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Website: http://www.getaninspection.com
Email: office@watchdogsutah.com
Inspector's email: mike@watchdogsutah.com
Phone: (801) 580-5551
Inspector's phone: (801) 580-5551
Inspector: Michael Stanford NACHI Cert. #06040290

 

Summary

Client(s):  Bob Smith
Property address:  8525 Happy Ln.
Anytown, USA
Inspection date:  Friday, August 01, 2014

This report published on Thursday, August 21, 2014 9:10:50 AM MDT

Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a risk of injury. In extreme or unusual cases, may pose a risk of death.
Concern typeMajor DefectCorrection likely involves a significant expense
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 typeFHA ConcernThis item may be required to be repaired as a condition for an FHA Loan


General information
1 - This property has one or more fuel burning appliances, and no or too few properly installed carbon monoxide alarms are visible. Carbon monoxide is a heavy gas and detectors should be mounted near floor level on each level of the home. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
Exterior
2 - The deck appears to have been constructed in a substandard manner or has deteriorated. For example, sagging, improper fasteners, hangers, brackets, bracing etc. Recommend a qualified contractor evaluate and make repairs as needed.
3 - Handrail(s) at some stairs are loose. This is a safety hazard. Make repairs as necessary. For example, installing new fasteners and/or hardware so handrails are securely attached.
4 - This property has one or more deep window wells. This is a safety concern as small children can fall into the well and injure themselves. Recommend installing well coverings.
5 - Cracks and staining was found in one or more areas of the stucco siding. This can be an indication that water is penetrating behind the siding. This is a condition conducive wood destroying insects and microbial growths and can cause damage to the structure over time. A qualified contractor should evaluate and make repairs and/or replace stucco siding as necessary.
6 - Stains were found in one or more areas on soffit boards. These appear to be due to a lack of gutters (dripping water, high moisture content, etc.). A qualified contractor should evaluate and repair as necessary. Roof repairs may be necessary, such as to the roof surface and/or flashing. Drip edge flashing may need to be replaced or installed.
7 - The perimeter grading slopes towards the structure in one or more areas or does not slope away from the structure. 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.
8 - 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.
9 - One or more gutters are missing. 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. Gutters and downspouts should be installed where missing. Also, extensions such as splashblocks or tie-ins to underground drain lines should be installed as necessary to carry rain water away from the house.
10 - One or more gutters were leaking during the inspection. 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. Replace or repair gutters where necessary.
11 - One or more wooden deck members are in contact with soil. This is a conducive condition for wood destroying insects and organisms. However no damage from wood destroying insects or organisms was found. Standard building practices require that there be at least 6" of space between any wood and the soil below, even if the wood is treated. If possible, soil should be removed or graded so a 6" clearance is maintained. Otherwise recommend installing borate based Impel rods to prevent rot.
12 - One or more exhaust duct end caps are damaged and/or deteriorated. Their purpose is to prevent unconditioned air from entering the house, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and may pose a fire hazard. New vent cap(s) should be installed where necessary.
13 - Gaps exist at one or more openings around the exterior, such as holes and those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed with silicon, window caulk or like material as necessary to prevent moisture intrusion and entry by vermin.
Roof
17 - One or more plumbing vent pipes terminate less than six inches above the roof surface below. Debris or snow may block openings, and may result in sewer gases entering living spaces. A qualified contractor should evaluate and make repairs as necessary so vent pipes terminate at least six inches above roof surfaces.
18 - Trees and/or shrubs are in contact with the roof edge(s) in one or more areas. Some damage has occurred. A qualified contractor should evaluate and make repairs as necessary. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
19 - One or more composition shingles are damaged, deteriorated and/or missing or are installed in a substandard manner, and should be repaired or replaced. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary.
Electric service
23 - One or more overcurrent protection devices (circuit breakers or fuses), neutral terminations and/or lugs 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.

