| Property Inspection Report | |
| Client(s): | Ashley Hammond |
| Property address: | 165 Village Trace Drive Springville, AL 35146 |
| Inspection date: | Monday, February 08, 2010 |
This report is the exclusive property of Magic City Inspections and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
This report includes both a DETAIL SECTION and a SUMMARY SECTION. You may select to view and or print in either mode or both. Many areas of this inspection report will contain hyperlinks which will direct you to expert informative details on a subject of concern.
Please understand that all homes, regardless of their age, have some number of defects or issues to address or monitor. Home inspection reports by nature focus on defects and thus may seem negative in tone. Many or even most features of this property may be in excellent condition and of high quality and may have been deemed "adequate or acceptable" for purposes of this report. Therefore, many of the 545 plus items from the inspectors field notes list that were inspected/viewed or considered and were deemed adequate or acceptable, may not be specifically commented on in the written report. This is not meant to downplay this property's assets, but rather to focus attention on alerting you to the potentially important issues. These are those specific areas that need attention, evaluation, maintenance, or those items which may create safety concerns or possible major or costly repair and replacement expense.
This report will also contain items to alert or advise you of common things which a homeowner may want or need to know. These may include information on specific location of meters, shut-off switches, turn-off valves and other data which will help the owner better understand the items, systems or mechanics of the home.
This inspection complies with the National Association of Certified Home Inspectors' (NACHI) "Standards of Practice" and " Codes of Ethics"and in most cases meets or exceeds most other American and National standards of practice. These standards list items to be described in this report and items to be observed or evaluated during an inspection. Cosmetic items such as nicked or damaged molding, trim, interior paint or carpet issues are generally not a major concern of this report and may be excluded from this report.
Our report contains valuable information that is for your analysis now, as well as, specific maintenance details and reference information that will prove important to you for years to come.
Thank you for choosing, Magic City Inspections. You will benefit from the diligent approach taken in inspecting your property. This should assist you in getting the maximum return from your investment with the least amount of worry.
 | Safety | Poses a risk of injury or death |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor defect | Correction only involves a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
Structural Pest Inspection Concerns
Concerns relating to the structural pest inspection are shown as follows:
 | Infestation | Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) |
 | Damage | Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) |
 | Conducive conditions | Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) |
Click here for a glossary of building construction terms.
Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp| General Information | Return to table of contents |
Evidence of rodent infestation was found in the form of trails in insulation in one or more areas including the attic. Recommend consulting with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
The natural gas service was turned off. As a result, some appliances such as water heater(s), forced air furnace(s), gas fireplace(s), stove(s), range(s) and/or gas supply lines weren't fully evaluated. The inspector was unable to test for gas leaks.
 Photo 20 |
| Grounds | Return to table of contents |
Bench seating was permanently installed at some sections of guardrails with drop-offs higher than 30 inches. This is a safety hazard due to the risk of falling when someone (especially children) is standing on the seating. Recommend having a qualified person evaluate and repair as necessary to eliminate the fall hazard. For example, by removing or moving the seating, or extending the guardrail height.
Flashing was missing from above one or more deck ledger boards. This can cause moisture to accumulate between the ledger board(s) and the building. Rot may result in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event and poses a significant safety hazard. A qualified contractor should install flashing above ledger board(s) where necessary. For more information on installing deck ledger boards visit:
 Photo 25 |
One or more retaining walls higher than three feet were found on this property and guardrails or barriers were missing. This is a safety hazard due to the risk of falling. At a minimum, the client should be aware of this hazard, especially when children are present. Ideally a qualified contractor should install adequate guardrails or make modifications to existing barriers as necessary above retaining walls higher than 3 feet to eliminate fall hazards. Dense shrubbery or vegetation may be acceptable as a barrier, but only when mature enough to be effective.
 Photo 33 |
The perimeter grading sloped towards the building in one or more areas. This can result in water accumulating around the building foundation. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.
 Photo 21 |
Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from the building 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 building exterior.
Minor cracks, settlement, heaving and/or deterioration 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, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
| Exterior / Foundation | Return to table of contents |
Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains at support post bases, efflorescence on the foundation etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client should review any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:
 Photo 36 |
Some sections of siding and/or trim were loose, substandard. A qualified person should evaluate and repair, replace or install as necessary.
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Minor cracks or deterioration were found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.
 Photo 14 |
One or more exhaust duct end caps were damaged. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and may pose a fire hazard. A qualified person should evaluate and repair as necessary.
 Photo 31 |
One or more nuts on seismic reinforcement hardware such as sill plate anchor bolts or hold-downs were loose. A qualified person should evaluate and repair as necessary, and as per standard building practices.
 Photo 38 |
Gaps existed at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
 Photo 29 |
Caulk was missing around windows, around doors, at siding butt joints, at siding-trim junctions, at wall penetrations. A qualified person should repair or replace as necessary. For more information, visit:
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The exterior finish in some areas was failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.
 Photo 35 |
| Roof / Attic | Return to table of contents |
Recessed "can" lights were installed in the ceiling below the attic. The inspector was unable to find a label or markings that indicated if these lights are designed to be in contact with insulation, and one or more lights are in contact with insulation. This is a possible fire hazard. Further evaluation should be performed, by a qualified contractor if necessary, to determine if these lights are rated for contact with insulation. If they aren't, or if their rating can't be determined, insulation should be moved, and wells or barriers should be installed or repaired as necessary to keep the insulation away from these lights.
