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Home Inspection Springfield

Website: http://www.homeinspectionspringfield.com
Email: marc@homeinspectionspringfield.com
Phone: (417) 880-8280
4651 S, Mary Ann Ave. Springfield, MO 65810
Inspector: Marc Ekhause

   

Property Inspection Report

Client(s):  John Doe
Property address:  925 W. Pleasantville, MO
Inspection date:  Thursday, April 15, 2010

This report published on Friday, May 09, 2014 2:03:43 PM CDT

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.
Table of Contents
General information
Exterior
Roof
Garage (Detached)
Attics
Electric Service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Well
Kitchen
Bathrooms
Interior rooms
Wd Destroying Organism:11965 fr120 Bois D'Arc MO


General information
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Report number: 702
Inspector: Marc Ekhause
Structures inspected: Single family residence
Age of building: 1980
Time started: 9:50am
Time finished: 3:10pm
Inspection Fee: 432.00
Payment method: Check
Present during inspection: Client(s), Property owner(s)
Occupied: Yes
Temperature: Cool
Front of structure faces: South
Main entrance faces: South
Foundation type: Crawlspace
1) Comment - Many wall and floor surfaces were obscured by large amounts of furniture and/or stored items. Some areas couldn't be fully evaluated.
Exterior
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Footing material: Poured in place concrete
Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Wood clapboard, Brick veneer
Driveway material: Poured in place concrete, Gravel
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood
2) Safety, Repair/Replace, Evaluate - 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.
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This receptacle is not rated for outdoor use and should be housed in a water proof cover rated for outdoor use as well.
 

3) Safety, Minor defect, Comment - The outside hose bibbs are missing a backflow prevention device [url="http://edis.ifas.ufl.edu/BODY_AE079" [/url]. 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 bibbs 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
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4) Repair/Replace - One or more crawl space vent screens appeared to be blocked by their movable panels. This restricts ventilation in the crawl space and may result in increased levels of moisture inside. All vents should be opened to promote cross circulation and to dissipate any ambient ground moisture in the crawl space.
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5) Repair/Maintain, Comment - One or more minor cracks (1/8 inch or less) were found in the foundation walls of the detached garage. 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:
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6) Minor defect, Maintain, Conducive conditions - The exterior finish in some areas of the pump house is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices. (mostly at the exposed decorative rafters.)
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7) Minor defect, Evaluate - One of the front entry coach lights was inoperable at the time of the inspection. Recommend changing the bulb. If the fixture is still inoperable, recommend a qualified electrical contractor evaluate and make necessary repairs or replacement.
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8) Evaluate, Monitor, Comment - The security spot lights over the garage side door appears to have a photoelectric light sensor installed. This unit wasn't operable at the time of the inspection. Recommend testing the unit after dark and/or changing the bulbs. If the fixture is still inoperable, recommend a qualified electrical contractor evaluate and make necessary repairs or replacement.
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9) Serviceable, Comment - The metal soffit/fascia installed on the eaves and gables of the detached garage are in good condition, with no apparent loose panels or separations visible.
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10) Serviceable, Comment - The inspector noted that all the house gutters were cleaned and had a leaf guard system properly installed. As well, most of the downspouts at the perimeter of the house had extensions installed to carry water away from the crawl space footings. The guttering system of the garage had clean gutters with leaf guards installed and down spouts at every corner of the building.
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11) Serviceable, Comment - The inspector noted that all the brick veneer and wood clap board wall coverings were in good condition. As well, all the veneer brick and the vinyl siding on the detached garage were in good condition, with no loose or gapped vinyl panels.
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Porch soffit ceiling in good condition.
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Front entry soffit ceiling in good condition.
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12) Comment, Conducive conditions - The condensation pipe for the heat pump air conditioning system terminates too close to the foundation wall. Several gallons a day of water fro condensation is produced. Recommend extending this pipe at least two to three feet from the house.
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13) Comment - Minor cracks were found in the driveway garage apron. 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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14) Comment - Minor cracks were found in one or more covered patio sections of the concrete floor. 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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15) Comment - The wood soffit/fascia installed on the eaves and gables of the house are in good condition, with no apparent loose panels or separations visible.
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Roof
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Roof inspection method: Traversed
Roof type: Gable, Cross gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: House 2 yrs./Garage 6yrs.
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
16) Maintain, Monitor, Serviceable, Comment - The masonry chimney appears in good condition, with no loose or spalled (flaking) brick. The mortar is also intact, with no apparent cracking or loose areas where water can easily penetrate. The chimney crown has a few cracks in the mortar that has been sealed with caulking over the years. There is a metal flue liner with a 'rain hat' and spark arrestor properly installed . The inspector noted that all the counter flashings (over the top of the roof 'step' flashings) were intact and in good condition. Caulking was applied between the bottom of all counter flashings and the roof. This is not 'best building practice'. The counter flashing is usually one inch shorter than the roof surface, so that one can see the step flashing behind it. Also, the step flashings forms a trough that allows water to flow over and down. When calking gets old, it will crack, allowing water to penetrate behind the counter flashing and possibly damm up behind the counter flashing. The trough technique works better, with no caulking necessary. Also, on the high side of the chimney/roof area, a 'dead valley' was formed between the roof and the high side of the chimney. (A flat 'V' formation with no natural pitch to facilitate water run-off.) The counter flashing in this part of the chimney should be caulked and maintained annually to avoid any potential leaks.
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'Dead Valley formed by the roof and chimney wall. The inspector isn't sure how this counter flashing was installed. Probably best to maintain a good caulk bead here. (high quality urethane caulk stays pliable and lasts for years.)

