This report is the exclusive property of Cornerstone Home Inspection and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
Cornerstone Home Inspection
Phone: (334) 693-4300
866 E Main Street
Headland, AL 36345-1854
Inspector: Ben Morehead
HI - 4011
Property Inspection Report
||Love it Lane
Dothan, AL 36303
||Wednesday, September 10, 2014
This report published on Friday, January 09, 2015 10:52:14 AM CST
"VIEW SUMMARY". ON YOUR COMPUTER THIS WILL LIST THE MOST SIGNIFICANT ISSUES WHICH ARE TAKEN FROM THE MAIN REPORT BASED ON PRIORITY. THE SUMMARY LEAVES CONCERNS NUMBERED AS THEY WERE IN THE FULL REPORT, SO THEY ARE EASY TO LOCATE IN THE BODY OF THE REPORT. FOR THIS REASON, THE SUMMARY WILL NOT BE SEQUENTIALLY NUMBERED.
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:
|Safety||Poses a safety hazard|
|Repair/Replace||Recommend repairing or replacing|
|Repair/Maintain||Recommend repair and/or maintenance|
|Maintain||Recommend ongoing maintenance|
|Evaluate||Recommend evaluation by a specialist|
|Comment||For 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
11:00Present during inspection:
Client, Property ownerClient present for discussion at end of inspection:
YesWeather conditions during inspection:
SunnyTemperature during inspection:
Warm - 72Inspection fee:
2 StoryBuildings inspected:
One houseAge of main building:
2011Source for main building age:
Some areas and items at this property were obscured by furniture, stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.Condition of driveway:
Appeared serviceableDriveway material:
Poured in place concreteSite profile:
Moderate slopeCondition of sidewalks and/or patios:
Appeared serviceableSidewalk material:
Poured in place concreteCondition of deck, patio and/or porch covers:
Appeared serviceableDeck, patio, porch cover material and type:
Covered (Refer to Roof section)Condition of decks, porches and/or balconies:
Appeared serviceableDeck, porch and/or balcony material:
WoodCondition of stairs, handrails and guardrails:
Required repairs, replacement and/or evaluation (see comments below)Exterior stair material:
Guardrails at one or more locations with drop-offs higher than 30 inches were missing. This poses a fall hazard. Guardrails should be installed where walking surfaces are more than 30 inches above the surrounding grade or surfaces below. Recommend that a qualified contractor install guardrails where missing and per standard building practices.
There is a washout area along the side of driveway. Recommend installing gutters to prevent erosion in this area.
Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Fencing between homes needs repair.
Exterior and Foundation
The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.Apparent wall structure:
Wood, Cement fiber, Brick veneer, MetalCondition of foundation and footings:
Appeared serviceableApparent foundation type:
Crawl space, Concrete garage slabFoundation/stem wall material:
Concrete blockFooting material (under foundation stem wall):
Poured in place concrete
Some sections of siding and/or trim were loose. Recommend that a qualified person repair, replace or install siding or trim as necessary.
The masonry (brick or stone) veneer was deteriorated or damaged in some areas. Where cracks or openings are exposed, water can enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.
One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.
The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.Crawl space inspection method:
TraversedCondition of floor substructure above crawl space:
Appeared serviceablePier or support post material:
Concrete blockBeam material:
Solid wood, SteelFloor structure:
Solid wood joists, Engineered wood joistsCondition of insulation underneath floor above:
Appeared serviceableInsulation material underneath floor above:
Fiberglass roll or battCondition of vapor barrier:
Appeared serviceableCondition of crawl space ventilation:
Appeared serviceableVentilation type:
Conditioned (heated) space
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; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.Roof inspection method:
Viewed from eaves on ladder, Viewed from ground with binoculars, Viewed from windowsCondition of roof surface material:
Required repair, replacement and/or evaluation (see comments below)Roof surface material:
Asphalt or fiberglass composition shinglesRoof type:
HippedApparent number of layers of roof surface material:
OneCondition of exposed flashings:
Appeared serviceableCondition of gutters, downspouts and extensions:
One or more roofing nails weren't fully seated and shingles were lifting or nail heads were protruding through shingle surfaces. The nails may have loosened, or were not pounded in fully when installed. Shingles are likely to be wind damaged, and leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
Nail heads were exposed at one or more shingles. More than just a few exposed nail heads may indicate a substandard roof installation. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.
