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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):  XXXXXXXX
Property address:  XXXXXXXXX
Inspection date:  Tuesday, October 14, 2014

This report published on Wednesday, October 15, 2014 3:40:11 PM EDT

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
Roof
Exterior
Garage
Heating and cooling
Plumbing and laundry
Water heater
Electric service
Attic
Kitchen
Appliances
Bathrooms
Interior rooms
Pool


General information
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Report number: 101414
Structures inspected: House and Pool
Type of building: Single family
Age of building: 35 years old
Time started: 9:00 A.M.
Time finished: 11:15 A.M.
Present during inspection: Client(s)
Occupied: No
Weather conditions: Partly cloudy
Temperature: Warm
Ground condition: Damp
Front of structure faces: West
Main entrance faces: West
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 - 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.
3) - 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.
4) - At your request, an inspection of the above property was performed on 14, October 2014. 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
5) - 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.
Roof
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Roof inspection method: Traversed
Roof type: Hipped
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 9 years old
Roof Drainage System: Aluminum, Partial Gutter System
Roof ventilation: Adequate
6) Repair/Replace, Evaluate - One or more composition shingles are damaged, deteriorated and/or missing, and should be replaced. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary.
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7) Repair/Replace, Evaluate - Gaps were found in one or more roof surface seams. These may result in leaks. A qualified roofing contractor should evaluate and repair as necessary.
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8) Repair/Maintain, Evaluate - There are one or more exposed nail heads. Exposed nail heads are a potential water leak. These areas should be sealed and/or the shingle tabs repaired or the shingle replaced. This should be evaluated and repaired by a certified roofing contractor.
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9) Repair/Maintain - There are two solar panels on the roof. Both solar panels have evidence of leaks and need to be repaired.
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10) Repair/Maintain - Insulation on the main roof solar panel needs to replace on the piping.
11) 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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12) Maintain - The coating on the flat roof has deteriorated and may result in a shortened service life. A qualified roofing contractor should apply a new roof coating now and as necessary in the future. Typically this is done every four to five years.
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13) - 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.
14) - 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.
15) - 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.
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: Solid core fiberglass
Window Frames and Trim: Aluminum
Overhead Garage Door(s): Metal
Fencing: Chain Link
Vehicle Parking: Attached Garage, Driveway
Discrepancies noted with the fence as it relates to pool safety: These issues are ALL safety concerns.
16) 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 Patio)
17) Safety, Repair/Replace, Evaluate - The right side rear patio ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
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18) Safety, Repair/Replace, Evaluate - One or more light fixtures are loose or installed in a substandard way at the front entry. A qualified contractor or electrician should evaluate and make repairs as necessary so light fixtures are securely mounted and installed in accordance with the manufacturer's installation instructions.
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19) Safety, Repair/Maintain - The screen enclosure is missing at the pool area. The anchor bolts that mounted the structure to the house are protruding from the house. It is recommended to have them removed so no one is injured on them.
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20) Safety, Minor Defect - Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes at the rear patio. 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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21) Safety, Minor Defect - One or more wall-mounted exterior light fixtures have wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.
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22) Safety, Minor Defect - One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079
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23) Repair/Replace, Evaluate - Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.
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24) Repair/Replace, Evaluate - One or more gutters are poorly sloped at the rear so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when organic debris such as leaves or needles have accumulated in them. A qualified contractor should evaluate and make repairs as necessary, such as correcting the slope in gutters or installing additional downspouts and extensions if necessary.
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25) 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. The left side of the house, the right side of the house, the rear patio columns, the rear patio.
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26) Repair/Replace, Evaluate - Rot was found in one or more areas on fascia boards at the rear. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.
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27) Repair/Replace, Evaluate - One or more outside faucets leak at the left side. For example, from the valve stem when turned on or from the spigot when turned off. A qualified plumber should evaluate and repair as necessary.
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28) Repair/Replace - The yard has a fence with one or more gates that have self closing hinges. The hinges are not properly working. It is recommended to have a certified contractor repair or replace the hinge(s).
29) Repair/Replace - The door jamb(s) (side post) are rotted or deteriorated at the garage side entry. It is recommended to have a certified contractor make the necessary repairs.
This due to the weather at the door location(s) from protection from the elements of the weather.
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30) Repair/Replace - One or more downspouts have no extensions, or have extensions that are ineffective. 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. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
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31) 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 at the right side. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
