View as PDF


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

 

PROPERTY INSPECTION REPORT FOR:
Client(s): Mr. & Mrs. Inspection Clients
Property address: 0000 Inspection Rd.
Inspection, Xanado. 00000
Inspection date: 3/18/2011
This report published on Monday, April 04, 2011 9:14:43 AM EDT

View summary page

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 

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

 
House in Perspective Return to table of contents
Average Quality House: This is an average quality home, ongoing maintenance is required and improvement to the systems of the home will be needed over time. The improvements recommended in the report are not considered unusual for a home of this age.
Joist Spans Good: The visible joit spans appear to be within typical construction practices.
Typical Minor Flaws: Typical minor flaws were detected in the structural components of the building.
No Substantial Movement: The inspection did not discover evidence of substantial structural movement.
 
General Information Return to table of contents
Report number: 59031711N
Time started: 9:00AM
Time finished: 11:30 AM
Inspector: Guy D. Brand, Sr.
Present during inspection: Tenant, Realtor
Client present for discussion at end of inspection: No
Weather conditions: Clear
Temperature: Warm
Ground condition: Damp
Inspection fee: $200.00
Payment method: Check
Type of building: Single family
Square Footage: 1,558
Year Built: 1958
Buildings inspected: House
Number of residential units inspected: 1
Style of Building: Ranch
Age of building(s): 58
Source for building age: Zillow.com
Front of building faces: North
Main entrance faces: North
Occupied: Yes, Furniture or stored items were present
1) Repair/Replace - Evidence of rodent infestation was found in the form of damaged insulation in the crawl space. Recommend consulting with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.cdc.gov/rodents/prevent_rodents/seal_up.htm
http://www.cdc.gov/rodents/prevent_rodents/trap_up.htm
http://www.cdc.gov/rodents/prevent_rodents/clean_up.htm

Photo 67  
 

 
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: Grade slopes towards house in front
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Concrete
Condition of exterior stairs: Appeared serviceable
Condition of handrails: Appeared serviceable
Exterior stair material: Concrete
Condition of exterior stairs: Appeared serviceable
Exterior stair material: Concrete
2) Safety, Repair/Replace - Handrails at one or more flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:

  • Installed at stairs with four or more risers
  • Sized and shaped so your hand can encircle them
  • Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point
  • Continuous and extend for the entire flight of the stairs
  • Located between 30 and 38 inches above the leading edge of the stair treads

    These steps do not have 4 risers. Recommend handrails as a descrecinary improvement.

    A qualified person should repair, replace or install as necessary and as per standard building practices.
    3) Repair/Replace, Evaluate - Evidence of poor drainage was found in one or more sections of the yard, landscaped areas in the form of sediment. One or more drains were visible, but the drain(s) appeared to be substandard. A qualified person should evaluate and make repairs as necessary to prevent water from accumulating in the future. For example, improving the existing drainage system and/or installing additional drains and drain lines.

    Photo 32  
    THE GENERAL AREA IN FRONT OF THE HOUSE IS ABOVE THE CRAWL SPACE GRADE.
     

    4) Comment - Minor cracks, settlement, heaving and/or deterioration 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 may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
    5) Comment - Minor cracks, settlement, heaving and/or deterioration were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
     
    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.
    Condition of wall covering: Appeared serviceable
    Apparent wall structure: Wood frame
    Wall covering: Vinyl, Brick veneer
    Condition of foundation and footings: Appeared serviceable
    Foundation type: Crawlspace
    Foundation material: Concrete block, Brick
    Footing material: Poured in place concrete
    Condition of floor substructure: Appeared serviceable
    Pier or support post material: Masonry
    Beam material: Solid wood
    Floor structure: Solid wood joists
    Condition of crawl space: Appeared serviceable
    Crawl space inspection method: Traversed
    Insulation material underneath floor above: None visible
    Ventilation: Substandard
    Vapor barrier present: Yes
    6) Safety, Repair/Replace , Conducive conditions - Paper facing on batt insulation in the crawl space was exposed. The paper facing is flammable, and poses a safety hazard due to the risk of fire. Also, the paper facing typically acts as a vapor barrier, and if located away from the interior surfaces, can trap moisture from condensation in the cavity between the paper facing and the interior spaces. This is a conducive condition for wood destroying insects. The inspector was unable to evaluate the structure obscured by the insulation. A qualified person should reinstall or replace the insulation as per standard building practices and as per the manufacturer's instructions. Crawl space under converted garage has insulation upside down.

