Dixon Inspections

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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:

	Safety	Poses a risk of injury or death
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	Comment	For your information

Structural Pest Inspection Concerns
Concerns relating to the structural pest inspection are shown as follows:

	Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	Conducive conditions	Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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

2) You have contracted with DIXON INSPECTIONS to perform a general inspection in accordance with the standards of practice established by NACHI, a copy of which is available upon request. General inspections are essentials visual, and distinct from those of specialists. The purpose of a general inspection is to identify obvious defects or conditions that warrant a specialist evaluation.

Most homes built after 1978, are generally assumed to be free of asbestos and other common environmental contaminants. We will attempt to alert you to any suspicious substances that would warrant evaluation by a specialist. You can learn more about contaminants from a booklet published by The environmental Protection Agency, which you can read online @ www.epa.gov/iaq/pubs/insidest.htm.

Mold is one such contaminant. It is a microorganism that has tiny seeds, or spores, that are spread on the air, land, and feed or organic matter. It has been in existence
throughout human history, an actually contributes to the life process. It takes many different forms, many of them benign, like mildew. Some characterized as allergens are relatively benign but can provoke allergic reactions among sensitive people, and others characterized as pathogens can have adverse health effects on large segments of the population, such as the very young, the elderly, and people with suppressed immune systems. However, there are less common molds that are called toxigens that represent a serious health threat. All molds flourish in the presence of moisture, and we make a concerted effort to look for any evidence of it wherever there could be a water source, including that from condensation. Interestingly, the molds that commonly appear on ceramic tiles in bathrooms do not usually constitute a health threat, but they should be removed. However, some visibly similar molds that form on cellulose materials, such as on drywall, plaster, and wood, are potentially toxigenic. If mold is to be found anywhere within a home, it will likely be plaster, and wood, are potentially toxigenic. If mold is to be found anywhere within a home, it will likely be in the are of tubs, showers, toilets, sinks, water heaters. evaporator coils, inside attics with invented bathroom exhaust fans, and return-air compartments that draw outside air, all of which are areas that we inspect very conscientiously. Nevertheless, mold can appear as though spontaneously at any time, so you should be prepared top monitor your home, and particularly those areas that we identified. Naturally, it is equally important to maintain clean air-supplyducts and to change filters as soon as they become soiled, because contaminated ducts are a common breeding ground for dust mites, rust, and other contaminants. Regardless, although some mold-like substances may be visually identified, the specific identification of molds can only be determined by a laboratory analysis, and is absolutely beyond the scope of our general inspection. Nonetheless, as a prudent investment in environmental hygiene, we categorically recommend that you have DIXON INSPECTIONS test for the presence of any such contaminants, and particularly if you or any member of your family suffers form allergies or asthma. Also, you can learn more about mold from an Environmental Protection Agency document entitled "A Brief Guide to Mold, Moisture and Your Home", by visiting their web site at: http://www.epa.gov/iaq/molds/moldguide.html/, from which it can be downloaded.

Asbestos is a notorius contaminant that could be present in any home built before 1978. It is a naturally occurring mineral fiber that was first used by the Greek and Romans in the first century, and it has been widely used throughout the modern world in a variety of thermal insulators, including those in the form of paper wraps, bats, blocks, and blankets. However, it can also be found in a wide variety of other products too numerous to mention, including duct insulation and acoustical materials, plasters, siding, floor tiles, heat vents, and roofing products. Significantly, asbestos fibers are only dangerous when they are released into the air and inhaled, and for this reason authorities such as the Enviromental Protection Agency (EPA) distinguish between asbestos that is in good condition, or non-friable, and that which is in poor condition, or friable, which means that its fibers could easily be crumbled and become airborne. Regardless of the condition of any suspected asbestos containing material, we would not endorse it and recommend having it evaluated.

Radon is a natural gas that results from the natural decay of radioactive materials within the soil. The gas is able to enter homes through the voids and floorboards of poorly ventilated crawlspaces. Radon cannot be detected by the senses, and can only be determined by sophisticated instruments and laboratory analysis.