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32) Repair/Replace - One or more outside faucets are missing handles at the right side. Recommend installing handles where missing.
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33) Repair/Maintain - It is recommended to seal the bottom of the front main 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.
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34) Repair/Maintain - The sprinkler system needs to be primed to function.
35) Repair/Maintain - The sprinkler timer needs to be secured to the house, it is falling off.
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36) Repair/Maintain - There is damage to the fascia board above the garage.
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37) Repair/Maintain - It is recommended to remove the remaining structure from the screen enclosure and seal the fascia boards.
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38) Repair/Maintain - The rear patio entry doors are starting to rust. It is recommended to have them sanded and repainted to prevent future door deterioration.
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39) Repair/Maintain - There is a PVC water line on the right side of the house that should be secured to the house structure to prevent damage.
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40) 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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41) Maintain - The exterior finish in some areas is failing at the rear. 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.
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42) Comment - Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
43) - 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
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44) Safety, Repair/Replace, Evaluate - The left side wall garage 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 garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
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45) Safety, Repair/Replace - The garage has florescent light bulbs for lighting. The Florescent bulbs do not have protective covering. Due the gas in the fluorescent bulbs it is recommended to have a Certified Electrical Contractor install a protective device for the light fixture.
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46) 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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47) Repair/Replace - One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
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48) Repair/Maintain - The exterior door jambs (sides) of the exit to the exterior, have started to deteriorate due to exposure to moisture. It is recommended to have a certified contractor make the necessary repairs and paint the jambs before any farther deterioration occurs.
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49) Repair/Maintain - There is evidence of wood destroying organisms at the wood shelf in the garage. It is recommended to discard the wood shelf.
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50) Repair/Maintain - Water is getting into the garage through the wood rot at the right side by the exit door. It is recommended to have the necessary repairs made.
51) Repair/Maintain - There is mold present in the garage at the ceiling damaged area and at the right side floor along the wall. It is recommended to have the area cleaned by a certified contractor.
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52) Repair/Maintain - It is recommended to lubricate the garage vehicular door springs before they break.
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53) Repair/Maintain - Paint is peeling on one or more areas of the garage walls. It is recommended to have the repairs made.
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54) 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.(there is a broken light switch)
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55) 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.
56) Monitor - There are one or more dry stains in the garage ceiling. It is recommended to monitor the area(s) in the future.
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57) Comment - The current garage vehicular door does not meet the current Florida Insurance recommendations.
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58) - 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
Heating and cooling
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Estimated Age Condenser Unit 1: 19 years old
Estimated age of air Handler # 1: 19 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: Metal pipe
Manufacturer: Trane
Condenser unit 1 Model #:: TTR036C100AZ
Condenser unit 1 Serial #: K273RHCCF
Air Handler unit 1 Model #: TWV036B140A1
Air Handler Unit 1 Serial #: K26347309
Filter location: Behind return air grill
Last service date: UNKNOWN
Temperature Differential: The temperature differential was measured and found to be (BLOWER MOTOR NOT WORKING) 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.
59) Safety, Repair/Replace, Evaluate - No exterior disconnect switch was found for the outside condensing unit. These are normally installed to prevent the condensing unit from responding to the thermostat off-season, or during maintenance. A qualified heating and cooling contractor should evaluate and install one as necessary.
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60) Major Defect, Comment - 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.
61) Major Defect, Comment - The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to have exceeded this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
62) Repair/Replace, Evaluate - Supply air from the air conditioning system was not cool enough. It should be 14 to 20 degrees Fahrenheit cooler than at the return duct(s), or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an oversized fan, or a deficient return air system. A qualified heating and cooling contractor should evaluate and repair as necessary.
63) Repair/Replace - Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
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64) 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.
65) 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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66) Repair/Maintain - It is recommended to have the air handler and base cleaned. There are signs of microbial growth.
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67) Repair/Maintain - The air handler blower is not functioning, it is recommended to have the unit evaluated by a HVAC technician.
68) Maintain - Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
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69) Maintain - Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
Plumbing and laundry
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Water pressure (psi): 70 PSI
Location of main water shut-off valve: Right side of the house
Location of main water meter: Right side of the front yard
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
70) Safety, Comment - Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:

For more information visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
http://www.epa.gov/safewater/lead/index.html
71) Repair/Maintain - There is a water leak at the main water line on the right side of the house. A PVC line has been added in line with the copper and is leaking a the connection.
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72) - 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.
73) - 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: 7 years old
Type: Tank
Energy source: Electricity Solar
Capacity (in gallons): 80
Manufacturer: American
Serial Number unit # 1: 0707109035
Water Heater # 1 Model Number: SE62-80H-035S
Water Heater Location: Garage
Water temperature (degrees Fahrenheit): 108 DEGREES
74) 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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Photo 74-2

75) Safety, Repair/Replace - The drain line to the water heater's temperature-pressure relief valve is undersized. This is a potential safety hazard due to the risk of explosion. This type of valve requires a minimum 3/4 inch diameter drain line. An undersized drain line can result in the water heater exploding if or when the valve opens due to restricted venting. A qualified plumber should replace the drain line with a correctly sized one as per standard building practices.
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Photo 75-1
 

76) 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.
77) - 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): 200
Service voltage (volts): 120/240
Location of main service switch: Electric panel in the 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): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Present
78) 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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79) Safety, Minor Defect - One or more screws are missing from the main service panel cover and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.
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Photo 79-1
 

80) Safety, Comment - The house is either equipped with a generator or provisions have been made to the electric panel for a generator connection. It is highly recommended for the client to consult with the present owner or an Electrical Contractor on the proper operations when the generator is needed.
81) Repair/Replace, Comment - The main service panel cover hits on a shelf. It is recommended to have this shelf removed so the panel can be removed with out issue.
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Photo 81-1
 

82) - 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 loose fill
Insulation depth: 6 1/2"
Insulation estimated R value: R19
83) Safety, Repair/Replace, Evaluate - One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.
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Photo 83-1
 

84) Safety, Repair/Replace, Evaluate - Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
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Photo 84-1
 

85) Repair/Replace - Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.
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Photo 85-1
 

86) Repair/Replace - Pull-down stairs are installed for the attic access. No insulation is installed above the stairs and no weatherstripping is installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover. An example of one can be seen at http://www.batticdoor.com/

Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due condensation forming on the underside of the roof sheathing during cold weather.
87) Minor Defect - No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic.
88) Evaluate, Monitor - Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner(s) about past leaks. The client(s) should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified roofing contractor should evaluate and repair as necessary.
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Photo 88-1
 

89) 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.
Kitchen
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90) Safety, Repair/Replace, Evaluate - One or more electric receptacles that serve countertop surfaces within six feet of a sink 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 receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

It is possible that when the the house was built, GFCI's were not required. It is recommended however to have GFCI's installed for your own protection and safety.
91) Repair/Replace, Evaluate - The under-sink food disposal is inoperable. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
92) Repair/Replace - One or more sink drains use flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having a qualified plumber replace this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains.
Appliances
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Make: No identification
Oven Manufacture: No. I.D.
Refrigerator: General Electric
Dishwasher: Kenmore
Waste Disposer: Kenmore
Washer Manufacturer: Kenmore
Dryer: Kenmore
93) 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.
94) Repair/Replace, Comment - The stove burners operated on low and high and the controls were in functional condition. However, the right rear burner does not work.
95) Comment - The measured temperature of the refrigerator was 37 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 water line to the fridge was off.

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.
96) - 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.
97) - The bake and broil elements operated and the controls were in functional condition
98) - The dishwasher is functional and operated as expected. The unit was operated through a complete cycle. No operational discrepancies were noted.
99) - The waste disposal unit is Not functional
There were no leaks noted.
100) - Both the units were not hooked up and could not be tested by the inspector.
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.
Bathrooms
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101) Repair/Replace - One or more sink drains use flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having a qualified plumber replace this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains.
102) Repair/Replace - The full bathtub drains are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
103) Repair/Maintain - Full Bathroom

The tiles at the tub and the tub area are peeling. The tile and tub were coating and now the coating is failing.

The hot/cold indicator to the tub is missing and the water is difficult to turn on and off.

The towel bar is missing and should be replaced.

The light is missing and should be replaced.
104) Repair/Maintain - Master Bath

The stopper is stuck in the sink and needs to be repaired.

The toilet will not flush so the guts will need to be repaired or replaced at the flush mechanism

The door to the exterior will not open as the lock will not unlock.

The shower pan tiles and wall area needs to repaired and re grouted to prevent any water intrusion.

