model #: RBHA-21J11SFGAI
Air Handler Unit 1 Serial #: T M0301 03488
Filter location: In return air duct below furnace
19) Major Defect, Comment - 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.
20) Repair/Replace, Evaluate - The cooling fins on the outdoor condensing unit's evaporator coils are bent, damaged and/or deteriorated. This may result in reduced efficiency and higher energy costs. A qualified heating and cooling contractor should evaluate and repair as necessary.
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21) Repair/Replace - In air handler closet where the lines run through the ceiling is not sealed. It is recommended to have the area sealed.
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22) Repair/Maintain, Evaluate - The last service date of this system appears to be more than two years ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future, or as per the contractor's recommendations.
23) Repair/Maintain - The cooling fins on the air handler's evaporator coils are dirty. This may result in reduced efficiency and higher energy costs. Some sources claim that energy efficiency is degraded by about five percent each year as the coils get dirtier due to accumulated dust and grime. A qualified heating and cooling contractor should clean the evaporator coils as necessary.
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24) Maintain - Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
25) Comment - The temperature differential was measured and found to be 17 degrees. This is the number of degrees the system is cooling (or heating) the house air. Normal range for this number is 16-24 degrees when operating the system during hot weather, lower when ambient temperatures are lower. The system functioned as expected when tested and appeared to be serviceable at the time of the inspection. As with all mechanical equipment, the unit may fail at any time without warning. The inspector cannot determine future failures.
26) - Picture of condensing unit:
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Plumbing and laundry
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Water pressure (psi): 75 psi
Location of main water shut-off valve: right side exterior wall towards the front of the house
Location of main water meter: to the right side of the driveway in front of the sidewalk
Water service: Public Water Supply
Service pipe material to house: Copper, where visible
Interior supply piping: Copper, where visible
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
27) Maintain, Evaluate, Monitor - The clothes dryer exhaust duct is routed vertically. This can result in extended drying times, premature failure of the motor, drum rollers and heater. This is common practice due to the location of the dryer. The dryer vent will have to be cleaned periodically in the future. The time for cleaning will be determined on the amount the dryer is used per year.
28) Comment - The main water shut off valve location:
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29) - As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following.

1) Portions of the plumbing system canceled by finishes and/or storage (below sinks etc.) below the structure, or beneath the ground surface are not inspected.

2) Water quantity and water quality are not tested unless explicitly contracted for and discussed in this or a separate report.

3) Clothes washing machine connections are not inspected.

4) Interior of flues or chimneys which are not readily accessible are not inspected.

5) Water conditioning systems, solar water heaters, fire and lawn sprinklers, and private waste disposal systems are not inspected unless explicitly contracted for and discussed in this or a separate report.

