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Property Inspection Report
Client(s): Jim Hensley
Property address: 1004 S. Highland
Harrisonville, Mo. 64701
Inspection date: 8/25/2011
This report published on Thursday, August 25, 2011 5:42:25 PM CDT

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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.

 
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
General information
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Basement
Kitchen
Bathrooms
Interior rooms
 
General information Return to table of contents
Report number: 1004
Structures inspected: one story frame/garage
Age of building: 45 yrs.
Time started: 11:00 am
Time finished: 1:15 pm
Inspection Fee: $275.00
Payment method: Check#1046
Present during inspection: Client(s), Realtor(s)
Occupied: No
Weather conditions: Clear
Temperature: Cool
Front of structure faces: East
Foundation type: Unfinished basement
The following items are excluded from this inspection: Shed, Low voltage outdoor lighting, Water softener system, Outbuildings
1) 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:
  • The Environmental Protection Association (http://www.epa.gov)
  • The Consumer Products Safety Commission (http://www.cpsc.gov)
  • The Center for Disease Control (http://www.cdc.gov)
     
    Exterior Return to table of contents
    Footing material: Poured in place concrete
    Foundation material: Poured in place concrete
    Apparent wall structure: Wood frame
    Wall covering: Wood shingles
    Driveway material: Poured in place concrete
    Sidewalk material: Poured in place concrete
    Exterior door material: Solid core steel
    Wall covering: Masonite
    2) 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  
     

    3) One or more retaining walls are inadequate.

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    4) 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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    5) 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.

    Photo 3  

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    6) 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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    7) 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. Requires chiseling a channel in the crack to apply. See http://www.quickrete.com/catalog/HydraulicWater-StopCement.html for an example.
  • Resilient caulks (easy to apply). See http://www.quickrete.com/catalog/GrayConcreteRepair.html for an example.
  • Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.
    8) 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  
     

    9) 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
    Roof inspection method: Viewed from eaves on ladder
    Roof type: Hipped
    Roof covering: Asphalt or fiberglass composition shingles
    Estimated age of roof: 5 years
    Gutter & downspout material:
    Roof ventilation: Adequate
    10)   There are a wide variety of composition shingle roofs, which are comprised of asphalt or fiberglass materials impregnated with mineral granules that are designed to deflect the deteriorating ultra-violet rays of the sun. These roofs are warranted by the manufacturer to last from twenty to twenty-five years. The actual life of the roof will vary, depending on a number of interrelated factors besides the quality of the material and the method of installation. Poor maintenance is the most common cause of roof failure, but a southern exposure can cause a roof to deteriorate prematurely, as well as the practice of layering over another roof. However, the first indication of significant wear is when the granules begin to separate and leave pock marks or dark spots. This is referred to as primary decomposition, which means that the roof is in decline, and therefore susceptible to leakage. This typically begins with the hip and ridge shingles and to the field shingles on the south facing side. This does not mean that the roof is ready to be replaced, but that it should be serviced or monitored. Regular maintenance will certainly extend the life of any roof and will usually avert most leaks that only become evident after they have caused other damage. Whereas their condition can be evaluated, it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water test, which are beyond the scope of our service. Even water stains on ceilings, or on the framing within attics, will not necessarily confirm an active leak without some corroborative evidence, and such evidence can be deliberately concealed. Consequently, only the installer can credibly guarantee that a roof will not leak, and they do. We cannot and do not give any such guarantees. We will examine every roof, evaluate it, and even attempt to approximate it's age, but we will not predict it's remaining life expectancy, nor guarantee that it will not leak. Naturally, the sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and it's history. Therefore, we recommend that you ask the seller about it, and that you either include comprehensive roof coverage in your home insurance policy, or that you obtain a roof certification from an established roofing company.

    Photo 39  
    Views of roof aprox. 5 years old.

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    Garage Return to table of contents

    11) 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.
    12) 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
    Inspection method: Viewed from hatch
    Roof structure type: Trusses
    Ceiling structure: Trusses
    Insulation material: Fiberglass loose fill
    Insulation depth: 12 inches
    Insulation estimated R value: R30
    13) No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
    14) Views of attic area showing insulation at R-30 above main house and R-10 above the garage.

