Website: http://www.reporthost.com/housecalls
Email: houseinspector@embarqmail.com
Phone: (816) 380-2210
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Property Inspection Report | |
| Client(s): | Jim Hensley |
| Property address: | 1004 S. Highland Harrisonville, Mo. 64701 |
| Inspection date: | 8/25/2011 |
|
Property Inspection Report | |
| Client(s): | Jim Hensley |
| Property address: | 1004 S. Highland Harrisonville, Mo. 64701 |
| Inspection date: | 8/25/2011 |
Dear Jim, Thank you for asking House Calls Inspections to inspect the above mentioned property. The inspection was performed according to the "Standards of Practice" of the National Association of Certified Home Inspectors, NACHI, of which I am a certified member. NACHI inspectors are professionals who adhere to uniform standards for disclosing building deficiencies and a "code of ethics" that requires members to discharge their duties with fairness and impartiality to all. This report supersedes all previous communications and represents a visual evaluation of those components outlined in our contract that were accessible on this day only. The report does NOT represent an endorsement for or against the purchase of real estate and there are NO WARRANTIES EXPRESSED OR IMPLIED IN CONJUNCTION WITH THE INSPECTION OF THE PREMISES. The contents of this report are not assignable to third parties; the report is confidential and shall not be revealed to anyone without your authorization. I urge you to spend the time needed to review each part of the inspection report to make sure that it accurately documents the visual problems that were disclosed to you during the home inspection. If you have any questions or require any further clarification, please call my office for assistance. To prevent "false expectations", please understand that the task of a home inspector is to function as a "general practitioner" who is trained to be a professional in the identification of typical home deficiencies. He performs a visual examination to identify certain components, state their general condition, locate tell-tale problems and then recommends that you consult with appropriate tradesmen or other experts for further evaluation and repair estimates. Be advised that a home inspector will not find every little problem during the inspection at the site. For that reason, undisclosed problems are often revealed during repairs or after further evaluation by tradesmen. A home inspector does NOT perform destructive testing, he can NOT see through walls, he does NOT move furniture or stored goods or predict the future. DISCLAIMER: Those defects hidden or concealed at time of inspection are EXCLUDED from this report. Buying real estate is a speculative investment in spite of a limited visual home inspection. While you still incur some risk, the inspection report does represent an educated & impartial second opinion. For your added protection, you should recognize the owner as the best source of information regarding the history of the home, and seek honest disclosure of known problems prior to purchase. You should carefully review any available seller disclosure forms. The following is an opinion report expressed as a result of the inspection. Please take the time to read the following page concerning contingent and limiting conditions and definition of terms so that you can clearly understand the inspector's observations, analyses and recommendation. 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.
 | Safety | Poses a risk of injury or death |
 | Major Defect | Correction likely involves a significant expense |
 | 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 |
 | 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| General information | Return to table of contents |
Structures built prior to 1979 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(s) should consult with specialists as necessary, such as industrial hygenists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:| Exterior | Return to table of contents |
Guardrails are loose and/or wobbly in one or more areas. This is a safety hazard. A qualified contractor should evaluate and make repairs as necessary, such as installing new fasteners or hardware, installing additional fasteners and/or installing additional railing components as necessary so they are securely attached.
 Photo 12 |
One or more retaining walls are inadequate.
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The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.
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One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
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The back stoop off of the garage is undermined in one or more areas, where soil has eroded out from beneath. Repairs should be made to prevent further erosion and undermining.
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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:
Mud and silt was found in front of walkout basement door. Yard should slope away from this area to avoid water from standing in this area.
 Photo 7 |
Minor cracks 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(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
| Roof | Return to table of contents |
 Photo 39 Views of roof aprox. 5 years old.
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| Garage | Return to table of contents |
One or more 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.
The attic access hatch over the attached garage doesn't have a one-hour fire rating. Wall and ceiling surfaces in an attached garage should be fire rated for one hour to prevent or slow the spread of fire from the garage to interior living spaces. This hatch should be replaced with a material that has a one hour fire rating, such as 5/8 inch Type X sheetrock.
| Attic | Return to table of contents |
No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
Views of attic area showing insulation at R-30 above main house and R-10 above the garage.
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 Photo 37 R-10 above garage.
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| Electric service | Return to table of contents |
Views of service panel with cover removed for inspection.
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| Water heater | Return to table of contents |
The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be about 11years old. Recommend budgeting for a replacement in the near future.
 Photo 34 |
| Heating and cooling | Return to table of contents |
Because of the age and/or condition of this furnace, recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.
 Photo 33 |
The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) 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 one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
This furnace has gas service red tags on it because it needs a shut off installed for safety.
 Photo 32 |
Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
View of outside A/C unit aprox 12+years old.
 Photo 6 |
| Plumbing and laundry | Return to table of contents |
| Basement | Return to table of contents |
Views of stress cracks in basement floor and walls. Home owner said that some water seeped through the floor cracks in very wet weather, but none came through the wall cracks.
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| Kitchen | Return to table of contents |
One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.
One or more electric receptacles that serve countertop surfaces within six feet of a sink 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 receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
 Photo 23 |
The under-sink food disposal is noisy. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
 Photo 21 |
Tile, stone and/or grout flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.
 Photo 24 |
| Bathrooms | Return to table of contents |
One or more electric receptacles that serve countertop surfaces within six feet of a sink 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 receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
 Photo 20 |
Tile and/or grout around one or more bathtubs is damaged or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.
 Photo 19 |
| Interior rooms | Return to table of contents |
One or more electric receptacles that serve countertop surfaces within six feet of a sink 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 receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.
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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
 Photo 43 |
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
The whole-house fan is noisy and/or vibrates excessively. A qualified contractor should evaluate and repair or replace it as necessary.
 Photo 13 |
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.
Carpeting in one or more rooms is loose. Recommend having a qualified carpeting installation contractor restretch carpet as necessary.
Door for hall closet drags the carpet.
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Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
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Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
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