|
Sample Report |
| Client(s): |
John and Susan Homebuyer |
| Property address: |
8409 W. CR 750 N.
Any Where, USA 12345 |
| Inspection date: |
Tuesday, July 18, 2006 |
This report published on 10/8/2006 4:22:39 PM EDT
View summary page
SCOPE OF INSPECTION
The scope of the inspection and report is a limited visual inspection of the general systems and components of the home as found on the day of inspection. The inspec tion is intended to identify any system or component which may be in need of immediate major repair. The inspection will be performed in compliance with NACHI standards of practice, a copy of which is available upon request.
OUTSIDE THE SCOPE OF INSPECTION
Any area which is not exposed to view, is concealed, or is inaccessible because of soil, walls, floors, carpets, ceilings, furnishing or any other thing is not included in this inspection.
This report does not address environmental hazards, including lead-based paint, radon, asbestos, cockroaches, rodents, pesticides, treated lumber, mold, mercury, carbon monoxide or other similar environmental hazards.
This report does not address wood destroying insects and organisms.
This report does not address subterranean systems or system components (operational or non-operational), including sewage disposal, water supply or fuel storage or delivery.
The inspection does not include any destructive testing or dismantling. Client agrees to assume all the risk for all conditions which are concealed from view at the time of the inspection.
This is not a home warranty, guarantee, insurance policy or substitute for real estate transfer disclosures which may be required by law.
Your inspector is a home inspection generalist and is not acting as a licensed engineer or expert in any craft or trade. If your inspector recommends consulting other specialized experts, client must do so at client's expense.
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 shown in bold type. Items of concern follow descriptive information and are shown as follows:
 | Safety | Poses a risk of injury or death |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor defect | |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Serviceable | Item or component is in serviceable condition |
 | Comment | For your information |
Concern items are sorted by the types listed above. 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
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Septic System
Well
Kitchen
Bathrooms
Interior rooms
Report number: Sample2006
Structures inspected: House with attached garage
Type of building: Single family
Age of building: 28 years
Time started: 9:00 am
Time finished: 12:15 pm
Present during inspection: Clients, Property owner
Occupied: Yes
Front of structure faces: North
Main entrance faces: West
Foundation type: Slab on grade
Weather conditions: Clear
Temperature: Warm, 70's
Ground condition: Damp
Footing material: Not visible
Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Stone veneer, Vinyl
Driveway material: Poured in place concrete, Gravel
Sidewalk and patio material: Poured in place concrete
|
1) Outside faucet leaks from the valve stem when turned on. A qualified plumber should evaluate and repair as necessary.
|
|
2) The gravel driveway is in poor condition. Repairs should be made as necessary, such as filling holes or grading, and new gravel should be spread.
|
|
3) Downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation. Repairs should be made as necessary, such as installing extension and/or splash blocks, or installing underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
|
|
4) The deck has a loose deck board.
Recommend securing the board as needed and by a contractor if necessary.
|
|
5) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. 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 the structure's exterior.
|
|
6) Recommend cleaning deck and railings and treating with a preservative claiming to waterproof, block ultraviolet light, and stop mildew.
|
|
7) The exterior finish in some areas is failing. These areas should be primed and painted as needed.
|
|
8) Minor cracks 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.
|
|
9) The sidewalk surface is in serviceable condition with only normal wear.
|
Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: Appeared to be at the mid point of useful life (lower roof). Appeared to be past the end of useful life (upper roof)
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
|
10) The roof surface material on the 2nd story is beyond the end of its service life and needs replacing now. The clients should consult with a qualified roofing contractor to determine replacement options and costs.
|
|
11) Flashing at the base of the chimney is deteriorated and/or substandard. Leaks have occurred as a result. A qualified roofing contractor should evaluate and repair as necessary.
|
|
12) Debris has accumulated in one or more gutters. Gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
|
|
13) This asphalt or fiberglass composition roof surface on the garage has 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.
