Coburn Inspections

Website: http://coburninspections.com
Email: info@coburninspections.com
Inspector's email: chris@coburninspections.com
Phone: (918) 267-9889
Inspector's phone: (918) 267-9889
PO Box 150 
Preston OK 74456-0150
Inspector: Chris Coburn

Property Inspection Report
Client(s):  Amanda Rutland
Property address:  421 S. Morton
Okmulgee, OK 74447
Inspection date:  Saturday, September 07, 2013

This report published on Wednesday, September 11, 2013 9:17:11 PM CDT

View summary

This report is the exclusive property of Coburn Inspections and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

Table of Contents
Exterior
Electric service
Roof
Basement
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Kitchen
Bathrooms
Interior rooms
Water heater
Heating and cooling
Attic
 
 
Exterior Return to table of contents
Footing material: Not visible
Apparent wall structure: Wood frame
Wall covering: Vinyl
1) Repair/Replace - Wooden window boxes in many areas of home. These appear to be untreated and invite moisture damage to structure. Suggest these be removed.

Photo 2  
Untreated window boxes at front yard lower and upper windows.

Photo 8  
vegetation is too close to house exterior (white arrows); wooden plant boxes need to be removed (red arrows)

Photo 16  
untreated window box needs to be removed

Photo 17  
uneven path from front stairs to sidewalk. Also shows gas meter

2) Repair/Replace - Damaged wood on exterior of structure. Needs to repaired and replaced as necessary. Soffits, window trim, fascia boards, etc. See pictures for details.

Photo 4  
Wood damage- front porch

Photo 5  
Wood damage under soffit at corner

Photo 9  
wood damage at corner of soffit

Photo 12  
window has areas needing repair on woodwork- indicative of many windows in home

Photo 13  
upper right corner has wood damage

Photo 18  
shows gap where front steps are pulling away from house. Wood threshold needs repair and refinished

Photo 164  
wood damage on N side porch

Photo 165  
exterior wood damage

Photo 174  
wood damage needs repair
 

3) Repair/Maintain, Monitor - Vegetation too close to exterior of structure- This can lead to moisture and vermin issues. Recommended that this be cut back away from house to allow a one foot gap between planted material and house exterior sheathing.

Photo 6  
Gutter downspout drain- needs to be evaluated by professional to make sure it is draining properly and away from house foundation

Photo 7  
natural gas entry point at front of house (green arrow)

Photo 8  
vegetation is too close to house exterior (white arrows); wooden plant boxes need to be removed (red arrows)

Photo 11  
NE corner of house from yard- shows HVAC condenser (white arrow) and tree sapling that needs to be cut down so unit can have airflow (red arrow)
 
 
Electric service Return to table of contents
Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Service voltage (volts): 120/240
Location of main service switch: basement
Location of main disconnect: Breaker at top of main service panel
Main disconnect rating (amps): 100
Branch circuit wiring type: Knob and tube
Smoke detectors present: Noone non working in basement
4) Safety, Major Defect, Repair/Replace - Knob and Tube wiring is present and numerous splices are tied in throughout the basement, It is tied to a type of stranded wire but the system is not grounded, Upstairs areas have two prong outlets mostly. Unsure of type of wire it is tied into from the knob and tube.

Overall, the electric service is in dire need of repair. Before occupancy the electrical service (entire structure) needs to be gone over thoroughly by a qualified licensed electrical contractor.

I would recommend that the home knob and tube be completely removed and replaced along with the electrical panel and upgraded to a modern 200 amp system.

