Website: http://www.reporthost.com/gainey
Email: inspector132@comcast.net
Phone: (765) 759-2266 · (765) 744-3005
8605 W Butternut Rd, Muncie, Indiana 47304
Inspector: Jeff Gainey

 

Home Inspection Report by Gainey Home Services Inc.
Client(s): Curious George Homebuyer
Property address: 2301 Anywhere Ct
East Central Indiana
Inspection date: Tuesday February 30th, 2009
This report published on 1/5/2007 11:41:54 AM EST

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This report is the exclusive property of this Gainey Home Inspections 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 shown in bold type. Items of concern follow descriptive information and are shown as follows:
SafetyImmediate Safety Concern. Poses a risk of injury or death if not corrected. 
Major defectCorrection likely involves a significant expense by a specialist. This may affect livability unless corrected soon. 
Repair/ReplaceRecommend repairing or replacing as needed. This may affect livability unless corrected soon and may require repair by a specialist. 
Repair/MaintainRecommend repair and/or maintenance. This is considered normal aging and can be done in the future. This could also be a Grandfathered item that standards have improved since the home was built and is now required for increased safety. Grandfathered issue 
Minor defectCorrection likely involves only a minor expense. 
MaintainRecommend ongoing maintenance. Preventative maintenance can reduce costly repairs in the future. 
EvaluateI was unable to determine extent of hidden damage or status of condition today. Recommend evaluation by a specialist qualified in this area. This repair may need specialized tools or training. Always get 2-3 estimates. 
MonitorRecommend monitoring in the future. No problem associated with this item today but requires periodic checks and repairs when necessary. 
CommentFor your information ----OR-----Current standards will require this in new construction in many jurisdictions and is suggested for increased safety or convenience. The term "Grandfathered" is used and is not usually asked of the seller to improve. 
Concern items are sorted by the types listed above.  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
Property & Site
General information
Exterior
Roof
Garage
Attic
Electric service
Plumbing
Water heater
Heating and Cooling
Fireplaces, woodstoves and chimneys
Crawl space
Kitchen
Bathroom Hall bath
Bathroom Hall Master Bath
Interior rooms


Property & Site Return to table of contents  
1) Today's inspection is being done using the Standards of Practice of the
Great Lake Chapter of the American Society of Home Inspectors as a
Guideline. The inspection contracts and the limitations and standards
specified therein are an integral part of this report. I am also Licensed
by the State of Indiana and my license # is HI0500083.
2) Environmental issues are out of the scope of today's inspection and should
be addressed separately. This inspection will
not result in the information of presence of any environmental hazard that
may be present, although if noticed in the course
of my inspection may be reported as a possible concern. There may be
environmental concerns that although may be present were not seen by the
inspection today since I am not here for that type of inspection.
3) Water is a very destructive force and should be controlled on the outside
to reduce problems that may go undetected for some time on the inside/under the house. Drainage patterns should be monitored and improved as needed to carry water away from foundation. Extend leaders to discharge at least 6' away from building to reduce moisture penetration and foundation damage.
4) Moisture problems may exist in the basement/crawl space as noted in the report and
should be evaluated/corrected as possible serious issues. Moisture is a
very destructive force that over time may result in structural issues along
with health related issues. Environmental issues are out of the scope of
today's inspection however and should be evaluated separately if warranted.
 


General information Return to table of contents  
Report number: 1001
Structures inspected: 2301 Anywhere Ct, East Central Indiana
Type of building: Single family
Time started: 01:00PM
Time finished: 0300PM
Inspection Fee: $260.00
Payment method: Invoiced
Occupied: No
Weather conditions: Clear
Temperature: Hot
Front of structure faces: South
Foundation type: Crawlspace
The following items are excluded from this inspection: Irrigation system, Hot tub, Water filtration system, Water softener system


Exterior Return to table of contents  
Footing material: Block, Not visible
Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
5) Trip hazards were found in the driveway due to cracks, settlement and/or heaving. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.

Photo 18  
Poor downspout extension at southeast corner is feeding the island tree and the roots grow larger which shift the sidewalk/drive when they push it up. This may be a tripping hazard that should be corrected and drainage improved to reduce further shifting from both tree root growth and freeze/thaw periods.

