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Website: http://www.BrandHomeInspections.com
Email: Guy@BrandHomeInspections.com
Inspector's email: Gbrand1950@verizon.net
Phone: (757) 486-8868 · (757) 328-9916
Inspector's phone: (757) 486-8868
FAX: (757) 486-8868
Inspector's FAX: (757) 486-8868
3869 Forest Glen Rd 
Virginia Beach VA 23452-2940
Inspector: Guy D. Brand, Sr.
Virginia State Certification #3380-000470 Expiration 03-31-2013
InterNACHI # NACHI10111905
ASHI # 251002
VA State Class A General Contractor License # 2701 029590A

 

PROPERTY INSPECTION REPORT FOR:
Client(s): XXX XXXXX
Property address: XXX XXXX Ln.
Hampton, Va. 23664
Inspection date: 11/3/2011
This report published on Thursday, January 12, 2012 11:50:14 AM EST

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This report is the exclusive property of Brand Home Inspections, LLC and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.


Review ASHI & InterNACHI Standards of Practice and Code of Ethics to understand what is included and what is not included in the home inspsection:
http://www.reporthost.com/brand/ASHIStandards.pdf http://www.nachi.org

 
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 

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

Click here for a glossary of building construction terms.  Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
House in Perspective
Grounds
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Heating 2
Cooling / Heat Pump
Cooling / Heat Pump 2
Insulation/Ventilation
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Wood Destroying Organism Findings

 
General Information Return to table of contents
Report number: 46110211H
Time started: 11:00 AM
Time finished: 2:00 PM
Inspector: Guy D. Brand, Sr.
Present during inspection: Realtor
Client present for discussion at end of inspection: No
Weather conditions: Clear
Temperature: Cool60*F
Ground condition: Damp
Inspection fee: #275.00
Payment method: Money order
Home Air Check Included: No
Type of building: Single family
Square Footage: 1,880
Year Built: 1995
Buildings inspected: House, Attached Garage
Number of residential units inspected: 1
Style of Building: Traditional3 Story, Single Family-Vacant
Age of building(s): 16 Years
Source for building age: Zillow.com
Front of building faces: East
Main entrance faces: East
Occupied: No
 
House in Perspective Return to table of contents
No Major Defects: No major defects were observed in the accessible components of the house structure.
No Substantial Movement: The inspection did not discover evidence of substantial structural movement.
Construction Average Quality: The construction of the house is of average quality with typical liberties taken with good building practices and with the quality of materials employed. The inspection did not disclose significant deficiencies in the structure.
 
Grounds Return to table of contents
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
The following items are excluded from this inspection: Outbuildings, Fences and gates, Shed, Invisible fencing
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Paving stones, Wood
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Required repairs, replacement and/or evaluation (see comments below)
Condition of handrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
1) Safety, Repair/Replace - One or more deck ledger boards were nailed to the building rather than being attached by adequate fasteners. This poses a significant safety hazard since the ledger board(s) may separate from the building, causing the deck(s) to collapse. A qualified contractor should install lag screws or bolts as per standard building practices to securely attach the ledger board(s) to the building. For more information on installing deck ledger boards visit:
http://www.google.com/search?q=installing+a+ledger+board

And for more information on building safe decks in general, visit: http://www.google.com/search?q=building+a+safe+deck

Photo 7  

Photo 14  
MISSING BOLTS AT FRONT DECK STRUCTURE

2) Safety, Repair/Maintain, Evaluate - Exterior stairs had a loose tread and unsupported structural stringer. A qualified person should evaluate and repair as necessary.

Photo 12  
LOOSE STAIR TREAD AT REAR STEPS

Photo 22  
NON SUPPORTED STAIR STRINGER AT REAR STAIRS

3) Safety, Comment - Stairs at one or more locations were unsafe because riser heights vary. Standard building practices require that:

  • Riser heights not vary by more than 3/8 inch on one flight of stairs
  • Risers should not exceed eight inches in height
  • Treads should be at least nine inches deep, but preferably 11 inches deep
  • Minimum stairway width is 36 inches (although 30 inches is common in older homes)
  • Minimum overhead clearance at stairs is six feet eight inches

    At a minimum, the client should be aware of this hazard, especially when guests who are not familiar with the stairs are present. Ideally a qualified contractor should evaluate and repair as necessary, and as per standard building practices.