Please refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
30) - As is typical of most buildings, the majority of the supply piping is concealed from view. Basically it is installed inside the walls and under the floors. Where the supply piping was noted, it was found to be copper. This is an excellent water piping material with an indefinite lifespan.
Water heater
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Estimate Age: 1-1/2 Years Old
Type: Tank
Energy source: Electricity
Manufacturer: General Electric
Serial Number unit # 1: GE-A261311840
Water Heater # 1 Model Number: PE49M09AAH
Water Heater Location: Garage
Water temperature (degrees Fahrenheit): 112 degrees
31) Safety, Repair/Replace, Evaluate - The temperature-pressure relief valve drain line is routed upwards. This drain line should be routed either down or horizontally. This is a safety hazard as water may not be able to flow through the drain line adequately when the valve releases due to accumulated water. Also, accumulated water may corrode the valve and prevent it from working. A qualified plumber should evaluate and repair so the drain line is routed down or horizontally, but not up. For more information, visit Water Heater Rescue - Down and Out
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32) Safety, Repair/Replace, Evaluate - Substandard wiring was found for the water heater's power supply. Exposed non-metallic sheathed (Romex) wiring is used and is subject to damage. Both the insulation and conductors can be damaged by repeated movement or contact with objects such as stored items. This is a safety hazard for both fire and shock. A qualified electrician should evaluate and repair as necessary. Typically, flexible conduit with bushings is used in this application.
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33) Comment - This unit is a double element "RAPID RECOVERY" model. This unit produces hot water faster than a single element unit.
34) Comment - [IMPROVE] The water heater energy usage (read electric bill), could be significantly reduced by the installation of a water heater timer device.
1. Studies by the Florida Solar Energy Center and major electric companies, confirm that an electric heater accounts for some 1/3 of a typical homes electric power bill(i.e.-of a typical $ 150 monthly bill-some 1/3 or about $ 50, is attributable to the electric water heater}. Farther, these studies confirm that the installation of a water heater timer can reduce the unit's energy consumption by some 50% (i.e.-in this example by some $ 25 a month- every month---FOREVER !
2. A hot water timer is similar (but different) from a pool or a sprinkler system timer that controls the time the hot water heater is allowed to be "ON" and therefore it also controls the amount of electricity the unit consumes.
3) It is our opinion that you have a routine life style, therefore is very little economic sense to require the water heater to be "ON" and consuming electrical energy during the later night and early morning hours, when it could be atomically be turned "OFF" by a water heater timer. Similarly, you may desire the unit to be "OFF" during the mid day hours. The installation and adjustment of an electric water heaters thermostat is possible to accomplish by a handy and safety conscious homeowner. However the installation requires the opening of the unit's electrical service. This will expose hazardous live electrical connections- which can TAKE YOUR LIFE via electrocution. For safety's sake work on ALL electrical appliances with the power disconnected. If you have questions what so ever, please consult with a qualified electrical appliance specialist.
35) Comment - Based on the capacity of the water heater, the number of bedrooms in this structure and the number of occupants expected to live in this structure, this water heater may be undersized. The clients should consult with a qualified plumbing contractor or water heater distributor for more information, and may wish to upgrade the size of the water heater.
36) - Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
Electric service
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Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 150
Service voltage (volts): 120/240
Location of main service switch: Right side of the house
Location of sub panels: Garage
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil, Cold water supply pipes
Main disconnect rating (amps): 150
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Present
37) Safety, Repair/Replace - The main service panel cover is missing or not installed. Exposed, energized wiring and equipment exists as a result and is a safety hazard due to the risk of shock. The panel cover should be reinstalled or replaced, and by a qualified electrician if necessary.
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38) Safety, Comment - There is a plastic bag stuffed in behind the hot terminal of the panel The bonding screw is contained in the plastic bag. The bonding screwed needs to be installed in the panel at the correct location. The plastic bag should be removed as Electric is a conductor of heat and could cause the bag to burn.
39) - LIMITATIONS OF ELECTRICAL INSPECTIONS
As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following:
1). Electrical components concealed behind finished surfaces are not
inspected.
2). Only a representative sampling of outlets and light fixtures were
tested.
3). Furniture and/or storage restricts access to some electrical
components which may not be inspected.
4). The inspection does not include remote control devices, alarm
systems and components, low voltage wiring systems and
components, ancillary wiring systems, and components which are
not part of the primary electrical power distribution system.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
Attic
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Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Cocoon
Insulation depth: 3-8 inches
40) Safety, Minor Defect - Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
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41) Repair/Replace, Evaluate - One or more areas of the roof structure were wet or had elevated levels of moisture at the time of the inspection. There appears to be an active leak in the roof or structure exterior. A qualified contractor should evaluate and repair as necessary.(left side of the attic, where bathroom vent goes through the roof)
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42) Repair/Replace - The ceiling insulation's R rating is significantly less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency.
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43) Comment - Some attic areas were inaccessible due to the lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection. We conducted our typical attic inspection by walking through the attic areas as much as possible, about 75%, in what we call the " random walk" methodology. This method of inspection is not intended to cover every square foot of the attic area, nor will it. Further we could not recreate the route of a random walk even if we tried. We do arrive at an overall impression of the attic's condition developed during this random walk inspection and extrapolate it to the entire attic area. In all the attics area shows normal wear and tear for a home of this age.
Interior rooms
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44) Safety, Maintain - Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
45) Repair/Replace, Evaluate - There is an area above the master bathroom tub/shower area that is showing signs of moisture when checked with thermal imaging. It is recommended to have this area evaluated. There is a bathroom vent above the said area and it appears that the flashing for the vent my be leaking.
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46) Repair/Replace - The doorbell button is loose or damaged. It should be repaired or replaced as necessary, and by a qualified contractor if necessary.
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47) Repair/Replace - The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
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48) Evaluate, Comment - The inspection performed is a non-invasive visual inspection. The inspector is not required to move any furniture, floor covering (rugs etc.) tile, vinyl, wood, object or items that cover any portion or all of the flooring. The inspector has no way of defining or evaluating any condition under any such floor covering, therefore the area under said condition is not included in this inspection.
Roof
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Roof inspection method: Traversed
Roof type: Gable
Roof covering: Concrete tile
Estimated age of roof: 14 Years Old
Roof Drainage System: Aluminum
Roof ventilation: Adequate
49) Repair/Replace, Evaluate - One or more roofing tiles are chipped and/or cracked. A qualified roofing contractor should evaluate and replace tiles as necessary. Pictures are as follows: Right side at the front, front right side, right side midway halfway up, right side at the rear, 3 broken tile at the area to the right of the entry, at the entry roof front, 3 on the left side.
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50) Repair/Replace, Evaluate - One or more roofing tiles are missing, and should be replaced by a qualified roofing contractor. At the rear ridge.
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51) Repair/Replace - Lead flashing at one or more plumbing vent pipes is improperly installed. For example, shorter than the vent pipe, not bent over the edge of the vent pipe, etc. Properly installed, the flashing should extend up and over the top edge of the pipe, and be bent down into the pipe. Otherwise, rain water may flow between the pipe and the flashing, resulting in leaks. A qualified roofing contractor should make repairs as necessary so flashings are installed as per standard building practices. (Left side)
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52) Repair/Replace - The mortar is missing at a roof tile near the front. It is recommended to have necessary repairs made before the tile becomes loose.
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53) Repair/Replace - One Ridge tile needs to be re-mortar over the front entry roof.
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54) Repair/Maintain - One or more ridge tiles are loose and need to be repaired. Theses are the tiles at the ridge line of the roof. They can become loose due to shrinkage of the mortar over a period of time or were not properly installed from the original installation. It is recommended to have a certified roofing contractor make the necessary repairs. Near the front.
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55) Maintain - Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
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56) - We conduct our typical roof inspection by walking on the roof's surface in what we call the "random walk" methodology. This method of inspection is not intended to cover every square inch of the roof's surface, nor will it. Further we could not recreate the route of a random walk even if we tried to. We do arrive at an overall impression of the roof's condition developed during this random walk inspection and extrapolate it to the entire roof's surface.
If any discrepancies are in fact identified, it is recommended that to accurately determined the scope of the actual discrepancies, as well as any cost of correction, you consult with at least three licensed, qualified roofing contractors.
57) - LIMITATIONS OF ROOFING INSPECTION
As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following:
1). Not the entire underside of the roof sheathing is inspected for
evidence of leaks.
2). Evidence of prior leaks may be disguised by interior finishes.
3). Estimates of remaining roof life are approximations only and do not
preclude the possibility of leakage. Leakage can develop at any
time and may depend on rain intensity, wind direction, ice build up,
and other factors. Antenna, chimney/flue interiors which are not
readily accessible are not inspected and could require repair.
4). Roof inspections may be limited by access, conditions, weather , or
other safety conditions.
5). No comment can be offered on the membrane below the concrete
Tile or other materials.

