Heck Home 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
	Minor Defect	Correction likely involves only a minor expense
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	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.asp

Table of Contents
General Information
Grounds
Exterior / Foundation
Electric
Garage / Carport
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Structural Pest Findings

General Information

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Report number: 996201
Inspector: Carl Heck III
Present during inspection: Property owner
Client present for discussion at end of inspection: No
Weather conditions: Recent rain
Temperature: Warm
Ground condition: Wet
Type of building: Single family
Age of building(s): 30 yrs old
Source for building age: Property owner
Occupied: Yes
Property owner's name: Carl Heck Jr.

1) Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov

2) Back yard perimeter pavement was lower than surround grass. This can result in water accumulating around the building foundation. Recommend having a qualified contractor evaluate and make repairs as necessary so perimeter pavement water drains away from the structure.

3) Fences were damaged or deteriorated in some areas. A qualified person should repair or replace sections as necessary.

4) Vegetation was in contact with or less than one foot from the building 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 building exterior.

5) Some fence sections were obscured by vegetation and couldn't be fully evaluated.

6) Minor cracks, settlement, heaving and/or deterioration 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 may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

7) Minor cracks, settlement, heaving and/or deterioration 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 may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

8) Minor cracks or deterioration were found in one or more 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.

9) Caulk was missing in some areas. For example, around windows, around doors, at wall penetrations. A qualified person should repair or replace as necessary. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf

10) 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. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.

11) All concrete slab floor sections were obscured by carpeting, flooring and couldn't be fully evaluated.

12) The home recently had hurricane grade screens installed. Egress is in the living room and master bedroom.

13) Panel #A was corroded. This is a safety hazard for shock and/or fire. A qualified electrician should evaluate and repair as necessary.

14) Some receptacles were scorched. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary.

15) light fixtures were . A qualified person should evaluate and repair or replace as necessary. middle bathroom bulbs are too high watts and are scorching the ceiling

16) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.

17) 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

18) Some electric receptacles were not evaluated because of furniture.

19) The walls between the attached garage and interior living spaces had holes, missing or substandard surface materials. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.

20) Minor cracks, heaving and/or settlement were found in one or more sections of slab floors.

21) Water stains were noted in the kintchen below the upstairs bath tub. You shouds ask the home owner if the problem has been fixed. Dripping water can deteriorate structual members and lead to many problems. A qualified person should inspect the area.

22) Minor flow restriction was found at one or more sinks, bathtubs, showers when multiple fixtures were operated at the same time. A qualified plumber should evaluate and repair as necessary.

23) Water supply lines were routed outside the master bath and are subject to freezing. The client should ask the property owner if inside shut-off valves exist for these supply pipes. If unable to determine if shut-off valve(s) exist, or if none do, then a qualified plumber should evaluate and install interior shut-off valves as necessary to prevent pipes from freezing and bursting.

24) Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces below if/when the water heater develops a leak or is drained.

25) Significant amounts of debris, dirt and/or dust were visible in one or more sections of supply and/or return air ducts. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers". At a minimum, the visible debris should be thoroughly cleaned. Recommend having a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit: http://www.epa.gov/iaq/pubs/airduct.html

26) The air handler's condensate tray was corroded. Equipment damage, or water damage to surrounding structures may occur as a result. A qualified contractor should evaluate and repair as necessary.

27) The cooling fins at the air handler evaporator coils were dirty. A qualified person should clean fins as necessary.

28) Insulation for the outside condensing unit's refrigerant lines was missing, deteriorated in some areas. This may result in reduced efficiency and increased energy costs. A qualified person should replace insulation as necessary.

29) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.

31) The shut-off valve for the gas fireplace at location #A was located inside the firebox. This is a safety hazard. Standard building practices require that shut-off valves be located outside the firebox, but within reach (typically four feet) of the fireplace. A qualified contractor should evaluate and repair as necessary, and as per standard building practices.

32) The masonry chimney at location # showed moderate evidence of deterioration, including cracked, deteriorated, spalled mortar, bricks. A qualified contractor should evaluate and repair as necessary.

33) Caulk was missing, deteriorated around the sink. A qualified person should repair as necessary.

34) The estimated useful life for most kitchen appliances is 10 to 15 years. One or more appliances appeared to be near, at or beyond their service life. Recommend budgeting for replacements in the near future.