Photo 35  
Deflection of the driveway slab noticed from tree root growth and poor drainage extensions nearby.
6) Exterior disconnect switches have exposed wiring or components when the cover is opened or removed. This is a safety hazard due to the risk of shock, especially for children. A qualified electrician should evaluate and repair as necessary so the risk of shock is eliminated. Note that a lock should not be installed on the cover(s) because the disconnect device(s) will be made inaccessible in the event of an emergency.

Photo 7  
outside is the main disconnect. The cover is within easy access and there is no inner cover protecting children from touching these high voltage wires. Recommend correction by a licensed electrician to assure this is safe for all. Typically there is an internal cover that only allows the use of the main disconnect.
7) Outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079
8) Minor cracks were found in sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.

Photo 3  
All openings should be sealed to reduce water entry behind brick veneer.

Photo 4  
This corner connection is important to caulk with a 50 yr clear silicone to reduce water entry and cracked mortar joints in the veneer,

Photo 57  
Cracks seen in front porch step should be sealed to reduce further deterioration and gaps/
9) The brick veneer siding has no weep holes. Brick is porous, and weep holes are openings in the brick mortar low on the wall that provide drainage for rainwater that has intruded through the brick into the space between brick and wall sheathing. When installed, these are combined with flashing between the sheathing and bricks which lead the collected moisture out the weep holes. There is no way to get into this space behind the brick and make a determination about moisture issues there is beyond the scope of the visual inspection. Care should be given to assure that all cracks and joints area properly sealed to reduce moisture intrusion behind facing around windows. No concerns were noticed today except minor cracks at window sills that should be recaulked to reduce moisture intrusion at these penetrations.

Photo 2  
Window caulking is deterioating and should be replaced on many windows.
10) GFCI outlets should be tested regularly with test button. I tested it today
and it cut the power as required.
11) Recommend cleaning deck(s) and railing(s) and treating with a preservative claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports recommends these products:

  • Cabot Decking Stain and PTW Stain
  • Olympic Water Repellent Deck Stain
  • Thompson's House and Deck Stain
  • Wolman PTW Deck Stain
  • Akzo Sikkens Cetol DEK
  • Benjamin Moore Moorwood Clear Wood Finish
  • DAP Woodlife Premium
  • Olympic Natural Look Protector Plus
  •  


    Roof Return to table of contents  
    Roof inspection method: Traversed, Viewed from eaves on ladder, Viewed from ground with binoculars
    Roof type: Hipped, Cross-hipped
    Roof covering: Asphalt or fiberglass composition shingles
    Estimated age of roof: 12yrs
    Gutter & downspout material: Aluminum
    Roof ventilation: Adequate
    12) One or more composition shingles have raised, most likely due to nails that have loosened. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails.

    Photo 9  
    Nail pops should be resealed down to reduce wind damage that can occur.

    Photo 10  
    Another nail pop seen at south side near front entry area
    13) Monitor seasonally for raised shingles and deterioration as the shingles age. No concerns were noticed today except the nail pops and raised shingles mentioned earlier. The roof is in the last third of typical life expectancy although steep pitch roofs tend to last longer because they shed water quicker and withstand wind better than lower ptich roofs.

    Photo 8  
    Some normal staining from moss/fungus seen along with some abandoned wiring for a now removed sattelite dish on north exposure.
     


    Garage Return to table of contents  
    14) No infared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
    15) Manufacturer's instructions call for nails or screws to be installed in all
    open holes of attic stair brackets for additional support. This was not
    seen installed properly and should be improved. I also recommend installing several lag screws along the framing to give additional support on both sides of framing.
    16) The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.
    17) Garage doors were tested today for operation of the reversing mechanism by laying a 2x4 down flat in middle area of door and allowing door to close. The door should reverse as it hits this board. The doors tested normal today and recommend seasonal check of safety feature.
     


    Attic Return to table of contents  
    Inspection method: Traversed
    Roof structure type: Rafters
    Ceiling structure: Ceiling beams
    Insulation material: Cellulose loose fill
    Insulation depth: 14in
    Insulation estimated R value: ___R38_________________
    18) Furnace flue is required to have 2 inch clearance from combustibles
    including insulation. This is a vent pipe mfg requirement to allow heat loss at all areas of the b vent pipe and reduce the damage to the pipe of smothered in insulation. Remove the insulation away from pipe as required.

    Photo 40  
    Insulation should be held back away from furnace flue pipe b 1 inch per mfg recommendation.

    Photo 41  
    Signs of previous water entry at plumbing vent stack in attic but unable to determine if leak is active.
    19) Most of the wiring and connections are concealed with insulation today and could not be visually inspected. Storage boxes/items which restrict a visual inspection may also have damaged wire sheathing. Once objects have been moved, a careful look at wiring condition is recommended in this area used for storage. Improve as needed for safety.
    20) Additional knee wall bracing has been added to support the roof system better than original design.
     


    Electric service Return to table of contents  
    Primary service type: Underground
    Primary service overload protection type: Circuit breakers
    Service amperage (amps): 200
    Location of main disconnect: Breaker at top of main service panel
    Service entrance conductor material: Aluminum
    System ground: Ground rod(s) in soil, Copper
    Main disconnect rating (amps): 200
    Branch circuit wiring type: Non-metallic sheathed, Copper
    Smoke detectors present: Yes
    21) One or more loose conductors in the main service panel have bare ends and are not connected to an overcurrent protection device (circuit breakers or fuses). This is a safety hazard due to the risk of fire if the bare conductors come into contact with other components in the panel. A qualified electrician should evaluate and repair as necessary. For example, removing wires that aren't terminated or installing wire nuts.

    Photo 38  
    Since the main disconnect is outside under meter that makes this a subpanel. Current standards and the standards at the time of construction call for a 4 wire service from main and the isolation of the neutrals at the subpanel bus bar. The 4 wires are present but the neutrals are not isolated as required. Recommend correction by a licensed electrician.
    22) Ground fault circuit interrupter (GFCI) breakers in the main service panel would not trip when tested. It sounds as if it is tripping internally but the lever does not move. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs and/or replace circuit breakers as necessary.

    Photo 37  
    Breaker for GFCI protection of the whirlpool sounds as if it trips, but the lever gets stuck in the on position. Recommend evaluation and repair/replacement by a licensed electrician
    23) Since the main disconnect is located under the meter outside, this distribution panel is considered a sub panel. Neutral and equipment ground conductors are combined at the sub-panel. This should only occur at the main disconnect, 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 38  
    Since the main disconnect is outside under meter that makes this a subpanel. Current standards and the standards at the time of construction call for a 4 wire service from main and the isolation of the neutrals at the subpanel bus bar. The 4 wires are present but the neutrals are not isolated as required. Recommend correction by a licensed electrician.
    24) The main disconnect for the homes electric power is located outside next to the meter. This panel enclosure is not secured and there is no inside safety cover as required to reduce contact with high voltage lines. Recommend correction by a licensed electrician.

    Photo 7  
    outside is the main disconnect. The cover is within easy access and there is no inner cover protecting children from touching these high voltage wires. Recommend correction by a licensed electrician to assure this is safe for all. Typically there is an internal cover that only allows the use of the main disconnect.
    25) The existing smoke detectors were not tested today, but they are only noted as to presence. The test button will test the audible alarm but would not test whether the alarm would detect smoke or heat. It is important for you to test them on a monthly basis. The National Fire Prevention Association recommends monthly testing and replacement every 10 years. They also recommend for people moving into homes that don't know the age of the detectors should replace them.
     


    Plumbing Return to table of contents  
    Water pressure (psi): Good
    Location of main water shut-off valve: Garage Furnace Closet
    Location of main water meter: street
    Location of main fuel shut-off: Gas meter
    Water service: Public
    Service pipe material: Not visible
    Supply pipe material: Copper, Polybutylene
    Vent pipe material: Plastic
    Drain pipe material: Plastic
    Waste pipe material: Plastic
    26) The clothes dryer exhaust duct is too long, or has too many bends. This may reduce the air flow through the duct, resulting in overheating, reduced efficiency and/or difficulty in cleaning the duct. Standard building practices limit clothes dryer exhaust ducts to 25 feet, and less when bends are present (2.5 feet for each 45-degree bend and 5 feet for each 90-degree bend). A qualified contractor should evaluate and modify the exhaust duct as per standard building practices.
    27) The gas line is missing the required isolation valve to allow other appliances to be operable while service is being done to the dryer. Repair by a licensed plumber or HVAC tachnician is required.

    Photo 24  
    Isolation valve for the gas dryer is in the wrong location. There should be an isolation valve past the T connection that would isolate the dryer while allowing gas to service the gas cooktop on other side of wall. Recommend correction by a licensed plumber
    28) 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.
    29) Section of polybutylene piping in northeast area is not supported properly and should be corrected to reduce stress on the piping

    Photo 53  
    One section of the polybutylene is not supported properly and should be repaired.
    30) Shutoff valves other than the fixtures themselves are not operated. These valves can break or leak when operated after years of inactivity. Consideration should be given to having these valves checked by a licensed plumber to verify satisfactory operation before the closing, or at least turn these valves before moving in to assure they still work and are not frozen.
    31) The polybutylene pipe material has been widely used in the 80's and early 90's, and has been primarily used in the modular and mobile home industry, but has had some history of leakage failure. Polybutylene lines are susceptible to leakage along with sudden splitting and have been involved in litigation and class action lawsuits. These materials deteriorate from the inside out. Polybutylene systems with metal(usually aluminum or copper) fittings do not fail as often as systems with plastic fittings. No signs of problems were seen in the visible areas today. I recommend shutting off the water at the main service if you are going to be gone for an extended period of time for peace of mind while you are away. More info can be found at www.pbpipe.com
    32) Washer/Dryer were tested for basic operation today but the complete cycles were not tested. Recommend asking seller the history of these appliances and if they know if they work properly.
      33) I performed a functional flow test of the plumbing system today. This is
    a performance based test consisting of flushing dye down the system and running the water for 30-40 minutes.
     


    Water heater Return to table of contents  
    Estimated age: 1991
    Type: Tank
    Energy source: Gas
    Capacity (in gallons): 50
    Manufacturer: State
    Model: PRV50 NBRT6
    Water temperature (degrees Fahrenheit): 122
    34) Substandard wiring was found next to the water heater. This wire was not live but should be treated as if it were and eliminated for safety reasons.

    Photo 21  
    Abandoned wire seen may have been for a power vented model intended to be used but now it should be encapsulated or eliminated for safety reasons.
    35) Timers have been installed and should be configured so water circulates only at desired times for better energy efficiency. The client(s) should familiarize themselves with the timer's operation and configure it as needed.

    Photo 22  
    Timer installed on inlet line is specialized and not checked today with my visual inspection. Recommend asking seller how this operates and where the instruction manuals are for its use.
     


    Heating and Cooling Return to table of contents  
    Estimated age: 1991
    Primary heating system energy source: Natural gas
    Primary heat system type: Forced air, Down draft
    Primary A/C energy source: Electric
    Primary Air conditioning type: Split system
    Distribution system: Sheet metal ducts
    Manufacturer: Amana
    Model: GCVA090 BX50
    Filter location: At the top of the furnace
    36) The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to have exceeded this age and may need replacing at any time. Recommend budgeting for a replacement and provide seasonal servicing to prolong useful life.
    37) The electronic air filter did not respond when its controls were operated. This system was not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating and cooling contractor evaluate and make repairs if necessary.

    Photo 20  
    Electronic air filter was turned off and was not operational today. Recommend servicing to evaluate and provide needed filtering of the system by a licensed hvac company
    38) Insulation is missing on one or more heating/cooling ducts in unconditioned spaces. Also the efficiency of the HVAC system would be improved by having a qualified HVAC company or contractor seal all connections and insulate the ducts in the crawl space. Some deterioration seen to the plenum in the crawl space today that should also be evaluated and corrected. A qualified contractor should evaluate and install insulation as necessary and as per standard building practices.

    Photo 47  
    High moisture levels seen in northeast area under furnace plenum. Cut a few slits about 12 ft longdown center to provide a proper escape to the moisture. The plenum is also corroding at corners and should be serviced/corrected soon.