Photo 188  

Photo 196  

Photo 197  

Photo 202  

Photo 203  

Photo 204  

Photo 210  
open junction box in basement with no cover

Photo 211  
knob and tube

Photo 213  
knob and tube wiring improper splices

Photo 216  
top of open breaker box

Photo 217  
right side of open breaker box

Photo 218  
left side of open breaker box

Photo 219  
white exposed wire without any wire nut sticking out from breaker box

Photo 220  

Photo 243  
Knob & Tube wiring and improper splice

Photo 244  
Knob & Tube wiring and improper splice

Photo 253  
Knob & Tube wiring and improper splice

Photo 254  
Knob & Tube wiring and improper splice

Photo 255  
Knob & Tube wiring and improper splice

Photo 262  
Open 100 amp breaker panel.... Unsafe!!! cover is on ground behind some window frames

Photo 264  
Knob & Tube wiring and improper splice

Photo 266  
knob and tube pentration through wood. Notice no tube for sleeve. Hazardous

Photo 267  
Fuse for knob and tube, this appears to be abandoned.

Photo 273  
Dangerous wire hanging from ceiling in E Sunroom upstairs, It is Hot and not tied to a switch. Hazardous!

Photo 279  
2 prong outlet is hot in E Sunroom, exposed wiring not in conduit
 

5) Safety, Repair/Replace, Evaluate - The service drop wires are less than 10 feet above ground or walkways. This is a safety hazard due to the risk of shock. A qualified electrician and/or the utility company should evaluate and repair as necessary.

Service line is less than 10 feet above deck service at SE corner of home.
Weatherhead is improper for today's code.

6) Safety, Repair/Replace, Evaluate - One or more loose conductors in the main service panel have bare ends and are not connected to an overcurrent protection device (circuit breakers or fuses). This is a safety hazard due to the risk of fire if the bare conductors come into contact with other components in the panel. A qualified electrician should evaluate and repair as necessary. For example, removing wires that aren't terminated or installing wire nuts.

Photo 212  
open breaker panel with exposed wires
 

7) Safety, Repair/Replace, Evaluate - This property has "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.

8) Safety, Repair/Replace - The service drop wires are in contact with trees or vegetation. Recommend having a qualified tree service company or arborist prune or remove trees as necessary to prevent straining or abrading the service drop wires.

Photo 171  
weather head is entangled in trees and is non standard

Photo 172  
weather head detail view

Photo 175  
with back porch on SE corner the electric service line coming to the house is about 9 feet high, Line needs to be raised and railing on porch so no one can climb up to grab wire.
 

9) Safety, Repair/Replace - The main service panel cover is missing or not installed. Exposed, energized wiring and equipment exists as a result and is a safety hazard due to the risk of shock. The panel cover should be reinstalled or replaced, and by a qualified electrician if necessary.

Photo 212  
open breaker panel with exposed wires

Photo 216  
top of open breaker box

Photo 217  
right side of open breaker box

Photo 218  
left side of open breaker box

10) Safety, Repair/Replace - Insufficient smoke detectors. No CO2 carbon monoxide detectors. Strongly suggest placing these in every bedroom and main room and in hallways.
11) Major Defect, Repair/Replace, Evaluate - The electric service to this property appears to be rated at substantially less than 200 amps, and may be inadequate for the client(s) needs. Recommend consulting with a qualified electrician about upgrading to a 200 amp service.

Photo 218  
left side of open breaker box
 

12) Repair/Replace, Evaluate - The legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
 
 
Roof Return to table of contents
Roof inspection method: Viewed from ground with binoculars
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 5-7 years on main roof.
Gutter & downspout material: Steel
Roof ventilation: Adequate
13) Repair/Replace - North porch roofing is failing and needs replaced.

Photo 163  
need replaced. Shingles deteriorating on N side porch.
 

14) Comment - Because of the roof covering type and/or the configuration of the roof, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.
 
 
Basement Return to table of contents
Insulation material underneath floor above: None visible
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists
15) Safety, Evaluate - Basements in Oklahoma may have moisture issues. Suggest having examined for possible mold by a qualified contractor and addressing specific issues if found
16) Repair/Replace - One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.


Photo 132  
S Side of home. Over the stairwell to basement is broken window. Needs removed. Suggest having a hinged steel door placed here.

