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Cornerstone Home Inspection


Email: homeinspection.cornerstone@gmail.com
Phone: (334) 693-4300
866 E Main Street 
Headland, AL 36345-1854
Inspector: Ben Morehead
HI - 4011
ASHI #253131

 

Property Inspection Report

Client(s):  Mr. Client
Property address:  Fall Lane
Alabama, USA
Inspection date:  Tuesday, October 01, 2013

This report published on Friday, January 09, 2015 10:46:25 AM CST

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.

"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:
Concern typeSafetyPoses a safety hazard
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeServiceableItem or component is in serviceable condition
Concern typeCommentFor your information

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior and Foundation
Roof
Attic and Roof Structure
Garage or Carport
Water Heater
Electric
Kitchen
Plumbing / Fuel Systems
Heating, Ventilation and Air Condition (HVAC)
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Exterior Outbuilding


General Information
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Report number: 100113PMMRCLIENT
Time started: 1:00
Present during inspection: Property Owner
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm
Inspection fee: $375
Story: 1 Story
Buildings inspected: One House and Outbuilding
Age of main building: 13 (2000)
Source for main building age: Municipal records or property listing
Front of building faces: North
Occupied: Yes
Time finished: 2:45


Grounds
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Limitations: 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 serviceable
Driveway material: Poured in place concrete
Site profile: Level, Minor slope
Condition of sidewalks and/or patios: Appeared serviceable
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Concrete


Exterior and Foundation
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Limitations: 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.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Framed
Wall covering: Vinyl, Brick Veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
Foundation/stem wall material: Poured in place concrete, Concrete slab on grade
Footing material (under foundation stem wall): Poured in place concrete
Condition: Serviceable
Unit #1:
Location: West Side
Brand: Trane
Model #: TWR042C100B2
Approximate Age: 1999
Outside Disconnect: Yes
Maximum Fuse/Breaker Rating (Amps): 45
Level: Yes
Proper Clearance (Air Flow): Yes
1) Unable to determine if gas lines in backyard were connected. Also unable to determine the source of the gas supply. (Have evaluated).
Photo
Photo 1-1
Line appears to be cut and not capped . Would recommend a cut-off valve.
 

2) Brick on front porch is missing mortar.
Photo
Photo 2-1
 

3) Paint above the garage door on flashing is peeling. Also there is a small damaged spot on the vinyl siding on the east side of the home.
Photo
Photo 3-1
Peeling paint over garage.
Photo
Photo 3-2
Damaged vinyl on east side of home. Seal to prevent water penetration.


Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; 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
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable


Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. 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.
Attic inspection method: Partially traversed
Condition of roof structure: Appeared serviceable
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Approximate attic insulation R value (may vary in areas): R-30
Vapor retarder: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Open soffit vents
4) INSULATION INFORMATION
Photo
Photo 4-1
Insulation information sheet in attic.
 


Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Solid core
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable


Water Heater
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Limitations: 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: Appeared serviceable
Type: Tank
Capacity (in gallons): 80
Temperature-pressure relief valve installed: Yes
Location of water heater: Laundry room
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 120
5) WATER HEATER INFORMATION
Photo
Photo 5-1
 


Electric
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Limitations: 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: Required repair, replacement and/or evaluation (see comments below)
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Building exterior
Location of sub-panel #C: Garage
Location of main disconnect: At main disconnect panel outside
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Ground fault circuit interrupter (GFCI) protection present: Yes
Smoke alarms installed: Yes, but not tested
6) Plug in the garage and the plug under tub in master bath are missing covers. The plug under the tub in the master bathroom should be GFCI protected and the box mounted.
Photo
Photo 6-1
Plug in garage is missing its cover.
Photo
Photo 6-2
The box should be mounted. Should have a cover and should be GFCI protected. (Located in master bath under tub)

7) Bathroom (B) did not appear to have proper GFCI outlets. GFCI outlets should be installed .
Photo
Photo 7-1
Bathroom outlet would not trip. Not GFCI protected.
Photo
Photo 7-2

8) Wire for the garbage disposal, that is not connected, should be in a junction box.
Photo
Photo 8-1
Under kitchen sink.
 

9) Unable to evaluate sub panel in garage. Broom rack installation does not allow for the removal of the cover. (red arrow) . Also two knockouts are missing and they need to be covered properly (red circle)
Photo
Photo 9-1
Unable to evaluate sub panel in garage. Broom rack installation does not allow for the removal of the cover. (red arrow) . Also two knockouts are missing they need to be covered properly (red circle)
 

10) Light in hallway closest to the kitchen is not working. Bulbs may need replacing.
Photo
Photo 10-1
 

11) Missing light cover on garage door unit.
Photo
Photo 11-1
 


Kitchen
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Limitations: 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 serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop or oven: Appeared serviceable
Type of ventilation: Hood over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
12) Dishwasher's seal appears to be damaged but did not appear to be leaking.
Photo
Photo 12-1
Photo
Photo 12-2


Plumbing / Fuel Systems
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Limitations: 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 serviceable
Water service: Public
Location of main water shut-off: Building exterior
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic


Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating 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).
General heating system type(s): Heat pump
General heating distribution type(s): Ducts and registers
Condition of furnace filters: Required replacement
Location for forced air filter(s): At base of air handler
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Heat pump
Condition of controls: Appeared serviceable
13) Standing water between unit and the home. Recommend running water away from home.
Photo
Photo 13-1
 

14)  
Photo
Photo 14-1
 

15)  
Photo
Photo 15-1
Photo
Photo 15-2
Outside unit
Photo
Photo 15-3
Unit's main disconnect
 


Bathrooms, Laundry and Sinks
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Limitations: 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 #A: Master bath
Location #B: Full bath
Location #C: Laundry room/area
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
16) Shower knob in Location #A was loose and needs to be tightened.
Photo
Photo 16-1
 

17) Gaps, no caulk, or substandard caulking were found between the bathtub and the walls at location(s) #A. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
Photo
Photo 17-1
Photo
Photo 17-2


Interior, Doors and Windows
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Limitations: 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 serviceable
Condition of interior doors: Appeared serviceable
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Wood or wood products, Tile


Exterior Outbuilding
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Structural Condition: Serviceable
18) Although I was not asked to evaluate the electrical system in the exterior building, I would highly recommend the electrical in the outbuilding be evaluated by a licensed electrician. There were many safety concerns.


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

Monthly:
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.

Quarterly:
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.

Semi-annually:
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.

Annually:
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.