17) Maintain, Comment, Conducive conditions - A tree is in contact with or is close to the roof edge at the rear (north) side of the detached garage. 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. Recommend having a qualified tree arborist or tree removal company evaluate and give an estimate for pruning back the three large limbs at the rear of garage.
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18) Serviceable, Comment - All the plumbing vent flashings and'B' vents for the gas burning appliances were properly installed and there were no signs of any 'nail pops'. The roof on the house is nearly new and the garage roof is six yrs old,(homeowner's information)in good condition and appear to have adequate air ventilation from the attics. The inspector noted that the house roof has a continuous ridge ventilation system installed.
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Continuous ridge vent installed.
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Garage (Detached)
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19) Safety, Repair/Replace, Evaluate - The 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.
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20) Safety, Minor defect - 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.
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21) Repair/Maintain, Evaluate, Comment - This detached garage has a pair of ceiling mounted propane fired heaters installed. At the time of the inspection they were inoperable. The inspector noted that the gas valves at each unit were turned on. There was a wall mounted thermostat (north side wall) that appeared to be inoperable and didn't turn on either unit. The homeowner indicated that he never uses them but has them checked out each year. Recommend having a qualified HVAC mechanic evaluate these units and make any repairs that might be necessary to get them properly operating.
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22) Repair/Maintain, Comment - The fluorescent ceiling shop light on the west side of the garage was inoperable at the time of the inspection. When the switch was activated, the fixture made a humming sound. Recommend changing out the bulbs. If it still doesn't work, the ballast may be broken. It may be cheaper to replace the unit than hire an electrician to evaluate and repair.
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23) Minor defect, Evaluate, Serviceable, Comment - The inspector noted that the north wall and ceiling just above it had cracks in the sheetrock joints. This is typically due to settling, as there is no elastic 'give' in the gypsum mud used to cover the tape joints. This is not a structural problem. The client may wish to repair it for aesthetic reasons. If the client makes repairs, he can evaluate over time if any more settling takes place, as the cracks would reappear.
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24) Serviceable, Comment - The concrete garage floor couldn't be completely evaluated because of the many stored items. The areas that were observed were in good condition, with no noticeable cracking, settling or trip hazards.
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25) Serviceable, Comment - The garage doors are in good condition and operate properly. The photoelectric movement sensors and the mechanical auto reverses were tested and at the time of the inspection were in working order. The weather stripping is also in good condition.
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26) Serviceable, Comment - There is a two speed 'whole house' fan installed in the garage that is in working order. The switch is located on the west wall.
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27) Comment - Much of the garage, including areas around the interior perimeter and in the center are excluded from this inspection due to lack of access from stored items.
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Attics
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Inspection method: Traversed
Roof structure type: Trusses, Rafters
Ceiling structure: Trusses, Ceiling beams
Insulation material: Fiberglass loose fill, Mineral wool loose fill
Insulation depth: 12"
Insulation estimated R value: R-40
28) Safety, Minor defect - The cover plate is missing from the receptacles/ switch box at the top of the attic stairs. 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.
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29) Serviceable, Comment - The house roof frame appears to be well built with adequate ridge bracing, purlins and purlin brace legs installed. There is adequate ridge ventilation installed. There are no apparent signs of 'new' staining on the underside of the roof deck which would indicate leaks. The attic space appears to be well insulated. Note that the inspector wasn't able to completely evaluate the entire attic space due to inaccessibility, such as lack of walk boards installed to prevent damage to the insulation.
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30) Serviceable, Comment - The garage roof frame is a well built truss system, with adequate built in ridge bracing, purlins and purlin brace diagonal legs installed. There is adequate ridge ventilation installed. The roof deck plywood was installed properly with 'clips' allowing for expansion/contraction, and the deck stamps are clearly visible which indicates proper installation. There are no apparent signs of 'new' staining on the underside of the roof deck which would indicate a leak. The attic space appears to be well insulated. There is a storage floor installed.
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Electric Service
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Primary service type: Underground to Garage, Overhead to House
Primary service overload protection type: Circuit breakers
Service amperage (amps): house:200amp/garage:100amp
Service voltage (volts): 120/240
Location of main service switch: At the service pole behind the house(north side)
Location of sub panels: Garage: west wall
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Copper
System ground: CopperThe inspector could not establish a ground connection at the water pipes under the house and couldn't find a ground rod either. The electric system may be properly grounded at the pole. The electric utility co. could evaluate this for you.
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed, Copper
Solid strand aluminum branch circuit wiring present: No
31) Safety, Repair/Replace, Evaluate - The service drop wires are less than three feet above one or more sections of roof with a slope of 3/12 (three inches vertical for every 12 inches horizontal) or more. This is a safety hazard for shock since people on the roof may come into contact with the service drop wires. The utility company and/or a qualified electrician should evaluate and repair as necessary. The utility company may be able to tighten up the drop wires to gain a little more height above the roof.
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32) Safety, Repair/Replace, Evaluate - Neutral and equipment ground conductors are combined at the garage sub-panel. This should only occur in the main service panel, and is a safety hazard due to the risk of shock. At a sub-panel, 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. The service wires that feed the garage panel box were run underground and appear to originate from the main service panel in the house. A qualified electrician should evaluate to determine if the garage service box is a sub-panel or a second main panel, as it makes a difference how the neutrals and equipment grounds are installed.
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33) Safety, Repair/Maintain, Comment - One or more knockouts have been removed inside the main service panel where no wires or 'breakers' are currently installed, and no covers have been installed to seal the holes. This is a safety hazard due to the risk of fire. A qualified electrician should install knockout covers where missing. Unused breakers could be installed to fill the holes.
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34) Safety, Minor defect - One or more screws are missing from the garage subpanel 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.
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35) Repair/Replace, Evaluate - The legend for overcurrent protection devices (breakers or fuses) in the garage service sub-panel is missing. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
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36) Evaluate, Serviceable, Comment - The inspector found the house main panel box wiring to be in proper working condition with no double taps present at the breakers and the grounds and neutrals were separated and securely fastened. There were no signs of arcing burns present. All the wiring was accurately sized and the 'ledgand' appeared to be complete. The panel box is equipped with a heavy solid copper grounding wire. The inspector could not establish a ground connection at the water pipes under the house and as well, couldn't find a ground rod connection either. The electric system may be properly grounded at the pole. The electric utility co. could evaluate this for you.
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I believe this is the power connection to the garage sub-panel.
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Heavy duty copper ground wire.
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37) - One or more overcurrent protection devices (circuit breakers) at the garage sub-panel are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
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Triple tapped hot wires at this breaker.
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Two breakers with double taps.