    Photo 63  
     

    7) Major Defect, Repair/Replace - No insulation was installed under the floor in the crawl space. A qualified contractor should install insulation for better energy efficiency and as per standard building practices with an R rating recommended for this area. For more information, visit:
    http://www.eere.energy.gov/consumer/tips/insulation.html

    Main house floor does not have insulation.

    8) Repair/Replace, Evaluate, Monitor , Conducive conditions - Evidence of prior water intrusion was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood destroying organisms and should not be present in the crawl space. The client should review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:

  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

    Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.

    Photo 58  

    Photo 61  

    9) Repair/Replace, Evaluate , Damage - Rot or water damage was found at one or more sections of floor sheathing, joists. A qualified contractor should evaluate and repair as necessary. All rotten wood should be replaced. Previous signs of repair were obsrved under the main bathroom area. Signs of previous leaking on newer lumber repairs.

    Photo 53  
    NEW OSB FLOOR SHEATHING WITH WATER STAINS UNDER BATHROOM.
     

    10) Repair/Replace, Evaluate , Conducive conditions - The vapor barrier in the crawl space was deteriorated, damaged, loose or askew, missing, substandard in many areas. This is a conducive condition for wood destroying organisms due to the likelihood of water evaporating into the structure from the soil. A qualified person should evaluate and replace or repair sections as necessary. Standard building practices require the following:

  • The soil below the vapor barrier should be smooth and free from sharp objects.
  • Seams should overlap a minimum of 12 inches.
  • The vapor barrier should lap up onto the foundation side walls.

    Better building practices require that:

  • Seams and protrusions should be sealed with a pressure sensitive tape.
  • The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.

    Photo 55  

    Photo 62  

    Photo 64  
     

    11) Repair/Replace, Evaluate , Conducive conditions - Ventilation for the crawl space was substandard. This may result in high levels of moisture in the crawl space and can be a conducive condition for wood destroying organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.
    12) Repair/Replace, Evaluate - Some sections of siding and/or trim were loose. A qualified person should evaluate and repair, replace or install siding or trim as necessary.

    Photo 47  
     

    13) Repair/Replace, Evaluate - Minor cracks or deterioration were found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.

    Photo 35  

    Photo 36  

    Photo 37  
     

    14) Repair/Replace, Evaluate - One or more pier footings were substandard. Settlement may occur as a result. A qualified contractor should evaluate and repair as necessary.

    Photo 65  
     

    15) Repair/Replace , Conducive conditions - Many crawl space vents were blocked by debris, removable panels. This restricts ventilation in the crawl space and may result in increased levels of moisture inside. Materials or items blocking vents should be removed as necessary.
    16) Repair/Replace - Some crawl space vent screens were damaged. Animals such as vermin or pets may enter the crawl space and nest, die and/or leave feces and urine. A qualified person should replace damaged or deteriorated screens where necessary using screen material such as "hardware cloth" with 1/4 inch minimum gaps.

    Photo 39  
     

    17) Repair/Maintain, Maintain - Many areas were damp and apparent signs of mold like substances were present.

    Photo 49  

    Photo 57  

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

    Photo 1  

    Photo 46  

    19) Minor Defect - Cellulose material such as paper was found in the crawl space. All cellulose-based debris or stored items should be removed to avoid attracting wood destroying insects.

    Photo 50  

    Photo 56  

    Photo 59  
     

    20) Comment - All foundation and/or footings sections were obscured by being below grade and couldn't be fully evaluated. This house should have a concrete footing as typical construction for a house in this location and age.
     