    Photo 16  
    TRIP HAZARD AT DIFFERENT HEIGHT RISERS

    Photo 24  
    TRIP HAZARD AT FRONT STAIR LANDING

    4) Repair/Replace, Evaluate , Damage - Rot or water damage was found at one or more decks, porches or balconies in decking boards. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

    Photo 8  
    MULTIPLE ROT/DRY ROTTED BOARDS ON ALL DECKS AND RAILINGS

    Photo 50  
    MULTIPLE DRY ROTTED DECK BOARDS

    Photo 51  
    MULTIPLE DRY ROTTED DECK HAND RAIL BOARDS
     

    5) Repair/Replace, Evaluate - One or more decks, porches and/or balconies were deteriorated, with loose fasteners or decking boards. A qualified person should evaluate and repair or replace as necessary.

    Photo 5  
    MISSING DECK BOARD AT REAR DECK

    Photo 6  
    WARPED/LOOSE DECKS BOARDS AT REAR DECK

    6) Repair/Replace - The perimeter grading sloped towards the building in one or more areas. This can result in water accumulating around the building foundation. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.

    Photo 17  
    LOW AREA ADJACENT TO HOUSE-NORTH SIDE
     

    7) Repair/Maintain , Conducive conditions - Soil was in contact with or close to wooden deck substructure components. This is a conducive condition for wood destroying organisms. Standard building practices require the following clearances to soil below:

  • 12 inches below beams
  • 18 inches below joists
  • 6 inches below support post bases

    Soil should be graded and/or removed to maintain these clearances if possible. Otherwise, installing products such as borate based Impel rods may help to prevent infestation and damage. For more information, visit:
    http://www.google.com/search?q=impel+rods

    Photo 3  
    WOOD TO SOIL CONTACT

    Photo 4  
    WOOD TO SOIL CONTACT AT STAIR TREADS FRONT AND REAR

     
    Exterior / Foundation Return to table of contents
    Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
    Positive Attributes: The exterior siding that has been installed on the house is relatively low maintenance., Window frames are clad with low maintenance material., The vinyl/aluminum soffits/facia are a low maintenance feature of the exterior of the home., The driveways and walkways are in good condition.
    General Comments: The exterior of the home shows normal wear and tear for a home of this age.
    Condition of wall covering: Appeared serviceable
    Apparent wall structure: Wood frame
    Wall covering: Wood, Vinyl
    Condition of foundation and footings: Appeared serviceable
    Foundation type: Slab on grade
    Foundation material: Concrete block
    Footing material: Poured in place concrete
    Condition of floor substructure: Appeared serviceable
    Pier or support post material: Wood
    Beam material: Built up wood
    Floor structure: Not determined
    Condition of concrete slab floor(s):
    8) Repair/Replace, Evaluate , Damage - Rot or water damage was found at one or more sections of trim. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

    Photo 9  
    ROT AT REAR 2ND FLOOR ENTRANCE DOOR

    Photo 56  
    ROT AT REAR KITCHEN ENTRANCE DOOR

    9) Repair/Replace, Evaluate - Some sections of siding and/or trim were damaged, deteriorated, loose. A qualified person should evaluate and repair, replace or install siding or trim as necessary.

    Photo 10  
    DMAGED/MISSING METAL TRIM AT REAR RAKE BOARD

    Photo 11  
    DMAGED/MISSING METAL TRIM AT REAR RAKE BOARD

    Photo 35  
    DETERIORATED CAULK AT SE CORNET SIDING/TRIM
     

    10) Repair/Replace, Evaluate - One or more exhaust duct end caps were loose. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and may pose a fire hazard. A qualified person should evaluate and repair as necessary.

    Photo 32  
    GAS FLUE VENT NOT WEATHER TIGHT
     

    11) Repair/Replace - Gaps existed 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.

    Photo 23  
    MISSING CAULK AT GAS PIPE PENETRATION
     

    12) Repair/Maintain, Monitor, Comment - Animal/vermin nest was observed in the house structure. Recommend removal by a qualified pest/animal control company.

