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Property Inspection Report

Client(s):  John & Mary Smith
Property address:  9701 Overview Lane
Belton, Mo. 64012
Inspection date:  Friday, May 09, 2014

This report published on Saturday, May 10, 2014 8:25:23 PM CDT

Dear John & Mary, 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:
Concern typeSafetyPoses a risk of injury or death
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor 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
Fireplaces, woodstoves and chimneys
Basement
Kitchen
Interior rooms
Bathrooms


General information
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Report number: 16113
Structures inspected: one story frame w/garage
Time started: 9:39am
Time finished: 1:30pm
Inspection Fee: $275.00
Payment method: Check#1091
Present during inspection: Client(s), Realtor(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Warm
Front of structure faces: West
Main entrance faces: West
Foundation type: Finished basement
The following items are excluded from this inspection: Security system, Low voltage outdoor lighting, Water filtration system, Water softener system, Built-in sound system, Intercom system
Exterior
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Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Masonite
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel
1) 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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2) 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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3) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
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4) This property is clad with composition wood fiber siding. Many brands of this type of siding by different manufacturers are known to deteriorate and/or fail prematurely due to moisture penetration. Failure is typically visible in the form of swelling, cracking and delamination, especially at the bottom edges. Class action lawsuits have been filed or are being filed against most manufacturers of this material.

This structure shows none of the symptoms described above. Some manufacturers (Louisiana Pacific) recommend a repair process for this siding where affected areas are sealed with "Permanizer Plus", a flexible primer made by Pittsburgh Paint, followed by two coats of 100% acrylic latex paint. This sealant must be applied to the bottom edges using a brush. The face of the siding can be sprayed. The "Permanizer Plus" sealer isn't required for edges that aren't swollen, cracked or deteriorated, but the acrylic latex should still be brushed on these edges.

At a minimum, recommend having a qualified contractor seal and repaint as described above, or by other methods specified by the siding's manufacturer. The client(s) may wish to have a qualified contractor evaluate further to determine if some or all of the siding should be replaced.

For more information, visit:
Pittsburgh Paints, PRIMERS -THE FOUNDATION FOR A TOP QUALITY JOB
Failing LP Siding Help Page
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5) Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
6) 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.
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Roof
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Roof inspection method: Viewed from eaves on ladder
Roof type: Cross-hipped
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 1year
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
7)   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.
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Views of 1 year old roof taken from the eaves.
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Garage
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8) No infared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
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9) 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.
10) Views of stress cracks in garage floor.
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11) Views of repairs that have been made to the basement garage ceiling . Client should ask the home owner why these repairs were made.
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Attic
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Inspection method: Partially traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass loose fill
Insulation depth: 10 inches
Insulation estimated R value: R25
12) No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
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13) Views of attic areas showing insulation at aprox. R25
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Electric service
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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: southeast wall in basement garage
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
14) View of the 200 amp.electrical service panel with the cover removed for inspection.
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Water heater
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Estimated age: 6 years
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Manufacturer: A.O. Smith
Model: TUE120A960L3
15) View of 6 year old 50 gal. A.O. Smith gas water heater.
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Heating and cooling
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Estimated age: 6 years
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, Flexible ducts
Manufacturer: Trane
Model: TUE120A960L3
Filter location: In return air duct below furnace
Last service date: unknown
16) Because this is a gas furnace, recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.
17) The last service date of this system appears to be 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
18) Views of the furnace and the Trane A/C unit on the south end of the home.
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Plumbing and laundry
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Location of main water shut-off valve: west basement bedroom wall under the bed
Location of main water meter: front yard
Location of main fuel shut-off: meter on south side of home
Water service: Public
Service pipe material: PEX
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
19) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
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Fireplaces, woodstoves and chimneys
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Fireplace type: Metal prefabricated gas log only
20) Fireplace is rated for gas logs only. A blower has not been installed, but could be to provide more heat.
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Basement
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Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Steel
Beam material:
Floor structure above: Solid wood joists
Kitchen
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21) The refrigerator appears to be an older model and reaching its intended service life of 10 years. Recommend budgeting for replacements as necessary.
Interior rooms
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22) 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
Bathrooms
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23) The spa bath was filled with water and the jets turned on with the tubs front covers removed to test for any leaks.
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National Association of Certified Home Inspectors

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House Calls Inspections
Ray White
NACHI Certified Inspector