Inside Out Property Inspection, LLC


Email: insideoutpi@comcast.net
Phone: (317) 702-5306
Inspector: James J Shotts
Website: www.homeinspectorjim.com
Indiana State License # HI00800004

  

Property Inspection Report
Client(s):  Derek and Kelly Orlaska
Property address:  407 Oak Boulevard South Dr
Greenfield IN 46140-8862
Inspection date:  Wednesday, November 20, 2013

This report published on Thursday, November 21, 2013 8:06:02 AM EST

View summary

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 health and safety 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
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
Grounds
Exterior / Foundation
Roof / Attic
Garage
Electric
Plumbing
Water Heater
Heating
Cooling / Heat Pump
Fireplace / Chimney
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas


 
 
General Information Return to table of contents
Report number: orlaska20131120
Time started: 2:00 PM
Time finished: 5:00 PM
Inspector: James J Shotts
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions: Partly cloudy
Temperature: 40's
Ground condition: Damp
Type of building: Single family
Buildings inspected: House and attached garage
Age of building(s): 37 Years
Source for building age: Property listing
Front of building faces: North
Main entrance faces: North
Occupied: Yes
 
 
Grounds Return to table of contents
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or porches: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of porch covers: Appeared serviceable
Porch cover material and type: Covered (Refer to Roof section)
Condition of deck: Recommend repairs, replacement and/or evaluation (see comments below)
Condition of guardrails: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Appeared serviceable
Condition of handrails: Appeared serviceable
Exterior stair material: Wood
1) One or more deck was unstable due to missing fasteners at joist hangers or lack of attachment to main structure. A qualified contractor should evaluate and repair as necessary.

Photo 43  
 

2) One or more deck ledger boards were nailed to the building rather than being attached by adequate fasteners. The ledger board(s) may separate from the building. A qualified contractor should install lag screws or bolts as per standard building practices to securely attach the ledger board(s) to the building.

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3) The perimeter grading sloped towards the building in one or more areas. This can result in water accumulating around the building foundation. 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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4) 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 may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

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Exterior / Foundation Return to table of contents
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Recommend repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood, Brick veneer
Condition of foundation and footings: Appeared serviceable
Foundation type: Finished basement, Crawlspace
Foundation material: Concrete block
Footing material: Poured in place concrete
Condition of floor substructure: Appeared serviceable
Pier or support post material: Bearing wall
Beam material: Concrete
Floor structure: Solid wood joists
Condition of crawl space: Recommend repair and/or evaluation (see comments below)
Crawl space inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt
Ventilation: Appears serviceable
Vapor barrier present: Yes
Condition of the lower level: Appeared serviceable
5) Some sections of siding and/or trim were deteriorated, loose, warped. A qualified person should evaluate and repair, replace or install siding or trim as necessary.

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6) The exterior finish over the entire structure was failing. A qualified painting contractor should prep (replace any damaged wood siding/trim, pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain the entire structure as per standard building practices.
7) Rot or water damage was found at one or more sections of siding/trim. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
8) Stains were found in one or more areas on soffit boards. These appear to be due to (dripping water, high moisture content, etc.). A qualified contractor should evaluate and repair as necessary.

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9) Dryer exhaust duct end cap was missing. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. A qualified person should evaluate and repair as necessary.

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10) The floor insulation in some areas of the crawl space was fallen down. This may result in increased heating or cooling costs due to decreased energy efficiency. A qualified person should repair, replace or install insulation as necessary.

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Roof / Attic Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Gable
Age of roof surface(s): 5-10 Years
Source for building age: Inspector's estimate
Roof inspection method: Traversed
Condition of shingle roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Aluminum
Gutter and downspout installation: Continuous
Condition of attic: Appeared serviceable
Attic inspection method: Viewed from hatch(es)
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Fiberglass loose fill, Fiberglass roll or batt
Ceiling insulation depth: 10"
Ceiling insulation rating: R-30
Roof ventilation: Appears serviceable
11) Attic access stairs were unsafe due to damage. A qualified person should evaluate and repair or replace the stairs as necessary.

Photo 39  
 

12) Trees were overhanging roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.

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Garage Return to table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached
Condition of garage-dwelling door: Appeared serviceable
Type of garage-dwelling door: Metal
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Metal, Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Recommend repair, replacement and/or evaluation (see comments below)
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
13) The auto-reverse mechanism on the vehicle door opener needs adjustment. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary.

Photo 36  
 

14) Weatherstrip at the side of vehicle door was damaged. It should be replaced where necessary.

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Electric Return to table of contents
Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Copper
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main service panel: Garage
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Non-metallic sheathed
Condition of branch circuit wiring: Recommend repair, replacement and/or evaluation (see comments below)
Solid strand aluminum branch circuit wiring present: None visible
Condition of smoke detectors: Recommend repair, replacement and/or evaluation (see comments below)
Smoke detectors present: Yes
Smoke detector power source: Battery
15) Light fixture in attic was loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.

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16) One or more electric receptacles at the kitchen, bathroom(s), wet bar, garage, exterior had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

17) Smoke detectors were missing from bedrooms. Additional smoke detectors should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, in each bedroom, and one each level of the building.
18) Smoke detectors were missing batteries in the following locations: . A qualified person should replace smoke detectors or make repairs as necessary.

