Brown Home Inspections


409 Mamie 
Hattiesburg, MS 
49401
Inspector: Jason Brown

Property Inspection Report
Client(s):  Greg Underwood
Property address:  508 Adeline
Hattiesburg, MS
Inspection date:  Monday, May 13, 2013

This report published on Monday, May 13, 2013 8:45:24 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: 1:30 PM
Time finished: 3:00 PM
Inspector: Jason Brown
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions: Partly cloudy
Temperature: Warm
Ground condition: Damp
Inspection fee: 150.00
Payment method: Invoiced
Buildings inspected: Single Family Home
Age of building(s): 80+ years
Source for building age: Inspector's estimate
Front of building faces: South
Occupied: Yes
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
 
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: Wood
Site profile: Level, Minor slope
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, Wood
Condition of deck, patio and/or porch covers: Appeared serviceable
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Appeared serviceable
Exterior stair material: Concrete
2) 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 1  
     

    3) Rot or water damage was found in one or more structures covering decks, patios and/or porches in ceiling. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

    Photo 4  
     

    4) One or more decks, porches and/or balconies were deteriorated. A qualified person should evaluate and repair or replace as necessary.

    Photo 9  
     

    5) Exterior stairs were deteriorated. A qualified person should evaluate and repair or replace as necessary.

    Photo 2  
     

    6) One or more unlined planter boxes are attached to the side of the building. Soil contact exists in such boxes and is a conducive condition for wood-destroying organisms. Recommend either removing them, or modifying them so that no wood-soil contact exists (install plastic or metal liners), and so that they are well drained.

    Photo 6  
     

    7) 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 13  
     

    8) Typical cracks at patio and pool area.

    Photo 10  
     
     
    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, Brick
    Wall covering: Brick veneer
    Condition of floor substructure: Required repairs, replacement and/or evaluation (see comments below)
    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: Partially traversed
    Insulation material underneath floor above: None visible
    Ventilation: Appears serviceable
    Vapor barrier present: Yes
    9) 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.
    10) Rot or water damage was found at one or more joists. A qualified contractor should evaluate and repair as necessary. All rotten wood should be replaced. Evaluate for possible wood destroying insect damage.

    Photo 54  

    Photo 55  

    11) 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.

    Photo 7  

    Photo 11  

    Photo 14  
     

    12) 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, replacing bricks and/or sections of veneer.

    Photo 3  

    Photo 5  

    13) No vapor barrier was installed in the crawl space. This is a conducive condition for wood destroying organisms due to the likelihood of water evaporating into the building from the soil. A qualified person should install a vapor barrier as per standard building practices.
    14) Cellulose material such as scrap wood was found in the crawl space. All cellulose-based debris or stored items should be removed to avoid attracting wood destroying insects.
    15) Some possible scorching was found in the basement/sub floor area. The client should inquire with the seller as to the nature of this staining. This area appeared structurally un damaged from this scorching.

    Photo 34  
     

    16) Some areas of the crawlspace were inacccesible due to pipes, duct work etc. These areas were not fully evaluated.
     
    Roof / Attic Return to table of contents
    Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
    Condition of roof structure: Appeared serviceable
    Roof type: Hipped
    Age of roof surface(s): 10+ years
    Source for building age: Inspector's estimate
    Roof inspection method: Traversed
    Condition of metal and/or tile roof surface materials: Appeared serviceable
    Metal, tile or panel roof surface material: Clay tile
    Condition of exposed flashings: Appeared serviceable
    Condition of attic: Appeared serviceable
    Attic inspection method: Traversed
    Roof structure type: Rafters
    Ceiling structure: Ceiling beams
    Ceiling insulation material: Cellulose loose fill
    Ceiling insulation depth: 3 inches
    Ceiling insulation rating: 10
    Roof ventilation: Appears serviceable
    17) One or more areas of the roof structure were wet or had elevated levels of moisture at the time of the inspection. There appears to be an active leak in the roof or building exterior. A qualified contractor should evaluate and repair as necessary.

    Photo 39  
     

    18) Roof repairs were needed because some clay tiles were cracked, loose. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

    Photo 17  

    Photo 19  

    19) One or more pipe flashings were deteriorated. Leaks may occur as a result. A qualified contractor should replace flashings where necessary.

    Photo 45  
     

    20) The ceiling insulation's R rating was significantly less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency. For more information, visit:
    http://www.eere.energy.gov/consumer/tips/insulation.html

    Photo 38  
     

    21) Debris such as leaves, needles, seeds, etc. had accumulated on the roof. This is a conducive condition for wood destroying organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.

    Photo 15  

    Photo 18  

    22) 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.

    Photo 16  
     

    23) Stains were visible on the roof structure in one or more areas. Some wood damage is present. 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 41  
    wood rot at front of attic

    Photo 44  
     
    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.
     
