Summary Page
| Whole House Inspection | |
| Client(s): | Kim Nguyen |
| Property address: | 1041 S MYSTIC LN Troy, Ohio |
| Inspection date: | Monday, January 25, 2010 |
The main issues are :
Roof needs replacing soon on house and garage.
Furnace and water heater are older.
Gas leaks found.
Mold needs removed
Asbestos flooring present
Concerns are shown and sorted according to these types:
 | Safety | Poses a risk of injury or death |
 | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Minor Defect | Correction likely involves only a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
General Information
1)
- Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection, however much of the flooring on first floor is asbestos.
The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov
2)
- Evidence of rodent infestation was found in the form of feces, traps, dead rodents in one or more areas including the garage. 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:
http://www.cdc.gov/rodents/prevent_rodents/seal_up.htm
http://www.cdc.gov/rodents/prevent_rodents/trap_up.htm
http://www.cdc.gov/rodents/prevent_rodents/clean_up.htm
Grounds
3)
- The driveway and rear patio had significant cracks, settlement, heaving and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.
Exterior / Foundation
4)
- Stains were found in one or more areas on soffit boards. These appear to be due to current roof leaks (dripping water, high moisture content, etc.). A qualified contractor should evaluate and repair as necessary. Roof repairs may be necessary, such as to the roof surface and/or flashing. Drip edge flashing may need to be replaced or installed.
5)
- Rot or water damage was found at one or more sections of fascia under siding in the rear. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
Roof / Attic
7)
- One downspout or downspout extensions drained onto walkways. This may result in ice or moss forming on walkways, and may pose a fall hazard. A qualified person should evaluate and install or modify extensions as necessary so rainwater isn't directed onto walkways.
8)
- What appeared 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 may wish to have this material tested for asbestos by a qualified lab and/or consult with a qualified industrial hygienist 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
9)
- Some sections of the composition shingle roof surface appeared to be near the end of their service life and will likely need replacing in the near future, even with repairs. The client should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".
10)
- One or more roof surface sections were designed so as to be much more likely to accumulate debris and snow. This includes the following: two slopes converge. Leaks have occured as a result. The client should monitor such areas for accumulated debris in the future and clean as necessary.
11)
- The roof structure needed repair due to the following conditions: loose nailing plate bracing in 2 areas. A qualified contractor should evaluate and repair as necessary, and as per standard building practices.
12)
- Rot or water damage was found at one or more sections of the roof structure, including: sheathing under siding. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
13)
- Roof repairs were needed because many composition shingles had the following conditions: loose shingles, cracking, defective shingles. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
14)
- Some gutters were missing, loose. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair as necessary.
15)
- Extensions such as splash blocks or drain pipes for some downspouts were missing. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair, replace or install as necessary
16)
- Some "rubber boot" flashings were deteriorated. Leaks have occurred as a result. A qualified contractor should replace flashings where necessary.
17)
- One or more end caps were missing on gutters. Water may accumulate around the building's foundation as a result. A qualified person should install end caps where missing.
18)
- The upper attic access hatch was missing. One should be installed to prevent heated interior air from entering attic. For more information, visit:
http://www.reporthost.com/_docs/atticaccess.pdf
19)
- Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
Garage / Carport
20)
- The detached garage, carport roof surface material was near the material's service life even with repairs. The client should budget for a replacement in the near future.
21)
- Rot or water damage was found in one or more sections of the carport including siding. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
22)
- Vehicle door was damaged or deteriorated. A qualified contractor should evaluate and repair or replace the door as necessary.
Also note driveway pavement slopes towards garage and ground drains should be installed to move water away from garage
Electric
23)
- One receptacles was broken. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary.
24)
- One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen, bathroom(s), garage. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf
25)
- One light switch was loose. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary.
26)
- Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.
27)
- Smoke detectors were missing from bedrooms. Additional smoke detectors should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, in each bedroom, and one each level of the building. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
28)
- This property had one or more fuel burning appliances and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
29)
- One back porch area light fixture was 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
31)
- Gas was determined to be leaking at the following locations based on gas detector readings: local shut-off valve, supply piping, connections, flexible connector in 4 areas. This is a safety hazard due to the risk of explosion. A qualified contractor and/or the gas utility company should evaluate and repair immediately. Inspector marked with yellow tape.
32)
- Major leak was found in one water supply pipe near main shut off. A qualified plumber should evaluate and repair as necessary.
33)
- One outside faucet wasn't anchored securely to the structure's exterior. Fasteners should be installed or replaced as necessary so faucets are securely anchored to prevent stress on plumbing supply lines and possible leaks.
Heating
37)
- Because of the age and/or condition of this furnace, recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.
38)
- Significant amounts of debris, dirt and/or mold or dust were visible in one or more sections of supply and/or return air ducts. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers". At a minimum, the visible debris should be thoroughly cleaned. Recommend having a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit: http://www.epa.gov/iaq/pubs/airduct.html
39)
- The following conditions were found in the burner chamber: soot. A qualified contractor should evaluate and repair as necessary.