Photo 133  
Stairwell has no handrail. Safety issue

Photo 32  
Door to storage room

Photo 33  
water entry/shutoff to house

Photo 34  
Gas line entry along basement ceiling and into house

Photo 35  
Basement ceiling, cutout area under living room with knob and tube wiring

Photo 39  
South exit door from basement
 
 
 
Plumbing and laundry Return to table of contents
Water pressure (psi): 84
Location of main water shut-off valve: inside basement
Location of main water meter: front yard by street
Water service: Public
Service pipe material: Not visible
Supply pipe material: Copper, Galvanized steel
Vent pipe material: Not visible
Drain pipe material: Plastic, Galvanized steel
Waste pipe material: Plastic, Galvanized steel
17) Safety, Comment - Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:
  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
  • Install appropriate filters at points of use.
  • Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
  • Use bottled or distilled water.
  • Treat well water to make it less corrosive.
  • Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

    For more information visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
    http://www.epa.gov/safewater/lead/index.html
    18) Major Defect, Evaluate, Monitor, Comment - Some, most, or all of the water supply pipes in this structure are made of galvanized steel. Based on the age of this structure, these pipes may be nearing or may have exceeded their estimated useful life of 40 to 60 years. Internal corrosion and rust can reduce the inside diameter of these pipes over time, resulting in reduced flow and eventually, leaks. The inspector performed a "functional flow test" during the inspection where multiple fixtures were run simultaneously, and found the flow to be adequate. For example, the shower flow didn't decrease substantially when the toilet was flushed. Despite this, and because of their apparent age, these pipes may need replacing at any time.
    19) Repair/Replace, Evaluate, Monitor - The water supply pressure is greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures.

    Home tested 84 PSI

    20) Repair/Replace, Monitor - corrosion on connections- have plumber evaluate

    Photo 192  

    Photo 194  

    21) Repair/Maintain, Monitor - mismatched metals- corrosive action. Have plumber evaluate

    Photo 36  
    mismatched plumbing materials. Copper to calvanized will eventual cause leak.
     

    22) Repair/Maintain, Monitor - Outside faucets are not freeze proof- have plumber evaluate condition
    23) Comment - Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
     
     
    Fireplaces, woodstoves and chimneys Return to table of contents

    24) Safety, Repair/Maintain, Evaluate, Monitor - chimney in basement has had appliances connections to main chimney and repairs. Recommend these be checked to make sure venting properly and abandoned connections are sealed.

    Photo 224  
    chimney with flue patches

    Photo 225  

    25) Safety, Repair/Maintain, Monitor, Comment - These appliance were not fully evaluated. Recommend consulting with the property owner(s) as to how they operate, and/or having a gas appliance contractor evaluate and repair if necessary. Venting needs to be evaluated.

    Photo 45  
    living room- gas fireplace not tested

    Photo 66  
    Day and Night Wall heater i dining room. Model # 20-WP; Serial # H14363. Did not try to operate. Suggest having checked by qualified HVAC professional for safety and functionality.

    Photo 67  
    Day and Night Wall heater i dining room. Model # 20-WP; Serial # H14363. Did not try to operate. Suggest having checked by qualified HVAC professional for safety and functionality.
     
     
     
    Kitchen Return to table of contents

    26) Safety, Minor Defect - Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
    27) Repair/Replace, Evaluate - No "air gap" is installed for the dishwasher drain line. Air gaps are a device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.
     
     
    Bathrooms Return to table of contents

    28) Safety, Repair/Replace - Lamp holders or light fixtures with fully or partially exposed bulbs are installed in one or more closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
    29) Repair/Maintain, Evaluate, Monitor - One or more toilets have 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(s) should ask the property owner(s) about this, and have a qualified plumber evaluate and repair if necessary.

    Upstairs toilet needs examined by plumber for repair

    Photo 99  
     
     
     
    Interior rooms Return to table of contents

    30) Safety, Repair/Replace, Evaluate - Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. 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.
    31) Safety, Repair/Replace, Evaluate - Guardrails are missing from one or more sections of decks or elevated surfaces with high drop-offs. This is a safety hazard due to the risk of falling. Standard building practices require guardrails to be installed at drop-offs higher than 30 inches, but in some cases it is advised to install them at shorter drop-offs. A qualified contractor should evaluate and install guardrails as necessary and as per standard building practices.