    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.
    Condition of roof structure: Appeared serviceable
    Normal Wear And Tear Visible: In all, the roof coverings show evidence of normal wear and tear for a home of this age.
    Three Tab Shingle Life: Three tab shingles fo this type have a 15-20 year life expectancy.
    Roof type: Hipped
    Age of roof surface(s): APPROXIMATELY 10 YEARS
    Source for building age: Property owner
    Roof inspection method: Traversed
    Condition of shingle and/or shake roof surface materials: Appeared serviceable
    Roof surface material: Asphalt or fiberglass composition shingles
    Condition of exposed flashings: Near, at or beyond service life
    Condition of gutters, downspouts and extensions: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
    Gutter and downspout material: Metal
    Gutter and downspout installation: Full
    Condition of attic: Appeared serviceable
    Attic inspection method: Viewed from hatch(es)
    Ceiling structure: Joists
    Ceiling insulation material: Fiberglass roll or batt
    Ceiling insulation depth: 3-1/2"
    Ceiling insulation rating:
    Vapor retarder: None visible
    Roof ventilation: Appears serviceable
    21) Safety, Repair/Replace , Conducive conditions - Paper facing on batt insulation in the attic was exposed. The paper facing is flammable, and poses a safety hazard due to the risk of fire. Also, the paper facing typically acts as a vapor barrier, and if located away from the interior surfaces, can trap moisture from condensation in the cavity between the paper facing and the interior spaces. This is a conducive condition for wood destroying insects. The inspector was unable to evaluate the structure obscured by the insulation. A qualified person should reinstall or replace the insulation as per standard building practices and as per the manufacturer's instructions. ATTIC OVER GARAGE ANNEX HAS INSULATION INSTALLED BACKWARDS.

    Photo 5  
     

    22) Repair/Replace, Evaluate , Conducive conditions - Many roof flashings were corroded. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

    Photo 25  

    Photo 26  

    23) Repair/Replace, Evaluate - The roof structure needed repair in one or more areas due to the following conditions: damage, missing or substandard bracing. A qualified contractor should evaluate and repair as necessary, and as per standard building practices. RIDGE SUPPORT HAS CRACKED FROM APPARENT WEIGHT OF TRIPLE LAYER OF SHINGLES.

    Photo 6  
     

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

    Photo 31  

    Photo 33  

    Photo 40  
     

    25) 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

    26) Repair/Maintain - One or more gutters, downspouts were damaged. Water may accumulate around the building foundation as a result. A qualified person should repair as necessary.

    Photo 45  

    Photo 44  

    27) Maintain , Conducive conditions - Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

    Photo 29  
     

    28) Comment - Some sections of the composition shingle roof surface were substandard in installation. It's likely that these roof surfaces won't perform as well or have as long a service life had they been installed by a qualified contractor. When repairs are made or when surfaces are replaced, a qualified contractor should perform the work. SHINGLES CUT SHORT AT HIP RAFTER.

    Photo 24  

    Photo 28  

    29) Comment - All attic and roof structure sections were not evaluated due to lack of access from the following conditions: limited height, ducts or pipes blocking. NOT WALKABLE. NO FLOORING TO SAFELY CRAWL ON.
    30) Comment - All attic and roof structure sections more than 15 feet from the access hatch(es) were inaccessible due to lack of permanent walkways, ducts or pipes blocking, limited height. These areas are excluded from the inspection.
    31) Comment - Attic spaces less than 30 inches in height appeared to exist in this building and had no access. This is acceptable as per standard building practices. However, these spaces were not inspected and are excluded from this inspection.
    32) Comment - This asphalt or fiberglass composition roof surface had two or more layers of roofing materials. When this roof is replaced, recommend a complete "tear off", where all existing layers of roofing are removed before installing new roofing materials. For 20-year rated composition shingles, additional layers of material reduce the new roof material's lifespan as follows:

  • 16-20 years - First roof
  • 12-16 years - Second layer on existing roof

    Removing existing roofing materials will significantly increase the cost of the next roof.

    Photo 30  
    THREE LAYERS OF ROOFING APPEAR TO BE PUUTING EXTRA STRESS ON THE ROOF STRUCTURE. HAVE EVALUATED BY QUALIFIED CONTRACTOR.
     

    33) - Nail heads exposed. Recommend roofing caulk to seal heads.

    Photo 23  

    Photo 27  

     
    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.
    Type: Attached
    Condition of detached garage or carport structure: Appeared serviceable
    Condition of garage: Appeared serviceable
    Type of garage: Solid core, Wood
    Condition of garage vehicle door(s): Appeared serviceable
    Garage vehicle door type: Sectional
    Number of vehicle doors: 1S
    Condition of garage vehicle door(s): Appeared serviceable
    Garage vehicle door type: Sectional
    Number of vehicle doors: 1
    Condition of garage floor: Appeared serviceable
    Condition of garage interior: Appeared serviceable
    Garage ventilation: None visible
    34) Safety, Repair/Replace, Evaluate - The self-closing device on the garage-dwelling door is missing. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified person should evaluate and make repairs as necessary.
    35) Safety, Repair/Replace, Evaluate - One or more areas with missing or substandard surface materials were found in the attached garage walls, ceilings. These surfaces are intended to prevent vehicle fumes and/or fire from entering or spreading to living spaces or unfinished areas adjacent to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices.
     