 Photo 53 |
Roof repairs were needed because some composition shingles had the following conditions: nail pops, lifting. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
 Photo 18 |
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Extensions such as splashblocks or drain pipes for many downspouts were missing, poorly sloped, substandard. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair, replace or install as necessary
 Photo 12 |
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No insulation was installed at the attic access hatch. Recommend installing insulation at hatch for better energy efficiency. For more information, visit:
 Photo 55 |
Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner about past leaks. The client should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified contractor should evaluate and repair as necessary.
 Photo 54 |
Because of the roof configuration, weather, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.
| Garage / Carport | Return to table of contents |
The garage-dwelling door didn't latch when it closed. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified person should evaluate and make repairs as necessary.
 Photo 42 |
One or more automatic vehicle door openers couldn't be fully evaluated because they were disconnected.
Minor cracks, heaving and/or settlement were found in one or more sections of slab floors.
| Electric | Return to table of contents |
One or more connections with aluminum wires in panel #A lacked anti-oxidant paste. Oxidation usually occurs without it, and may result in poor connections, overheating, and possibly fires. A qualified electrician should evaluate and apply anti-oxidant paste as necessary.
Non-metallic sheathed wiring was routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.
 Photo 30 |
Some wiring was 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.
One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.
 Photo 32 |
Some receptacles were broken, damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary.
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Some cover plates on switch boxes were missing. 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. A qualified person should repair as necessary.
 Photo 44 |
One or more wall-mounted exterior light fixtures had wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.
 Photo 26 |
 Photo 34 |
One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.
 Photo 47 |
Some light fixtures were inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner. Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
| Plumbing / Fuel Systems | Return to table of contents |
One or more outside faucets were missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the building. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.
One or more sections of water supply pipes were loose or had substandard support. A qualified person should evaluate and repair as necessary, and as per standard building practices.
 Photo 10 |
Water supply lines were damaged in one or more areas. A qualified plumber should evaluate and repair as necessary.
 Photo 37 |
Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.
No expansion tank was installed on this structure's water supply system. Expansion tanks are recommended when a property is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. In a closed system with no provision for expansion, its effects may include:
 Photo 11 |
| Water Heater | Return to table of contents |
This water heater was not fully evaluated because the following condition(s) existed: water service turned off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the appliance is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".
| Heating | Return to table of contents |
The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
| Cooling / Heat Pump | Return to table of contents |
The pad for the heat pump was not level. This unit requires adequate support. The compressor may be damaged if this unit is tilted ten or more degrees. The pad should elevate the unit above the soil to prevent corrosion too. A qualified contractor should evaluate and repair as necessary.
 Photo 17 |
The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
| Fireplaces / Stoves / Chimneys | Return to table of contents |
The gas fireplace at location #A was not fully evaluated because of the following conditions: gas supply turned off. 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.
| Kitchen | Return to table of contents |
The range can tip forward, and no anti-tip bracket appeared to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html
 Photo 50 |
The dishwasher drain line was not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The client should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.
 Photo 3 |
Shelving or other components were missing from one or more cabinets. Missing shelving and/or components should be replaced, and by a qualified contractor if necessary.
 Photo 49 |
The dishwasher wasn't securely attached to the counter above. Fasteners were missing. A qualified person should repair as necessary.
 Photo 2 |
Some cabinet surfaces, drawers and/or doors showed moderate damage.
 Photo 48 |
| Bathrooms / Laundry / Sinks | Return to table of contents |
Moderate deterioration or damage was found in the tiled shower enclosure, including cracked grout. A qualified contractor should evaluate and repair as necessary. Note that damage to the wall or other structures behind this tile may be found upon further evaluation, and additional repairs may be needed.
 Photo 4 |
The sink drain stopper mechanism at location #B was inoperable. A qualified person should repair or replace as necessary.
Caulk was missing by the wall, fixtures at the bathtub at location #A, B. A qualified person should repair as necessary.
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Caulk was substandard around the shower fixtures, enclosure at location #B . A qualified person should repair as necessary.
 Photo 5 |
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The equipment for the jetted tub at location #B was inaccessible (no access hatch, permanently installed hatch, etc.). The inspector was unable to evaluate the jetted tub equipment.
 Photo 9 |
| Interior Rooms / Areas | Return to table of contents |
Handrails at one or more flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:
 Photo 43 |
The front door's doorbell appeared to be inoperable. A qualified person should evaluate and repair as necessary.
Some windows that were built to open were difficult to open and close. A qualified person should evaluate and repair as necessary.
 Photo 39 |
Glass in some windows was cracked or broken. A qualified contractor should replace glass where necessary.
 Photo 41 |
Trim was damaged, deteriorated in some areas. A qualified person should repair as necessary.
 Photo 45 |
Wood flooring in some areas was significantly worn, deteriorated or damaged. A qualified contractor should refinish wood flooring as necessary.
 Photo 51 |
Minor cracks and/or holes were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