The shower door / or
Interior rooms
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105) Safety, Repair/Replace - 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.
106) Safety, Repair/Replace - An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
107) Safety, Repair/Replace - One or more electric receptacles are broken or damaged. This is a safety hazard due to the risk of fire and shock. A qualified electrician should replace them as necessary.
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Photo 107-1
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108) Safety, Repair/Replace - Lamp holders or light fixtures with fully or partially exposed bulbs are installed in the hallway. This is a safety hazard due to the risk of fire. A qualified electrician should replace cover for lights as necessary and as per standard building practices.
109) Safety, Repair/Replace - One or more interior doors have a keyed lockset or deadbolt installed. This is a safety hazard for small children in the event that they lock themselves in the room, do not know how to unlock the door, and the key is not available. Keyed locksets and/or deadbolts should be replaced as necessary with "privacy" locksets that don't require a key.
110) 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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Photo 110-1
 

111) Safety, Minor Defect - Cover plate(s) are broken at 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 replaced where necessary.
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Photo 111-1
 

112) 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
113) Repair/Replace, Evaluate - Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
114) Repair/Replace, Evaluate - The main entry doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
115) Repair/Replace, Evaluate - The master bathroom entry/ exit door deadbolt mechanisms are inoperable or difficult to operate. A qualified contractor should evaluate and repair as necessary.
116) Repair/Replace - The right side bedroom windows will not close properly. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.
117) Repair/Replace - Lock mechanisms on one or more windows are missing and/or damaged so that they are inoperable at the front right side bedroom. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily.
118) Repair/Replace - Screen(s) in one or more windows are torn or have holes in them. Screens should be replaced where necessary.
119) 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.
120) Repair/Maintain - Due to the conditions of the sealant at the exterior and interior side of the windows, it is recommended to have a certified contractor re-seal the windows.
121) Repair/Maintain - The entry door is showing signs of rust in one more areas. It is recommended to have the necessary repairs made to the door before farther damage occurs.
122) Repair/Maintain - Some of the windows do not open and close properly.
123) Repair/Maintain - The threshold at the master bedroom French doors needs to be properly installed.
124) Repair/Maintain - The front bedroom front window and the master Bedroom side windows have slight elevated levels of moisture. This may be that the window needs to be re caulked.
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125) 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.
126) Comment - Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
Pool
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Filter: Hayward
Filter Type: Cartridge
Circulation Pump Motor: A.O. Smith
Heater: None
Pool Design Type: Vinyl Liner
Pool Deck: Concrete
127) Safety, Evaluate - The fence around the pool is climbable. This is a liability issue to the buyer as a child or a person can climb the fence and enter the pool. The buyer may consider having slats installed in the fence, adding a pool cover or changing the fence to a non climbable fence.
128) Safety, Comment - The house has a pool. It is recommended to have pool alarms installed at ALL doors and windows leading to the pool to alarm when a child or someone for safety enters the pool area.
129) Repair/Maintain - The pool circulation pump strainer has debris in it and needs to be cleaned out to allow the circulation pump to function properly.
130) Repair/Maintain - The skimmer basket is missing and needs to be replaced.. It is recommended to have the basket replaced.
131) Repair/Maintain - The water control valves are not identified as their function. It is recommended to have a certified pool company properly label the valves.
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132) Repair/Maintain - The pool liner needs to be cleaned.
133) Repair/Maintain - The back cover to the pool pump motor is off and needs to be installed to protect the motor from water/moisture.
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Photo 133-1
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Photo 133-2

134) Repair/Maintain - It is recommended to lubricate the "o" ring for the pool filter and strainer.
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Photo 134-1
 

135) Repair/Maintain - The timer controller bushings are missing from where wires enter holes in the main service panel. This is a safety hazard since the wiring insulation can be cut or abraded on the metal edge of the hole(s). A qualified electrician should install bushings where missing.
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Photo 135-1
 

136) Repair/Maintain - The main drain is covered with debris. It is recommended to have the main drain cleaned.
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Photo 136-1
 

137) Maintain, Monitor - The pool deck has some deck cracking. It does not appear to be structural at this time, but it is recommended to monitor the area(s) in concern in the future.
138) Maintain - The pool skimmer has debris in the basket. The debris needs to be removed to allow the skimmer to function properly.
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Photo 138-1
 

139) Maintain - The filter cartridge is dirty or has debris collected in the cartridge. It is recommended to have the cartridge cleaned.
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Photo 139-1
 

140) Maintain - The pool has a lot of debris in the water which needs to be cleaned.
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141) - The pool timer lugs need to be installed so the pool filter does not continually operate.
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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.