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Property Inspection Report by Frank P. Newman for | |
| Client(s): | Sample Inspection |
| Property address: | 123 Anystreet Dublin, GA 31021 |
| Inspection date: | 7-4-2008 |
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.
 | Safety | Poses a risk of injury or death |
 | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | 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 |
 | Serviceable | Item or component is in servicable condition |
 | Comment | For your information |
Click here for a glossary of building construction terms.
Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.aspTable of Contents
General information
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling - downstairs
Heating and cooling - upstairs
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Kitchen
Bathrooms
Interior rooms
Well
| General information | Return to table of contents |
The WELL PUMP was not functional during the inspection. As a result, plumbing supply, drain and waste lines, fixtures, and some appliances such as water heaters weren't fully evaluated.
| Exterior | Return to table of contents |
The front porch deck is approximately 55" above ground level. Porches and decks more than 30" high should have appropriate railings to prevent accidental falls.
 Photo 30 |
One or more outdoor electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. 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 outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
An extension cord was being used as permanent wiring to supply power to a storage building. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.
 Photo 4 |
 Photo 32 |
At the property entrance, a portion of the driveway has been removed for installation of other buried equipment. This section should be repaved.
 Photo 8 |
Handrail at back door in garage stairs is loose. This is a safety hazard. A qualified contractor should make repairs as necessary. For example, installing new fasteners and/or hardware so handrail is securely attached.
Fences and/or gates are damaged and/or deteriorated in some areas. Gate posts have been bent, breaking vinyl coverings and allowing gates to sag. A fallen tree has also damaged one fence section. A qualified contractor should evaluate and make repairs or replace sections as necessary.
 Photo 3 |
 Photo 7 |
 Photo 33 |
One or more fence gates are difficult to open, close and/or latch, or are damaged and/or deteriorated. Repairs should be made as necessary, and by a qualified contractor if necessary, so gates operate easily.
One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future.
Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
 Photo 2 |
Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
 Photo 29 |
One or more outside faucets were inoperable. No water came out of the faucet(s) when turned on due to well pump not operating.
Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
Firewood is stored so that it's either in contact with the structure or very close to it. This is a conducive condition for wood destroying insects. Recommend storing firewood outdoors in an open area, as far away from the house as practical, to keep away insects. For more information visit http://ohioline.osu.edu/hyg-fact/2000/2065.html
 Photo 5 |
| Roof | Return to table of contents |
One or more composition shingles have raised, most likely due to nails that have loosened or excess heat resulting from inadequate ventilation. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails and evaluating roof ventilation requirements.
 Photo 26 |
 Photo 27 |
 Photo 28 |
Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof. SEE PHOTOS IN SECTION ABOVE
| Garage | Return to table of contents |
The auto-reverse mechanism on at least one of the (3) vehicle door openers is inoperable or require 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
One or more garage electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. 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 garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
 Photo 21 |
The garage-house door poses a fire risk because it's not fire-rated (metal or solid-core construction). A qualified contractor should replace this door with a fire-rated door.
| Attic | Return to table of contents |
Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
 Photo 14 |
 Photo 15 |
No access hatch was found for the attic. The inspector was unable to evaluate the attic, and it's excluded from this inspection. Recommend having a qualified contractor install access hatches as necessary and as per standard building practices to allow periodic evaluation of attic spaces. Substantial portions of the attic space have been finished with materials similar to the rest of the house.
| Electric service | Return to table of contents |
The power supply for the sprinkler system had been connected to the disconnect for the upstairs heat pump. While the two wires have been disconnected for now, leaving the sprinkler system inoperable, a new source of power will have to be established in order to rehabilitate that system. A qualified electrician should evaluate and repair as necessary.
 Photo 24 |
A splice box was installed on the outside wall to facilitate the splitting of the service conductors to two service panels. The latches on the splice box are not secured and could be easily opened by a child or other person who could come in contact with live components inside. One or more locking devices or seals should be installed.
 Photo 25 |
Neutral wires are doubled or bundled together with ground wires on the neutral bus bar. This is unsafe due to the potential of unintended voltage excursions during service activities. Each neutral should be terminated separately from ground wires. A qualified electrician should evaluate and repair as necessary.
 Photo 11 |
 Photo 12 One of (2) Main Panels
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Neutral and equipment ground conductors are combined at the sub-panel. This should only occur in the main service panel, and is a safety hazard due to the risk of shock. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel, while grounding conductors should be attached to a separate grounding bar bonded to the sub panel. A qualified electrician should evaluate and repair as necessary.
 Photo 10 |
One or more screws are missing from the main service panel cover and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.
The legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
| Water heater | Return to table of contents |
The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
The temperature-pressure relief valve drain line was not visible but apparently is routed into the crawl space. Water may accumulate in the crawl space if the valve develops a leak. A qualified plumber should re-route the drain line so as to drain outside.
The water heater is located inside a very small enclosure . The inspector was unable to fully evaluate the water heater.
| Heating and cooling - downstairs | Return to table of contents |
Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
Supply air from the air conditioning system was approximately 15 degrees Fahrenheit cooler than at the return duct(s), or current room temperature. This is within normal operating range. Heating performance appeared to be adequate as well.
| Heating and cooling - upstairs | Return to table of contents |
The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
 Photo 16 |
 Photo 22 |
Insulation is missing from portions of the refrigeration line near the upstairs heat pump due to water cascading off of the roof during storms. Replace missing insultion and reroute water discharge from the roof
 Photo 23 |
Supply air from the air conditioning system was marginal (approx 13.5 degrees F). It should be 14 to 20 degrees Fahrenheit cooler than at the return duct(s), or current room temperature. This may be caused by inadequate sizing, refrigerant loss, dirty coils, a failing compressor, an over sized fan, or a deficient return air system. A qualified heating and cooling contractor should evaluate and repair as necessary.
One of the two Air handler filter(s) is dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
| Plumbing and laundry | Return to table of contents |
The washing machine is installed over a finished living space and has no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.
No clothes dryer or dryer exhaust duct is installed. but evidence suggests that it was previously discharging into the crawl space. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A rigid or semi-rigid metal exhaust duct should be installed as per standard building practices, and by a qualified contractor if necessary. For information, visit http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
 Photo 13 |
Neither the clothes washer nor dryer were installed. They are excluded from this inspection.
| Fireplaces, woodstoves and chimneys | Return to table of contents |
The inspector was unable to determine if the woodstove and flue are installed safely, and in accordance with the manufacturers' specifications. Recommend having a qualified stove and/or chimney service contractor evaluate to determine if the woodstove and flue are in installed in accordance with the manufacturers' specifications, and make repairs and/or modifications if necessary.
| Crawl space | Return to table of contents |
Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
No vapor barrier is installed. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should install a vapor barrier. Standard building practices require the following:
Some crawl space areas were inaccessible due to low height (less than 18 inches), ductwork or pipes blocking, standing water, and/or stored items. These areas are excluded from this inspection.
| Kitchen | Return to table of contents |
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. 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.
The kitchen sink drain uses an unacceptable trap arrangement, rather than a vented p-trap. Water seals (the water lying in the bottom of the u-shaped pipe) may be lost when discharges occur in the system, resulting in sewer gases entering the structure. Recommend having a qualified plumber evaluate and replace the existing trap arrangement with a vented p-trap.
 Photo 18 |
The water supply to the dishwasher was unavailable. The inspector was unable to fully evaluate the dishwasher and its drain system. Once water supply is restored, a qualified plumber or appliance technician should evaluate and repair as needed.
The clock, timer, and oven functions appears to be inoperable. The client(s) should ask the property owner(s) about this, and if necessary, a qualified appliance technician should evaluate and repair as necessary.
One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
| Bathrooms | Return to table of contents |
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. 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.
Tile and/or grout in one or more showers (master bath) is damaged and/or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.
 Photo 17 |
One or more toilets have no water supply and could not be fully evaluated. These items should be tested once water is restored, and have a qualified plumber evaluate and repair if necessary.
| Interior rooms | Return to table of contents |
One or more open ground, three-pronged grounding type receptacles were found (in rooms where the bottom half of the receptacle is switched). This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
A light fixture with an exposed bulb is installed in the laundry room closet. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
 Photo 20 |
Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
The doorbell in the garage appears to be inoperable. Recommend having a qualified electrician evaluate and repair as necessary.
 Photo 19 |
| Well | Return to table of contents |
Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.
 Photo 6 |
 Photo 9 |
Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
THE WELL, SOFTENERS, AND RELATED EQUIPMENT WERE NOT IN OPERATION, SO COULD NOT BE FULLY EVALUATED; HOWEVER ALL PORTIONS OF THIS SYSTEM APPEAR TO BE IN VERY POOR CONDITION. RECOMMEND EVALUATION AND REHABILITATION BY QUALIFIED WELL AND WATER TREATMENT CONTRACTORS.
The estimated useful life for most well pumps is 15 to 20 years. Based on information provided to the inspector, or evidence found during the inspection, the well pump may be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
The estimated useful life for most steel pressure tanks is 15 to 25 years. Based on information provided to the inspector, or evidence found during the inspection, the pressure tank may be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
 Photo 1 |