    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.
    Electric service condition: Appeared serviceable
    Primary service type: Overhead
    Number of service conductors: 3
    Service voltage (volts): 120
    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
    Location of main disconnect: Breaker at top of main service panel
    Circuit breakers that were in the "off" position: 0
    Branch circuit wiring type: Non-metallic sheathed, Copper
    Condition of branch circuit wiring: Serviceable
    Condition of smoke detectors: Required repair, replacement and/or evaluation (see comments below)
    Smoke detectors present: Yes
    Carbon monoxide detectors present: No
    Smoke detector power source: Battery
    36) Safety, Repair/Replace, Evaluate - The service drop wires were less than 10 feet above ground or walkways. This is a safety hazard due to the risk of shock. The utility company and/or a qualified electrician should evaluate and repair as necessary.

    SERVICE DROP WIRES AT THE HOUSE ARE APPROXIMATELY 9' ABOVE THE GROUND.

    Photo 38  
     

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

    Photo 2  
     

    38) Safety, Repair/Replace, Evaluate - Substandard wiring was found in the attic, crawl space, interior rooms. For example, exposed wiring, exposed splices, extension or lamp cord used as permanent wiring. This is a safety hazard. A qualified electrician should evaluate and repair as necessary and as per standard building practices.

    Photo 8  

    Photo 60  

    Photo 66  

    Photo 17  

    39) Safety, Repair/Replace, Evaluate - Two-pronged electric receptacles rather than three-pronged, grounded receptacles were installed in one or more areas. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:

  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. A qualified electrician should evaluate and install grounded receptacles as per the client's needs and standard building practices.
    40) Safety, Repair/Replace, Evaluate - One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.

    Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:

  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.
    41) Safety, Repair/Replace, Evaluate - One or more electric receptacles at the kitchen, bathroom(s), garage, exterior had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
    http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

    42) 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

    43) Safety, Minor Defect - One or more screws were missing from the cover to panel #A 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.
    44) Safety, Minor Defect - Some cover plates were missing. 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. A qualified person should repair as necessary.

    Photo 4  
    GARAGE ANNEX ATTIC.

    Photo 48  
    MAIN HOUSE CRAWL SPACE.

    45) 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

    46) Comment - Some electric receptacles were not accessible because of furniture, stored items and were not fully evaluated.
    47) - 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

     
    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.
    Condition of service and main line: Appeared serviceable
    Location of main water meter: STREET CURB
    Location of main water shut: STREET CURB
    Water service: Public
    Water pressure (psi): 58 PSI
    Service pipe material: Not determined
    Condition of supply lines: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
    Supply pipe material: Copper
    Condition of drain pipes: Appeared serviceable
    Drain pipe material: Plastic, Galvanized steel
    Condition of waste lines: Required repair, replacement and/or evaluation (see comments below)
    Waste pipe material: Plastic, Cast iron
    Vent pipe condition: Appeared serviceable
    Vent pipe material: Galvanized steel
    Condition of fuel system: Appeared serviceable
    Location of main fuel shut: SOUTH EXTERIOR
    48) Safety, Minor Defect - One or more outside faucets were 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 building. 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.
    49) Safety, Comment - Copper water supply pipes in buildings 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 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 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:

  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
  • Install appropriate filters at points of use.
  • Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
  • Use bottled or distilled water.
  • Treat well water to make it less corrosive.
  • Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

    For more information visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
    http://www.epa.gov/safewater/lead/index.html
    50) Repair/Replace, Evaluate , Conducive conditions - One or more leaks were found in water supply pipes, valves, fittings. A qualified plumber should evaluate and repair as necessary.

    Photo 20  

    Photo 21  

    Photo 3  
    SIGNS OF PREVIOUS LEAKS AT THE LAUNDRY AREA.