For more information visit. http://wiki.answers.com/Q/What_are_two_black_wires_attached_to_a_single_breaker_lug_called
24 - One or more open ground, three-pronged grounding type receptacles were found.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by a qualified electrician to repair the circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.
25 - One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box or install light fixture or other device.
26 - Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
27 - One or more electric receptacles that serve countertop surfaces within six feet of a sink or serve the exterior or garage 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. Note: GFCI receptacles were not introduced until 1971. They began to be required in bathrooms in 1975 and in kitchens in 1987.
28 - The light fixture in one or more rooms, hallways or stairs is controlled by a single switch at one end or entry or inoperable 3-way switches (for example, only the switch that turns out the light can turn it back on). This is a safety hazard due to inadequate lighting. The light should be controlled by functioning three-way switches near each entry. A qualified electrician should evaluate and make repairs as necessary.
29 - 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 or fixtures should be installed where missing.
Water heater
30 - The water heater does not have seismic straps or struts installed. This is a potential safety hazard since movement can cause leaks in the gas supply lines or damage wiring. Leaks may also occur in water supply pipes. Install seismic straps or struts as necessary and as per standard building practices.
31 - The drain line to the water heater's temperature-pressure relief valve terminates less than 6 inches from the floor. This is a potential safety hazard due to the risk of explosion. A drain line that terminates less than 6 inches from the floor can result in the water heater exploding if or when the valve opens due to restricted venting. The drain line should be modified, and by a qualified contractor if necessary, so it terminates 6" from the floor.
32 - Corrosion was found in one or more areas on the water heater. The water heater may be beginning to fail. A qualified plumbing contractor should evaluate and replace or repair water heater if necessary.
Heating and cooling
34 - 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.
35 - The evaporative cooler is deteriorated. The water pump is not functioning. Recommend a qualified professional evaluate and repair as necessary.
Plumbing and laundry
38 - The clothes dryer exhaust duct appears to need cleaning. Significant amounts of lint build up was found. This is a safety hazard due to the risk of fire from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit http://www.cpsc.gov/CPSCPUB/PUBS/5022.html or http://chimneykeepers.com/dryerclean.html
39 - No expansion tank is installed on this structure's water supply system. Expansion tanks are recommended when a property is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. In a closed system with no provision for expansion, its effects may include:

Expansion tanks can eliminate these problems by giving water a place to go when thermal expansion occurs. When a water heating cycle ends, or when any fixture is opened within the system, the impact of thermal expansion is reduced, and water drains out of the expansion tank back into the system. Recommend having a qualified plumber install an expansion tank as per standard building practices.
40 - One or more leaks were found in water supply valves. A qualified plumber should repair as necessary.
Kitchen
43 - Substandard wiring was found for the under-sink food disposal. For example, unprotected solid-strand, non-metallic sheathed (Romex) wiring is used, open junction boxes, wire splices not in boxes etc. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
44 - The rubber safety flap at garbage disposer entrance is missing and/or damaged. This device helps protect the user from items flying out of the disposer during operation. Recommend replacing flap.
45 - A suspicious microbial-growth was observed on floors, walls and/or ceilings. Typically these types of growths exist in moist areas where a food source such as wood or drywall is present. When the source of the moisture is removed these bio-growths cease to grow and can be eliminated through remediation. The EPA has determined that small areas (less than 10 square feet) can be cleaned by the homeowner using products such as Dow Scrubbing Bubbles or similar cleansers. Larger areas should be remediated by a professional. For more information visit www.epa.gov/iaq/molds
46 - The under-sink food disposal is inoperable. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
47 - One or more toilets, tubs, sink drains or water supply lines have an active leak. For example, at pipe fittings and/or junctions between pipe and sink. A qualified plumber should evaluate and repair as necessary.
48 - One or more cabinets, drawer, doors, hinges, shelving are damaged and/or deteriorated. Repair or replace components as necessary.
49 - Countertops are damaged and/or deteriorated in one or more areas. Evaluate and repair or replace countertops as necessary.
50 - The bracket that attaches the dishwasher to the underside of the countertop is loose, missing or installed in a substandard way. Repairs should be made as necessary, such as installing or reinstalling the bracket.
Interior rooms
54 - Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.
55 - Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
56 - Glass in one or more windows is broken. A qualified contractor should replace glass where necessary.
57 - One or more interior doors, casings or trim are damaged and/or deteriorated and should be repaired or replaced as necessary.
58 - One or more doors will not latch when closed. Repairs should be made as necessary. For example, aligning strike plates with latch bolts and/or replacing locksets.
Bathrooms
60 - A suspicious microbial-growth was observed on floors, walls and/or ceilings. Typically these types of growths exist in moist areas where a food source such as wood or drywall is present. When the source of the moisture is removed these bio-growths cease to grow and can be eliminated through remediation. The EPA has determined that small areas (less than 10 square feet) can be cleaned by the homeowner using products such as Dow Scrubbing Bubbles or similar cleansers. Larger areas should be remediated by a professional. For more information visit www.epa.gov/iaq/molds
61 - One or more faucets leak or drip when turned off. A qualified plumber should evaluate and repair as necessary.
62 - One or more toilets are loose. Although no moisture in the flooring around the toilet was detected, a qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
63 - The shower diverter valve for one or more bathtub faucets is defective. A significant amount of water comes out of the bathtub spout when the shower is turned on. Water will be wasted as a result. A qualified plumber should evaluate and replace components or make repairs as necessary.
64 - One or more sink or tub stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
65 - Faucets, spouts, and or shower heads are loose in one or more showers or tubs. These fixtures should be securely anchored to a solid back to prevent movement. Fixtures that move can be damaged over time and can allow leaks withing the wall structure at the wall penetrations. Recommend attaching fixtures to solid backing and caulk around fixtures to prevent leakage.
66 - One or more bathtub drains are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.