    Photo 49  
    Closer look at bottom of plenum

    Photo 50  
    Gaps and holes in the HVAC system reduce efficiency and should be corrected by a licensed HVAC company

    Photo 51  
    Gaps seen where one of the specialized duct controls are located leave large gaps in system
    39) System operated within the normal temperature range today. Recommend seasonal servicing. Advise Annual Preventive maintenance agreement from a local contractor.
    40) Limited inspection/operation of the furnace today due to high seasonal
    temperatures. Recommend servicing be performed before the heating season and ask the seller the history of how it worked last winter.
    41) Humidifier is in good condition but must be monitored regularly to avoid internal mold growth and negative effects to the indoor air quality.
     


    Fireplaces, woodstoves and chimneys Return to table of contents  
    Fireplace type: Masonry with metal liner
    Chimney type: Masonry
    42) Fireplaces equipped with a gas burner has a damper that can be closed. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. A qualified chimney service contractor should make repairs as necessary so the damper is made permanently where it is prevented from full closure. Typically a bracket or bolt is installed for this purpose.

    Photo 13  
    Gas fireplaces with standing pilot require a clamp be installed on damper to prevent full closure. This is missing that clamp and may allow carbon monoxide fumes to enter home.

    Photo 14  
    Current standards require the metal plates with safety and lighting instructions that come with the unit be attached to the interior unit. I could not find these today. Recommend asking seller where these are located.

    Photo 15  
    pilot lit while damper closed will cause the staining seen on brick facing.
     


    Crawl space Return to table of contents  
    Inspection method: Traversed
    Pier or support post material: Bearing wall, Concrete
    Beam material: Solid wood
    Floor structure above: Solid wood joists
    Vapor barrier present: Yes
    43) Sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. Some of this abandoned wiring may still be live while others are disconnected or switch controlled. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box. (See Photo)

    Photo 44  
    Abandoned wire seen in center south wall should be eliminated for safety reasons.
    44) Ventilation of crawl space would be improved by opening vents in the winter and closing vents in the summer. Moisture/condensation travels from hot to cold. Keep vents closed during the winter only where plumbing is close to lines. Current studies have determined that foundation vents are not needed as much if the moisture is controlled at the downspouts and with a moisture barrier to control water vapor travel. These vents could be closed all year long without any problems occurring as long as improvement to the downspout extensions are extended, moisture barrier is properly installed, and there are no issues with ground table water entry into the crawl. The signs seen today indicate the high moisture levels could be from high humidity and not water entry.

    Photo 52  
    Foundation vents should not be under ground or mulch level and should have wells installed around them to reduce unwanted insect and moisture entry into crawl.
    45) The installation of a moisture barrier is the most important step in
    reducing moisture problems throughout the home and in the crawl. When the moisture barrier is covered with 4 inches of gravel as was done here, the benefit of sealing the ground is lost and now the plastic traps the moisture in the crawl space, not allowing to let the moisture travel back into the ground. Recommend cutting small strips in the moisture barrier in each quarter of the crawl about 12 inches wide which will allow the trapped moisture to escape the crawl space.

    Photo 45  
    Moisture barrier is the most important item in the crawl space. However, when the moisture barrier is covered with gravel, it can turn it from an asset to a liability because it can trap accumulated moisture and not allwo it to escape back into ground. Where moisture levels are higher as seen today, recommend cutting slits in the plastic a few times to allow the water to drain.

    Photo 46  
    Southwest corner seen today is damp on top of gravel yet the plastic underneath is trapping it from escaping. Cut slits to reduce the trapped moisture.

    Photo 48  
    Center north area of crawl also sshows higher moisture levels and gravel is wet. Recommend cutting slit or small section across this area (about 3 inches wide and recovering with gravel. This will allow the moisture to escape back into the earth and not be trapped.
    46) Cellulose-based debris such as wood scraps, form wood, cardboard and/or paper were found in crawl space. All cellulose-based debris should be removed to avoid attracting wood destroying insects.
    47) Moisture issues in the crawl space can be something that is unseen and cause damage before it is located or discovered. Recommend periodic checks to assure there are no issues with leaks from plumbing system or standing water during/after high rain periods. Moisture will continue to deteriorate the wood components seen today unless properly controlled using recommendations seen in the report or verbally given.