Attic and Roof Structure
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. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.Roof structure type:
Ceiling joistsCondition of insulation in attic (ceiling, skylight chase, etc.):
Appeared serviceableCeiling insulation material:
Fiberglass roll or battApproximate attic insulation R value (may vary in areas):
R-30Vermiculite insulation present:
None visibleVapor retarder:
InstalledCondition of roof ventilation:
Appeared serviceableRoof ventilation type:
Ridge vent(s), Open soffit vents
The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.
R-30 is standard for this area.
Garage or Carport
The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.Type:
Attached, GarageCondition of door between garage and house:
Appeared serviceableType of door between garage and house:
Solid core, MetalCondition of garage vehicle door(s):
Appeared serviceableType of garage vehicle door:
SectionalNumber of vehicle doors:
2Condition of automatic opener(s):
Appeared serviceableMechanical auto-reverse operable (reverses when meeting reasonable resistance during closing):
YesCondition of garage floor:
Appeared serviceableCondition of garage interior:
Appeared serviceableGarage ventilation:
Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. 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 or a shut-off valve to be operated.Condition of water heater:
Natural gasEstimated age:
2011Capacity (in gallons):
50Temperature-pressure relief valve installed:
YesLocation of water heater:
Crawl spaceHot water temperature tested:
YesWater temperature (degrees Fahrenheit):
126Condition of burners:
Appeared serviceableCondition of venting system:
The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:http://www.reporthost.com/?SCALD
The following items are not included in this inspection: generator systems, transfer switches, 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, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.Electric service condition:
Appeared serviceablePrimary service type:
UndergroundNumber of service conductors:
3Service voltage (volts):
120-240Estimated service amperage:
200Primary service overload protection type:
Circuit breakersService entrance conductor material:
Stranded aluminumMain disconnect rating (amps):
Not applicable, no single main disconnectSystem ground:
Ground rod(s) in soilCondition of main service panel:
Required repair, replacement and/or evaluation (see comments below)Condition of sub-panel(s):
Required repair, replacement and/or evaluation (see comments below)Location of main service panel #A:
Building exteriorLocation of main service panel #B:
Laundry roomLocation of main disconnect:
At main disconnect panel outsideCondition of branch circuit wiring:
ServiceableBranch circuit wiring type:
Non-metallic sheathedSolid strand aluminum branch circuit wiring present:
None visibleGround fault circuit interrupter (GFCI) protection present:
YesArc fault circuit interrupter (AFCI) protection present:
YesSmoke alarms installed:
Yes, but not testedCarbon monoxide alarms installed:
Yes, but not tested
One or more electric receptacles (outlets) and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
In addition to the one in the picture, there was another one loose near the kitchen counter.
Panel(s) #B had inadequate working space. This is a safety hazard when opening or working in panels. Electric panels should have the following clearances:
- An open area 30 inches wide by 3 feet deep in front of the panel
- 6 feet 3 inches of headroom in front of the panel
- The wall below the panel is clear to the floor
- The center of the grip of the operating handle of the switch or circuit breaker not more than 6 feet 7 inches above the floor or working platform
Recommend that a qualified contractor repair or make modifications per standard building practices. If panels must be opened for repairs, then a qualified electrician should perform repairs.
One or more slots where circuit breakers are normally installed were open in panel(s) #B. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.
The legend for circuit breakers or fuses in panel(s) #A was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
One or more circuit breakers in panel(s) #A were in the off position. Consult with the property owner to determine why breakers were tripped or off, and that a qualified electrician evaluate and repair if necessary. Note that the inspector does not operate circuit breakers.
The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; 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. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.Condition of counters:
Appeared serviceableCondition of cabinets:
Appeared serviceableCondition of sinks and related plumbing:
Appeared serviceableCondition of under-sink food disposal:
Appeared serviceableCondition of dishwasher:
Appeared serviceableCondition of range, cooktop or oven:
Required repair, replacement and/or evaluation (see comments below)Range, cooktop or oven type:
Natural gasType of ventilation:
microwave with ductCondition of refrigerator:
Appeared serviceableCondition of built-in microwave oven: Condition of built-in microwave oven:
No accessible gas shut-off valve was visible within 6 feet of the gas-fired cooktop, oven. This is a potential safety hazard when the appliance needs to be shut down quickly. A qualified contractor should install a shut-off valve per standard building practices.