    Photo 68  

    51) Repair/Replace, Evaluate , Conducive conditions - Significant corrosion was found in some water supply pipes. Leaks may occur as a result. A qualified plumber should evaluate and repair as necessary.

    Photo 69  
     

    52) Repair/Replace, Evaluate - One or more outside faucets were leaking. 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.

    Photo 34  
     

    53) Monitor, Comment - Based on their apparent age and/or observations made during the inspection, some of the drain, waste lines in this building were near the end of their service life. The client should monitor these lines for leaks and budget for replacing lines as necessary in the near future.
     
    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, Required repair, replacement and/or evaluation (see comments below)
    Type: Tank
    Estimated age: 21 YEARS
    Energy source: Natural gas
    Capacity (in gallons): 40
    Manufacturer: Rheem
    Model: # 21V40-7 SERIAL # RN 0690a38373 MFG. DATE JUNE 1990
    Location of water heater: INTERIOR CLOSET
    Water temperature (degrees Fahrenheit): 144 +/- degrees F
    Condition of burners: Appeared serviceable
    54) Safety, Repair/Replace - No drain line was installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices.

    Photo 13  
     

    55) Repair/Replace, Evaluate , Conducive conditions - Significant corrosion was found at the supply pipes or fittings, supply valves, water heater casing. A qualified plumber should evaluate and repair or replace as necessary.

    Photo 14  
     

    56) Repair/Replace, Evaluate - The water heater enclosure was deteriorated. Recommend that a qualified person evaluate and repair as necessary.
    57) Repair/Replace, Evaluate - One or more areas of rust, scaling were found at the burner chamber. A qualified contractor should evaluate and repair as necessary.

    Photo 15  
     

    58) 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.
    Condition of heating system: Appeared serviceable
    Location of heating system: Closet
    Heating type: Forced air
    Fuel type: Natural gas
    Approximate BTUs: 80,000
    Manufacturer: Trane
    Last service date: Unknown
    Model: # TDD080C936C4 Serial # N444XJB1G Mfg. Date 1998
    Condition of burners: Appeared serviceable
    Condition of venting system: Appeared serviceable
    Condition of combustion air supply: Appeared serviceable
    Condition of distribution system: Required repair, replacement and/or evaluation (see comments below)
    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
    59) Major Defect, Comment - The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appeared to be nearing this age and/or its useful lifespan and may need significant repairs at any time. Recommend budgeting for a repairs/replacement in the future.
    60) Repair/Replace, Evaluate - Most of the insulation on distribution ducts in the crawl space was deteriorated. A qualified person should evaluate and replace or repair as necessary for better energy efficiency.

    Photo 51  
     

    61) 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. 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.
    62) Maintain - One or more air filters were dirty. A qualified person should change 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.
    Condition of cooling system and/or heat pump: Appeared serviceable
    Location: South Exterior
    Type: Split system
    Estimated age: 13 years
    Approximate tonnage: 3 tons
    Manufacturer: Bryant, Trane Model # TTB036C100A1 Serial # P20212WBF Mfg. Date May 1999
    Condition of distribution system: Required repair, replacement and/or evaluation (see comments below)
    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
    63) Repair/Replace, Evaluate - Supply air from the air conditioning or heat pump cooling 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 over sized fan, or a deficient return air system. A qualified contractor should evaluate and repair as necessary.

    Differential at time of inspection was 9 Degrees F.

    64) Repair/Replace, Evaluate - Most of the insulation on distribution ducts in the crawl space was deteriorated. A qualified person should evaluate and replace or repair as necessary for better energy efficiency.
    65) 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. 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.
    66) 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.
    67) Evaluate, Comment - Significant corrosion was found on the heat pump 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 12  
     

     
    Insulation/Ventilation Return to table of contents

    68) - No floor insulation installed under main house.
     
    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.
    Condition of fireplaces, stoves: Appeared serviceable
    Location #A: Furnace Closet
    Fuel type: Natural gas
    Condition of chimneys: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
    Chimney type: Metal
    69) Repair/Replace, Monitor, Comment - Metal flue above the roof is rusted/deteriorated. Recommend replacing section with a new section by a qualified technician.
     
