| Property Inspection Report | |
| Client(s): | Bryan Wallace |
| Property address: | 123 Harmony Columbia, MS |
| Inspection date: | 11/16/2011 |
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.
| Safety | Poses a risk of injury or death |
| Repair/Replace | Recommend repairing or replacing |
| Repair/Maintain | Recommend repair and/or maintenance |
| Maintain | Recommend ongoing maintenance |
| Evaluate | Recommend evaluation by a specialist |
| Monitor | Recommend monitoring in the future |
| Comment | For your information |
Click here for a glossary of building construction terms.
Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp| General Information | Return to table of contents |
Propane was not available during the inspection (tank empty, shut off valve turned off, no tank installed, etc.). As a result, some appliances such as water heater(s), forced air furnace(s), gas fireplace(s), stove(s), range(s) and/or gas supply lines weren't fully evaluated. The inspector was unable to test for gas leaks.
| Grounds | Return to table of contents |
One or more guardrails were missing. This is a safety hazard. Standard building practices require that they:
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Handrails at one or more flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:| Exterior / Foundation | Return to table of contents |
Carpenter bee damage was present at exterior. These areas should be treated and repaired. Multiple areas of the structure were occupied by wasps/hornets. This is a hazard and these areas should be treated as needed.
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Brick at garage walkway is loose. This is a trip hazard and should be repaired.
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Rot or water damage was found at one or more sections of soffits. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
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One or more exhaust duct end caps were missing. 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.
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Floors in one or more areas were not level. Significant repairs may be needed to make floors level, such as repairs to the foundation. A qualified contractor should evaluate and make repairs as necessary.
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The vapor barrier in the crawl space was missing in some 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:
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Crawlspace insulation has fallen in some areas. This condition should be repaired as needed.
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Caulk was missing in some areas. For example, around windows. A qualified person should repair or replace as necessary. For more information, visit:
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| Roof / Attic | Return to table of contents |
Trees were overhanging roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.
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Attic is well insulated and ventilated. Knee walls support roof structure.
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| Garage / Carport | Return to table of contents |
The client should consider installing a vehicle door for increased security and to prevent moisture and pest intrusion.
| Electric | Return to table of contents |
Substandard wiring was found in the attic, AC closets, and under kitchen sink. For example, missing cover plates. This is a safety hazard. A qualified electrician should evaluate and repair as necessary and as per standard building practices.
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One or more electric receptacles at the kitchen had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
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Some light fixtures and exterior ceiling fans were missing, damaged. Some fixtures may only need new bulbs. A qualified person should evaluate and repair or replace as necessary.
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 Photo 28 Bathroom B
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One or more cover plates used at the building exterior were damaged, missing components. This is a potential safety hazard for shock and/or fire. A qualified electrician should evaluate and repair as necessary.
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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:
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The legend for overcurrent protection devices (breakers or fuses) in panel #A, B was missing. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
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| Plumbing / Fuel Systems | Return to table of contents |
One or more outside faucets were leaking. This faucet was completely broken. . A qualified plumber should evaluate and repair as necessary.
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One or more leaks were found in drain fittings. A qualified plumber should evaluate and repair as necessary. Location: Crawl space in middle of area
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Some components of this property's plumbing system were "winterized" at the time of the inspection. The inspector was unable to fully evaluate the plumbing system. This may include toilets, sinks, bathtubs, showers, fixtures and supply, drain, waste and vent lines.
| Water Heater | Return to table of contents |
The electric unit in the upstairs attic/storage area is non functioning. The heating elements have been damaged and scorching is present on the tank. This unit is badly deteriorated and should not be used. A replacement
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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.
Water stains were found below the water heater. This may be a sign that the water heater is failing. A qualified plumbing contractor should evaluate and replace or repair the water heater if necessary.
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Significant corrosion was found at the supply pipes or fittings. A qualified plumber should evaluate and repair or replace as necessary.
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This water heater was not fully evaluated because the gas supply was off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the appliance is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".
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.
| Cooling / Heat Pump | Return to table of contents |
The downstairs master system's air handler was installed in an interior space, and no auxiliary condensate drain line or drip pan and drain were installed. Primary condensate drain lines often clog. When they do, water can overflow into finished living spaces below and cause damage. Recommend having a qualified contractor evaluate and install an auxiliary drain line and/or an auxiliary condensate drip pan and drain as per standard building practices.
Some of the insulation on distribution ducts in the attic was substandard. A qualified person should evaluate and replace or repair as necessary for better energy efficiency.
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One or more air filters were located so that they're difficult to access. Recommend relocating filters as necessary to more accessible locations, such as behind return air grills in interior living spaces.
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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.
One or more air filters were dirty. A qualified person should filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
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| Fireplaces / Stoves / Chimneys | Return to table of contents |
The spark screen for the chimney flue opening at location #A was missing. Screens prevent the following:
Recommend that all wood burning appliances (fireplaces and stoves) and chimneys be evaluated by a specialist who is a a member of the Chimney Safety Institute of America or National Chimney Sweep Guild, and cleaned and/or repaired as necessary.
The damper at location #A was damaged. A qualified contractor should evaluate and repair as necessary.
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| Kitchen | Return to table of contents |
Substandard wiring was found for the garbage disposal. Wires had exposed splices. This is a potential safety hazard for shock. A qualified contractor should evaluate and repair as necessary.
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The gas cook top vent was stuck in the on setting. Several burner controls are broken. The appliance should be repaired or replaced as needed.
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Leaking or dripping was found at the kitchen sink faucet base. A qualified plumber should evaluate and repair as necessary.
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The garbage disposal was jammed. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
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Biological staining was found under the sink. These areas should be properly tested and/or remediated as needed.
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The estimated useful life for most kitchen appliances is 10 to 15 years. One or more appliances (dishwasher, cooktop Oven) appeared to be near, at or beyond their service life. Recommend budgeting for replacements in the near future.
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| Bathrooms / Laundry / Sinks | Return to table of contents |
The sink drain at location #C had an active leak. A qualified plumber should evaluate and repair as necessary.
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Leaking or dripping was found at the bathtub at location #A. A qualified plumber should evaluate and repair as necessary. Faucet handle is missing at this location.
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The jetted tub at location #A was inoperable. A qualified contractor should evaluate and repair or replace as necessary.
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The sink drain stopper mechanism at location B# was missing. A qualified person should repair or replace as necessary.
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The shower head at location #A was missing. A qualified person should repair or replace as necessary.
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The toilet at location #C, D, E had no water supply and could not be fully evaluated. The shut-off valve(s) may be turned off, or repairs may be necessary. The client should ask the property owner about this, and have a qualified plumber evaluate and repair if necessary.
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Counter tops were damaged at location #B, D.
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| Interior Rooms / Areas | Return to table of contents |
Some windows that were built to open wouldn't open. A qualified person should evaluate and repair as necessary.
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Upstairs door frame is damaged. Repair as needed.
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Glass in one or more exterior doors was broken. A qualified contractor should replace glass where necessary. Location: Front door
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Some interior doors were damaged. A qualified person should repair or replace as necessary.
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Glass in one or more windows was cracked, broken and/or missing. A qualified contractor should replace glass where necessary.
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Some sections of flooring had minor deterioration or damage. For example, cracked tile. A qualified person should repair as necessary.
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Minor cracks in ceiling. These cracks do not appear to be structural in nature. Repair as needed.
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Carpeting in one or more areas was significantly stained or soiled. Recommend having carpeting professionally cleaned as necessary.
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Recommend cleaning and sealing grout in tile or stone flooring now and in the future as necessary to prevent staining and to improve waterproofing.
Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
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