Brown Home Inspections


409 Mamie 
Hattiesburg, MS 
49401
Inspector: Jason Brown

Property Inspection Report
Client(s):  William Ulmer
Property address:  1550 N 5th
Laurel, MS
Inspection date:  Wednesday, May 29, 2013

This report published on Wednesday, May 29, 2013 8:53:53 PM CDT

View report summary

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 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
CommentFor your information 

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

Table of Contents
General Information
Grounds
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Wood Destroying Organism Findings
 
General Information Return to table of contents
Time started: 12:30 PM
Time finished: 1:30 PM
Inspector: Jason Brown
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions: Partly cloudy
Temperature: Hot
Ground condition: Dry
Inspection fee: 300.00
Payment method: Cash
Buildings inspected: Single Family House and Guest House
Age of building(s): 50+ years
Source for building age: Inspector's estimate
Front of building faces: East
Occupied: No
1) Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov

2) Some wall and floor surfaces were obscured by furniture, stored items and couldn't be fully evaluated. Garage/Basement

Photo 27  
 
 
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.
Condition of fences and gates: Appeared serviceable
Fence and gate material: Chain link
Condition of retaining walls: Required repairs, replacement and/or evaluation (see comments below)
Retaining wall material: Block
Site profile: Moderate slope
Condition of driveway: Appeared serviceable
Driveway material: Asphalt, Poured in place concrete
Sidewalk material: Poured in place concrete
Condition of exterior stairs: Appeared serviceable
3) One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement, heaving and/or deterioration. A qualified contractor should evaluate and repair or replace sections as necessary to eliminate trip hazards.

Photo 10  
 

4) 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

    A qualified person should repair, replace or install as necessary and as per standard building practices.

    Photo 8  
     

    5) Minor cracks, leaning and/or deterioration were found in one or more retaining walls. Recommend repairing cracks with mortar, elastomeric sealant, or other suitable material to prevent water intrusion and further deterioration. The client should monitor such walls in the future for continued deterioration (cracking, leaning, bowing, etc.). Repairs and/or replacement by a qualified contractor may be necessary in the future.

    Photo 1  

    Photo 2  

    Photo 7  

    Photo 9  

    6) Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from building exteriors. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and building exteriors.

    Photo 6  

    Photo 15  

    7) The pool was covered and could not be fully evaluated. This pool and equipment should be evaluated and serviced by a local qualified pool service company.

    Photo 3  

    Photo 14  
     
    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: Brick veneer
    Foundation type: Unfinished basement, Finished basement
    Foundation material: Poured in place concrete, Concrete block
    Footing material: Not determined
    Condition of floor substructure: Appeared serviceable
    Pier or support post material: Masonry
    Beam material: Solid wood
    Floor structure: Solid wood joists
    Condition of the basement: Appeared serviceable
    8) Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains at support post bases, efflorescence on the foundation etc. Accumulated water is a conducive condition for wood destroying organisms and should not be present in the basement. The client should review any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement 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 basements 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 basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.

    Photo 48  

    Photo 49  

    Photo 52  

    Photo 55  

    Photo 56  
     

    9) Rot or water damage was found at one or more sections of trim, window sills. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

    Photo 5  

    Photo 12  

    Photo 16  
    minor paint repair needed

    Photo 18  

    Photo 19  
     

    10) 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 4  

    Photo 17  

    11) Soil was in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

    Photo 11  
     

    12) Some sections of the floor substructure were not fully evaluated due lack of access from ducts or pipes finished ceiling.
     