    Photo 39  
    VERMIN NEST UNDER EXHAUST FAN DUCT IN ATTIC
     

    13) Repair/Maintain , Conducive conditions - Caulk was missing, deteriorated in some areas. For example, at siding butt joints, at siding-trim junctions, at wall penetrations. A qualified person should repair or replace as necessary. For more information, visit:
    http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf

    Photo 15  
    DETERIORATED CAULK AT 2ND FLOOR FRONT ENTRANCE

    Photo 36  
    DETERIORATED CAULK AT FRONT ENTRANCE

    Photo 59  
    DETERIORATED CAULK AT FRONT ENTRANCE DOOR INTERIOR
     

    14) Maintain , Conducive conditions - The exterior finish in some areas was failing, incomplete and/or substandard. A qualified contractor should prep and paint or stain areas as needed and as per standard building practices.

    Photo 57  
    DETERIORATED PAINT AT MULTIPLE EXTERIOR TRIM LOCATIONS
     

    15) Comment - Many foundation and/or footings sections were obscured by being below grade and couldn't be fully evaluated.
     
    Roof / Attic Return to table of contents
    Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
    Positive Attributes: Shingles of this type have a life expectancy of 20-30 years.,
    The roof coverings are newer and appear to be in generally good condition.,
    The installation of the roofing materials has been performed in a professional manner.
    The quality of the installation is above average.,
    Better than average quality materials have been employed as roof coverings.,
    The steep pitch of the roof should result in a longer than normal life expectancy for roof coverings.,
    Roof flashing details appear to be in good order.,
    The chimneys do not show signs of significant deterioration.,
    The gutters are clean.

    General Comments: In all, the roof coverings show evidence of normal wear and tear for a home of this age.
    Condition of roof structure: Appeared serviceable
    Roof type: Gable
    Age of roof surface(s): 16 Years
    Source for building age: Inspector's estimate
    Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars
    Condition of shingle and/or shake roof surface materials: Appeared serviceable
    Roof surface material: Asphalt or fiberglass composition shingles
    Apparent number of layers of roof surface material: One
    Condition of exposed flashings: Appeared serviceable
    Condition of gutters, downspouts and extensions: Appeared serviceable
    Gutter and downspout material: Metal
    Gutter and downspout installation: Full
    Condition of attic: Appeared serviceable
    Attic inspection method: Partially traversed
    Roof structure type: Trusses
    Ceiling structure: Trusses
    Ceiling insulation material: Cellulose loose fill
    Ceiling insulation depth: 10"
    Vapor retarder: None visible
    Roof ventilation: Appears serviceable
    16) Repair/Replace, Evaluate , Conducive conditions - One or more exhaust fan ducts in the attic were damaged, disconnected. This is a conducive condition for wood destroying organisms due to increased moisture levels in the attic from the exhaust air. A qualified person should evaluate and make permanent repairs as necessary and as per standard building practices, so all exhaust air is vented outside.

    Photo 40  
    DISCONNECTED EXHAUST FAN DUCT IN ATTIC

    Photo 41  
    DISCONNECTED EXHAUST FAN DUCT AT FAN IN ATTIC

    17) Repair/Replace - Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water may accumulate around the building foundation as a result. A qualified person should repair, replace or install as necessary

    Photo 13  
    MISSING DOWN-SPOUT EXTENSION
     

    18) Repair/Replace - No insulation or weatherstrip was installed at one or more attic access hatches. Recommend installing insulation and weatherstrip at hatches where missing for better energy efficiency. For more information, visit:
    http://www.reporthost.com/_docs/atticaccess.pdf

    19) 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 about past leaks. The client should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified contractor should evaluate and repair as necessary.

    Photo 38  
    APPARENT MOISTURE STAIN AT FAN EXHAUST IN ATTIC

    Photo 43  
    APPARENT MOISTURE STAIN ON GABLE END IN ATTIC

    Photo 45  
    PREVIOUS MOISTURE STAINS ON EAST GABLE END IN ATTIC

    Photo 46  
    PREVIOUS MOISTURE STAINS ON EAST GABLE END IN ATTIC

    20) Comment - Because of the roof configuration, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof. 3 STORY ROOF PITCH TOO STEEP TO MOUNT WITHOUT SAFETY EQUIPMENT
    21) Comment - Some attic and roof structure sections were not evaluated due to lack of access from the following conditions: ducts or pipes blocking. SOME AREAS NOT SAFELY WALKABLE.
     