    Photo 157  
    deck porch on SE corner of home. Needs railing around perimeter and stair rails

    Photo 159  
    SE corner of home, Deck porch seems stable and in fair condition. Needs to have railing adding around perimeter and stair rails. Needs painted or resealed.

    32) Safety, Repair/Replace, Evaluate - This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. Numerous areas of the paint found in and around this structure are in poor condition (peeling, flaking, etc.). Recommend consulting with a qualified industrial hygienist to determine the safest and most cost-effective action to take regarding the paint. Testing and/or abatement may be necessary. Also recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint.

    What You Should Know About Lead Based Paint in Your Home: Safety Alert - CPSC Document #5054

    CPSC Warns About Hazards of "Do lt Yourself" Removal of Lead Based Paint: Safety Alert - CPSC Document #5055

    Evaluate lead remeditiation (complete lead removal) versus lead encapsulation (sealing in lead) and discuss with professional painting contractors or suppliers.

    33) Safety, Repair/Replace, Monitor - One or more windows that were built to open, will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily

    Most of the windows in the home are painted shut. Need to have painted scraped loose so they may be opened in emergency for means of egress

    Photo 71  
    dishwasher- operated properly

    Photo 84  
    light socket in closet is HOT with no bulb, Not safe

    Photo 92  
    Middle or S bedroom.. receps on S and W walls need covers

    Photo 110  
    E sunroom, south side

    Photo 111  
    E sunroom looking E

    Photo 135  

    34) Safety, Repair/Replace - No smoke alarms are visible. This is a safety hazard. A qualified electrician should install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.). For more information, visit:
    http://www.cpsc.gov/cpscpub/pubs/5077.html

    35) Safety, Repair/Replace - Lamp holders or light fixtures with fully or partially exposed bulbs are installed in one or more closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
    36) Safety, Repair/Replace - One or more bedroom windows have inadequate egress in the event of a fire due to the opening size being too small and/or being unable to open. Bedroom windows should be easy to open, stay open by themselves, and have:
  • A minimum width of opening of 20 inches
  • A minimum height of opening of 24 inches
  • A minimum net clear opening of 5.7 square feet (5 square feet for ground floor).

    Recommend having a qualified contractor make modifications as necessary, such as moving or replacing window(s) to comply with these recommendations. For more information, visit:
    http://www.google.com/search?q=bedroom+window+fire+egress
    37) Repair/Replace, Evaluate - The doorbell appears to be inoperable. Recommend having a qualified electrician evaluate and repair as necessary.

    Photo 180  
    Doorbell did not work
     

    38) Repair/Replace, Evaluate - 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.

    basement interior doors and french doors need to be evaluated

    39) Repair/Replace - Glass in one or more windows is broken. A qualified contractor should replace glass where necessary.

    Front door highlight has BB hole in it. Needs repaired/replaced

    Photo 169  
    BB damage in front right window panel of front door highlight. needs repaired or replaced
     

    40) Repair/Replace - The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
    41) Evaluate - One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

    Photo 178  
    Fixture in N entry did not work. May be bulbs or fixture

    Photo 179  
    N porch light did not work. May be bulbs or fixture

    42) Evaluate - The whole-house fan was inoperable during the inspection. The client(s) should consult with the property owner(s) as to how it operates, or have a qualified contractor evaluate and repair if necessary.

    Photo 112  
    attic view- attic view

    Photo 121  
    housing for attic fan and view of attic
     
     
    Water heater Return to table of contents
    Energy source: Natural gas
    Manufacturer: Bradford White - 2004 water heater. Suggest having it replaced as it is need of repair and nearing end of useful life. Model # I40T6E12; Serial AYF4399101
    43) Safety, Repair/Replace - The inner flame shield for the water heater combustion chamber is missing, loose, or improperly fitted. This is a potential fire hazard. Repairs should be made as necessary, and by a qualified contractor if necessary, to replace, reinstall or repair the flame shield as necessary.