    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
    Roof type: Gable
    Age of roof surface(s): 3 years
    Source for building age: Inspector's estimate
    Roof inspection method: Viewed from ground with binoculars, Viewed from windows
    Condition of shingle and/or shake roof surface materials: Appeared serviceable
    Roof surface material: Asphalt or fiberglass composition shingles
    Condition of gutters, downspouts and extensions: Appeared serviceable
    Condition of attic: Appeared serviceable
    Attic inspection method: Viewed from hatch(es)
    Roof structure type: Rafters
    Ceiling structure: Ceiling beams
    Ceiling insulation material: Cellulose loose fill
    Ceiling insulation depth: 6 inches
    Ceiling insulation rating: 20
    Roof ventilation: Appears serviceable
    13) 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 45  
    front upstairs dormer closet
     

    14) Because of the roof configuration, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.
    15) The attic is well insulated and ventilated.

    Photo 57  
     
     
    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.
    Condition of detached garage or carport structure: Appeared serviceable
    Condition of garage vehicle door(s): Appeared serviceable
    Garage vehicle door type: Sectional
    Condition of garage floor: Appeared serviceable
    16) Evidence of prior water intrusion was found in one or more sections of the garage. For example, water stains at support post bases, efflorescence on the foundation etc. Accumulated water is a conducive condition for wood destroying organisms and should not be present in the garage. The client should review any disclosure statements available and ask the property owner about past accumulation of water in the garage. The garage 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 garages include:
  • Repairing, installing or improving driveway drains
  • 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

    Photo 28  

    Photo 29  

    17) One or more automatic vehicle door openers couldn't be fully evaluated because they were opener was not present.

    Photo 31  
     
     
    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
    Service voltage (volts): 120
    Service amperage (amps): 100
    Primary service overload protection type: Circuit breakers
    Condition of main service panel: Appeared serviceable
    Condition of sub: Appeared serviceable
    Branch circuit wiring type: Non-metallic sheathed
    Condition of branch circuit wiring: Serviceable
    Condition of smoke detectors: Required repair, replacement and/or evaluation (see comments below)
    18) 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.

    Photo 23  
     

    19) One or more electric receptacles at the kitchen, bathroom(s) 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

    Photo 34  
     

    20) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
    http://www.google.com/search?q=old+smoke+alarms

    21) Smoke detectors were missing from hallways leading to 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

    Photo 42  
     

    22) Water is apparently leaking down the wall of the basement at the sub panel and other wiring locations. This is a hazard. Drainage at this location should be repaired as needed to prevent any water from penetrating this or any other area of the basement.

    Photo 50  
     

    23) Evaluate all wiring areas and install cover plates for exposed wire splices.

    Photo 30  

    Photo 44  

    24) Exposed sheathed wiring at the rear exterior near the guest house should be enclosed in a hardened conduit pipe to avoid damage to these wires.

    Photo 33  
     

    25) One or more knockouts were missing from panel (garage) . This is a potential safety hazard due to the risk of fire. A qualified person should install knockout covers where missing and as per standard building practices.

    Photo 32  
     

    26) The legend for overcurrent protection devices (breakers or fuses) in panel #A and B was missing. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
    27) One or more outlets did not have power at inspection.

    Photo 46  
     

    28) Some light fixtures were inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner. Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

    Photo 37  

    Photo 40  
     
    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
    Condition of supply lines: Appeared serviceable
    Condition of drain pipes: Appeared serviceable
    29) The sump pump was malfunctioning. A qualified contractor should evaluate and repair as necessary.

    Photo 51  
     

    30) Wiring for the sump pump's power supply was substandard. Standard building practices require that this appliance be powered by a dedicated receptacle (so it doesn't stop working when other equipment malfunctions) without the use of extension cords. A qualified electrician should evaluate and repair as necessary.
    31) No water was available at the basement bonus room.

    Photo 54  
     

    32) The pool sink was not hook up for regular use.

    Photo 13  
     

    33) A sump pump was installed at the building exterior. This may indicate that water accumulates inside or below the structure. Recommend asking the property owner how often the sump pump operates and for how long at different times of the year. Also, the client should be aware that the service life of most sump pumps is between five and seven years, and that the pump may need replacing soon depending on its age and how often it operates.
     