    Garage / Carport Return to table of contents
    Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
    Positive Attributes: The garage is completely finished.
    Type: Attached
    Condition of garage: Appeared serviceable
    Type of garage: Wood
    Condition of garage vehicle door(s): Required repair, replacement and/or evaluation (see comments below)
    Garage vehicle door type: Sectional, Roll
    Number of vehicle doors: 2
    Condition of garage floor: Appeared serviceable
    Condition of garage interior: Appeared serviceable
    Garage ventilation: Adequate
    22) Safety, Repair/Replace, Evaluate - Safety containment cables were missing or damaged for one or more vehicle door springs. This is a safety hazard. Safety containment cables prevent springs from snapping free and causing damage or injury. A qualified contractor should evaluate and make repairs or replace components as necessary. For more information on garage door safety issues, visit:
    http://www.cpsc.gov/cpscpub/pubs/523.html
    http://www.ohdstl.com/safety.html

    Photo 25  
     

    23) Repair/Replace, Evaluate - One or more vehicle doors were damaged or deteriorated. A qualified contractor should evaluate and repair or replace the door(s) as necessary.
    24) Repair/Replace, Evaluate - One or more vehicle doors were difficult or unable to open or close. Vehicle doors should open and close smoothly and easily. A qualified person should evaluate and make repairs as necessary.
    25) Repair/Replace, Monitor - Some walls have apparent moisture stains. Recommend monitoring and repairs as needed by a qualified person.

    Photo 28  
    MOISTURE STAINS IN GARAGE AT REAR DOOR

    Photo 31  
    YELLOW LIGHT ON MOISTURE METER INDICATES ELEVATED MOISTURE LEVEL IN GARAGE DUCT CHASE

    Photo 33  
    MOISTURE STAINS BELOW GAS FLU VENT

    Photo 34  
    MOISTURE STAIN AT GARAGE WALL

    Photo 37  
    MOISTURE STAINS BELOW DUCT CHASE
     

    26) Comment - Garage side door not evaluated due to screws installed.

    Photo 27  
    REAR GARAGE DOOR SCREWED SHUT
     

    27) Comment - One or more automatic vehicle door openers couldn't be fully evaluated because they were disconnected.

    Photo 26  
    GARAGE DOOR OPENER DISCONNECTED
     

    28) - Apparent water stains were observed on the garage ceiling. Stains were dry at tme of inspection. Recommend monitoring and repair if rquired by a qualified contractor.

    Apparent mold like substance at ceiling duct chase.

    Photo 29  
    GARAGE CEILING MOISTURE STAINS

    Photo 30  
    MOISTURE DAMAGE AND APPARENT MOLD LIKE SUBSTANCE AT DUCT CHASE IN GARAGE

     
    Electric Return to table of contents
    Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
    Positive Attributes: The size of the electrical service is sufficient for a typical single family needs,
    Generally speaking, the electrical system is in good order.,
    All outlets and light fixtures that were tested operated satisfactory.,
    The distribution of electrical within the home is good.,
    All 3-prong outlets that were tested were appropriately grounded.

    General Comments: Inspection of the electrical system revealed the need for typical, minor repairs. Unsafe electrical conditions represent a shock hazard.
    A licensed electrician should be consulted to undertake the repairs recommended below.

    Electric service condition: Appeared serviceable
    Primary service type: Underground
    Number of service conductors: 3
    Service voltage (volts): 120/240
    Service amperage (amps): 200
    Primary service overload protection type: Circuit breakers
    Service entrance conductor material: Aluminum
    Main disconnect rating (amps): 200
    System ground: Copper
    Condition of main service panel: Appeared serviceable
    Location of main service panel #A: Garage
    Circuit breakers that were in the "off" position: 0
    Branch circuit wiring type: Non-metallic sheathed, Copper, Aluminum multi-strand
    Condition of branch circuit wiring: Serviceable
    Solid strand aluminum branch circuit wiring present: None visible
    Condition of smoke detectors: Appeared serviceable
    Smoke detectors present: Yes
    Carbon monoxide detectors present: No
    Smoke detector power source: Battery, Hard wired
    29) Safety, Repair/Replace, Evaluate - One or more receptacles were broken. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary.