35) The inspector was unable to determine if ground fault circuit interrupter (GFCI) protection is installed for the jetted tub's electric supply due to lack of access to the equipment below the tub. If no GFCI protection is installed, then this is a safety hazard due to the risk of shock. A qualified contractor and/or electrician should evaluate and install GFCI protection if none exists. If necessary, modifications should be made to allow access to the GFCI device for periodic evaluation and to reset it when it trips.

36) The clothes dryer exhaust duct appeared to need cleaning. Significant amounts of lint build up were found. This is a safety hazard due to the risk of fire from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
http://chimneykeepers.com/dryerclean.html

37) The following conditions were found in flooring at the base of the toilet at location #B, D: water stains, discolored vinyl. A qualified contractor should remove toilet(s) where necessary for further evaluation and repairs. The floor structure and flooring material below may need repair or replacement. 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.

38) Moderate moisture damage was found in floor areas by the bathtub at location #D. A qualified person should evaluate and repair as necessary. Water stains were visiable on the kitchen ceiling below the upstairs bathtub.

39) Moderate moisture damage was found in floor areas by the shower at location #A. A qualified person should evaluate and repair as necessary.

40) Moderate deterioration or damage was found in the tiled shower enclosure, including broken, missing tile, grout. A qualified contractor should evaluate and repair as necessary. Note that damage to the wall or other structures behind this tile may be found upon further evaluation, and additional repairs may be needed.

41) The clothes washer was installed over a finished living space and had 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.

42) The caulk between the tub and the walls at location #D was substandard. A qualified person should repair as necessary.

43) The grout around the shower pan, enclosure at location #A was . A qualified person should repair as necessary.

44) Cabinet surfaces, drawers and/or doors showed deterioration at location #D.

45) The inspector was unable to verify that the glass used in one or more storm doors was approved safety glass. Glazing 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 three inch opening are used. A qualified contractor should evaluate and replace glass if necessary, and as per standard building practices.

46) One or more bedroom windows had inadequate egress because a key or tool was required for opening. This is a safety hazard in the event of a fire. Standard building practices require that every bedroom have at least one window as follows:

Minimum width of opening: 20 inches

Minimum height of opening: 24 inches

Minimum net clear opening, ground Floor: five square feet

Minimum net clear opening, other than ground Floor: 5.7 square feet

Maximum sill height above floor: 44 inches

Windows should open easily without the use of keys or tools

And for window wells:

Minimum net clear area of nine square feet

Minimum horizontal projection and width of 36 inches

Wells with a vertical depth greater than 44 inches require a permanent ladder or steps usable with the window in the fully open position

Where windows are to high, at a minimum, the client should keep something that serves as a ladder below the window at all times, but recommend replacing or modifying too-high windows as per standard building practices. For all other cases, a qualified contractor should evaluate and repair or make modifications as necessary. For more information, visit:
http://www.truss-frame.com/window-egress.html
http://www.taunton.com/finehomebuilding/pages/h00100.asp

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47) Stairs were unsafe due to the following non standard configuration: low overhead clearance. Standard building practices require that:

Riser heights not vary by more than 3/8 inch on one flight of stairs

Risers should not exceed eight inches in height

Treads should be at least nine inches deep, but preferably 11 inches deep

Minimum stairway width is 36 inches (although 30 inches is common in older homes)

Minimum overhead clearance at stairs is six feet eight inches

At a minimum, the client should be aware of this hazard, especially when guests who are not familiar with the stairs are present. Ideally a qualified contractor should evaluate and repair as necessary, and as per standard building practices.

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48) One or more exterior doors were difficult to open or close. A qualified person should evaluate and repair as necessary. back patio door

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49) Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the subfloor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering, and the access to the underside of the subfloor. Recommend having a qualified contractor evaluate and repair as necessary.

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50) The weatherstrip around one or more exterior doors was damaged. A qualified person should repair or replace as necessary.

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51) Carpeting in one or more areas was loose. A qualified contractor should repair as necessary.

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52) Minor cracks and/or holes were found in walls in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.

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53) Patches or evidence of prior repairs were found in one or more ceiling sections. Recommend asking the property owner about the repairs (why necessary, prior leaks, etc.).

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54) Some exterior doors don't have a screen door.

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55) The inspector did not test the quick release mechanisms on the window hurricane screens. The client should test these mechanisms to make sure they work easily, without detailed knowledge of how they operate, and without great physical strength. For more information, visit:
http://www.usfa.dhs.gov/downloads/pdf/fswy10.pdf

Structural Pest Findings

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Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than five feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, reinfest or become active at anytime. No warranty is provided as part of this inspection.
Visible evidence of active wood decay fungi: Yes patio sheathing

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