    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: 5 years
    Energy source: Natural gas
    Capacity (in gallons): 40
    Manufacturer: Rheem
    Condition of burners: Appeared serviceable
    Condition of venting system: Appeared serviceable
    Condition of combustion air supply: Appeared serviceable
    34) 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 53  
     

    35) No hot water is available to the guest house.
     
    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: Basement
    Heating type: Forced air
    Fuel type: Natural gas
    Manufacturer: Rheem
    36) Floor heaters and space heaters are used to warm the guest house. These are considered outdated and unsafe methods for heating. The client should consider central heating and air for this structure.

    Photo 21  

    Photo 26  
     
    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
    Type: Split system
    Estimated age: 10 years
    Approximate tonnage: 5 tons
    Manufacturer: Rheem
    Condition of distribution system: Appeared serviceable
    Condition of controls: Appeared serviceable
    Condition of air filters: Required repair, replacement and/or evaluation (see comments below)
    37) Older window units are used to cool the guest house. These units can damage the areas they are placed in with condensate. They are also not efficient for normal cooling. The client should consider a central heating and cooling system for this structure.

    Photo 22  
     

    38) Air filters were missing at one or more locations. As a result, unfiltered air will flow through the system, and equipment life and the indoor air quality may be reduced. Correctly sized filter(s) should be installed. If necessary, guides or retaining devices should be installed or repaired so filter(s) are securely anchored and gaps around edges are minimized.

    Photo 59  
     

    39) 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.
    40) 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.
    41) Window unit at upstairs bed room may indicate these rooms are warmer in the summer months.

    Photo 41  
     
     
    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.
    Fireplace type: Masonry
    Fuel type: Wood
    42) All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
     
    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: Not determined
    Condition of dishwasher: Appeared serviceable
    Condition of range, cooktop: Appeared serviceable
    Range, cooktop type: Natural gas
    43) The garbage disposal's splash guard was missing. A qualified person should replace the splash guard.

    Photo 36  
     

    44) The light in the exhaust hood was inoperable. Recommend replacing light bulb(s) or having repairs made by a qualified person if necessary.

    Photo 38  
     

    45) A switch for the disposal could not be found at inspection.

    Photo 35  
     

    46) The refrigerator for the bonus room in the basement was not on at inspected and could not be fully evaluated.
     
    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: Upstairs
    Location #B: Guest
    Location #C: Guest House
    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
    47) The shower valve for the guest house, upstairs bath, and basement units were non functioning at inspection. A qualified plumber should evaluate and repair these areas.

    Photo 24  

    Photo 43  

    48) The guest house toilet was cracked at the lid and non functioning at inspection. This unit should be evaluated and repaired as needed.

    Photo 25  
     

    49) Improve and maintain grout and caulk at the upstairs shower.

    Photo 39  
     
     
    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: Wood, Glass
    Condition of exterior entry doors: Appeared serviceable
    Condition of interior doors: Appeared serviceable
    Condition of windows: Appeared serviceable
    Wall type or covering: Drywall
    Condition of walls: Appeared serviceable
    Ceiling type or covering: Drywall
    Condition of ceilings: Appeared serviceable
    Flooring type or covering: Carpet
    Condition of flooring: Appeared serviceable
    50) A fire has occurred at the guest house. The client should inquire as to the nature of this fire. Space heaters are not recommended for this structure.

    Photo 20  
     

    51) Carpeting in one or more areas was loose. A qualified contractor should repair as necessary.
    52) Elevated moisture levels were found at the sun room (base of wall near entry. Improve flashing in these areas to prevent water damage.

    Photo 47  
     

    53) Repair cracked tile at upstairs bathroom.

    Photo 58  
     

    54) Many windows used single-pane glass. Single-pane windows are one of the largest sources of heat loss in winter and heat gain in the summer due to their low insulating ability and high air leakage rates. They're estimated to be responsible for 25 to 50 percent of the energy used to heat and cool homes. The client should consider replacing single-pane windows with new, multi-pane windows.
     
    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.
     
    Please contact Jason Brown if you have any questions regarding this report.