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19) One or more three-way light switches appear to be incorrectly wired, so the light(s) don't operate correctly. A qualified electrician should evaluate and repair as necessary.

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20)   One or more smoke detectors didn't respond when tested. A qualified person should evaluate and replace smoke detectors, replace batteries or make repairs as necessary.

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Plumbing Return to table of contents
Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: Front yard
Location of main water shut: In crawl space
Water service: Public
Water pressure (psi): 70's
Service pipe material: Copper
Condition of supply lines: Recommend repair, replacement and/or evaluation (see comments below)
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of sump pump: Recommend repair, replacement and/or evaluation (see comments below)
21) Front outside faucet appeared to be inoperable. No water flowed from the faucet(s) when turned on. A qualified plumber evaluate and repair faucet(s) as necessary.

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22) West side outside faucet was leaking. For example, from the valve stem when turned on or from the spigot when turned off. A qualified plumber should evaluate and repair as necessary.

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23) The sump pump's discharge line was leaking. A qualified person should evaluate and repair as necessary.

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24) No check valve was visible on the sump pump's discharge pipe. While not every installation requires a check valve, they are recommended where the discharge pipe is long, the vertical discharge is more than seven or eight feet, or the sump pump has a small pit. Check valves prevent water in the discharge pipe from flowing back down into the sump pit after the pump shuts off. Recommend having a qualified contractor install a check valve. For more information on sump pump installations, visit:
http://www.google.com/search?q=installing+a+sump+pump
http://www.google.com/search?q=check+valve+for+sump+pump

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Water Heater Return to table of contents
Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Electricity
Capacity (in gallons): 50
Manufacturer: Rheem
Model: 82V52-2
Serial: 0312238315
Estimated age: 1 Year
Location of water heater: Lower level
Water temperature (degrees Fahrenheit): 110*
 
 
Heating Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Lower level
Heating type: Forced air, Heat pump
Fuel type: Electric
Manufacturer: Lennox
Model: CB30U-4Y46-1P
Serial: 5803A20286
Age: 13 Years
Distribution system: Ducts and registers
Condition of distribution system: Recommend repair, replacement and/or evaluation (see comments below)
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
Location of air filters: At base of air handler
Serial:
25) One or more air supply registers were loose or installed in a substandard way. Repairs should be made as necessary so registers are securely attached, flush with the surface they are installed on, and otherwise correctly installed.

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26) One or more air filters were dirty and installed incorrectly. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.

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27) Garage air supply duct has been disconnected and blocked off.

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Cooling / Heat Pump Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Recommend repair, replacement and/or evaluation (see comments below)
Location: West side
Type: Heat pump
Model: 14HPX-036-230-18
Serial: 1912F16356
Estimated age: 1Year
Approximate tonnage: 3.0
Manufacturer: Lennox
28) Insulation for the outside condensing unit's refrigerant lines was deteriorated in areas. This may result in reduced efficiency and increased energy costs. A qualified person should replace insulation as necessary.

Photo 13  
 
 
 
Fireplace / Chimney Return to table of contents
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit.
Condition of fireplaces, stoves: Recommend repair, replacement and/or evaluation (see comments below)
Fireplace type: Masonry
Fuel type: Wood
Condition of chimneys: Appeared serviceable
Chimney type: Masonry
29) The blower for the gas fireplace appeared to be inoperable. A qualified person should evaluate and repair if necessary.

Photo 34  
 
 
 
Kitchen Return to table of contents
Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Recommend repair, replacement and/or evaluation (see comments below)
Condition of garbage disposal: Recommend repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave: Appeared serviceable
Condition of dishwasher: Recommend repair, replacement and/or evaluation (see comments below)
30) Substandard wiring was found for the garbage disposal. Wires were missing bushing(s). This is a potential safety hazard for shock. A qualified contractor should evaluate and repair as necessary.

Photo 16  
 

31) One or more sink drains had an active leak. A qualified plumber should evaluate and repair as necessary.

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32) The dishwasher wasn't securely attached to the counter above. Fasteners were missing. A qualified person should repair as necessary.

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Bathrooms / Laundry / Sinks Return to table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location # 1: 2nd floor master bath
Location # 2: 2nd floor hall bath
Location # 3: Lower level half bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Recommend repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Recommend repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
Condition of laundry facilities: Appeared serviceable
240 volt receptacle for laundry equipment present: Yes
33) The toilet at location # 2 was loose. 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.

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34) The following conditions were found at the shower enclosure or door at location # 1: loose or missing components. A qualified person should evaluate and repair or replace as necessary.

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Interior Rooms / Areas Return to table of contents
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
Exterior door material: Metal
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Recommend repair, replacement and/or evaluation (see comments below)
Type of windows: Vinyl, Multi pane glass, Casement, Double hung, Awning
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, Laminate
Condition of flooring: Appeared serviceable
Condition of guard/hand rails: Recommend repair, replacement and/or evaluation (see comments below)
Condition of trim: Recommend repair, replacement and/or evaluation (see comments below)
35) Guardrails in one or more areas were loose. This is a safety hazard. A qualified person should repair or replace as necessary, and as per standard building practices.

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36) Many interior doors were damaged and rubs carpet. A qualified person should repair or replace as necessary.

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37) Trim was loose, missing in bath # 1, 2 areas. A qualified person should repair as necessary.

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38) Minor cracks and water damage were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.

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Stairway

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Great room

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