40)
- The estimated useful life for most forced air furnaces is 15 to 20 years. The inspector was unable to determine the age of the furnace [no plate found]. The client should be aware that this furnace may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the furnace's age (ask property owner or service technician), and budgeting for a replacement if necessary.
Fireplaces / Stoves / Chimneys
42)
- Hole was found at the metal chimney exterior. A qualified person should repair as necessary to prevent water, insect and/or vermin intrusion.
Kitchen
43)
- 3, 4 cooktop burner(s) were not hooked up or were inoperable. A qualified person should evaluate and repair as necessary.
44)
- Moderate wear, deterioration was found at the kitchen sink. The client should consider replacing sinks as necessary.
Bathrooms / Laundry / Sinks
45)
- The following conditions were found at the shower enclosure or door : mold and deterioration. A qualified person should evaluate and repair or replace as necessary.
46)
- One or more cabinets/and or vanity tops at location #A, B were not securely fastened to the wall. For wall hung cabinets, this is a safety hazard due to the risk of the cabinet(s) falling. A qualified person should repair as necessary.
47)
- The clothes dryer exhaust duct terminated in the attic. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A qualified person should install, repair or replace as necessary so the duct terminates outdoors, as per standard building practices. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
Interior Rooms / Areas
48)
- Seals between multi-pane glass in one back porch [florida room] window appeared to have failed based on condensation or stains between the panes of glass. A qualified contractor should evaluate and replace glass where necessary.
The client should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.
49)
- Significant mold damage was found in one or more wall sections in laundry and lower bathroom. A qualified person should carefully remove using approved mold remediation practices and replace wallboard as necessary.
Inhalation exposure to mold indoors can cause health effects in some people. Molds produce allergens (substances that can cause allergic reactions), irritants, and in some cases, potentially toxic substances or chemicals (mycotoxins). Inhaling or touching mold or mold spores may cause allergic reactions in sensitive individuals. Mold does not have to be alive to cause an allergic reaction. Dead or alive, mold can cause allergic reactions in some people.
There are different types of people who can be affected by mold more severely and sooner than others. They are infants, children, elderly people, individuals with respiratory conditions and sensitivities such as allergies and asthma, persons having weakened immune systems (people with HIV infection, chemotherapy patients, organ transplant recipients).
Sensitive people should avoid areas that are likely to have mold, such as compost piles, cut grass, and wooded areas.
Allergic reactions to mold in buildings do occur for many sensitive people. However, there is no conclusive evidence that proves mold in a building directly causes human health illnesses.
There are many symptoms of mold exposure. Current evidence indicates that allergies are the type of diseases most often associated with molds. 4 An allergic reaction is the most common symptom that could include wheezing and difficulty in breathing.
Inhalation of fungal spores, fragments (parts), or metabolites (mycotoxins and volatile organic compounds) from a wide variety of fungi may lead to or exacerbate immunologic (allergic) reactions, cause toxic effects, or cause infections. 3
Repeated or single exposure to mold, mold spores, or mold fragments may cause non-sensitive individuals to become sensitive to mold, and repeated exposure has the potential to increase sensitivity. Allergic responses include “hay fever”-like symptoms such as headache; sneezing; runny nose, red eyes, and skin rash (dermatitis). Molds can cause asthma attacks in people with asthma who are allergic to mold. Fungi in buildings may cause or exacerbate symptoms of allergies, especially in persons who have a history of allergic diseases (such as asthma and rhinitis).3 In addition, molds can irritate the eyes, skin, nose, throat, and lungs of individuals whether or not they are allergic to mold. Other symptoms include nasal and sinus congestion; burning, watery, red eyes; sore throat; dry cough; and skin irritation.
These and other symptoms may be associated with exposure to mold. But all of these symptoms may be caused by other exposures or conditions unrelated to mold growth. Therefore, it is important not to assume that, whenever any of these symptoms occurs, mold is the cause.
The effects of mold exposure can be acute or chronic. An acute effect is an immediate, severe reaction to a large exposure. A chronic effect may take days, months or years to manifest and usually comes from small, repeated exposures.
If a person experiences these symptoms only when occupying a particular building, then that person may possibly be experiencing symptoms of mold exposure.
There are four important indoor allergenic molds. They are Penicillium, Aspergillus, Cladosporium, and Alternaria. Alternaria and Cladosporium are outdoor molds that can be found indoors if the doors or windows of a building are left open and the spores are carried by air currents.
50)
- Significant hole upstairs was found in one ceiling section where upper attic access was cut out but no panel made. A qualified person should repair as necessary.
51)
- Some sections of flooring had significant deterioration or damage. For example, broken, loose tile. A qualified person should repair as necessary.
52)
- Minor holes were found in walls 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.
53)
- One or more ceiling fans appear to be inoperable. Recommend asking the property owner about this, and if necessary, having a qualified electrician evaluate and repair as necessary.
