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): Pam Dawson
Property address: Oakwood Ave
Huntsville, AL
Inspection date: 6/18/2011
This report published on Tuesday, October 18, 2011 8:50:22 AM CDT

View summary page

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:
SafetyPoses a risk of injury or death 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
CommentFor 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
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Kitchen
Bathrooms
Interior rooms
 
Exterior Return to table of contents
Footing material: Masonry, Not visible
Foundation material: Brick
Apparent wall structure: Wood frame
Wall covering: Metal, Vinyl
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete aggregate
Exterior door material: Solid core wood
1) Deck has deterioration, screws and nails have backed out, handrail is wobbly, post attaching handrail to house is loose, handrail is not code compliant, deck is not properly attached to structure (nailed not bolted).
The age of structure does not require current code compliance however safety concerns should be considered.

Photo 33  
Photo 38  

Photo 39  
Photo 41  

Photo 42  
Photo 75  

Photo 114   		 
2) Faucet protrudes from yard at east side and is a trip hazard.

Photo 5   		 
3) 2 holes in foundation are covered with sheet metal and hole under deck is not covered and excessively large which may not provide adequate support. These are not sealed.

Photo 9  
Photo 10  

Photo 117   		 
4) Gutters have pulled away from structure in areas, are clogged and the downspouts have loose or deformed kick outs and no splash guards or extensions.

Photo 2  
Photo 3  

Photo 4  
Photo 6  

Photo 7  
Photo 8  

Photo 13  
Photo 16  

Photo 22  
Photo 32  
5) Window glazing is cracked or missing on most windows.

Photo 27  
Photo 28  

Photo 30   		 
6) Some trim and siding components are loose or deformed.

Photo 43  
Photo 57  

Photo 14  
Photo 15  

Photo 116   		 
7) Cables pierce aluminum fascia at rear (2 areas)

Photo 36  
Photo 37  
8) Rear hose bib protrudes from wall and poses a possible freeze hazard.

Photo 40   		 
9) Holes are present is foundation walls at dryer vent and where wires enter structure. Access hole under deck does not have a cover.

Photo 55  
Photo 56  

Photo 77   		 
10) Loose and unsecured wires at NW corner.

Photo 58  
Photo 59  
11) Receptacle at west side is GFCI and does not work.

Photo 31   		 
12) Soffit vents are not present. Soffit vents are required for adequate ventilation.

Photo 118   		 
13) One or more window screens are missing.
14) Door bell did not operate.
15) Front door handle will not latch, deadbolt must be locked to keep front door closed.
16) HVAC shroud is not sealed.

Photo 26   		 
17) Cracks in concrete should be monitored for becoming trip hazards or repaired.

Photo 44   		 
18) Negative drainage is present on the north, west, and east sides of structure (water flows toward structure).

Photo 23  
Photo 24  

Photo 25   		 
19) Pipe that originally provided natural gas to structure is not sealed.

Photo 20   		 
20) Flaking paint at some areas.

Photo 66   		 
21) Light at rear is not securely attached to structure.

Photo 76   		 
22) Weather at rear door is torn.

Photo 113   		 
23) Hose bib at NE corner leaks in off position and around stem in on position.
24) One or more sections of foundation and/or exterior walls are excluded from this inspection due to lack of access from vegetation.

Photo 25   		 
 
Roof Return to table of contents
Roof inspection method: Viewed from eaves on ladder
Roof type: Gable
Roof covering: Rubber composition
Estimated age of roof: Unknown
Gutter & downspout material: Aluminum
Roof ventilation: Adequate for era
25) Flashing above front porch is dislocated.

Photo 12   		 
26) Roof shingles are composition rubber. Many shingle are lifted or turned up.

Photo 1  
Photo 17  

Photo 18  
Photo 19  
27) Could not traverse due to excess oxidation on roof shingles,

Photo 11   		 
 
Garage Return to table of contents
28) The electrical wiring is exposed and unprotected, the connections to light fixtures are incorrect, and the service line is incorrect type and not in an enclosed box. This should be further evaluated by a certified technician.

Photo 67  
Photo 68  

Photo 69  
Photo 70  

Photo 105   		 
29) The stand alone garage is in serious disrepair. There is deterioration at wood and composition hardboard. There is a hole through rear wall.

