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Master Key Home Inspections


Phone: (330) 936-6644
435 Locust St S 
Canal Fulton OH 44614-1264

   

Property Inspection Report

Client(s):  David & Jodi Robinson
Property address:  10245 Beech Dr.
Orrville, OH, 44667
Inspection date:  Friday, December 26, 2014

This report published on Friday, January 02, 2015 4:54:48 PM EST

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
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 typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information
Concern typeInfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
Concern typeConducive conditionsConditions 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

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


General Information
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Report number: 1003
Time started: 1:00pm
Time finished: 4:30pm
Present during inspection: Property owner
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Rain
Temperature during inspection: Cool, 48 degrees
Inspection fee: $375
Payment method: Check
Type of building: Fourplex, Multiplex
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 52
Source for main building age: Property owner
Front of building faces: East
Main entrance faces: East
Occupied: Yes
1) The client should be aware that prior to 1976, factory-built homes in America were built only according to voluntary standards. Because this building was built prior to 1976, it may be significantly substandard in safety, efficiency, quality, durability, etc. Factory-built homes since 1976 have been required to comply with federal construction and safety standards (the HUD Code). This code is administered by the U.S. Department of Housing and Urban Development (HUD), and standardizes design, construction, energy efficiency, fire resistance, transportability, strength, and durability. It also mandates performance standards for the electrical, plumbing, air conditioning, thermal, and heating systems.
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 ground with binoculars
Condition of roof surface material: Appeared serviceable
Roof surface material: Shingles, asphalt
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
2) Soffit without ventilation. Soffit ventilation increased airflow to the roof and prevents moisture, mold, and deterioration of the roof system. Recommend contacting a reputable contractor.
Photo
Photo 2-1
Soffit unvented

3) Damage to gutter on front left corner of the house. Recommend contacting a reputable contractor.
Photo
Photo 3-1
Damaged gutter

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: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame, Brick
Wall covering: Brick veneer, Redwood
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Unfinished basement, Concrete slab on grade
Foundation/stem wall material: Concrete block
Footing material (under foundation stem wall): Concrete slab
4) InfestationConducive conditions Damage to fascia from infestation. Repair to prevent active infestation or structural damage to the fascia from weather elements. Recommend contacting a reputable contractor. (SAFETY)
Photo
Photo 4-1
Fascia damage from infestation

5) Vegetation and leaves in basement window well. This can draw unwanted moisture, prevent proper drainage, and contribute to insect infestation in the window well area. Recommend removing and maintaining.
Photo
Photo 5-1
Vegetation and leaves in basement window well

6) Exterior planter wood deteriorating. Recommend staining.
Photo
Photo 6-1
Exterior planter wood deterioration

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.
Site profile: Moderate slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Deck, patio, porch cover material and type: Open
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
7) Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a reputable contractor install handrails where missing and per standard building practices. (SAFETY)
Photo
Photo 7-1
Handrail missing on deck

8) One or more sets of stairs were unstable and/or wobbly and no handrails. This is a potential fall/trip hazard. Recommend contacting a reputable contractor. (SAFETY)
Photo
Photo 8-1
Exterior steps deteriorating without handrails

9) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a reputable contractor repair to eliminate trip hazards. (SAFETY)
Photo
Photo 9-1
Unlevel patio with brick deterioration

10) Retaining walls deteriorated. Recommend contacting a reputable contractor.
Photo
Photo 10-1
Deteriorated retaining walls

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).
Condition of hydronic or steam heat system: Required repair, replacement and/or evaluation (see comments below)
Type of hydronic or steam heat: Weir Mclain Hydronic (hot water), Circulating pump
Hydronic or steam heat fuel type: Natural gas
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location: Attic
Type: '98 Trane split system, Exterior condensing unit
Condition of controls: Appeared serviceable
Boiler and A/C services: Annually
11) No drain line was installed for the boiler's temperature-pressure relief(TPR) valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the boiler when the valve opens. TPR valve is corroded. Recommend contacting a reputable licensed plumbing or HVAC contractor. (SAFETY)
Photo
Photo 11-1
Corrosion of boiler temperature-pressure relief(TPR) valve without vent line

12) Water valve leaking on boiler. Recommend contacting a reputable licensed plumbing or HVAC contractor.
Photo
Photo 12-1
Water valve to boiler leaking

13) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be this age and/or its useful lifespan and may need replacing or significant repairs at any time.
14) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
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: Integral with heating system, with storage tank, AOS Smith
Energy source: Natural gas
Estimated age: 18
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement
Hot water temperature tested: Yes
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Service records: Annually, Service & owner reference
15) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be this age and/or its useful lifespan and may need replacing at any time. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a reputable licensed plumbing contractor install a catch pan and drain or a water alarm to help prevent damage if water does leak.
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: Private well
Location of main water shut-off: Basement
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Copper
Condition of waste lines: Appeared serviceable
Waste pipe material: Galvanized steel
Vent pipe condition: Appeared serviceable
Vent pipe material: Copper
Sump pump installed: No
Type of irrigation system supply source: Private well
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
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 reputable licensed electrical contractor 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 reputable licensed electrical contractor.
Electric service condition: Appeared serviceable
Primary service type: Overhead, Drop service
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil, Copper
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: Aluminum multi-strand
Solid strand aluminum branch circuit wiring present: Yes
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: Yes
Smoke alarms installed: Yes
Carbon monoxide alarms installed: No, recommend install
16) Capped wires in service panel. This a potential electric, shock, and fire hazard. Recommend contacting a reputable licensed electrical contractor. (SAFETY)
Photo
Photo 16-1
Capped wires in service panel

17) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. 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:
http://www.reporthost.com/?SMKALRMLS

(SAFETY)
18) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.reporthost.com/?COALRM

(SAFETY)
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: Not determined
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Type of ventilation: Down draft exhaust
Condition of refrigerator: Appeared serviceable
19) Kitchen/deck door doesn't appear to have safety glass. This is a potential safety/security hazard. Recommend contacting a reputable contractor. (SAFETY)
Photo
Photo 19-1
Kitchen/deck door without safety glass

20) No GFI outlets in the kitchen. This is a potential electric, shock, and fire hazard. Recommend contacting a reputable licensed electrical contractor. (SAFETY)
Photo
Photo 20-1
No GFI in kitchen

21) The dishwasher was inoperable. Dishwasher not inspected per client request.
Photo
Photo 21-1
Dishwasher out of service

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: Full bath, Master bath, third floor, north
Location #B: Full bath, third floor, north
Location #C: Full bath, first floor, north
Location #D: Laundry room/area, second floor, south, kitchen
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: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: with individual ducts
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
22) No GFI outlet in one or more bathroom(s) or laundry room. This is a potential electric, shock, and fire hazard. Recommend contacting a reputable licensed electrical contractor. (SAFETY)
Photo
Photo 22-1
No GFI outlet in bathroom

23) Corroded sink drain plumbing in one or more bathroom(s). This is the result of a leak or metal composite of the plumbing lines. Recommend contacting a licensed plumbing contractor.
Photo
Photo 23-1
Corroded plumbing in bathroom

24) Signs of previous leak stain at base of toilet in 2nd floor bathroom. Floor was dry at time of inspection. Recommend contacting a reputable licensed plumbing contractor if a leak is detected.
Photo
Photo 24-1
Carpet stains from leak

Basement
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Limitations: 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 also excluded from this inspection. Note that 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 basement in the future. Access to the basement 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 does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Concrete block
Beam material: Steel
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Not determined (inaccessible or obscured), finished ceiling
25) Access panel to well tank deteriorated. Recommend contacting a reputable contractor.
Photo
Photo 25-1
Well tank access panel deterioration

26) Cracks in mortar of foundation. Recommending caulking.
Photo
Photo 26-1
Mortar cracks interior foundation

27) Rust on basement radiator.
Photo
Photo 27-1
Rust on basement register

28) Brown fungus/mold in well enclosed area of foundation wall.
Photo
Photo 28-1
Brown fungus/mold on interior foundation wall around well