Plumbing / Fuel Systems
The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression 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 determine the existence or condition of underground or above-ground fuel tanks.Condition of service and main line:
Appeared serviceableWater service:
PublicLocation of main water shut-off:
Building exteriorCondition of supply lines:
Appeared serviceableSupply pipe material:
CPVC plasticCondition of drain pipes:
Appeared serviceableDrain pipe material:
PlasticCondition of waste lines:
Appeared serviceableWaste pipe material:
PlasticVent pipe condition:
Appeared serviceableVent pipe material:
PlasticCondition of fuel system:
Appeared serviceableVisible fuel storage systems:
Above ground, in yardLocation of main fuel shut-off valve:
At gas meter
Heating, Ventilation and Air Condition (HVAC)
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 or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).Condition:
Serviceable, Repair, Replace, Eval, Near, At or Beyond Life Span, ?Outside Disconnect:
Yes, NoGeneral heating system type(s):
Heat pumpGeneral heating distribution type(s):
Ducts and registersCondition of furnace filters:
Required replacementLocation for forced air filter(s):
At base of air handler, Behind return air grill(s)Condition of forced air ducts and registers:
Appeared serviceableCondition of cooling system and/or heat pump:
Appeared serviceableCooling system and/or heat pump fuel type:
Split system, Heat pumpCondition of controls:
2011Proper Clearance (Air Flow):
YesMaximum Fuse/Breaker Rating (Amps):
30/35Fuse/Breakers Installed (Amps):
The last service date of the forced air heating/cooling system appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. 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 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.
Fireplaces, Stoves, Chimneys and Flues
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, and also does not 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, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.Condition of gas-fired fireplaces or stoves:
Appeared serviceableGas fireplace or stove type:
Metal pre-fab fireplaceCondition of chimneys and flues:
Appeared serviceableGas-fired flue type:
The fireplace fan would not come on. This may be connected with the breaker in the box that is in an off position. However, unable to confirm.
Bathrooms, Laundry and Sinks
The following items are not included in this inspection: overflow drains for tubs and sinks; 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 #1:
Full bath, Master bathLocation #2:
Full bath, Second floorLocation #3:
Full bath, Half bath, first floorLocation #4:
Laundry room/areaCondition of counters:
Appeared serviceableCondition of cabinets:
Appeared serviceableCondition of flooring:
Appeared serviceableCondition of sinks and related plumbing:
Required repair, replacement and/or evaluation (see comments below)Condition of toilets:
Required repair, replacement and/or evaluation (see comments below)Condition of bathtubs and related plumbing:
Required repair, replacement and/or evaluation (see comments below)Condition of shower(s) and related plumbing:
Appeared serviceableCondition of ventilation systems:
Appeared serviceableBathroom and laundry ventilation type:
with individual ductsGas supply for laundry equipment present:
No240 volt receptacle for laundry equipment present:
One or more bathtub faucet handles at location(s) #1 were loose. Recommend that a qualified person repair or replace handles as necessary.
Sink stoppers were missing or not functioning properly.
Area between the master bath tub and wall need to be caulked to keep water out.
All toilets were loose and need to be tightened.
Interior, Doors and Windows
The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues 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, drawer, cabinet door or closet door 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 and/or source of odors is not within the scope of this inspection.Condition of exterior entry doors:
Appeared serviceableExterior door material:
Metal, Glass panelCondition of interior doors:
Appeared serviceableCondition of windows and skylights:
Appeared serviceableType(s) of windows:
Vinyl, Multi-pane, Single-hungCondition of walls and ceilings:
Appeared serviceableWall type or covering:
DrywallCeiling type or covering:
DrywallCondition of flooring:
Appeared serviceableFlooring type or covering:
Carpet, Wood or wood productsCondition of stairs, handrails and guardrails:
Cornerstone Home Inspection would like to provide you with the following information to assist you with keeping your home in the best possible working order...