Lead also poses a serious health threat. Although rarely found in use, lead could be present in any home built as recently as the nineteen forties. Lead was an active ingredient in many household paints, which could be released by sanding, thereby being ingested by small children coming in contact with painted surfaces. Fortunatley the lead in paint can be detected by laboratory analysis. DIXON INSPECTIONS disclaim any responsibility for testing or establishing the presence of any enviromental contaminant.

3) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.

4) Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.

5) Rot was found in one or more areas. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.

Photo 25

6) Siding is damaged and/or buckled in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water intrusion.

Photo 24

7) The driveway curb has significant cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.

Photo 2

8) One or more deck structure braces or "kickers" are installed in such a way that seperation was noted @ junctions. These braces do have "Simpson" straps to tie junctions together but only on one side. A qualified contractor make repairs such as installing lag bolts to draw wooden members together or add shim block, then re-fastening hardware.
Cost estimate: $ 250.00

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Photo 15

9) One or more downspouts are loose or detached. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary so downspouts are securely anchored and functional.

Photo 13

10) Hanger that supports deck beam is fastened through siding into a 2"x12" block. Recommend a qualified contractor replace 2"x12" with solid 6"x10" backing to ensure proper load bearing.

And for more information on building safe decks in general, visit: http://www.thisoldhouse.com/toh/knowhow/exteriors/article/0,16417,212625,00.html
Cost estimate: $ 350.00

Photo 14   DECK BEAM HANGER BACKING (AS SEEN FROM BUILD-UP)

11) Some fasteners have come loose at tread/stair bracket connection. Recommend re-fastening with wood scews to ensure a proper connection.

Photo 12

12) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

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13) One or more composition shingles are damaged, deteriorated and/or missing, and should be replaced. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary.

Photo 18

14) Debris has 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 structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

15) Debris such as leaves, needles, seeds, etc. have accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.

16)

Photo 16   MAIN ELECTRICAL PANEL

17) Post that supports gas furnace is installed using sub-standard building practices. Recommend a qualified contractor install 4"x4" post w/ prefabricated pier.

Photo 10

18) There are a wide variety of residential water heaters that range in capacity from fifteen to one hundred gallons. They can be expected to last at least as long as their warranty, or from five to eight years, but they will generally last longer. It is prudent to flush them annually to remove minerals that include the calcium chloride bi-product of many water softening systems. The water temperature should be at least 100degrees and a maximum of 130 degrees.

Photo 4   WATER HEATER

20) The last service date of this system appears to be more than two years ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future, or as per the contractor's recommendations.

Photo 11   GAS FORCED AIR UNIT

21) The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.

Photo 22   RETURN AIR & FILTER LOCATION

22) One or more active leaks were found in drain and/or waste pipes or fittings. A qualified plumber should evaluate and repair as necessary.

Photo 9

23)

Photo 3   LAUNDRY AREA	Photo 6   GAS METER & SHUT-OFF
Photo 8   MAIN WATER SHUT-OFF VALVE	Photo 17   WATER METER

24) The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html

25) The gas/electric supply for one or more gas fireplaces and/or stoves was turned off. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections. These appliances were not fully evaluated.

Photo 23   MASTER SUITE ELECTRIC START GAS FIREPLACE(NON-OPERABLE)

26) All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.

Photo 20

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27) One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection(BAR SINK). This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

28) An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

29) Stains and/or water damage were found at one or more sliding door entry areas. A qualified contractor should evaluate and repair areas as necessary.

Photo 19

30) Water stains and/or damage were found in one or more ceiling/wall areas above sliding glass doors. The stains and/or damage may be due to water penetrating from exterior area. Recommend asking the property owner(s) about this, and monitoring the stained/damaged area(s) in the future, especially after heavy or prolonged rain. A qualified contractor should evaluate and repair as necessary.

31) Glass in one or more windows is broken and/or cracked. A qualified contractor should replace glass where necessary.

32) One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection(LOWER GUEST BATH). This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.