Removing existing roofing materials will increase the cost of the next roof.
|
|
14) The garage-house door poses a fire risk because it's not fire-rated (metal or solid-core construction) and has a pet door. A qualified contractor should replace this door with a fire-rated door.
|
|
15) No infared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on vehicle door openers installed since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having the automatic door openers upgraded for improved safety. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html
|
|
16) One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nests should be removed as necessary.
|
Inspection method: Traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Cellulose loose fill
|
17) Some wiring is exposed and subject to damage, stored items can be placed on top of the wiring in the attic. This is a safety hazard. A qualified electrician should evaluate and make repairs as necessary.
|
|
18) The 200 amp service entrance cable is against the bottom of the roof sheeting. A roofing nail can pierce the insulation and cause a short. This is a potential safety hazard. Cable should be moved away from the roof.
|
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: On pole behind meter
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Ground rod in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
|
19) Wires in the main service panel appear to be undersized for their overcurrent protection devices (circuit breakers or fuses). This is a safety hazard due to the risk of fire. A qualified electrician should evaluate and repair as necessary.
|
|
20) Overcurrent protection devices (circuit breakers or fuses) are "double tapped," where 2 or more wires are 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.
|
Estimated age: 15 years
Type: Tank
Energy source: Electricity
Capacity (in gallons): 120
Manufacturer: Sepco
Model and serial numbers: Model # S1204545, Serial # 119080952
Water temperature (degrees Fahrenheit): 115
|
21) This water heater is rented from the local electric company. They will need to be contacted if service is needed.
|
Primary heating system energy source: Electric
Primary heat system type: Forced air, Heat pump, Down draft
Furnace estimated age: 15 years
Primary A/C energy source: Electric
Primary Air conditioning type: Heat pump
A/C estimated age: 20+ years
Distribution system: Not visible
Manufacturer: Lennox furnace, General Electric heat pump
Model and serial numbers: Furnace; Model # CB19-41-2P, Serial # 5191L65345. Heat pump; Model # BGWA836R1B01, Serial # 2610 05542
Filter location: Behind return air grills
Last service date: Unknown
|
22) The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The clients should ask the property owners 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 heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.
|
|
23) The filters for the heating/cooling system should be checked monthly and replaced or washed as necessary.
|
|
24) The estimated useful life for heat pumps is around 20 years. This heat pump appears to be around this age. While it is functional today, budgeting for a replacement should be considered.
|
Water pressure (psi): 50
Location of main water shut-off valve: At pressure tank
Location of main fuel shut-off: Propane tank
Water service: Private
Service pipe material: Polyethelene
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Not visible
|
25) No air gap, or a substandard air gap, exists for the water softener's discharge line. This is a cross connection and may result in gray and/or black water flowing back up into the water softener and/or supply lines. A qualified plumbing contractor should evaluate and repair so that a minimum 1 inch air gap or acceptable indirect drain exists for this drain line as per standard building practices.
|
|
26) Main water shut off valve.
|
|
27) Main fuel shut off valve.
|
|
28) After taking occupancy of this home a water softener company representative should evaluate the water softener operation and adjust to your needs.
|
Fireplace type: Masonry
Chimney type: Masonry
|
29) One or more chimney flues do not have a screened cover installed. Screened covers prevent the following:
Fire hazard from wood fire sparks and embers exiting flues
Wildlife (birds, rodents, raccoons, etc.) entering flues
Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
Rainwater entering flues and causing damage to terracotta flue tiles from freeze-thaw cycles
A qualified chimney service contractor should install screened cover(s) where missing. Screens should have holes 1/4 inch or larger.
|
|
30) The damper in the fireplace is stuck and cannot be opened. A qualified chimney service contractor should evaluate and make repairs as necessary.
|
|
31) The masonry chimney crown is deteriorated (cracked or broken) and needs repairs. The crown is meant to keep water off of the chimney structure. The chimney can be damaged by wet masonry going through freeze-thaw cycles.
A qualified chimney service contractor or mason should evaluate and repair the crown as necessary.
|
|
32) This stove is the only gas appliance in the home.
|
|
33) All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
|
System Age: 28 years
Recent Occupants: 2
Year Round: Yes
Bedrooms: 3
Currently Occupied: Yes
Tank Last Pumped: 1 year ago per seller
Garbage Disposal: Yes
Separate Drywell / Drain for washer / other: No
Treatment tank location: 10' west of bathroom
Tank Type: Septic Tank
Capacity: Unknown
Cover: Not Visible
Absorption System Location: North of tank
Absorption System Type: Seepage Bed
|
34) WATER run at kitchen sink for 10 minutes prior to introducing
tracer dye.