    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.
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of garbage disposal: Appeared serviceable, Near end of service life.
    Condition of range, cooktop: Appeared serviceable
    Range, cooktop type: Electric
    Condition of refrigerator: Appeared serviceable
    70) Comment - Some counters showed minor wear.
    71) Comment - Some cabinet surfaces, drawers and/or doors showed minor wear.
    72) Comment - Minor wear was found at the kitchen sink.
     
    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.
    Location #A: Main Bathroom
    Location #B: 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: Required repair, replacement and/or evaluation (see comments below)
    Gas supply for laundry equipment present: No
    240 volt receptacle for laundry equipment present: Yes
    73) Repair/Replace, Evaluate , Conducive conditions - Minor moisture damage was found in floor, wall areas by the shower at location #A. A qualified person should evaluate and repair as necessary.
    74) Repair/Replace, Evaluate , Conducive conditions - The sink drain at location #B had an active leak. A qualified plumber should evaluate and repair as necessary.

    Photo 18  
     

    75) Repair/Replace, Evaluate , Conducive conditions - Moderate moisture damage was found in floor, wall areas by the bathtub at location #A. A qualified person should evaluate and repair as necessary.

    Photo 52  
    PREVIOUS REPAIRS HAVE SIGNS OF LEAKING ON NEWER LUMBER.

    Photo 54  
    PREVIOUS REPAIRS HAVE SIGNS OF LEAKING ON NEWER LUMBER.

    76) Repair/Replace - The bathtub drain stopper mechanism at location #A was rusting. A qualified person should repair or replace as necessary.

    Photo 9  
     

    77) Repair/Maintain , Conducive conditions - The caulk between the tub and the floor, walls at location #A was deteriorated. A qualified person should repair as necessary.

    Photo 10  
     

    78) Repair/Maintain - Caulk was deteriorated at the counter backsplash, around the sink at location #A, B. A qualified person should repair as necessary.
    79) Evaluate - Stains were found in the shelving or cabinet components below the sink at location #A. Plumbing leaks may have occurred in the past. Recommend consulting with the property owner about this, and if necessary, having a qualified person evaluate and repair.

    Photo 7  
     

    80) Comment - Cabinet surfaces, drawers and/or doors showed minor wear at location #A, B.
    81) Comment - Minor wear was found at the sink at location #A, B.
    82) Comment - Minor wear was found at the bathtub at location #A.
    83) - Laundry area is disconnected/out of service. It appears that a total replacement of fixtures & fittings is needed.
    84) - Exhaust vent cover damaged. Replace to prevent blockage by birds and vermin.

    Photo 41  
     

     
    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.
    Exterior door material: Metal
    Condition of exterior entry doors: Appeared serviceable
    Type of windows: Vinyl, Wood, Sliding, Double hung, Fixed
    Condition of windows: Appeared serviceable
    Wall type or covering: Plaster
    Condition of walls: Appeared serviceable
    Ceiling type or covering: Plaster
    Condition of ceilings: Appeared serviceable
    Flooring type or covering: Carpet, Vinyl, Linoleum, Wood
    Condition of flooring: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
    85) Safety, Comment - This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint:
    http://www.cpsc.gov/CPSCPUB/PUBS/5054.html
    http://www.cpsc.gov/CPSCPUB/PUBS/5055.html

    86) Repair/Replace, Evaluate , Damage - Rot or water damage was found at one or more exterior door jambs. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

    Photo 42  

    Photo 43  

    87) Repair/Replace, Evaluate - The front door's doorbell appeared to be inoperable. A qualified person should evaluate and repair as necessary.

    Photo 19  
     

    88) Repair/Replace , Conducive conditions - Vinyl floor tiles were installed in one or more "wet" areas such as bathrooms or kitchens. Water can easily leak through seams between the tiles and damage the sub-floor below. Recommend having a qualified contractor replace these tiles with a waterproof flooring material such as sheet vinyl.

    Photo 22  
     

    89) Repair/Replace - One or more exterior doors had minor deterioration. A qualified person should repair or replace as necessary.
    90) Repair/Replace - Wood flooring in many areas was significantly worn, deteriorated or damaged. A qualified contractor should refinish wood flooring as necessary.
    91) 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.
    92) 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.

    Photo 16  
     

    93) - Apparent abandoned hole in floor not filled in properly. Recommend filling in by qualified contractor.

    Photo 11  
    Vermin access in furnace closet.
     

     
    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
    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: Crawl Space
     
    Inspected Once! Inspected Right!