    Photo 1  
    BROKEN RECEPTACLE BEHIND REFIGERATOR
     

    30) Safety, Repair/Replace, Evaluate - One switches was defective. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary.

    Photo 61  
    DEFECTIVE SWITCH AT LIVING ROOM WALL. SWITCH TRIPS THE LIVING ROOM CIRCUIT BREAKER WHEN TURNED ON.
     

    31) Safety, Repair/Replace, Evaluate - Some light/electrical fixtures were missing. A qualified person should evaluate and repair or replace as necessary.

    Photo 53  
    MISSING ELECTRICAL FIXTURE IN MASTER BEDROOM

    Photo 54  
    MISSING ELECTRICAL FIXTURE IN 3RD FLOOR HALL BATHROOM

    Photo 62  
    MISSING ELECTRICAL FIXTURE AT THE KITCHEN
     

    32) Safety, Repair/Replace - Smoke detectors were missing from bedrooms. Additional smoke detectors should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, in each bedroom, and one each level of the building. For more information, visit:
    http://www.cpsc.gov/cpscpub/pubs/5077.html

    33) Safety, Repair/Replace - Smoke detectors were missing in the following locations: in garage.. A qualified person should replace smoke detectors or make repairs as necessary. For more information, visit:
    http://www.cpsc.gov/cpscpub/pubs/5077.html

    34) Safety, Repair/Replace - This property had one or more fuel burning appliances and/or an attached garage, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit:
    http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

    35) Repair/Replace - One or more smoke detectors didn't respond when tested. A qualified person should evaluate and replace smoke detectors, replace batteries or make repairs as necessary. For more information, visit:
    http://www.cpsc.gov/cpscpub/pubs/5077.html

    Hard wired detector in 3rd floor hall did not respond.

     
    Plumbing / Fuel Systems Return to table of contents
    Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
    Positive Attributes: The water pressure supplied to the fixtures is reasonably good. A typical drop in flow was experienced when two fixtures were operated simultaneously.
    Condition of service and main line: Appeared serviceable
    Location of main water meter: East Exterior @ City Easement
    Location of main water shut: In Garage
    Water service: Public
    Water pressure (psi): 62 PSI
    Service pipe material: Not determined
    Condition of supply lines: Appeared serviceable
    Supply pipe material: Copper
    Waste Service: Public
    Condition of drain pipes: Appeared serviceable
    Drain pipe material: Plastic-PVC
    Condition of waste lines: Appeared serviceable
    Waste pipe material: Plastic-PVC
    Vent pipe condition: Appeared serviceable
    Vent pipe material: Plastic-PVC
    Condition of fuel system: Appeared serviceable
    Location of main fuel shut: South Exterior @ Gas Meter
    36) Repair/Replace - The handles at one or more outside faucets were broken. A qualified person should repair or replace as necessary.

    Front bibb has broken handle.

     
    Water Heater Return to table of contents
    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.
    Condition of water heater: Appeared serviceable
    Type: Tank
    Estimated age: 16 Years
    Energy source: Electricity
    Capacity (in gallons): 47
    Manufacturer: Bradford White
    Model: # MI50L5D13 Serial # MD4679749 Mfg. Date April 1995
    Location of water heater: Garage
    Water temperature (degrees Fahrenheit): 124*F
    37) Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.
     
    Heating Return to table of contents
    Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
    Positive Attributes: The distribution of heat is divided into "zones", allowing for greater ease of balancing heat flow.
    General Comments: The heating system is old and may be approaching the end of its useful life.
    Condition of heating system: Appeared serviceable
    Location of heating system: Garage
    Heating type: Forced air
    Fuel type: Natural gas
    Approximate BTUs: 37,000
    Manufacturer: Carrier
    Last service date: Not Known
    Model: #58RAV050-08 Serial # 1795A11933 Mfg. Date 17th Week 1995
    Condition of burners: Appeared serviceable
    Condition of venting system: Appeared serviceable
    Condition of combustion air supply: Appeared serviceable
    Condition of distribution system: Appeared serviceable
    Distribution system: Ducts and registers
    Condition of controls: Appeared serviceable
    Condition of air filters: Required repair, replacement and/or evaluation (see comments below)
    Location of air filters: Behind return air grill
    38) Major Defect, Comment - The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appeared to be at this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
    39) Maintain - One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
     
