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Website: http://www.billingshomeinspections.com
Email: billingsinspections@gmail.com
Phone: (561) 644-0279
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):  XXXXXX
Property address: 
Jupiter, FL 33458
Inspection date:  Thursday, April 23, 2015

This report published on Monday, January 04, 2016 3:19:55 PM 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
Garage/warehouse
Heating and cooling
Heating and cooling 2
Heating and cooling 3
Heating and cooling 4
Heating and cooling 5
Plumbing and laundry
Water heater
Interior rooms
Electric service
Electric service L2A
Electric service L2B
Electric service L1A
Electric service L1B
Electric service L1C
Attic
Appliances
Bathrooms


General information
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Report number: 042315XXXXX
Structures inspected: Commercial building
Type of building: Commercial 
Age of building: 12 years old
Time started: 8:45 A.M.
Time finished: 12:30 P.M.
Present during inspection: Client(s), Property owner(s), Tenant(s)
Occupied: Yes
Weather conditions: Cloudy
Temperature: Warm
Foundation type: Slab on grade
The following items are excluded from this inspection: Security system, Irrigation system, Low voltage outdoor lighting

1) Safety, Comment - Billings Home Inspections recommends that ALL locks and Security codes be changed before moving into the house.

2) Comment - Many wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Many 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 the 23rd of April, 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: Brick Paver's
Sidewalk material: Brick Paver's
Exterior door material: Glass panel, Metal with side light(s), Metal
Window Frames and Trim: Aluminum

7) Safety, Repair/Replace, Maintain - One or more paver's in the sidewalk areas have settled or heaved . This could be caused by the drainage (settlement) or tree roots (heaving). It is recommended to have a certified contractor make the necessary repairs.
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Photo 7-1
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Photo 7-2
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Photo 7-3
 

8) Safety, Repair/Replace, Evaluate - One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

(rear right side corner)
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Photo 8-1
 

9) Safety, Repair/Replace, Evaluate - One or more ground fault circuit interrupter (GFCI) electric receptacles are tripped and will not reset. This is a safety hazard due to the risk of fire and/or shock. A qualified electrician should evaluate and make repairs as necessary.

(Left side main entry walkway)
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Photo 9-1
 

10) Safety, Repair/Replace, Evaluate - One or more outdoor electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

(left side of the building, right side of the building)
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Photo 10-1
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Photo 10-2

11) Safety, Repair/Replace, Evaluate - It recommended to have a safety rumble pad installed on the far left area of the walkway. this is an entrance to a parking lot and may serve as a safety issue.
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Photo 11-1
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Photo 11-2

12) Safety, Repair/Replace - Waterproof cover(s) over one or more electric receptacles are damaged or broken. This is a safety hazard due to the risk of shock and fire. Damaged covers should be replaced where necessary.

(middle front entry way)
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Photo 12-1
 

13) Repair/Replace, Evaluate - Sidewalks and/or patios have significant cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary.

(middle entry door)
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Photo 13-1
 

14) 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.
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Photo 14-3
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15) Repair/Replace, Comment - There appears to be to handicap parking spots at the middle of the building, they are outlined with blue lines but there is no handicap parking signs visible. It is recommended to have handicap parking signs installed in the front of each of these spots.
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Photo 15-1
 

16) 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.

(left side of the building)
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Photo 16-1
 

17) 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.

(left side front)
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Photo 17-1
 

18) Repair/Replace - The handle to one or more water valves/spigots are broken. It is recommended to have the handles replaced.

(left side of the building)
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Photo 18-1
 

19) Repair/Replace - The handrail at the far left side of the building along the walkway is loose at the end, it is recommended to have this secured to prevent damage to the paver area.
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Photo 19-1
 

20) Repair/Replace - The right side column at the main entry door has significant damage, it is recommended to have this area repaired to prevent the damaged pieces from falling out of the column.
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Photo 20-1
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Photo 20-2

21) 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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Photo 21-1
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Photo 21-2
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Photo 21-3
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Photo 21-4
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Photo 21-5
 

22) 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.

Several small areas on the front upper portion of the building.
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Photo 22-1
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Photo 22-2

23) Comment - The access hatch on the middle second story balcony is open, it is recommended to have this access closed
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Photo 23-1
 

24) Comment - It is recommended to verify that there are an adequate number of handicapped parking spots for the size of this building.

25) Comment - It is recommended to have handicap auto open device is installed on main entry doors.
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Photo 25-1
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Photo 25-2

26) - 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.

Garage/warehouse
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27) Safety, Repair/Replace, Evaluate - Extension cords are being used as permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.
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Photo 27-1
 

28) Repair/Replace, Comment - There is damage to several ceiling tiles.
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Photo 28-1
 

29) Repair/Replace - There is no threshold to the entry door, it is recommended to have a threshold installed to prevent moisture and vermin intrusion.
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Photo 29-1
 

30) Monitor - The concrete floor of the garage has some minor cracking. These cracks do not appear to be of structural concerns. The client should monitor these cracks in the future and consult an engineer if necessary.

31) Comment - The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.
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Photo 31-1
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Photo 31-2

Heating and cooling
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Estimated Age Condenser Unit 1: 12 years old
Estimated Age Condenser Unit 2: 13 years old
Estimated age of Condenser unit # 3: 12 years old
Estimated age of air Handler # 1: 12 years old
Estimated age of Air Handler # 2: 12 years old
Estimated age of Air Handler #3: 12 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
Distribution system: Flexible ducts
Manufacturer: Trane
Condenser unit 1 Model #:: 2TTR2060B1000AA
Condenser unit 1 Serial #: 32856RX2F
Condenser unit 2 Model #: 2TTR2042B1000AA
Condenser Unit 2 Serial #: 240240M3F
Unit 3 Condenser Model Number: 2TTR2060B1000AA
Unit 3 Condenser Serial #: 314384U2F
Air Handler unit 1 Model #: TWE048P13FB0
Air Handler Unit 1 Serial #: 32458261V
Air Handler Unit 2 Model #: TWE063P13FB0
Air Handler Unit 2 Serial #: 3202LAK2V
Unit 3 Air Handler Model #: TWE063P13FB0
Unit 3 Air Handler Serial #: 3262C852V
Filter location: Behind return air grill

32) 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.

33) Repair/Replace, Evaluate - The drain pan under the unit in the upstairs attic space above the fire control room has rust and water in the pan. It is recommended to have the system evaluated.(unit #6)
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Photo 33-1
 

34) 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.

35) Repair/Maintain, Comment - The outside condensing unit is not anchored to the concrete pad. It is recommended to have a certified contractor anchor the unit to the concrete pad to keep it from moving and causing damage.

One or more of the anchor brackets have deteriorated and broken off.
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Photo 35-1
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Photo 35-2
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Photo 35-3
 

36) Maintain - Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.

37) Comment - Some of the identification tags on the condensing units have worn off, it is recommended to have these units identified for service purposes.
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Photo 37-1
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Photo 37-2
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Photo 37-3
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Photo 37-4

38) Comment - The temperature differential was measured and found to be 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.

The two upper warehouse and the interior design offices units are 16 degrees.
16 degrees for all units downstairs

39) - Be advised that there is air handler equipment installed in the non-air conditioned attic.

Although this is a common practice, attic installations of air handler units are problematic. Operation of an air handler in a hot, humid attic will cause the equipment to condense on its surface (sweat). This condition is similar to an ice tea glass taken outside on a hot humid day. The outside of glass"sweats". This sweating is actually the phenomena of a cold surface in contact with hot humid air, and greatly simplified, is explained by stating the cold surface is causing this hot, humid air to coalesce or "condense" on the glass' cold surface.
We have determined that if a Attic installed air handler's surface has been condensing over time, this condensing can damage the return air plenum's, and any condensate overflow pans installed. Left unattended, this condensation dripping onto the return air plenum's, and any condensate overflow pans will rot the plenum's and the overflow pans and will provide a harbor for organic growth of mold and mildew.

Our research has determined that many of the installation of Attic air handlers have been done with improperly specified equipment. Often, Attic installed equipment has been designed, factory tested and strictly intended for installation usage in an air-conditioned and pressurized environment maybe the case here. We are visual home inspectors and are not able to provide you with detailed analysis of any installed equipment.
For additional information, please consult with a qualified and licensed air conditioning contractor/and or mechanical engineer.

Once plenum damage and overflow damage has started, and especially if organic growth has begun, repairs can become expensive.

This unit is installed in the non-air conditioned Attic.( this is a very poor practice).
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Photo 39-1
 

Heating and cooling 2
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Estimated Age Condenser Unit 1: 12 years old
Estimated Age Condenser Unit 2: 12 years old
Estimated age of Condenser unit # 3: 12 years old
Estimated age of air Handler # 1: 12 years old
Estimated age of Air Handler # 2: 13 years old
Estimated age of Air Handler #3: 12 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
Distribution system: Flexible ducts
Manufacturer: Trane
Condenser unit 1 Model #:: 2TTR2048A1000AA
Condenser unit 1 Serial #: 3424MPX3F
Condenser unit 2 Model #: 2TTR2048A1000AA
Condenser Unit 2 Serial #: 3424M263F
Unit 3 Condenser Model Number: 2TTR2060B1000AA
Unit 3 Condenser Serial #: 3183YFD2F
Air Handler unit 1 Model #: TWE042P13FB0
Air Handler Unit 1 Serial #: 3186UD11V
Air Handler Unit 2 Model #: TWE063P13FB0
Air Handler Unit 2 Serial #: 2351K9S1V
Unit 3 Air Handler Model #: TWE062E13FB2
Unit 3 Air Handler Serial #: 3236KGU1V

40) Repair/Replace - Some of the covers on the rear condensing unit label L1A 2 are loose, it is recommended to have these covers reattached properly.
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Photo 40-1
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Photo 40-2

41) Evaluate, Monitor - It appears that the catch pans for the 2 air handlers in the upstairs office (left side of the building)may have leaked at one time, it is recommended to have these areas evaluated and make any necessary repairs.
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Photo 41-1
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Photo 41-2

Heating and cooling 3
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Estimated Age Condenser Unit 1: 12 years old
Estimated Age Condenser Unit 2: 12 years old
Estimated age of Condenser unit # 3: 12 years
Estimated age of air Handler # 1: 12 years old
Estimated age of Air Handler # 2: 12 years old
Estimated age of Air Handler #3: 12 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
Distribution system: Flexible ducts
Manufacturer: Trane
Condenser unit 1 Model #:: 2TTR2024A1000AA
Condenser unit 1 Serial #: 33635SA4F
Condenser unit 2 Model #: 2TTR2060B1000AA
Condenser Unit 2 Serial #: 31438452F
Unit 3 Condenser Model Number: 2TTR2060B1000AA
Unit 3 Condenser Serial #: 328560K2F
Air Handler unit 1 Model #: TWE062E13FB2
Air Handler Unit 1 Serial #: 3205UFE2V
Air Handler Unit 2 Model #: TWE063P13FB0
Air Handler Unit 2 Serial #: 3071NW21V
Unit 3 Air Handler Model #: TWE048P13FB0
Unit 3 Air Handler Serial #: 3143J5C2V

42) Safety, Repair/Replace - The main disconnect cover is missing for the unit that is labeled L2B 11. It is recommended to have a new cover installed.
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Photo 42-1
 

Heating and cooling 4
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Estimated Age Condenser Unit 1: 12 years old
Estimated Age Condenser Unit 2: 12 years old
Estimated age of Condenser unit # 3: 12 years old
Estimated age of air Handler # 1: 12 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
Distribution system: Flexible ducts
Manufacturer: Trane
Condenser unit 1 Model #:: 2TTR2036A1000AA
Condenser unit 1 Serial #: 303472X3F
Condenser unit 2 Model #: 2TTR2036A1000AA
Condenser Unit 2 Serial #: 30348153F
Unit 3 Condenser Model Number: 2TTR2036A1000AA
Unit 3 Condenser Serial #: 3334XLC4F
Air Handler Unit 1 Serial #: 3143LYH1V

Heating and cooling 5
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Estimated Age Condenser Unit 1: 12 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
Distribution system: Flexible ducts
Manufacturer: Trane
Condenser unit 1 Model #:: 2TTR2036A1000AA
Condenser unit 1 Serial #: 3334XJS4F

Plumbing and laundry
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Water pressure (psi): adequate
Location of main water shut-off valve: right and left side of the building
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

43) Comment - The main water shut off valve location:
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Photo 43-1
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Photo 43-2

44) - 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.

45) - 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: 12 Years Old
Type: Tank
Energy source: Electricity
Manufacturer: A.O. Smith
Serial Number unit # 1: MG03-2602770-919
Water Heater # 1 Model Number: ELF  30T  919
Water Heater Location: Closet, Under the steps

46) Major Defect, Comment - 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.

47) Repair/Replace, Evaluate - Corrosion was found in one or more areas on the water heater. The water heater may be failing. A qualified plumbing contractor should evaluate and replace or repair water heater if necessary.
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Photo 47-1
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Photo 47-2

48) Repair/Replace, Monitor - The water heater appears to be leaking as there's water in the pan below the water heater tank. Is recommended to monitor the water heater and or replace.

49) Comment - This unit is a double element "RAPID RECOVERY" model. This unit produces hot water faster than a single element unit.

50) - 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.

Interior rooms
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51) 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.

(several in the upstairs right side unit)
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Photo 51-1
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Photo 51-2

52) Repair/Replace - Glass in one or more windows is broken. A qualified contractor should replace glass where necessary.

Left side of the building upper window
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Photo 52-1
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Photo 52-2
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Photo 52-3
 

53) Repair/Replace - The auto closure for middle lower stairway door is missing. It is recommended to having auto closure device installed.
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Photo 53-1
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Photo 53-2

54) Repair/Replace - The lower middle hallway is missing the exit sign. The fixture is there just the lower lighted portion is missing.

55) Repair/Replace - The exhaust duct for the bathroom is disconnected at the elbow above ceiling at the right side second floor of the building.
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Photo 55-1
 

56) 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. The second floor southwest rear door. The lower level front and rear doors

57) 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.

58) Evaluate - One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

Second floor office entry area

59) Comment - The Fire Alarm Control room should be labeled and kept locked.
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Photo 59-1
 

60) Comment - The Handicap Accessible signs need to be re-installed at the right side 2nd floor space.
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Photo 60-1
 

Electric service
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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: Right side of the building
Location of main disconnect: Beside the electric meter in the electric closet/room

61) Safety, Repair/Replace, Evaluate - One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
The House panel in the warehouse sub panel H.
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Photo 61-1
 

62) Comment - The main house panel.
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Photo 62-1
 

63) Comment - There is an electrical panel cover that should be installed just to cover the back box(upstairs right office). This would be for aesthetics only as there is no electric to this panel at this time.
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Photo 63-1
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Photo 63-2

64) Comment - The electric panels in the warehouse are from the House panel has identified at the right side of the building.

65) - 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.

Electric service L2A
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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: Right side of the building
Location of main disconnect: Beside the electric meter in the electric closet/room
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No

66) Safety, Repair/Replace, Evaluate - One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
(L2AS Panel)
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Photo 66-1
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Photo 66-2

67) - 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.

Electric service L2B
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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: Right side of the building and the panel in the closet
Location of sub panels: Closet in the right side second floor room next to the toilet room.
Location of main disconnect: Beside the electric meter in the electric closet/room
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No

68) Safety, Repair/Replace - Wires are not terminated in a receptacle box in the panel L2B room. It is recommended to this receptacle installed.
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Photo 68-1
 

69) - 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.

Electric service L1A
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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: Right side of the building
Location of main disconnect: Beside the electric meter in the electric closet/room
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No

70) Safety, Minor Defect - One or more knockouts have been removed inside the main disconnect/electric supply where no wires and bushings are installed, and no cover(s) have been installed to seal the hole(s). This is a safety hazard due to the risk of fire. A qualified electrician should install knockout covers where missing.
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Photo 70-1
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Photo 70-2
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Photo 70-3
 

71) - 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.

Electric service L1B
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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: Right side or the building
Location of main disconnect: Beside the electric meter in the electric closet/room
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No

72) - 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.

Electric service L1C
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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: Right side of the building
Location of main disconnect: Beside the electric meter in the electric closet/room
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No

73) - 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: Fiberglass roll or batt
Insulation depth: 9"
Insulation estimated R value: R30

74) Safety, Repair/Replace - There are several ducts vented into the attic at the left portion of the building. It is recommended to have the ducts vented to the exterior of the building by a soffit vent.
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Photo 74-1
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Photo 74-2
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Photo 74-3
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Photo 74-4

75) 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.

Room with attic access
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Photo 75-1
 

76) Repair/Replace - The drywall has been cut between the two areas of attic and should be repaired.
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Photo 76-1
 

77) Repair/Replace - There is a section of duct that needs to be supported so that no moisture can collect inside the duct. it is also recommended to consult with and air conditioning company as the duct appears to be too long of a run.
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Photo 77-1
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Photo 77-3
 

78) 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.

Appliances
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Refrigerator: Kitchen  aid  

79) - The measured temperature of the refrigerator was 36 degrees.
The measured temperature of the freezer was 6 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.

80) - Kitchen aid microwave functions as expected when tested

Bathrooms
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81) Safety, Repair/Replace, Evaluate - The electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored in the Downstairs Kravet delivery bathroom . Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
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Photo 81-1
 

82) Repair/Replace, Evaluate - The second floor yellow bath toilet "run" after being flushed, where water leaks from the tank into the bowl. Significant amounts of water can be lost through such leaks. A qualified plumber should evaluate and repair or replace components as necessary.

83) Repair/Replace, Evaluate - The mixing valve in one or bathrooms is not properly operating. The mixing valve allows the hot and cold water to mix so the temperature can be controlled by any person. The mixing valve is not properly mixing hot and cold water at the valve. There is only cold water coming out of the mixing valve. It is recommended to have a Certified Plumbing Contractor make the necessary repairs.

84) Repair/Maintain - The toilet the back downstairs office bath needs to be repaired . The toilet does not flush.

85) Repair/Maintain - In the bath with a shower there is limited water pressure, it is recommended to have a certified plumber evaluate and make the necessary repairs

86) Maintain - The bolts are rusted at the toilet in the delivery Kravet bathroom . It is recommended to monitor for any future water intrusion .
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Photo 86-1
 

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.