Water heater
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Estimated age: 6 to 8 yrs. old
Type: Tank
Energy source: Electricity
Capacity (in gallons): 40
Manufacturer: Kenmore (Sears)
Model: 153.327466
Water temperature (degrees Fahrenheit): 116 degrees
38) Safety, Repair/Replace, Evaluate - Substandard wiring was found for the water heater's power supply. Exposed non-metallic sheathed (Romex) wiring is used and is subject to damage. Both the insulation and conductors can be damaged by repeated movement or contact with objects such as stored items. This is a safety hazard for both fire and shock. A qualified electrician should evaluate and repair as necessary. Typically, flexible conduit with bushings is used in this application.
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39) Safety, Repair/Replace - No drain line is installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.
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40) Safety, Repair/Maintain, Comment - At the time of the inspection the electric water heater was in working order. There is a shut-off valve installed on the cold water intake pipe. The temperature pressure relief valve is missing its drain pipe. This is a safety hazard. If the pressure relief valve opens when someone is next to it, severe scalding burns could result. Recommend hiring a qualified plumber to install a copper drain pipe to within 6" of the floor.
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Heating and cooling
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Estimated age: Mfg. date 02/2011
Primary heating system energy source: Electric
Primary heat system type: Heat pump, Down draft
Primary A/C energy source: Electric
Primary Air conditioning type: Heat pump
Distribution system: Sheet metal ducts, Metal pipe
Manufacturer: Rheem
Model: RPQL-036JEZ
Filter location: In return air duct above furnace
Last service date: unknown: ask the homeowner about this.
41) Repair/Maintain, Evaluate - The last service date of this system appears to be more than two years ago, or the inspector was unable to determine the last service date. The client should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future, or as per the contractor's recommendations.
42) Repair/Maintain, Comment - Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
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43) Serviceable, Comment - The Inspector cycled on and off the furnace side of the heat pump, tested all the supply registers and found even distributions throughout the house and consistent temperatures when measured with a laser thermometer. The inspector also briefly cycled on and off the cooling side of the unit.(outside temperatures were too cold to completely evaluate) The heat pump responded to the thermostat and ran quietly without any vibration and then cycled off. Recommend having the outside pad that the unit sits on 'leveled'.
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Emergency shut-off fuse for the heat pump.
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Could not find a floor register in this little room. Probable stays warm.
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The floor register is under the bed, in front of the window. (Inaccessible)
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Specification sheet indicates the age of the unit. 02/2011
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Filters above at the base of the cold air return.
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This is the broken condensation pipe that is loose in the crawl space.