    Heating 2 Return to table of contents
    Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
    Positive Attributes: The distribution of heat is divided into "zones", allowing for greater ease of balancing heat flow.
    General Comments: The heating system has not been maintained., The heating system is old and may be approaching the end of its useful life.
    Condition of heating system: Near, at or beyond service life
    Location of heating system: Garage
    Heating type: Forced air
    Fuel type: Natural gas
    Manufacturer: Carrier
    Last service date: Not Known
    Model: # 58RAV070-08 Serial # 1495A16044 Mfg. Date 14th Week 1995
    Condition of burners: Appeared serviceable
    Condition of venting system: Appeared serviceable
    Condition of combustion air supply: Appeared serviceable
    Condition of distribution system: Appeared serviceable
    Distribution system: Ducts and registers
    Condition of controls: Appeared serviceable
    Condition of air filters: Required repair, replacement and/or evaluation (see comments below)
    Location of air filters: Behind return air grill
    40) Major Defect, Comment - The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appeared to be at this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
    41) Maintain - One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
     
    Cooling / Heat Pump Return to table of contents
    Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
    Positive Attributes: The capacity of the system should be sufficient for the home.,
    The heat pump serves to air condition the home and provide heat during coller weather conditions.,
    Upon testing in the air conditioning mode, a normal temperature drop across the evaporator coil was observed.
    This suggests that the system is operating properly., - Return 64*F - Supply 46*F = 18*F
    The system responded properly to operating controls.Differential

    General Comments: As the system is old, it will require repairs or replacement soon.,
    The evaportive cooler is old and will require repair or replacement soon.,
    A/C condenser life expectancy is 10-15 years.

    Condition of cooling system and/or heat pump: Near, at or beyond service life
    Location: South Exterior
    Type: Split system, Heat pump
    Estimated age: 16 Years
    Approximate tonnage: 3
    Manufacturer: Carrier- Model # 38CK8018310 Serial # 0995E0448 Mfg. Date 9th Week 1995
    Condition of distribution system: Appeared serviceable
    Condition of controls: Appeared serviceable
    Condition of air filters: Required repair, replacement and/or evaluation (see comments below)
    Location of air filters: Behind return air grill
    42) Major Defect, Comment - The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears to be at this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
    43) Repair/Replace, Evaluate - The following conditions were found at the evaporator: possible refrigerant leaks, corrosion. A qualified contractor should evaluate and repair as necessary.

    Photo 47  
    CORROSION ON EVAPORATOR COIL IN ATTIC AIR HANDLER
     

    44) Repair/Replace - Insulation for the outside condensing unit's refrigerant lines was missing in areas. This may result in reduced efficiency and increased energy costs. A qualified person should replace insulation as necessary.

    Photo 20  
    MISSING INSULATION ON A/C REFRIGERANT LINES
     

    45) Repair/Maintain, Evaluate - The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
    46) Maintain - One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
    47) Evaluate, Comment - Significant corrosion was found on the AC condenser cabinet and/or components. This may indicate that this unit is near the end of its service life. A qualified contractor should evaluate when this system is serviced.

    Photo 19  
    RUSTY/CORRODED A/C CONDENSER HOUSING
     

     
    Cooling / Heat Pump 2 Return to table of contents
    Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
    Positive Attributes: The capacity of the system should be sufficient for the home.
    General Comments: This system has not been maintained.,
    As the system is old, it will require repairs or replacement soon.,
    The evaportive cooler is old and will require repair or replacement soon.,
    A/C condenser life expectancy is 10-15 years.

    Location: South
    Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)
    Location: South Exterior
    Type: Split system, Heat pump
    Estimated age: 16 Years
    Approximate tonnage: 3
    Manufacturer: Carrier- Model # 38CK8018310 Serial # 0995E04470 Mfg. Date 9th Week 1995
    Condition of distribution system: Appeared serviceable
    Condition of controls: Appeared serviceable
    Condition of air filters: Required repair, replacement and/or evaluation (see comments below)
    Location of air filters: Behind return air grill
    48) Major Defect, Comment - The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears to be at this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
    49) Repair/Replace, Evaluate - Supply air from the air conditioning or heat pump cooling system was too cool. It should be 14 to 20 degrees Fahrenheit cooler than at the return duct(s), or current room temperature. Restricted air is likely the problem and may be caused by a dirty filter, improper ductwork, or a fan that is sized wrong, not working properly, or moving too slowly. A qualified contractor should evaluate and repair as necessary.