Please refer to the pre-inspection contract for a detailed explanation of this scope of the inspection.
58) - The report is not intended to be conclusive regarding the life span of the roofing system or how long it will remain watertight in the future. The inspection and report are based on visual and apparent conditions at the time of the inspection. Unless prolonged and extensive rain has fallen just prior to the inspection, it may not be possible to determine if active leakage is occurring. Even Then, numerous features may conceal active leakage. Usually not all attics are readily accessible for inspection. The client is advised to inquire about the presence of any roof leaks with the present owner.
IF Required, Only Qualified, License personnel Should Carry Out Any Repairs Needed.
All roofs require periodic maintenance to achieve typical lifespans, and should be inspected annually. Expect to make periodical repairs to any roof on a routine basis with replacement at the end of the roof's material Useful Service Life, which may not be equal to its Design Life.
CONCLUSIONS MADE BY THE INSPECTOR DO NOT CONSTITUTE A WARRANTY, GUARANTY, OR POLICY of INSURANCE.
59) - It is recommended to have a roof repair made over the entry at the main roof as the existing coating has deteriorated.
Garage
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60) Safety, Repair/Maintain - There are one or more penetrations in the wall or ceiling of the garage. All penetrations (open areas) from holes made for wiring or anything else need to be sealed to keep out gases and/or fumes such as carbon monoxide, gas fumes and paint thinners etc. It is recommended to have ALL penetrations sealed to keep the fumes from entering the living space of the house.
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61) Monitor, Comment - There is minor damage at the bottom area of the right side of the garage vehicular door. This does not effect the operation of the door but should be monitored in the future.
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62) Monitor, Comment - There are cracks at both of the left and the right side of the garage vehicular door at the top. These cracks do not appear to be structural but should be monitored
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63) - VEHICLE DOOR: safety tips:
1. The garage door is the largest moving object in the home. It can weigh hundreds of pounds. Often it is supported with spring tension Both the weight of the door itself and the condition of these powerful springs can be dangerous on their own. Combined these two items can become a potentially lethal item. During our inspection, we attempt to inspect vehicle doors for proper operation.
2. Operation of the safety mechanisms should be verified monthly. Switches for door openers should be located as high as practical to prevent children from playing with the door. Children should be warned of the potential risk of injury.
3. Regular lubrication of the garage door tracks, rollers, springs and mounting hardware is recommended. ( consult the owners manual or contact the door/opener manufacture. www.overheaddoor.com/Pages/safety-information.aspx
Appliances
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Make: Kenmore  
Oven Manufacture: Kenmore  
Refrigerator: Kenmore  
Dishwasher: Kenmore  
Waste Disposer: In sink-erator
Washer Manufacturer: LG
Dryer: LG
64) Safety - LAUNDRY EQUIPMENT:
Cautionary Statement; We normally operate on-site laundry equipment. Washers and dryers have special safety concerns to owners. During our inspection, we attempt to check the utility connections, supply of hot and cold water, grounded electrical receptacles and some safety devices. During our inspection we endeavor to verify that the equipments operates properly, however we do NOT verify the proper operation of ALL safety devices and other built in safe guards. This is a job for an appliance specialist.