    Photo 239  
    Open panel at base of WH
     

    44) Repair/Replace, Evaluate - Corrosion was found in one or more areas on the water heater. The water heater may be failing. A qualified plumbing contractor should evaluate and replace or repair water heater if necessary.

    Photo 235  
    Top of WH has rust on top of tank and some corrosion at fitting connections
     

    45) Repair/Replace, Evaluate - Corrosion was found on fittings and/or water supply lines for the water heater. Leaks may exist. A qualified plumbing contractor should evaluate and repair as necessary.

    Photo 236  
    water supply shutoff valve
     

    46) Repair/Replace - No drip leg is installed on the water heater gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the water heater components. A qualified contractor should install a drip leg as per standard building practices.

    Photo 237  
    gas piping to WH, has no drip leg. WH is not in a catch basin and not elevated which is code for Gas WH.
     
     
     
    Heating and cooling Return to table of contents
    Primary heating system energy source: Natural gas; York 90% efficient - upflow furnace
    Primary heat system type: Forced air, Standard efficiency
    Primary A/C energy source: Electric
    Primary Air conditioning type: Split system
    Distribution system: Metal pipe
    Manufacturer: York- Furnace GY95100C16UP11; serial # WHM024913. Outside condenser H4TS0485S06; serial# WHM054129
    Filter location: In return air duct below furnace
    47) Safety, Repair/Maintain, Evaluate - 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 client(s) should ask the property owner(s) 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. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit:
    http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

    48) Repair/Replace, Evaluate - The furnace did not respond when its controls were operated. This system was not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating and cooling contractor evaluate and make repairs if necessary.

    Photo 40  
    Air Handler/ Furnace- in basement

    Photo 229  

    Photo 230  
    front panel of HVAC condensor and gas heater
     

    49) Repair/Replace, Evaluate - The air conditioning system did not respond when its controls were operated. This system was not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating and cooling contractor evaluate and make repairs if necessary.

    Photo 152  
    Outside HVAC condenser

    Photo 153  
    outside condenser. Need to cut out sapling so unit can have enough air space to operate.

    Photo 155  
    label on HVAC condenser
     

    50) Repair/Replace, Evaluate - Insulation on one or more heating/cooling ducts in unconditioned spaces is damaged and/or deteriorated. A qualified contractor should evaluate and replace insulation and/or ducts as necessary and as per standard building practices.

    Photo 207  
    basement ductwork insulation degraded

    Photo 208  
    ceiling of basement shows where ductwork is going through. Insulation on ductwork is deteriorated in many places throughout basement

    Photo 214  
    ductwork insulation is degrading
     

    51) Repair/Replace, Evaluate - Supply air from the air conditioning system was not cool enough. It should be 14 to 20 degrees Fahrenheit cooler than at the return duct(s), or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an over sized fan, or a deficient return air system. A qualified heating and cooling contractor should evaluate and repair as necessary.
    52) Repair/Maintain, Evaluate - 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 client(s) should ask the property owner(s) 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.
    53) Repair/Maintain - The air handler's filter(s) are the wrong size. As a result, unfiltered air will flow through the system, and the heating/cooling equipment life and the indoor air quality may be reduced. Correctly sized filter(s) should be installed.

    Photo 228  
    hvac has wrong size filter
     

    54) Repair/Maintain - Vegetation such as trees, shrubs and/or vines are too close to the outdoor condensing unit. Standard building practices require that there be at least 12 inches of clearance on all sides and at least four to six feet above. Inadequate clearances around the condensing unit can result in reduced efficiency, increased energy costs and/or damage to equipment. Vegetation should be pruned and/or removed as necessary to maintain these clearances.

    Photo 153  
    outside condenser. Need to cut out sapling so unit can have enough air space to operate.
     