    Return 70*F - Supply 46*F = 24*F Differential

    50) Repair/Replace, Evaluate - The condensate drain line was leaking. Equipment damage, or water damage to surrounding structures may occur as a result. A qualified contractor should evaluate and repair as necessary. Evidence of previous leaks.

    Photo 44  
    PREVIOUS MOISTURE LEAK AT CONDENSATION DRAIN PIPE/PAN
     

    51) Repair/Replace, Evaluate - The following conditions were found at the evaporator: possible refrigerant leaks, corrosion. A qualified contractor should evaluate and repair as necessary.

    Photo 48  
    CORROSION ON EVAPORATOR COIL IN GARAGE AIR HANDLER
     

    52) Repair/Replace - Insulation for the outside condensing unit's refrigerant lines was missing in some areas. This may result in reduced efficiency and increased energy costs. A qualified person should replace insulation as necessary.
    53) Repair/Maintain, Evaluate - The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
    54) Maintain - One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
    55) Evaluate, Comment - Significant corrosion was found on the AC condenser cabinet and/or components. This may indicate that this unit is near the end of its service life. A qualified contractor should evaluate when this system is serviced.

    Photo 18  
    RUSTY/CORRODED A/C CONDENSER HOUSING
     

     
    Insulation/Ventilation Return to table of contents
    Positive Attributes: Insulation levels are typical for a home of this age and construction.
    General Comments: Caulking and weather stripping around doors, windows and other extrior wall openings will help to maintain weather tightness and reduce energy costs.
    56) - One or more foundation vents are damaged. Recommend repair by a qualified person.

    Photo 21  
    DAMAGED FOUNDATION/FLOOD VENT AT SOUTH EXTERIOR
     

     
    Fireplaces / Stoves / Chimneys Return to table of contents
    Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit.
    General Comments: On the whole, the fireplace and its compnents are in average condition.
    Condition of fireplaces, stoves: Appeared serviceable
    Location #A: Master Bedroom
    Location #B: Living Room
    Fireplace type: Prefabricated
    Stove type: Insert
    Fuel type: Natural gas
    57) Repair/Replace, Evaluate - The hearth at location #B was damaged with a broken tile. A qualified person should evaluate and repair as necessary. One tile is broken on it's corner.

    Photo 60  
    BROKEN 2ND FLOOR HEARTH TILE
     

    58) Evaluate - The gas fireplace at location #A, B did not respond to normal controls (thermostat, on/off switch, remote control, etc.) and was not fully evaluated as a result. The pilot light or gas supply may have been turned off. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections. Recommend consulting with the property owner and/or reviewing documentation to review lighting and operation procedures, or if necessary having a qualified contractor evaluate and repair.
    59) - Apparent condensation/moisture leak in metal exhaust flue in attic. Recommend evaluation and repair by a qualified contractor.

    Photo 42  
    CONDENSATION/ROOF FLASHING LEAK AT GAS FLUE PIPE IN ATTIC
     

     
    Kitchen Return to table of contents
    Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
    General Comments: The kitchen counter tops are in staifactory condition., Kitchen cabinets are in satisfactory condition.
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of garbage disposal: Required repair, replacement and/or evaluation (see comments below)
    Condition of dishwasher: Not determined
    Condition of range, cooktop: Not determinedNo gas connection or power to range.
    Range, cooktop type: Natural gas
    Condition of refrigerator: Not determined
    60) Safety, Repair/Replace - The range could tip forward, and an anti-tip bracket may not be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit:
    http://www.google.com/search?q=range+anti-tip+bracket

    61) Repair/Replace, Evaluate - The garbage disposal was noisy or vibrated excessively. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
    62) Repair/Replace, Evaluate - The dishwasher was not connected to power or drain. A qualified person should evaluate and repair or replace as necessary.
    63) Repair/Replace, Evaluate - The cooktop exhaust fan was inoperable. A qualified person should evaluate and repair or replace as necessary. May not have power connected
    64) Repair/Replace, Evaluate - The refrigerator was inoperable. A qualified person should evaluate and repair as necessary, or the refrigerator may need replacing. Power and water not connected. Unit controls in off position also.
    65) Repair/Replace, Evaluate - The refrigerator's was inoperable. A qualified person should evaluate and repair as necessary. No power or water connected.
    66) Minor Defect - The dishwasher wasn't securely attached to the counter above. Fasteners were missing. A qualified person should repair as necessary.
    67) Minor Defect - The light in the exhaust hood was inoperable. Recommend replacing light bulb(s) or having repairs made by a qualified person if necessary.
     
