Huntsville Home Inspector, LLC Website: http://www.reporthost.com/hhi Email: jsb1140@gmail.com Phone: (256) 656-5803 352 Dupree Dr  Huntsville AL 35806-1064 Inspector: Jim Brown AL state license HI 3040

  

Home Inspection Report
Client(s):	John & Mary Brown
Property address:	Autumn Glory Huntsville, AL
Inspection date:	8/4/2011

This report published on Tuesday, October 18, 2011 8:54:14 AM CDT

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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.This inspection is a limited visual report of the general condition of the home and its major components at the time of the inspection. Please review the pre-inspection agreement that you have been provided for an explanation of the scope and restrictions of this report.

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
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	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

1) Cosmetic issues and concerns are the responsibility or the buyers.

2) The vent stack for the vented gas log fireplace is too short and too close to the upper structure. The concern is that if an accidental combustion occurred flames would exit at a point close to combustible materials. This should be evaluated by a certified technician other than the installer who obviously approved this location.

Photo 44

3) Brick pavers installed for patios and porches have not been filled with a surface sand material to prevent movement. There are separations where pavers meet structure. One area at front porch has algae growing. The stepped down area at rear porch has settled and causes a trip / fall hazard.

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4) Hand rails are required where stairs have 3 or more risers. Hand rails are not present at side steps.

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5) The plumbing clean out pipe protrudes from ground in rear yard and is a trip / fall and mowing hazard.

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6) Yard has several bare areas and there is a hole at SE yard posing a trip / fall hazard.

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7) Gas valve is not secured to structure.

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8) The rear steps have uneven riser heights which pose a trip / fall hazard.

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9) Gas line connection on rear/side porch is too short for use. It must be extended and cut off valve installed. Brick is also missing from this area.

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10) Areas where mechanical lines or fixtures are attached or penetrate structure are not sealed.

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11) Trim pieces at rear fireplace below shingles are deformed and there is a hole at right side.

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12) Where half columns are installed the gaps next to brick greatly vary in size and the seals are broken in some areas.

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13) There is a piece of siding at front gable above garage that is loose.

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14) A large gap at front porch between frieze and the stone veneer is present.

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15) Door bell buttons are loose and or broken.

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16) The 2 disconnects for the HVAC compressors do not have inner cover plates leaving exposed wires when outer cover is open.

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17) Font porch column bases are not sealed.

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18) Weather stripping at garage pedestrian door is deformed.

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19) Window screens are not present.

20) Crawl space door is not painted or sealed.

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21) There are several separations in the brick steps which allow water penetration and in winter may freeze causing further damage.

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22) Door from breakfast room has been trimmed but not painted.

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23) Could not determine termination point of downspout extensions.

24) 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.

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25) Septic system is private, 2 maintenance covers are present in rear yard.

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26) Propane tank is buried at side yard.

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27) Exposed nails on roof are not sealed.

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28) Gutters are clogged.

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29) Two areas on roof present awkward junctions left and right of main front dormer. These areas have a low slope which means the shingles will hold water longer than at steeper slopes. Ideally there should be metal flashings under these areas. Could not determine if metal flashings are present.

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30) 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
http://www.ohdstl.com/safety.html

This applies to double door only.

31) Overhead door switch button is loose.

Photo 45

32) Switch must be is "on " position for door openers to operate.

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33) Insulation has been trampled down in some areas from foot traffic.

34) Repair to roof from tree damage has left small holes above and below the repair and felt can be seen.

35) Most exterior receptacles are not GFCI protected.

36) Two electrical wires are stretched across a concrete block pier. This poses an abrasive possibility which is a fire hazard. These wires should be rerouted. This is under kitchen area.

Photo 80

37) Could not operate front porch or back porch lights.

38) Some bulbs did not turn on.

39) Could not get eave lights to operate.

40) Could not determine purpose for some switches.

41) Main disconnects are located outside of structure and can easily be turned off by pedestrian traffic. This should be locked by homeowner.

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42) Water heater in crawl space pressure relief valve drain line dumps in crawl space. This line must exit structure and point downward terminating no more than 6" from the ground.

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43) Rinnai was not operating so most of the lower level had no hot water.

44) Rinnai water heater control is in master bedroom closet.

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45) Lower unit was operated in cooling mode and a temperature differential between in going and out going was approximately 15 degrees. For a unit of this age a larger temperature differential is expected.

Upper unit was operated in cooling mode and a temperature differential between in going and out going was approximately 9 degrees. For a unit of this age a larger temperature differential is expected.

These units should be evaluated by a certified technician.

46) There is an air handler located in the crawl space. It does not have an auxiliary drain pan.
In hot months this unit will cool and condensation will drip off of it onto the crawl space floor. An auxiliary pan should be installed with a separate drain line which terminates outside of structure.

Photo 81

47) Tank less water heater was not operating and most of lower level fixtures did not have water.

48) 3 fireplaces are vented gas logs. Gas was not turned on and fireplaces were not evaluated. An unsuccessful attempt to operate one fireplace was made after company rep turned on the gas. These units have probably never had their start up performed and may need lines bled and started. Reinspect after repaired by a certified technician.

49) There is a separation in foundation wall next to crawl space access door. These blocks should have been interwoven during construction (there are also other techniques for tying these walls together). The movement is excessive for new construction and should be evaluated.

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50) Dryer vent duct has bends and joints which will create resistance to exhausted lint and result in build up.

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51) The foundation walls are wet at NW corner.

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52) An unused electrical conduit is present at SW corner.

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53) There is a concern about the small raised area in the kitchen floor. This area is obscured by the HVAC duct work. The floor system is an engineered substructure. It is recommended that a copy of the designed floor system is acquired from the designer/supplier for your records and in the event of further movement.

54) Disposer at kitchen sink appears to have no switch other than the breaker at the service panel.

55) No receptacles present at cook top wall.

56) Could not access ice maker valve behind refrigerator for presence of water.

57) The floor is slightly raised in front of the sink and it extends to the breakfast room. This may be caused by a girder under the floor.

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58) Master bath jetted tub plunger would not close completely and tub would not hold water for evaluation. Repair and reinspect for operation and GFCI protection..

59) GFCI at lower level hall bath does not trip when tested.

60) No shower doors or rods present in bathrooms.

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61) There is no HVAC register at lower level hall bath.

62) HVAC register in master bath is clogged with paper.

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63) Tub fill spouts are not secured at upper level bath tubs.

64) Upper level toilet closest to bonus room would not shut off when tank is full.

65) Small box in lower hall bath below vanity is unfinished. This box probably covers a plumbing drain mistake.

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66) A void is present in grout next to tub in upper level bathroom next to upper level landing area.

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67) No hot water present at lower level baths. See above.

68) The dimmer switch that controls the breakfast room light gets extremely hot when in "on" position.

69) The receptacle for ironing board in master closet has open ground.

70) An unusual clunking sound is made when laundry sink faucet is moved from the hot side to the cold side.

71) Stress cracks are present above and right of fireplace in front of kitchen. The concern is that one of these cracks is diagonal which indicates movement.

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72) When entering laundry room from garage a loud squeak is present at wood floor and floor feels spongy.

73) The baseboard at living room front walls has open joints at both ends. This may be a result of movement or shrinkage.

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74) Trim pieces at top of formal stairway skirt board has separations. This appears to be lateral movement. It is unusual that both sides have significant separations.

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75) Laundry room door will not latch.

76) Closet under stairway does not have finished floor.

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77) Pocket door hardware is not installed correctly and causes binding when in "open" position (check all 3 doors).

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78) Window hardware is not installed at master bath above jetted tub.

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79) Motion detector in great room is hidden above cabinet and is ineffective.

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80) Pocket door leading to upper level bonus room is not painted.

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81) There is slight cupping of wood floors in kitchen which is an indication of moisture. No water was found under crawl space under this area.

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