    Photo 54  
    Some staining seen on north band joist area and drainage should be extended to drain away from foundation
    48) The crawl space is being used as a storage area. All stored items, especially cellulose-based items such as wood, cardboard or paper, should be removed to allow maximum ventilation and to avoid attracting wood destroying insects.
     


    Kitchen Return to table of contents  
    49) Receptacles that serve countertop surfaces have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. This is required by current standards and may not have been required at the time this home was built and is a recommended upgrade. Any previous upgrades or remodels should have introduced this feature when it was done. Recommend adding these for increased safety..

    Photo 33  
    The only GFCI protection is where the buttons ar. The ones farther away should be protected by today's standards but were not required when built. Recommend improvement for safety

    Photo 34  
    The only GFCI protection is where the buttons ar. The ones farther away should be protected by today's standards but were not required when built. Recommend improvement for safety
    50) Live wires and open splices seen today. This should be eliminated for safety reasons or at least encapsulated inside a junction box to reduce shock hazard.

    Photo 26  
    Any open wire splices should be encapsulated inside a junction box or lighting fixture. This is above the cooktop and needs to be corrected.

    Photo 31  
    Open wire splices should be inside junction boxes and not inside cabinets above sink.
    51) Current standards require a dedicated outlet for any counter surface over 12 inches wide and outlets to be located no farther than 4 ft apart to service any counter surface without using extension cords. Recommend installing an outlet on the left and right side of cooktop for added convenience and increased safety.

    Photo 32  
    Current standards require all countertop receptacles to be GFCI protected. Also current standards would require outlets on east wall for each side of cooktop instead of one directly behiond it. Recommend adding an outlet on eah side where marked for increased safety and convenience.
    52) The dishwasher drain line is not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

    Also, no "air gap" is installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.

    Photo 30  
    Dishwasher drain hose is not providing the required high loop to reduce the chance of waste water draining into the dishwasher before it shows backing up into sink
    53) The stove top's downdraft exhaust fan is inoperable. A qualified appliance technician should evaluate and repair as necessary. Also the duct tape is falling off the connection under cabinet and should be replaced with a heat approved duct tape.

    Photo 27  
    The fan switch for this downdraft jenn-Air is defective and will not stay on.

    Photo 28  
    Duct tape is good for anything except ducts. Use a heat approved duct tape that will not look like this in 6 months. This is important since this is a gas appliance and it exhausts carbon monoxide fumes as it works.
    54) Sink drains has an active leak. For example, at pipe fittings and/or junctions between pipe and sink. A qualified plumber should evaluate and repair as necessary.
    55) Lower than normal pressure noticed at sink faucet today while the functional flow was being done. Recommend checking the screen filter in faucet or have a licensed plumber evaluate and correct.
    56) Appliances are not fully checked through all cycles during my inspection
    today. Recommend asking seller the history of whether they work before
    closing. Any signs of problems will be included in my report if evident
    today. This does not provide a guarantee for any of them on how long they will continue to operate normally.
    57) Center room fan fixture appear to be inoperable. Recommend further evaluation consulting with the property owner(s). Repairs or replacement of the fan fixture(s) by a qualified electrician may be necessary.
    58) Water stains and/or minor water damage was found in the shelving or cabinet components below the sink. The client(s) should evaluate and consider having repairs made.

    Photo 29  
    Previous damage to under side of kitchen counter seen but not severe.
     


    Bathroom Hall bath Return to table of contents  
    Walls: Drywall/Plaster
    59) Caulk is missing or deteriorated above bathtub, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.
    60) The door to the stool and shower area is operational but the lock is inoperable and should be repaired if warranted.
    61) Ground fault circuit interrupter (GFCI) electric receptacles were tested today and operated normally where required. Recommend regular testing.
     


    Bathroom Hall Master Bath Return to table of contents  
    Walls: Drywall/Plaster
    62) Toilets is loose, and evidence of damage or possible damage to the floor structure below was found. For example, elevated levels of moisture and dark staining at carpeted flooring around the base of the toilet and next to west wall. A qualified contractor should remove toilet where necessary for further evaluation and repairs. The floor structure and flooring material did not appear to need repair or replacement. The source of moisture could also be from a plumbing vent stack in the adjacent wall and should be evaluated also. Adequate time should be allowed for enclosed, wet floor structures to dry out after repairs are made and before floor cavities are closed off to prevent mold growth.