Photo 45  
Photo 46  

Photo 47  
Photo 48  

Photo 49  
Photo 50  

Photo 51  
Photo 52  

Photo 53  
Photo 54  
30) Garage is not built to standards and practices for this area. Although it appears somewhat sound the construction used is very unprofessional and weak.

Photo 70  
Photo 107  

Photo 108  
Photo 109  

Photo 106  
Photo 110  
 
Attic Return to table of contents
Inspection method: Partially traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Cellulose loose fill
Insulation depth: Varies from 2" - 6"
31) Open junction boxes and open spliced wires are present must be enclosed fire rated boxes. This should be further evaluated by a certified technician.

Photo 89  
Photo 90  

Photo 91  
Photo 92  
32) One or more exhaust fan ducts are broken and/or have fallen down, or somehow terminate in the attic. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified contractor should evaluate and make permanent repairs as necessary and as per standard building practices, so all exhaust air is vented outside. Above bath room.

Photo 101   		 
33) Broken deck boards at some areas and deteriorated boards around chimney are present. The deteriorated boards may be a sign of ongoing leaks. This should b further evaluated by a certified technician.

Photo 93  
Photo 94  

Photo 97  
Photo 98  

Photo 99  
Photo 100  
34) Pull-down stairs are installed for the attic access. No insulation is installed above the stairs and no weatherstripping is installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover. An example of one can be seen at http://www.batticdoor.com/

Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due condensation forming on the underside of the roof sheathing during cold weather.
35) The ceiling insulation's R rating is significantly less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency.
36) Soffit vents (eave vents) are not present. Soffit vents allow air to flow through the attic. Insulation covers the soffit and should be removed before installing vents.

Photo 118  
Photo 95  
37) Unidentified pipes are present is attic.

Photo 96   		 
 
Electric service Return to table of contents
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Outside next to meter
Location of sub panels: Kitchen cabinet.
Location of main disconnect: Outside next to meter
Service entrance conductor material: Aluminum
System ground: Not Found
Main disconnect rating (amps): 100
Branch circuit wiring type: Non-metallic sheathed
Smoke detectors present: 2
38) Inadequate working space exists for the main service panel. Standard building practices require the following clearances:

  • An area 30 inches wide by 3 feet deep exists in front of the panel
  • The panel is at least 5 1/2 feet above the floor
  • There is at least 6 feet 6 inches of headroom in front of the panel
  • The wall below the panel is clear to the floor

    A qualified contractor and/or electrician should evaluate and make modifications as necessary.

    Photo 71       		 
    39) Given the fact that there are concerns with, open grounds, unprofessional wiring, open wire junctions and garage wiring the electrical system should be further evaluated by a certified technician.
    40) The electrical system has been partially upgraded. All of the receptacles are 3 prong yet most of them have open grounds which indicates that most of the wiring is 2 conductor with no ground. These receptacles should be identified and caution should be used with these receptacles. Many electronics and appliance can be damaged without ground wires, this also a safety hazard. This should be further evaluated by a certified technician.
    41) Receptacle at front front wall of front bedroom has reversed polarity. This should be further evaluated by a certified technician.
    42) 2 smoke detectors are present and neither operate.
    43) Dryer receptacle is not tightly secured to wall.

    Photo 87       		 
    44) FYI

    Photo 34  
    Photo 35  
    45) Electric connections with wire nuts present in panel box. Unknown reason.

    Photo 104       		 
     
    Water heater Return to table of contents
    Type: Tank
    Capacity (in gallons): 50
    Manufacturer: Bradford White
    Water temperature (degrees Fahrenheit): 110 degrees
    46) Water heater is inside structure and does not sit is an auxiliary pan. Crawl space could not be entered but no PVR drain line appeared outside of structure and probably dumps in craw space.

    Photo 84  
    Photo 85  

    Photo 86       		 
     
    Heating and cooling Return to table of contents
    Estimated age: 18 years
    Primary heating system energy source: Natural gas
    Primary heat system type: Forced air
    Primary A/C energy source: Electric
    Primary Air conditioning type: Heat pump
    47) The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
    48) The unit's condensation line dumps on to the concrete pad which may cause pooling under unit.

