Property Inspection Report
||John & Mary Smith
||9701 Overview Lane
Belton, Mo. 64012
||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:
|Safety||Poses a risk of injury or death|
|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
one story frame w/garageTime started:
Check#1091Present during inspection:
WarmFront of structure faces:
WestMain entrance faces:
Finished basementThe 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
Poured in place concreteFoundation material:
Poured in place concreteApparent wall structure:
Wood frameWall covering:
Poured in place concreteSidewalk material:
Poured in place concreteExterior door material:
Solid core steel
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.
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.
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.
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 JOBFailing LP Siding Help Page
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.
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 inspection method:
Viewed from eaves on ladderRoof type:
Asphalt or fiberglass composition shinglesEstimated age of roof:
1yearGutter & downspout material:
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.
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
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.
Views of stress cracks in garage floor.
Views of repairs that have been made to the basement garage ceiling . Client should ask the home owner why these repairs were made.
Partially traversedRoof structure type:
Fiberglass loose fillInsulation depth:
10 inchesInsulation estimated R value:
No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
Views of attic areas showing insulation at aprox. R25
Primary service type:
UndergroundPrimary service overload protection type:
Circuit breakersService amperage (amps):
200Service voltage (volts):
120/240Location of main service switch:
southeast wall in basement garageLocation of main disconnect:
Breaker at top of main service panelService entrance conductor material:
Ground rod(s) in soilMain disconnect rating (amps):
200Branch circuit wiring type:
CopperSolid strand aluminum branch circuit wiring present:
View of the 200 amp.electrical service panel with the cover removed for inspection.
Natural gasCapacity (in gallons):
View of 6 year old 50 gal. A.O. Smith gas water heater.
Heating and cooling
6 yearsPrimary heating system energy source:
Natural gasPrimary heat system type:
Forced airPrimary A/C energy source:
ElectricPrimary Air conditioning type:
Split systemDistribution system:
Sheet metal ducts, Flexible ductsManufacturer:
In return air duct below furnaceLast service date:
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.
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
Views of the furnace and the Trane A/C unit on the south end of the home.
Plumbing and laundry
Location of main water shut-off valve:
west basement bedroom wall under the bedLocation of main water meter:
front yardLocation of main fuel shut-off:
meter on south side of homeWater service:
PublicService pipe material:
PEXSupply pipe material:
CopperVent pipe material:
PlasticDrain pipe material:
PlasticWaste pipe material:
Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
Fireplaces, woodstoves and chimneys
Metal prefabricated gas log only
Fireplace is rated for gas logs only. A blower has not been installed, but could be to provide more heat.
Insulation material underneath floor above:
Fiberglass roll or battPier or support post material:
SteelBeam material: Floor structure above:
Solid wood joists
The refrigerator appears to be an older model and reaching its intended service life of 10 years. Recommend budgeting for replacements as necessary.
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 spa bath was filled with water and the jets turned on with the tubs front covers removed to test for any leaks.
Thank you for choosing us to do your home inspection House Calls InspectionsRay WhiteNACHI Certified Inspector