44) Comment - The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to fully evaluate the cooling system.
Plumbing and laundry
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Water pressure (psi): Pressure tank settings:approx. 25psi/52psi
Location of main water shut-off valve: At the well house.
Location of main fuel shut-off: Electric service pole: rear of house/Propane tank: rear of garage
Visible fuel storage systems: 400gal. propane tank
Water service: Private
Service pipe material: Galvanized steel
Supply pipe material: Galvanized steel
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
45) Safety, Repair/Replace, Comment - The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow.(this one is run in a straight line in the crawl space next to the north wall, with supports at sufficient intervals.) Even so, this duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
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46) Repair/Replace, Evaluate - The water softener discharge is routed so that it drains close to the structure foundation of the pump house. Prolonged, high levels of moisture in soil may cause foundation settlement and failure. A qualified contractor should make repairs as necessary so the discharge line terminates away from the foundation and to soil that is sloping down and away from foundation.
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47) Maintain, Evaluate, Serviceable, Comment - The cleanout cover for the septic tank was buried in soil and has a pull-up rod of sorts installed. The inspector walk off the leach field looking for signs of waste liquid perking up from the soil and found the area to be dry and not foul smelling. Recommend having the septic tank pumped if it hasn't been done in the last three years or more.
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Septic tank cover buried here.
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Septic leach field.
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48) Serviceable, Comment - These photos show the high and low psi readings at an out side hose bibb and the gauge reading at the pressure tank in the well house.
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49) - The washer and dryer were both cycled during the inspection and found to be in good working order.
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Fireplaces, woodstoves and chimneys
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Fireplace type: Masonry, Metal prefabricated
Chimney type: MasonryMetal flue liner is installed.
50) Maintain, Serviceable, Comment - At the time of inspection, the fire box was reasonably clean. The damper opened and shut easily. The glass doors closed tightly and didn't need to be adjusted. This fireplace is equipped with a switch activated fan/blower to circulate heat from the built-in heat exchanger. At the time of the inspection the fan was in working order. Recommend that before the next heating season, a qualified chimney service contractor should clean and service the fire box, flue, spark arrestor and rain hat as necessary.
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This may be the ash dump or combustion air vent in the floor of the fireplace. Ask the homeowner.
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Heat exchanger.
 