Home appliance estimated design life:
1. Gas furnace: 15-20 years
2. Gas boiler: 17-24 years
3. Oil furnace: 18-25 years
4. Electric furnace: 18-25 years
5. Heat pump: 15 years
6. Central air conditioning: 15 years
7. Water heater (tank): 8-12 years
8. Water heater (tankless): 20+ years
9. Range and oven: 18-20 years
10. Refrigerator/Freezer: 18-20 years
11. Dishwasher: 9-11 years
12. Microwave oven: 10 years
13. Range hood and fan: 14 years
14. Food disposal: 10-12 years
15. Garage door opener: 10 years
16. Laundry washing machine: 14 years
17. Laundry dryer: 14 years
18. Bathtub/Sink: 10-30 years
19. Smoke or CO detector: 8-10 years
20. Exhaust fans: 10 years
Home Maintenance Check List
1. Clean any removable dishwasher filters.
2. Purge food disposal by filling the kitchen sink with clean water, then turn on the device until the water drains through.
3. Wash refrigerator/freezer interior walls and door gaskets with a solution of one quart of warm water to two tablespoons of baking soda and wipe dry.
4. Vacuum and clean "return" air ducts/grills.
5. Inspect lighting fixtures and replace any burned-out bulbs.
6. Clean clothes dryer lint trap and/or duct for better energy efficiency and to decrease the risk of fire.
1. Inspect and service doors by cleaning and lubricating latches, hinges or replacing weatherstrippings as might be required.
2. Inspect and repair, if necessary, exterior caulking and finish around windows, doors, and siding.
3. Replace/clean, at least quarterly, furnace, heating and cooling system filters.
4. Re-tighten knobs and pulls on cabinets. Clean and lubricate drawer tracks and guides.
1. Inspect and test smoke and carbon monoxide alarms. Replace backup batteries as might be required.
2. Test (GFCI) ground fault circuit interrupters and (AFCI) arc fault breakers.
3. Inspect and maintain/clean gutters and downspouts. Runoff water must be directed away from the home.
4. Inspect attics and substructure areas for rodent droppings or other signs of pests or leaks/standing water, etc.
5. Prior to the beginning of the rainy season, test sump pumps for adequacy and function.
6. Look for moisture or decay, outside and inside the house, where flat surface decks and landings attach to the home. This is especially important if the landings do not have proper flashings.
7. Clean range hood fan grills and housings.
8. Use a vacuum cleaner to remove dust on coils behind the refrigerator/freezer.
1. Licensed contractor to inspect and service heating and air conditioning systems.
2. Professional contractor to inspect and service wood burning appliances and chimneys.
3. Seal any foundation cracks.
4. Inspect, clean and lubricate garage vehicle door tracks and test auto-reverse functions.
5. Clean and lubricate sliding glass door and window tracks.
6. Inspect exterior paint for cracking and wear. Repaint, caulk and seal as needed.
7. Reseal, as required, wood decks and landings.
8. Inspect, for water damage, pests or rot, any substructure and attic areas.
9. Inspect roof flashings, chimney caps, shingles.
10. Inspect outside electrical service lines for damage, exposed wires or proximity to tree limbs.
11. Inspect all supply hoses at sinks, toilets and washing machines.
12. Clean and repair caulking or grout in bathrooms or kitchens.
13. Clean bathroom exhaust fan blades and grills.
14. Inspect all electric cords and replace as needed.
15. Change water filters and have fresh water systems professionally serviced.
Tips for keeping drains clear:
1. Pour a pot of hot water down the drain once a week to help clear away fat or grease that may have built-up in the drain line or the P-trap.
2. If a drain is clogged, try pouring 1/2 cup of baking soda and 1/2 cup of white vinegar down the drain. Cover the drain and let the mixture sit for a few minutes. Then pour a pot of water down the drain.
General safety tips:
Ensure that you know where the following items are located:
1. Emergency contact telephone numbers.
2. Fire extinguishers and water hose pipes.
3. Heating gas/fuel main shutoff valve.
4. Main electrical disconnect circuit breaker(breaker box/service panel).
5. Main drain line clean-out.
6. Main water shut-off valve.
7. All window and door exits.