     
     
    Attic Return to table of contents
    Inspection method: Partially traversed
    Roof structure type: Rafters
    Ceiling structure: Ceiling beams
    Insulation material: Vermiculite loose fill
    Insulation depth: 4"
    Insulation estimated R value: 9
    55) Safety, Repair/Replace, Evaluate - Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
    56) Safety, Evaluate, Comment - What appears to be vermiculite insulation was found in the attic. This material may contain asbestos, which is a known carcinogen, and may pose a health hazard. However even if this material does contain asbestos, it may not pose a health hazard since it's not in a living space. The client(s) may wish to have this material tested for asbestos by a qualified lab and/or consult with a qualified industrial hygenist or remediation specialist, and should definitely do so if they plan to remove it or disturb it through remodeling. For more information on asbestos use in homes, visit: http://www.cpsc.gov/CPSCPUB/PUBS/453.html
    57) Repair/Replace, Evaluate - The attic exhaust fan was inoperable during the inspection. Recommend consulting with the property owner(s) as to how it operates and/or having a qualified contractor evaluate and repair if necessary.
    58) Repair/Replace - The ceiling insulation's R rating is 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.
    59) Minor Defect - No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.

    Photo 88  
    NW Bedroom closet

    Photo 89  
    NW Bedroom closet has attic access panel

    60) Minor Defect - No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic.
     

    Photo 1  
    House faces West. View from front.

    Photo 3  
    Front steps are settling down and forward-away from house

    Photo 10  
    vegetation corner of home to North by driveway

    Photo 14  
    electric meter on S side of house

    Photo 15  
    corner view of exterior- main roof looks good condition

    Photo 19  
    stairs to basement

    Photo 20  
    stairs to basement

    Photo 21  
    stairs to basement

    Photo 22  
    room under entry hall. Stored material is fire hazard. Knob & tube wiring is hazardous

    Photo 23  
    room under entry hall

    Photo 24  
    room under entry hall. Knob & tube is hazardous wiring.

    Photo 25  
    room under entry hall. Knob & tube is hazardous wiring.

    Photo 26  
    room under entry hall

    Photo 27  
    room under entry hall

    Photo 28  
    room under entry hall- knob and tube wiring is hazardous

    Photo 29  
    room under entry hall- knob and tube wiring is hazardous

    Photo 30  
    room under entry hall- knob and tube wiring is hazardous

    Photo 31  
    room under entry hall- knob and tube wiring is hazardous

    Photo 37  
    Ungrounded two prong outlets. Hot

    Photo 38  
    Ungrounded two prong outlets. Hot

    Photo 41  

    Photo 42  
    closet in entry -1st floor

    Photo 43  
    front door with sidelights from living room

    Photo 44  
    living room

    Photo 46  
    living room

    Photo 47  
    living room

    Photo 48  
    downstairs bath

    Photo 49  
    downstairs bath-sink has no stopper

    Photo 50  
    under pedestal sink

    Photo 51  
    door to downstairs bath

    Photo 52  
    windows in dining room to N and S are stuck and will not open

    Photo 53  
    dining room

    Photo 54  
    dining room

    Photo 55  
    dining room

    Photo 56  
    dining room

    Photo 57  
    dining room

    Photo 58  
    dining room

    Photo 59  
    dining room

    Photo 60  
    dining room

    Photo 61  
    dining room

    Photo 62  
    2 prong plugs in dining room- painted over

    Photo 63  
    2 prong plugs in dining room- painted over- needs cover

    Photo 64  
    closet in dining room

    Photo 65  
    closet in dining room

    Photo 68  
    Kitchen. Recep above stove has hot and neutral reversed. This is a safety hazard.

    Photo 69  
    Kitchen

    Photo 70  
    kitchen

    Photo 72  
    Kitchen- plug in refrigerator area needs cover

    Photo 73  
    Seat box in kitchen behind Sink used for Hair styling

    Photo 74  
    area adjacent to kitchen that was used as beauty shop

    Photo 75  
    area adjacent to kitchen that was used as beauty shop

    Photo 76  
    area adjacent to kitchen that was used as beauty shop

    Photo 77  
    area adjacent to kitchen that was used as beauty shop. all windows on E side of this room are stuck and will not open.