Crawl space
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Inspection method: Traversed
Insulation material underneath floor above: None visible
Pier or support post material: Concrete, Masonry
Beam material: Built up wood
Floor structure above: Solid wood joists
Vapor barrier present: No
51) Repair/Replace, Serviceable, Conducive conditions - One or more crawl space vent screens appeared to be blocked by their movable panels. This restricts ventilation in the crawl space and may result in increased levels of moisture inside. All vents should be opened to promote cross circulation and to dissipate any ambient ground moisture in the crawl space.
52) Repair/Replace, Comment, Conducive conditions - The Inspector dug a test areas beneath the surface gravel and concluded that no vapor barrier was 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:
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53) Repair/Maintain, Comment, Conducive conditions - The pier, girder, and joist system of the house, appears to be well built and in good condition. No sagging of girders or the joists were visible. The under side of the sub flooring was dry and showed little signs of mold. There appeared to be some mold growth on the sides of some joists and girders. The HVAC, supply pipes, trunk lines and plumbing drains were supported at sufficient intervals, with little sagging. There were no signs of wood destroying insects. There were no apparent signs of current leaking from supply or drain pipes.(there were some 'dry stains' which indicate previous leaks) There were no signs of WDI. (wood destroying insects) Recommend keeping the crawl space vents open all year long to promote air circulation. Also, the installation of a vapor barrier will isolate the ground moisture from the structure above. Mold mitigation might be considered, but only after the installation of a vapor barrier which will eliminate the major source of moisture in the crawl space. The interior walls, mostly on the east and south east side of the crawl space showed signs of moisture penetration. This may be due to poor drainage on that side of the house. Recommend checking for negative slope on these sides of the house . (See if puddles are formed next or near to the foundation during and after a heavy rain.) If negative slope exists a qualified contractor can evaluate and change the grade up against the house or install a perimeter drain to run off any excess water accumulation.
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Ask the homeowner about this water shut-off on the north side of the crawl space.
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54) Repair/Maintain, Comment, Conducive conditions - The inspector noted that the condensation pipe from the furnace room above had separated at a joint, allowing considerable condensation water to escape onto the crawl space floor. A qualified contractor should clean the separated parts of the pipe and glue back together with appropriate PVC glue.
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55) Comment - No insulation is installed under the floor in the crawl space. Recommend that a qualified contractor install R19 or better (6" thick fiberglass batt) insulation under the floor for better energy efficiency.
Well
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Location of well equipment: Well/pump house west of the house.
56) Safety, Repair/Replace, Evaluate - 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.
57) Safety, Evaluate - Recommend having the well water tested for coliform bacteria, nitrates, and anything else of local concern, by a qualified lab. For more information, visit http://www.wellowner.org
58) Serviceable, Comment - The well cap was securely fastened to the top of the riser pipe. The pipe stands approx. 12" high. The pressure tank was cycled twice. The pump turned on at about 25 psi and shut off at 52 psi. The tank didn't appear to 'bleed' any pressure when not in use. There is an electric shut off switch for the well located on the west wall of the pump house. The house water shut-off is also located in the pump house. There is a water purifier installed in the line as well as a water softener. I asked the homeowner if he would allow me to cycle the backwash/flush on the water softener but he declined my request as he didn't want to waste the salt. Recommend that the client ask the homeowner to show him how the unit works, including cycling the backwash.
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The farm pump is in good working order.
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Well pump shut-off
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The water softener backwash waste water should be discharged at least three feet from the foundation of the pump house with the water flowing down and away from the structure.
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The pressure tank is in good condition with few signs of rust.
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This extension cord that services the heat lamp in the chicken house runs back to the pump house over the ground and is completely exposed to the elements. This is a shock and fire hazard. Recommend hiring a qualified electrical contractor to properly and safely run the electric from the one structure to the other.
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This extension cord that services the heat lamp in the chicken house runs back to the pump house over the ground and is completely exposed to the elements. This is a shock and fire hazard. Recommend hiring a qualified electrical contractor to properly and safely run the electric from the one structure to the other.
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59) Comment - 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 at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
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Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage. 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.
 