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
Exterior door material: Wood, Sliding glass
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Wood, Casement
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Plaster
Ceiling type or covering: Plaster
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Tile
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
29) The inspector was unable to verify that the glass used in one or more interior doors was approved safety glass. Glass that is not approved safety glass, located in areas subject to human impact, is a safety hazard. Standard building practices generally require that approved safety glass be used in swinging and sliding doors except where "art glass," jalousie windows or glazing smaller than a 3-inch opening is used. Recommend that a reputable contractor evaluate further to determine if glass is approved safety glass, and replace glass if necessary, and per standard building practices. (SAFETY)
30) The inspector was unable to verify that the glass used in one or more windows was approved safety glass where required. Windows that don't have approved safety glass, located in areas subject to human impact, are a safety hazard. Standard building practices generally require that approved safety glass be used in but not limited to the following conditions:Note that "art glass" (leaded, faceted, carved or decorative) may be an acceptable alternative for safety glass due to its visibility. Also, a 1 1/2-inch-wide protective bar on the accessible side of the glass, placed 34-38 inches above the floor, can serve as an acceptable substitute for safety glass. Recommend that a reputable contractor evaluate further to determine if glass is approved safety glass, and replace glass if necessary, and per standard building practices. (SAFETY)
31) One or more hinged exterior doors had no deadbolt lock installed and relied solely on the entry lockset for security. Recommend installing deadbolt locks on exterior doors where missing for added security. Recommend contacting a reputable contractor. (SAFETY)
32) Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a reputable contractor install handrails where missing and per standard building practices. (SAFETY)
Photo
Photo 32-1
No handrail on stairway

33) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, recommend contacting a reputable contractor to evaluate and repair.
Photo
Photo 33-1
Repaired ceiling from previous leak

Fireplaces, Stoves, Chimneys and Flues
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Limitations: 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 wood-burning fireplaces, stoves: Required repair, replacement and/or evaluation (see comments below)
Wood-burning fireplace type: Masonry with metal liner
Number/location of fireplaces: 2, 1 in kitchen, 1 in living room
Condition of chimneys and flues: Appeared serviceable
Wood-burning chimney type: Masonry
34) No fire resistant flooring around fireplace. This is a potential fire hazard. Recommend contacting a reputable contractor. (SAFETY)
Photo
Photo 34-1
No fire resistant flooring at fireplace

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: Required repair, replacement and/or evaluation (see comments below)
Type of door between garage and house: Wood
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Roll
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: None
35) No photoelectric sensors were installed for one or more garage vehicle doors' automatic opener. These have been required on all automatic door openers since 1993 and improve safety by triggering the door's auto-reverse feature without need for the door to come in contact with the object, person or animal that is preventing the door from closing. Recommend that a reputable contractor install photoelectric sensors where missing for improved safety. For more information on garage door safety issues, visit:
http://www.reporthost.com/?GDPES

(SAFETY)
Photo
Photo 35-1
No photoelectric sensors on garage door

36) The door between the garage and the house did not appear to be fire resistant, or the inspector was unable to verify that it was via a label. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a reputable contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices. For more information, visit:
http://www.reporthost.com/?AGFR

(SAFETY)
Photo
Photo 36-1
Garage/house entrance wood door

37) The door between the garage and the house had no step or stair(s) installed below, and the drop was higher than a standard stair riser height of 7-8 inches. This is a fall or trip hazard. A reputable contractor should install permanently mounted stairs as necessary and per standard building practices. (SAFETY)
Photo
Photo 37-1
Riser height to garage/house entrance

38) Damaged fire resistant insulation. Recommend contacting a reputable contractor to repair/replace. (SAFETY)
Photo
Photo 38-1
Damage to flame resistant insulation in the garage

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
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt, Vermiculite loose fill
Approximate attic insulation R value (may vary in areas): Not determined (inaccessible or obscured)
Vermiculite insulation present: Yes
Vapor retarder: Installed
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Gable end vents
Built in 1962. As of todays inspection, structurally the home is sound with no major or minor structural issues. There are however normal settling cracks throughout the years. The home generally, from the home, HVAC, plumbing, and electric are in good shape except for where noted in this report. There are numerous safety issues that need addressed as well as maintenance issues. This inspector is concerned also with the TPR valve on the boiler and recommends contacting a licensed plumbing or HVAC contractor.

Regardless of any defects reported this home is structurally sound and has quality features. The heating, plumbing, and electric are well maintained. The foundation, brick veneer, exterior redwood, new roof and chimney, and fire resistant walls and insulation in the the garage are very nice.

Sincerely,

Master Key Home Inspections

Dave Robinson/Certified Home Inspector