    Photo 78  
    S Side entry and exit to beauty shop area

    Photo 79  
    S Side entry and exit to beauty shop area-door open

    Photo 80  
    under kitchen sink

    Photo 81  
    under kitchen sink

    Photo 82  
    under beauty shop sink

    Photo 83  
    NW Bedroom- W and N windows are stuck and will not open, need repaired

    Photo 85  
    closet

    Photo 86  
    2 prong outlet hot

    Photo 87  
    NW bedroom

    Photo 90  
    window stuck

    Photo 91  
    Middle or S bedroom

    Photo 93  
    Middle or bedroom

    Photo 94  
    French doors need repair- do not operate properly

    Photo 95  
    Middle or S bedroom

    Photo 96  
    Gap where ceiling covering meets wall needs to be sealed.

    Photo 97  
    upstairs bath

    Photo 98  
    upstairs bath- toilet has no water and valve feels weak- did not force it open. There is no stopper in bathtub

    Photo 100  
    upstairs bath

    Photo 101  
    plumbing under pedestal sink in upstairs bath needs sealed

    Photo 102  
    closet adjacent to upstairs bath

    Photo 103  
    closet adjacent to upstairs bath

    Photo 104  
    Working Ceiling fan in East upstairs sun room

    Photo 105  
    Hanging wire in E upstairs sunroom is hot with no switch- safety hazard

    Photo 106  
    wall plug is hot and ungrounded -2 prong

    Photo 107  
    wall plug is hot and ungrounded -2 prong

    Photo 108  
    E Sun room

    Photo 109  
    E sunroom, north side with wall AC unit

    Photo 113  
    attic- view of dormers from attic

    Photo 114  
    attic- view of dormers from attic

    Photo 115  
    general view of attic

    Photo 116  
    roof and ceiling support and insulation with wiring

    Photo 117  
    material and debris in attic- could pose fire hazard

    Photo 118  
    material and debris in attic- could pose fire hazard

    Photo 119  
    material and debris in attic- could pose fire hazard

    Photo 120  
    material and debris in attic- could pose fire hazard

    Photo 122  
    Roof structure around brick flues

    Photo 123  
    Roof structure around brick flues

    Photo 124  
    Roof structure around brick flues

    Photo 125  
    Roof structure around brick flues

    Photo 126  
    Roof structure around brick flues

    Photo 127  
    at base of flue. Note ceramic fixture w/ no bulb

    Photo 128  
    Upstairs hall

    Photo 129  
    Upstairs hall

    Photo 130  
    cedar lined closet

    Photo 131  
    cedar lined closet

    Photo 134  
    vegetation too close to house exterior Needs to be at least one foot of clearance between walls of home and plant material

    Photo 136  

    Photo 137  
    water meter in front yard

    Photo 138  
    gas meter in front yard

    Photo 139  
    realty signs in front of home

    Photo 140  
    view of home from street

    Photo 141  

    Photo 142  
    NW corner view

    Photo 143  
    N view of home

    Photo 144  
    backyard fence

    Photo 145  
    N side of home

    Photo 146  
    water faucett on N Side of home, needs replaced with weatherproof faucet and caulked around pipe penetration into home

    Photo 147  
    shed outbuilding N side of home in backyard

    Photo 148  
    inside shed outbuilding

    Photo 149  
    roof of shed outbuilding

    Photo 150  
    NE corner of home

    Photo 151  
    E side of home

    Photo 154  
    water faucet behind air condenser E wall of house. Needs relaced with waterproof faucet.

    Photo 156  
    backyard view to north by storage shed

    Photo 158  
    underside of deck porch on SE corner of home

    Photo 160  
    Untreated window boxes need to be removed from home. invites moisture problems and insect issues

    Photo 161  
    Untreated window boxes need to be removed from home. invites moisture problems and insect issues

    Photo 162  
    N side entry. roof covering/ shingles need replaced

    Photo 166  
    uneven walk to front of home-trip hazard

    Photo 167  
    gap at front steps where they are turning forward and tilting away from house. Need to be elevated and stabilized to make level.