Please be aware that with any appliance being used everyday, owners often forget, or over look the potential hazards that are present in these day-to-day helpmates. All laundry equipment operates both with electricity and high speed motors and rotating drums. Because of the combination of water and electricity along with high-speed rotation, all laundry equipment should be respected. PLEASE SECURE ALL OPERATION AND MAINTENANCE MANUALS FROM PRESENT OWNERS OR THE MANUFACTURERS. Virtually all manufacturers have this consumers information available to you-contact the respective manufacturer.

Please instruct all children that these appliances are potentially hazardous and they should not be played with, nor should anyone under any circumstances, place a hand inside any operating laundry equipment.
65) Comment - The stove burners operated on low and high and the controls were in functional condition.
66) - Although many of the appliances are in good condition, for a relatively small amount of money involved, we strongly recommend that you consider the purchase of an Appliance Contract. Generally this is available from several commercial companies and operates similar to an insurance policy.
67) - The bake and broil elements operated and the controls were in functional condition
68) - The measured temperature of the refrigerator was 40 degrees.
The measured temperature of the freezer was 12 degrees.

There is an automatic ice maker installed, with both chilled water and ice dispenser through the door.

The ice maker tray was empty.
The automatic ice maker was found in the OFF position.
We urge you to verify the units proper operation after it has been running for sometime.
69) - The dishwasher is functional and operated as expected. The unit was operated through a complete cycle. No operational discrepancies were noted.
70) - The waste disposal unit is functional and operated as expected.
The disposer was turned on briefly and it operated as expected and appeared to be in functional condition.

The chopping operation was no nosier then typically expected.

The rubber splash guard was in reasonable condition.

There were no leaks noted.
71) - We normally operate Clothes Washers without a wash load (i.e we run the unit through its full cycle empty). This gives us an idea of the unit's functionality, but we caution you, it does not replicate the unit fully loaded with a heavy wash load.
72) - Both hot and cold water was available to the washer. The unit was operated through a full cycle. It filled, cycled through a wash, initial spin and drain, rinse and final spin cycle. No leakage was detected and there were no unusual conditions noted.

MAINTENANCE TIP:
For equipment more than a few years old, we recommend that all clothes washer machine hoses and their gaskets be replaced upon your taking possession of the unit.
73) - We normally operate Clothes Dryers without a wash load (i.e. we run the unit through its full cycle empty). This gives us an idea of the unit's functionality, but we caution you, it does NOT replicate operating the unit fully loaded with a heavy wash load.
74) - The dryer unit was operated through a cycle. It heated it's drum and then stopped at the end of the cycle.
75) - LIMITATIONS OF APPLIANCES INSPECTION:

As we discussed and is described in your inspection contract, this is a visual limited in scope by (but not restricted to) the following conditions.

Thermostats, timers and other specialized features and controls are not tested.

The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection.

Please refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
Bathrooms
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76) Repair/Maintain - In the master bath the button for the tub to shower function does not work,. The button on the faucet needs to be freed up.
77) - Water running in bathroom sinks and tub/shower areas.
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Kitchen
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78) - Kitchen faucet water running:
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This confidential report is prepared for the private and exclusive use of out client and may not be relied upon by any other person or entity. The allowed usage of this copyrighted report is valid for the client only after they have signed and agreed to our standard pre-inspection agreement. Any unauthorized photo coping and/or distribution of this report is in violation of Federal Copyright Laws. Anyone, who for any reason, uses an unauthorized original ( or copy) of this report agrees to hold the inspector and Billings Home Inspections, harmless regarding any and all matters@ 2013 Billings Home inspections.