    Photo 1  
    The underside of master bathroom stool does not show any damage from high moisture levels taken today in the carpet and near wall. The smaller line is for a plumbing vent stack pipe that goes into attic and connects to a roof vent stack. A loose connection in this vent could be another source for the moisture measured today. Recommend a closer look by a qualified plumber or contractor.

    Photo 36  
    High moisture readings taken near wall and some staining seen on carpet indicate either a wax ring leaking form loose stool or a leak from poor connection in wall vent stack pipe that goes into attic. Recommend further evaluation for moisture source and repair of damaged materials seen.

    Photo 56  
    Some staining noticed on top of joist caused by what appears to be moisture at master bath stool or vent stack in wall.
    63) MInor regrouting or recaulking is needed to protect from water entry behind tiles in the shower of the master bathroom. I took mmoisture readings and were not elevated althouth the shower has not been used lately since it is vacant. Ideally the connections between planes at walls in cornser and between floor and wall connections should be caulked since these will move and grouting will not hold. Recommend improvement.

    Photo 17  
    Tile around whirlpool should be caulked at wall/shelf connection and also at the faucets and tub spout to reduce water entry and hidden damages underneath

    Photo 19  
    Recommend caulking the wall and floor connections instead of grouting to last longer keeping water entry from occurring
    64) Current national standards would require a motor access panel to reduce the intrusive repair necessary in case service is needed. Local jurisdiction having authority may not have adopted this part of the standard. Recommend providing an access panel in front for this purpose.

    Photo 55  
    This is the only access to the motor of the whirlpool
    65) Caulk is missing or deteriorated around the base of bathtub spouts. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.
    66) Ground fault circuit interrupter (GFCI) electric receptacles were tested today and worked normally where required.
    67) Whirlpool operation not tested. Checked connections an GFCI connection as required. All appeared in working order and not leaking GFCI Connection is protected at main panel and should be tested regularly..
     


    Interior rooms Return to table of contents  
    Window Type: Casement, Wood Thermal
    68) Current standards call for floor plugs to be covered for safety and a
    waterproof design in interior rooms. Recommend upgrading to this safer style plug in the living room wher I noticed them.

    Photo 25  
    Current standards would brequire floor plugs to be a waterproof design with covers to protect against children playing on floor. Recommend replacing these for safety reasons.
    69) Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

    Photo 12  
    Small area above the entrance area on east wall has been painted with a stainkill paint (it is a little glossy while the remainder is flat or satin) Recommend asking seller history of this staining and patched area. This area was checked for moisture and was normal today

    Photo 16  
    Some surface cracking seen over north center patio door appears to be typical and should be repaired for appearance. Monitor for future movement.
     

    Photo 5  
    Recommend extension of the downspout at north end near patio entrance. This area in the crawl is wet and appears the water is being held too close to the foundation. Also the venting for the dryer exhausts on north end as seen here and is approx 35 ft from the dryer. Most mfg will limit dryer vent length to only 20 ft with longr drying times and burnt out dryer elements as a result.

    Photo 6  
    Ground rod seen here for cable system should also be bonded to the main electric ground rod next to it to protect against nearby lightning strikes.

    Photo 11  
    Ponding may occur where sidewalk is lower. The drainage of the downspout should be extended away from this area to reduce this shifting over time of the sidewalk

    Photo 23  
    Three different thermostats throughout home are controlling or "Zoning" the air flow to those rooms. Recommend reading the manual provided and asking the seller how this operates.

    Photo 39  
    White wires attached to breakers should be permanently marked black and are not.

    Photo 42  
    When garage door openers are used, the manual locks should be disabled to prevent damage in case it is locked by mistake. Simply drilling a small hole in the sliding handle will allow it to be blocked open until needed,.

    Photo 43  
    Southeast corner of crawl (just left of entrance has the lines associated with the irrigation system installed around the perimeter. This system is out of the scope of today's inspection.

    Gainey Home Inspection Services Inc Indiana License #HI00500083 inspector132@comcast.net 765-759-2266