    Photo 168  
    natural gas entry into home

    Photo 170  
    electric meter

    Photo 173  
    wood damage- needs repair

    Photo 176  
    Suggest adding something non climbable like a lattice panel so as to discourage children from trying to climb the E side of the SE deck and get too close to electric service line

    Photo 177  
    Interior view from hall to N; stairwell to basement is to Left

    Photo 181  

    Photo 182  
    wiring is dangling. needs secured to above surfaces

    Photo 183  

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    Photo 205  

    Photo 206  
    wiring dangling kept us from operating garage door in basement. Has wire in center of center at top which is not safe.

    Photo 209  
    basment ceiling

    Photo 215  
    vertical crack in masonry wall on S side of basement at E end

    Photo 221  

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    Photo 223  

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    Photo 231  
    back of HVAC showing condensation piping

    Photo 232  
    Has metal waste pipe with PVC waste lines tied in

    Photo 233  
    information of paperwork for HVAC found at the unit in basement

    Photo 234  
    Bradford White WH

    Photo 238  
    WH control switch

    Photo 240  
    Gas supply pipe to WH and shutoff

    Photo 241  
    WH label

    Photo 242  
    plumbing connection

    Photo 245  
    Shower connection in center of room in basement. I did not operate. Has corrosion on pipe and connections. Suggest having plumber remove this as it is very close to laundry appliances.

    Photo 246  
    closet inside basement near clothes washer

    Photo 247  
    picture of laundry chute in basement

    Photo 248  
    view inside laundry chute

    Photo 249  
    water piping to clothes washer

    Photo 250  
    clothes washer waste lines

    Photo 251  
    recep for clothes washer. Has no cover.

    Photo 252  
    telephone connection and splice with extension

    Photo 256  
    plumbing connections for waste lines pvc to metal

    Photo 257  
    waste line

    Photo 258  
    odd gas line extending down to floor level. No shutoff visible. Is capped at end.

    Photo 259  
    Metal to PVC junction. Some corrosion metal pipe

    Photo 260  
    basement plumbing

    Photo 261  
    improper splice in knob and tube for light fixture

    Photo 263  
    Panel label on air handler for HVAC in basement

    Photo 265  
    Non working smoke alarm in basement

    Photo 268  
    wiring in basement

    Photo 269  
    corrosion on fittings for flexible waste line to shutoff. Looks like it may be from mismatched metal fittings- galvanic corrosion

    Photo 270  
    knob and tube without sleeving- hazardous!

    Photo 271  
    Odd connection for dishwasher waste line to metal piping.

    Photo 272  
    flexible waste line is not sleeved through floor material. leak hazard.

    Photo 274  
    Ceiling fan in E sunroom operates

    Photo 275  
    2 prong plug in E sunroom is hot,

    Photo 276  
    switch for ceiling fan in E sunroom

    Photo 277  
    Windows in E sunroom do not open

    Photo 278  
    N windows in E sunroom

    Photo 280  
    Odd patch in floor of E sunroom, realtor said it covers a drain used by homeowner for a hot tub

    Photo 281  
    plumbing connections in E sunroom, realtor said these were used with a hot tub

    Photo 282  
    air register in E sunroom

    Photo 283  
    stairs from upstairs to 1st level

    Photo 284  
    stairs from upstairs to 1st level

    Photo 285  
    attic fan opening at upper level over stairwell

    Photo 286  
    Transition steps between stringers of from upstairs to downstairs. Suggest adding small railing along right side for this area

    Photo 287  
    Floor register in downstairs hallway

    Photo 288  
    Transition steps between stringers of from upstairs to downstairs. Suggest adding small railing along right side for this area

    Photo 289  
    HVAC paperwork

    Photo 290  
    HVAC paperwork

    Photo 291  
    HVAC paperwork
     
     

     
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