    Photo 29       		 
    49) The unit was operated in heating and cooling modes and performed as expected.

    Photo 21  
    Photo 61  
    50) The unit is hooked directly to gas meter.

    Photo 60       		 
     
    Plumbing and laundry Return to table of contents
    Water pressure (psi): 70 psi
    Location of main water shut-off valve: Street
    Location of main water meter: Street
    Water service: Public
    Service pipe material: Not visible
    51) Kitchen sink has hot water at both the hot and cold handles. There is a leak in connector leading to the dishwasher and damage to the base cabinet is present.

    Photo 74       		 
    52) Leaks are present in drain lines under both bathroom vanity sinks. Left side sink has no plunger.
    53) Bathroom toilet supply line was in off position. This was not turned on and the toilet was not evaluated. The assumption is that the valve was in off position because leaks.
     
    Fireplaces, woodstoves and chimneys Return to table of contents
    Fireplace type: Masonry
    54) An antique heater is installed in front bedroom fireplace. The gas has been disconnected from structure and no evaluation was made of appliance or fireplace.

    Photo 81       		 
     
    Crawl space Return to table of contents
    Inspection method: Not inspected
    Inspection method: Partially traversed
    Pier or support post material: Rocks
    Beam material: Solid wood
    Floor structure above: Solid wood joists
    Vapor barrier present: Yes
    55) The crawl space could not be inspected due to the fact that an electrical wire obstructed the scuttle hole and is hot. This wire is not secured to structure and is close to or lying on the wet ground. All wires should be secured to structure in the crawl space before re-inspection can be made.

    Photo 111  
    Photo 112  
    56) 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.

    Photo 119  
    Photo 120  

    Photo 127       		 
    57) Large rocks serve as piers, cannot determine if they sit on concrete foundation. Perimeter foundation wall is 4" brick, cannot determine if it sits on concrete foundation. Girder is single member and is notched in at least one area, over spanned and undersized. Joists are probably over span for species which contributes to the undulating interior floors (could not determine species because it has blackened over time and is covered with cob webs). Given the fact that the structure is very old and no codes or regulations where enforced at time of construction a structural engineer should evaluate.

    Photo 122  
    Photo 123  

    Photo 124       		 
    58) There is a black mechanical vent for plumbing system in crawl space. This was installed during one of the plumbing upgrades. The black mechanical vent is not fail safe and not allowed in crawl spaces in the Huntsville city limits. A white fail safe mechanical vent is allowed.

    Photo 126       		 
    59) Dyer vent pipe is incorrect type, should be hard pipe.

    Photo 121       		 
    60) Rodents have torn insulation from ducts in at least one place.

    Photo 128       		 
    61) No insect screens at foundation vents.

    Photo 115       		 
    62) Some plumbing not strapped or secured.

    Photo 125       		 
    63) Vapor barrier does not provide 100% coverage.

    Photo 119  
    Photo 122  

    Photo 124       		 
    64) 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.

    Photo 119  
    Photo 129  
    65) 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.

    Photo 128  
    Photo 129  
    66) Certified technicians should make repairs. Much of the work has been handyman repaired and not professional.
     
    Kitchen Return to table of contents
    67) Range hood is a vented type, no vent is present so the air or flame cannot be evacuated from structure.

    Photo 73       		 
    68) The electric panel is concealed in corner cabinet.

    Photo 71       		 
    69) Some cabinet drawers either do not have slides or they are broken.

    Photo 72       		 
     
    Bathrooms Return to table of contents
    70) Bathroom right side vanity sink drains very slow.
    71) There is a significant amount of mold/mildew present on bath tub.

    Photo 102  
    Photo 103  
     
    Interior rooms Return to table of contents
    72) Many windows are painted shut, this is a safety hazard in case po fire,
    73) No pull rope present for pull down stairs in hall.
    74) Front bedroom: window sash frames are broken and closet has missing and broken hardware. Shelving system is broken. Receptacle cover is open.

    Photo 80  
    Photo 82  

    Photo 83  
    Photo 78  

    Photo 79       		 
    75) Laundry room: dryer vent goes to outside but is wrong type duct for this application.

    Photo 88       		 
    76) Bathroom door will not close.
     

    Photo 65       		 
     
    Your default report footer here...