Kitchen
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60) Safety, Repair/Replace, Evaluate - The electric receptacles that serve countertop surfaces within six feet of the kitchen sink appear to have no ground fault circuit interrupter (GFCI) protection. These receptacles wouldn't 'trip' when the inspector tested them with a 'tripping' device. 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.
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61) Serviceable, Comment - At the time of the inspection the propane gas range/oven was fully operational, with all burners auto lighting and showing a blue steady flame and the bake/broil elements quickly heating to the appropriate temperatures they were set for. The refrigerator/freezer was operational and had sufficiently cold temperatures when tested with a laser thermometer. The dishwasher was briefly cycled and was in working order. The faucet was in good condition with no leaks at the handle or the sprayer. No leaks were found under the kitchen sink and there are shut off valves installed.
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Bathrooms
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62) Safety, Repair/Replace, Evaluate - The electric receptacles that serve countertop surfaces within six feet of the bathroom vanity sinks appear to have no ground fault circuit interrupter (GFCI) protection. These receptacles wouldn't 'trip' when the inspector tested them with a 'tripping' device. 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.
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63) Repair/Replace, Evaluate - The "flapper valve"/ handle combination in the master toilet got stuck when operated by the inspector. Depending on what position the handle gets stuck in, the flapper may not reseat itself after flushing. Significant amounts of water can be lost through such leaks. A qualified plumber should evaluate and repair or replace components as necessary.
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64) Repair/Replace, Conducive conditions - The master bathroom with a shower does not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
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Install a bathroom ventilator here.
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65) Serviceable, Comment - All sinks and toilets had shut-off valves installed. This will prevent having to shut off the water to the whole house in the event of a leak. At the time of the inspection there were no active water leaks under the vanity sinks or at the connections between the shut-off valves and the toilets.
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66) Serviceable, Comment - At the time of the inspection all vanity faucets were operational with no leaks at the bases or the handles. The stopper mechanisms were operational, holding water in the sinks when they were shut. There were no leaks noted under the vanity sinks. The diverter valve for the tub/shower was in working order. The tub stopper, held water.
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Interior rooms
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67) Safety, Repair/Replace, Comment - An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
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Install smoke alarm here.
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Install smoke alarm here.
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Install smoke alarm here.

68) Safety, Minor defect, Comment - A cover plate is missing from one receptacle in the living room behind the desk. cover plates 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.
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69) Repair/Replace - One door will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plate with the latch.
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70) Serviceable, Comment - The inspector noted that all floor finishes throughout the house were in good condition.
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Wd Destroying Organism:11965 fr120 Bois D'Arc MO
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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 5 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, re-infest or become active at any time. No warranty is provided as part of this inspection.
Visible evidence of active wood-destroying insects: No
Visible evidence of active wood decay fungi: Yes
Visible evidence of past wood-destroying insects: No
Visible evidence of past wood decay fungi: unknown
Visible evidence of damage by wood-destroying insects: No
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood-destroying organisms: YesNeeds a vapor barrier installed, possible grading issues on SE side of house, condensation pipe in crawl space needs repair
71) Repair/Maintain, Serviceable, Comment - There were no apparent signs of wood destroying insects and some signs of mold in the crawl space of the house. Recommend the client ask for any known records of pest control for this property. If none exists, then I recommend that a qualified, licensed pest control company evaluate and possibly do a one time treatment of the perimeter of the house for 'peace of mind'. Recommend that a qualified contractor properly install a vapor barrier to separate ground moisture from the underside of the house. Recommend evaluating the grade on the southeast and east sides of house for drainage issues. Recommend the repair of the Heat Pump condensation pipe in the crawl space. Recommend installing a tight fitting lid on the crawl space opening to prevent water infiltration during rain storms. Recommend opening all the crawl space vents for better cross ventilation and to dissipate ambient moisture in the air.
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