Tracer dye placed at clean out.
Water ran at these fixtures: Kitchen and bath sinks for 30 minutes at an estimated average flow of 5 gpm.
Total test volume of water was 150 gallons.
Evidence of backup, dye breakout or other defect was not observed.
|
|
35) --SATISFACTORY-- good to fair condition
No visual evidence of system failure, functional drain flow was observed.
EXPLANATION: At the time of our inspection the sewage disposal system appeared to be working normally and adequately. There was no evidence of stopped main drains, no unusual septic odors.
|
|
36) 1. If property has been vacant more than a week or the system has been only minimally used, additional levels of testing and inspection are necessary to determine system condition.
If the system has been serviced recently, contact the septic pumping company to inquire about the type and condition of the waste disposal equipment.
If the system has not been serviced recently, limited but important additional information regarding the condition of the system may be obtained by having a septic contractor open, clean and inspect the septic tank (and distribution boxes). Particularly in the case of older systems that have not been serviced, if the property owner will permit this step we recommend it.
Excavation and pumping are beyond the scope of our loading and dye-test procedure.
2. Septic systems are basically a "buried" installation which is hidden from normal visual inspection. Many possible problems may not show themselves at the time of a visual inspection, and thus one cannot make accurate prediction of the future condition of the system.
Determination of location, condition, or life expectancy of buried septic
components is not possible from a visual inspection. Costly problems may not be visible.
3. Periodic pumping is recommended to prevent costly damage to the absorption system. Pumping frequency depends on system usage, tank size, and other factors.
4. The inspection includes visual examination of probable tank and
absorption system areas, surface and perimeter, at the beginning, during, and at the end of a loading or dye test, if such was ordered and performed.
|
Location of well equipment: Submersible pump east of deck. Pressure tank in the garage.
|
37) Non-metallic sheathed wiring is exposed and subject to damage at the well casing. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard. A qualified electrician should evaluate and repair as necessary.
|
|
38) A water sample was taken at the time of inspection and turned into a lab to be tested for bacteria.
You will be contacted with the results as soon as I have them.
|
|
39) Well pressure tank and gauge.
|
|
40) The seal for the refrigerator door is damaged, deteriorated, misaligned or otherwise does not seal well. Energy efficiency may be reduced due to loss of cold air. For refrigerators more than 10 to 15 years old, it may be more cost effective to replace the refrigerator due to the high cost and limited availability of replacement gaskets, and higher efficiencies in newer refrigerators. Otherwise, repairs should be made by a qualified appliance technician, such as replacing the door seal.
|
|
41) The dishwasher rack coating is starting to deteriorate. Products are available to repair the coating, for more information visit. http://amacorcoatings.com/pages/875399/index.htm
|
|
42) The lights, walls, countertops, fixtures, ceilings and floors are in acceptable condition with normal wear.
|
|
43) Master bath exhaust fan is noisy. A qualified contractor should evaluate and replace the fan or make repairs as necessary.
|
|
44) Upstairs bath sink faucet leaks by the handle when turned on. A qualified plumber should evaluate and repair as necessary.
|
|
45) Half bath toilet is loose. A qualified contractor should remove the toilet for further evaluation and repair if necessary. A new wax ring should be installed and toilet should be securely anchored to the floor to prevent movement and leaking.
|
|
46) The "flapper valve" in the master bath toilet did not reseat after flushing. Significant amounts of water can be lost through such leaks. A qualified plumber should evaluate and repair or replace components as necessary.
|
Exterior door material: Solid core steel, Sliding glass
|
47) An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
|
|
48) Cover plates are missing from electric boxes, such as for receptacles, switches and/or junction boxes. This is a safety hazard due to the risk of shock. Cover plates should be installed where missing.
|
|
49) One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
Sunroom closet doors.
N/E bedroom door.
|
|
50) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stains may be due to past plumbing leaks. Recommend asking the property owners about this, and monitoring the stained areas in the future. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
Downstairs bath above toilet below upstairs bath.
|
Thank you for choosing Jon's Certified Home Inspections LLC.