    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
    Service voltage (volts): 120
    Service amperage (amps): 150
    Primary service overload protection type: Circuit breakers
    Condition of sub: Appeared serviceable
    Branch circuit wiring type: Non-metallic sheathed, Knob and tube
    Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
    Condition of smoke detectors: Appeared serviceable
    24) Substandard wiring was found in the attic, basement. For example, exposed splices, missing cover plates. This is a safety hazard. A qualified electrician should evaluate and repair as necessary and as per standard building practices.

    Photo 32  

    Photo 43  

    Photo 46  
     

    25) This property had "knob and tube" wiring, which was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards. Over time, the wire's insulation may become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.

    Some energized knob and tube wiring was found during the inspection. It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob and tube type, or to determine what percentage of the knob and tube wiring is energized vs. abandoned. A qualified electrician should evaluate this wiring and make repairs or replace wiring as necessary.

    Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Recommend that the client(s) consult with their insurance carrier regarding this.

    Photo 21  

    Photo 33  

    Photo 37  

    Photo 40  

    Photo 42  
     

    26) Relatively few electric receptacles were installed in one or more areas. This can result in "octopus" wiring with extension cords, which is a fire hazard. A qualified electrician should evaluate and install additional receptacles as necessary and as per standard building practices.

    Photo 47  

    Photo 48  

    27) 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 53  
     
     
    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.
    28) Consider replacing bare copper tubing with updated yellow flex lines for gas supply.

    Photo 8  
     

    29) Significant corrosion was found in some water supply pipes, fittings. Leaks may occur as a result. A qualified plumber should evaluate and repair as necessary.

    Photo 30  

    Photo 31  

    30) A sump pump was installed in the basement. 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: 13 years and 3 years
    Energy source: Natural gas
    Capacity (in gallons): 40
    Manufacturer: Rheem
    Condition of burners: Appeared serviceable
    Condition of combustion air supply: Appeared serviceable
    31) The temperature/pressure relief valve drain line was narrower than the valve outlet. This is a potential safety hazard due to the risk of explosion from restricted flow. A qualified plumber should evaluate and repair as necessary so the drain line complies with the temperature-pressure relief valve manufacturer's installation instructions. For more information, visit: http://www.reporthost.com/_docs/TPvalve.pdf

    Photo 28  

    Photo 29  

    32) Flue pipe sections or connections were loose, substandard gaps. This is a safety hazard due to the risk of carbon monoxide poisoning. A qualified contractor should evaluate and repair as necessary.

    Photo 26  
     

    33) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be near 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: Basement
    Heating type: Gravity
    Fuel type: Natural gas
    Condition of combustion air supply: Appeared serviceable
    Condition of distribution system: Appeared serviceable
    34) One or more corroded areas were found at the heat exchanger. For forced air furnaces, this is a safety hazard due to possibility of combustion gases entering the air supply ducts. A qualified contractor should evaluate and repair as necessary.

    Photo 24  
     

    35) Flue pipe sections or connections were substandard and corroded. This is a safety hazard due to the risk of carbon monoxide poisoning. A qualified contractor should evaluate and repair as necessary.

    Photo 22  

    Photo 23  
    gaps at chimney flue may allow for CO gas to penetrate interior.

    Photo 25  
    gaps at connections

    Photo 27  

    36) 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.
    37) The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
     
    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
    Condition of distribution system: Appeared serviceable
    Condition of controls: Appeared serviceable
    Condition of air filters: Required repair, replacement and/or evaluation (see comments below)
    38) 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.
    39) Replace cooling line insulation.

    Photo 12  
     

    40) 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.

    Photo 35  
     
     
    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.
    41) Repair damaged chimney cap to prevent water penetration.

    Photo 20  
     

    42) The gas fireplace at location # was not fully evaluated because remote did not function. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections.

    Photo 52  
     
     
    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
    Condition of dishwasher: Appeared serviceable
    Condition of range, cooktop: Appeared serviceable
    Range, cooktop type: Electric
     
    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: Master
    Location #B: Guest
    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
    43) Install vent fans were needed at bathrooms.
    44) Repair tile in master bath.

    Photo 49  
     
     
    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: Plaster
    Condition of walls: Appeared serviceable
    Ceiling type or covering: Drywall
    Condition of ceilings: Appeared serviceable
    Flooring type or covering: Wood, Tile
    45) Handrails at one or more flights of stairs were wobbly. 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 36  
    attic stairs
     

    46) The weatherstrip around one or more exterior doors was missing. A qualified person should repair or replace as necessary.

    Photo 51  
     

    47) Some sections of flooring had significant deterioration or damage. For example, cracked tile. A qualified person should repair as necessary.

    This may be due to foundation issues. The sub floor has been re supported. Some joists are damaged. evaluate and repair as needed.

    Photo 50  
     

    48) Minor cracks and/or holes were found in walls in one or more areas.
    49) Cracks and/or holes were found in ceilings in one or more areas. Some cracks may be due to settlement. Repair as needed.
     
    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.
    50) Some possible insect damage was found under the guest bathroom sub floor. Further evaluation and treatment may be necessary.

    Photo 55  
     

     
    Please contact Jason Brown if you have any questions regarding this report.