    Bathrooms / Laundry / Sinks Return to table of contents
    Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
    General Comments: Vanity counter tops are in satisfactory condition.
    Location #A: Master Bath
    Location #B: 3rd Floor Hall Bath
    Location #C: 2nd Floor 1/2 Bath
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of toilets: Appeared serviceable
    Condition of bathtubs and related plumbing: Appeared serviceable
    Condition of shower(s) and related plumbing: Appeared serviceable
    Condition of ventilation systems: Appeared serviceable
    Condition of laundry facilities: Appeared serviceable
    Gas supply for laundry equipment present: No
    240 volt receptacle for laundry equipment present: Yes
    68) Repair/Replace, Evaluate , Conducive conditions - Minor moisture damage was found in floor areas by the bathtub at location #A. A qualified person should evaluate and repair as necessary.

    Apparent moisture stains at tub corners on the floor. Appear to be from entering and exiting the tub/shower.

    Photo 52  
    APPARENT WATER STAIN AT BATHROOM FLOOR
     

    69) Repair/Replace, Evaluate - Leaking or dripping was found at the sink spout at location #A. A qualified plumber should evaluate and repair as necessary. Water would not shut off. Valves under sink were closed to stop water flow.
     
    Interior Rooms / Areas Return to table of contents
    Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
    Positive Attributes: The floors of the home are relatively level and walls are relatively plumb.
    General Comments: On the whole, the interior finishes of the home are in average condition.
    Typical flaws were observed in some areas.,
    The windows are average quality units.,
    The doors are average quality.

    Exterior door material: Wood, Metal
    Condition of exterior entry doors: Appeared serviceable
    Condition of interior doors: Appeared serviceable
    Type of windows: Vinyl, Multi, Double hung
    Condition of windows: Appeared serviceable
    Wall type or covering: Drywall or plaster
    Condition of walls: Appeared serviceable
    Ceiling type or covering: Drywall or plaster
    Condition of ceilings: Appeared serviceable
    Flooring type or covering: Carpet, Linoleum, Wood, Tile
    Condition of flooring: Appeared serviceable
    70) Repair/Replace, Evaluate , Damage - Rot or water damage was found at one or more exterior doors, door jambs. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

    Comment # 3

    71) Repair/Replace - Trim or jambs around one or more exterior doors was damaged, missing. A qualified person should repair, replace or install as necessary.

    Photo 55  
    DAMAGED DOOR JAMB/TRIM AT KITCHEN DOOR TO THE GARAGE
     

    72) Repair/Replace - Carpeting in some areas was soiled. A qualified contractor should clean/replace as necessary
    73) Minor Defect - Minor cracks and/or holes were found in walls in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
    74) Minor Defect - Minor cracks and/or holes were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
    75) Comment - Screens in one or more windows were missing, damaged. A qualified person should repair or replace screens as necessary.

    Photo 49  
    WINDOW SCREEN DAMAGE
     

    76) - Apparent evidence of door/door panel leaking. Recommend evaluation and repair/replacement by a qualified person.

    Photo 58  
    APPARENT LEAK AT FRONT ENTRANCE DOOR FIXED PANEL
     

     
    Wood Destroying Organism Findings Return to table of contents
    Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than five feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, reinfest or become active at anytime. No warranty is provided as part of this inspection.
    Visible evidence of active wood destroying insects: No
    Visible evidence of active wood decay fungi: Yes-Apparent Mold Like Substance
    Visible evidence of past wood destroying insects: No
    Visible evidence of past wood decay fungi: No
    Visible evidence of damage by wood destroying insects: No
    Visible evidence of damage by wood decay fungi: No
    Visible evidence of conditions conducive to wood destroying organisms: Yes
    Location #A: Garage Ceiling Duct Chase
     
    Inspected Once! Inspected Right!