    Photo 35  

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    Photo 37  
    R-10 above garage.

    Photo 38  
     
    Electric service Return to table of contents
    Primary service type: Overhead
    Primary service overload protection type: Circuit breakers
    Service amperage (amps): 100
    Service voltage (volts): 120/240
    Location of main service switch: west wall of basement
    Location of main disconnect: Breaker at top of main service panel
    Service entrance conductor material: Aluminum
    System ground: Ground rod(s) in soil, Cold water supply pipes
    Main disconnect rating (amps): 100
    Branch circuit wiring type: Copper
    15) Views of service panel with cover removed for inspection.

    Photo 26  

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    16)   There are many varieties of electrical systems with an even greater variety of components, and any one particular system may not conform to current standards or provide the same degree of service and safety. What is most significant about electrical systems however, is that the National Electrical Code (NEC) is not retroactive, and therefore many residential systems do not comply with the latest safety standards. Regardless, we are not electricians and in compliance with our standards of practice we only test a representative number of switches and outlets and do not perform load calculations to determine if the supply meets the demand. However, in the interest of safety, we regard every electrical deficiency and recommended upgrade as a latent hazard that should be serviced as soon as possible, and that the entire system be evaluated and certified as safe by an electrician. Therefore, it is essential that any recommendations that we make for service or upgrades should be completed before the close of escrow, because an electrician could reveal additional deficiencies or recommend some upgrades for which we would disclaim any further responsibility. However, we typically recommend upgrading outlets to have ground fault protection, which is a relatively inexpensive but essential safety feature. These outlets are often referred to as GFCI's or ground fault circuit interrupters and, generally speaking, have been required in specific locations for many years, beginning with swimming pools, exterior outlets, bathrooms, garages, spas and hot tubs, and kitchen countertop outlets. We recommend installing them as a prudent safety feature.
     
    Water heater Return to table of contents
    Estimated age: 11 years
    Type: Tank
    Energy source: Electricity
    Capacity (in gallons): 40
    Manufacturer: State
    Model: CD64020RTV
    17) 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
    Estimated age: 15
    Primary heating system energy source: Natural gas
    Primary heat system type: Forced air
    Primary A/C energy source: Electric
    Primary Air conditioning type: Split system
    Distribution system: Sheet metal ducts
    Manufacturer: Lennox
    Model: G2003E751
    Filter location: At the base of the furnace
    Last service date: unknown
    18) 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  
     

    19) 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
    20) This furnace has gas service red tags on it because it needs a shut off installed for safety.

    Photo 32  
     

    21) Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
    22) View of outside A/C unit aprox 12+years old.

    Photo 6  
     
     
    Plumbing and laundry Return to table of contents
    Location of main water shut-off valve: basement east wall
    Location of main water meter: front yard
    Location of main fuel shut-off: meter
    Water service: Public
    Service pipe material: Copper
    Supply pipe material: Copper
    Vent pipe material: Plastic, Copper
    Drain pipe material: Plastic, Copper
    Waste pipe material: Plastic, Copper
     
    Basement Return to table of contents
    Insulation material underneath floor above: None visible
    Pier or support post material: Steel
    Beam material: Steel
    Floor structure above: Solid wood joists
    23) 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.
    This should be evaluated and monitored.

    Photo 28  

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    Kitchen Return to table of contents

    24) 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.

    Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:

  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.
    25) 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  
     

    26) 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  
     

    27) 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

    28) 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  
     

    29) 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

    30) 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.
    31) 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.

    Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:

  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.

    Photo 17  

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    32) 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  
     

    33) 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
    34) The whole-house fan is noisy and/or vibrates excessively. A qualified contractor should evaluate and repair or replace it as necessary.

    Photo 13  
     

    35) 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.
    36) Carpeting in one or more rooms is loose. Recommend having a qualified carpeting installation contractor restretch carpet as necessary.
    37) Door for hall closet drags the carpet.

    Photo 45  
     

    38) 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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    39) 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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