Home Tech Property Inspections Website: http://www.reporthost.com/htpi Email: jcraigmiles@oh.nachi.org Phone: (740) 354-0035 · (740) 352-6914 Inspector: Mike Craigmiles

Summary Page

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Client(s):	Mario Robles
Property address:	364 Bricker Rd. Waverly, OH
Inspection date:	7-31-2008

This summary page published on 8/1/2008 10:27:52 AM EDT

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.

Concerns are shown and sorted according to these types:

	Safety	Poses a risk of injury or death
	Repair/Replace	Recommend repairing or replacing
	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

 

	WDO/WDI Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	WDO/WDI Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	WDO/WDI Conducive conditions	Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

2) Exterior:   - 250 or 500 gallon propane tank(s) are less than 10 feet from the structure. This is a safety hazard. The client(s) should consult with the property owner(s) and/or propane supplier, and have tank(s) moved as necessary, at least 10 feet from the structure. Bird nest inside lid of propane tank.
3) Exterior:   - One or more outdoor 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 outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
4) Exterior: - Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Wood siding and/or trim is rotten in some areas as a result. A qualified contractor should evaluate and repair as necessary, replacing all rotten wood. Also, the soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below. Live termites were noticed in this area.
5) Exterior: - Siding is damaged and/or deteriorated in one or more areas, such as where boards were installed over the windows and doors to divert water away from these areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.
6) Exterior: - One or more landscaping timbers are rotten or damaged. Landscaping timbers should be replaced as necessary.
7) Exterior: - One or more wooden deck support posts 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.
8) Exterior: - Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
9) Exterior: - The finish on the deck(s) and railing(s) is worn and/or deteriorated. Recommend cleaning and refinishing as necessary.
10) Exterior:   - Wooden timbers in one or more retaining walls have minor amounts of rot and/or damage. The client(s) should monitor such walls in the future for continued rotting and/or damage. Repairs and/or replacement by a qualified contractor may be necessary in the future.
14) Roof:   - 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.
15) Roof:   - The ridge cap of the roof is made of wood. Some of the wood in this area is deteriorated. Recommend having a qualified roofing contractor evaluate and repair as necessary.
16) Roof: - Debris such as leaves, needles, seeds, etc. have accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.
17) Roof: - Moss is growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit http://bryophytes.science.oregonstate.edu/page24.htm
19) Garage:   - The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
20) Garage:   - The infrared "photo eye" devices that trigger the vehicle door opener's auto-reverse feature were inoperable during the inspection. This is a safety hazard, especially for small children. A qualified contractor should evaluate and make repairs or replace components as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
22) Electric service:   - Exposed wiring and/or bus bars exist in the main service panel due to closure covers missing (slots where circuit breakers fit through the panel cover). This is a safety hazard due to the risk of shock. Closure covers should be installed where missing to eliminate exposed wiring, and by a qualified electrician if necessary.
23) Electric service:   - Inadequate working space exists for the main service panel. Standard building practices require the following clearances:

The wall below the panel is clear to the floor

A qualified contractor and/or electrician should evaluate and make modifications as necessary.
24) Electric service:   - The main service panel cover couldn't be removed due to lack of access from shelving, cabinets, walls and/or ceilings. This panel wasn't fully evaluated. Repairs should be made so the panel cover can be easily removed.
26) Water heater:   - No drain line is installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.
28) Heating and cooling:   - Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary. The inspector could not locate the filter do to stored items around the furnace, recommend consulting with the owner about the location of the filter
30) Plumbing and laundry: - The laundry sink is not anchored to the wall or floor. A qualified contractor should securely anchor the sink to the wall and/or floor to prevent damage to and leaks in the water supply and/or drain pipes due to the sink being moved.
34) Fireplaces, wood stoves and chimneys:   - One or more chimney flues do not have a rainproof cover installed. They prevent the following:

Rainwater entering flues and causing damage to terracotta flue tiles from freeze-thaw cycles

A qualified chimney service contractor should install rainproof cover(s) where missing.
40) Kitchen:   - One or more electric receptacles that serve counter top 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 counter top surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
42) Bathrooms:   - One or more electric receptacles that serve counter top 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 counter top surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
43) Bathrooms:   - One or more toilets "run" after being flushed (master bath), where water leaks from the tank into the bowl. Significant amounts of water can be lost through such leaks. A qualified plumber should evaluate and repair or replace components as necessary.
46) Interior rooms:   - Guardrails are missing from one or more sections of decks or elevated surfaces with high drop-offs. This is a safety hazard due to the risk of falling. Standard building practices require guardrails to be installed at drop-offs higher than 30 inches, but in some cases it is advised to install them at shorter drop-offs. A qualified contractor should evaluate and install guardrails as necessary and as per standard building practices.
47) Interior rooms:   - 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
48) Interior rooms:   - One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.
49) Interior rooms:   - One or more open ground, three-pronged electric receptacles were found. 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: