View as PDF

View summary

Logo

IRISH INSPECTIONS LLC

Website: http://inspectoralabama.com
Email: inspections@inspections97.mygbiz.com
Phone: (334) 774-0212
3651 Andrews Ave 
Ozark AL 36360-2924
Inspector: James McGrail

HOME INSPECTION REPORT

Client(s):  Roy Sample
Property address:  23 sample
Inspection date:  Monday, June 16, 2014

This report published on Friday, September 05, 2014 9:59:06 PM CDT

You the client have contracted with IRISH INSPECTIONS LLC to perform a generalist inspection in accordance with the standards of practice established by the state of Alabama for home inspections, and InterNACHI, a copy of which is available upon request. Generalist inspections are essentially visual, and distinct from those of specialists, insomuch as they do not include the use of specialized instruments, the dismantling of equipment, or the sampling of air and inert materials. Consequently, a generalist inspection and the subsequent report will not be as comprehensive, nor as technically exhaustive, as that generated by specialists, and it is not intended to be. The purpose of a generalist inspection is to identify significant defects or adverse conditions that would warrant a specialist evaluation. Therefore, you should be aware of the limitations of this type of inspection, which are clearly indicated in the standards. However, the inspection is not intended to document the type of cosmetic deficiencies that would be apparent to the average person, and certainly not intended to identify insignificant deficiencies. Similarly, we do not inspect for vermin infestation, which is the responsibility of a licensed exterminator.

This report is the exclusive property of IRISH INSPECTIONS LLC and the client whose name appears herewith, and its use by any unauthorized persons is strictly prohibited. Unauthorized transfer to any third parties or subsequent buyers is not permitted. This report and supporting inspection were performed according to a written contract agreement that limits its scope and the manner in which it may be used. Unauthorized recipients are advised to not rely upon the contents of this report, but instead to retain the services of the qualified home inspector of their choice to provide them with an updated report.
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 safety hazard
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 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
Grounds
Exterior and Foundation
Crawl Space
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
Return to table of contents

Report number: 130
Time started: 10:00 AM
Time finished: 3:00 PM
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Warm
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 1974
Source for main building age: Inspector's estimate
Occupied: No, Furniture or stored items were present
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC
2) Evidence of rodent infestation was found in the form of feces in the attic. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP
Photo
Photo 2-1
Exposed wiring in attic (yellow circle). Rodent feces (green circles).
 

3) The water service was not turned on during the inspection. The inspector operates only "normal" controls such as faucets, and does not operate shut-off valves to the water meter or house. As a result, plumbing supply, drain waste and vent lines, traps, pumps, fixtures, and some appliances such as water heaters weren't fully evaluated. The water pressure was not determined. Recommend that a qualified person make a full evaluation of the plumbing system after the water supply is turned back on. Areas below the house should be evaluated after plumbing has been operated to check for leaks. Any problems that are found after this evaluation should be repaired by a qualified plumber.
4) Some areas and items at this property were obscured by furniture. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
Grounds
Return to table of contents

Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Steep slope
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Poured in place concrete, Unpaved, dirt
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood, Concrete
5) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
Photo
Photo 5-1
Loose walkway, tripping hazard.
Photo
Photo 5-2
Loose walkway, tripping hazard.

6) Handrails at one or more flights of stairs were wobbly. This is a safety hazard. Recommend that a qualified person repair as necessary.
Photo
Photo 6-1
Railing needs more support.
 

7) Significant amounts of standing water or evidence of past accumulated water were found at one or more locations in the yard or landscaped areas, and no drain was visible. If evidence of past water was found (e.g. silt accumulation or staining), monitor these areas in the future during periods of heavy rain. If standing water exists, recommend that a qualified person repair as necessary. For example, installing one or more drains, or grading soil.
Photo
Photo 7-1
Area of drainage concern.
Photo
Photo 7-2
Area of drainage concern.
Photo
Photo 7-3
Land erosion problem area.
Photo
Photo 7-4
Area of drainage concern.

8) The driveway sloped down towards the garage or house. Based on observations made during the inspection, significant amounts of water appear to have accumulated around building foundations or under buildings as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing and installing new pavement.
9) The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. It is a conducive condition for wood-destroying organisms. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
10) The gravel driveway was in poor condition. Recommend that a qualified person repair as necessary. For example, by filling holes, grading and spreading new gravel.
11) The driveway sloped down towards the garage or house. This can result in water accumulating in the garage, around building foundations or underneath buildings, and is a conducive condition for wood-destroying organisms. Monitor these areas in the future, especially during and after periods of rain. If significant amounts of water are found to accumulate, then recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing and installing new pavement.
12)  
Photo
Photo 12-1
Site drainage, needs to be further away from foundation.
Photo
Photo 12-2
Wood near foundation covering hole, tripping hazard. Can also attract wood destroying insects.

Exterior and Foundation
Return to table of contents

Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame, Brick
Wall covering: Vinyl, Solid brick (not veneer)
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space, Concrete slab on grade
Foundation/stem wall material: Poured in place concrete, Concrete block, Concrete slab on grade
Footing material (under foundation stem wall): Poured in place concrete, Masonry
13)  
Photo
Photo 13-1
No caulking observed, possible area of water penetration.
Photo
Photo 13-2
Cable in contact with roof.
Photo
Photo 13-3
Loose metal fascia.
Photo
Photo 13-4
Metal flashing covering window framing, obstructing visual inspection.

Crawl Space
Return to table of contents

Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Condition of floor substructure above crawl space: Appeared serviceable
Pier or support post material: Concrete block
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Required repairs, replacement and/or evaluation (see comments below)
Vapor barrier present: Partial
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: with vents
14) Evidence of prior water intrusion or accumulation was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the crawl space. Recommend that the client review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.
Photo
Photo 14-1
Water infiltration near foundation.
Photo
Photo 14-2
Several areas in crawl space over 50% moisture readings.

15) Standing water was found at one or more locations in the crawl space. Water from crawl spaces can evaporate and enter the structure above causing high levels of moisture in the structure. This is a conducive condition for wood-destroying organisms. While a minor amount of seasonal water is commonly found in crawl spaces, significant amounts should not be present.

Rain runoff is the most common cause of wet crawl spaces, but water can come from other sources such as groundwater or underground springs. Recommend that a qualified person correct any issues related to outside perimeter grading and/or roof drainage (see any other comments about this in this report). If standing water persists, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typically such repairs include:
Photo
Photo 15-1
Areas of standing water and wet soil.
Photo
Photo 15-2
Water presence.

16) Ventilation for the crawl space was substandard. There were too few vents. This can result in high levels of moisture in the crawl space and is a conducive condition for wood-destroying organisms. One square foot of vent area should be installed for 150 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. Recommend that a qualified contractor install or improve venting per standard building practices.
17) Cellulose material such as scrap wood was found in the crawl space. This is a conducive condition for wood-destroying organisms. Recommend removing all cellulose-based debris or stored items.
Photo
Photo 17-1
Crawl space area.
Photo
Photo 17-2
Wood in contact with ground, under porch.

18)   One or more indoor crawl space access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency and to prevent dust or odor-laden air from the crawl space entering living spaces.
19)  
Photo
Photo 19-1
One of several crawl space entrances.
Photo
Photo 19-2
Wood in-contact with ground.
Photo
Photo 19-3
Location in beginning of crawl space, area is caving in.
Photo
Photo 19-4
Area under porch.
Photo
Photo 19-5
Loose insulation in crawl space.
Photo
Photo 19-6
Exposed wiring in crawl space.

20)  
Roof
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; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
21) composition shingles were cracked. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
Photo
Photo 21-1
Cracked shingle.
 

22) Gutters were missing over one or more entrances. People entering and exiting the building are likely to get wet during periods of rain as a result. Most buildings benefit from having a complete drainage system installed, but at a minimum, recommend installing gutters over entrances.
23) One or more roofing nails weren't fully seated and shingles were lifting or nail heads were protruding through shingle surfaces. The nails may have loosened, or were not pounded in fully when installed. Shingles are likely to be wind damaged, and leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
Photo
Photo 23-1
Up lifted area can cause wind driven rain (Water) to enter attic.
Photo
Photo 23-2
Close up of uplifted area.
Photo
Photo 23-3
Up lifted shingle.
Photo
Photo 23-4
Up lifted shingle.

24) One or more rubber or neoprene pipe flashings were loose or lifting. Leaks can result from windblown rain. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary to prevent leaks. For example, by nailing flashings down and sealing as necessary.
Photo
Photo 24-1
Boot not anchored.
 

25) Nail heads were exposed at one or more shingles. More than just a few exposed nail heads may indicate a substandard roof installation. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.
Photo
Photo 25-1
Roofing nails exposed.
Photo
Photo 25-2
Roofing nails exposed.
Photo
Photo 25-3
Exposed roofing nails.
Photo
Photo 25-4
Exposed roofing nails.
Photo
Photo 25-5
Exposed roofing nails.
 

26)  
Photo
Photo 26-1
Roof View
Photo
Photo 26-2
Photo
Photo 26-3
Photo
Photo 26-4
TV mast in contact with shingles causing damage.
Photo
Photo 26-5
Missing shingle.
Photo
Photo 26-6
Missing shingle.
Photo
Photo 26-7
Repair area needs to be monitored.
Photo
Photo 26-8
Repair area needs to be monitored.
Photo
Photo 26-9
Damaged gable vent.
Photo
Photo 26-10
Short pieces of roofing can become loose with minimal wind, causing damage
Photo
Photo 26-11
Repair area, needs to be monitored.
Photo
Photo 26-12
TV mast anchor cables loose.
Photo
Photo 26-13
TV mast anchor cables loose, can cause roofing damage.
Photo
Photo 26-14
No kick out flashing.

27)  
Attic and Roof Structure
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. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt, Cellulose loose fill
Approximate attic insulation R value (may vary in areas): R-38
Vermiculite insulation present: None visible
Vapor retarder: Installed
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Gable end vents, Enclosed soffit vents
28) Insulation in the attic was damaged, apparently by rodents (e.g. burrow holes, feces, urine stains). If this report doesn't already recommend replacement of insulation for energy efficiency, the client may want to have insulation replaced for sanitary reasons or to prevent odors.
29) One or more attic or roof vent screens were missing, deteriorated or substandard. Recommend that a qualified person replace or repair screens as necessary to prevent birds or vermin from entering the attic.
Photo
Photo 29-1
Damaged gable vent, possible damage from rodent.
 

30) One or more soffit vents were blocked by insulation. This can reduce air flow through the roof structure or attic and result in reduced service life for the roof surface materials because of high temperatures. Moisture from condensation is also likely to accumulate in the roof structure and/or attic and can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary so air flows freely through all vents. For example, by moving or removing insulation and installing cardboard baffles.
31)  
Photo
Photo 31-1
Exposed wiring in attic.
Photo
Photo 31-2
Exposed wiring in attic.
Photo
Photo 31-3
Electrical wire box's missing covers in attic.
Photo
Photo 31-4
Could not locate bathroom exhaust venting.
Photo
Photo 31-5
Attic view.
Photo
Photo 31-6
Attic view.
Photo
Photo 31-7
Insulation document.
 

32)  
Photo
Photo 32-1
Attic access (hallway).
 

33)  
Photo
Photo 33-1
Thermal image of attic temperature.
 

Garage or Carport
Return to table of contents

Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached, Garage
Condition of door between garage and house: Appeared serviceable
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors:
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists
34)  
Photo
Photo 34-1
Reading from dry area of particle board. 10.2 moisture reading.
Photo
Photo 34-2
Reading from wet area of particle board in garage. 34.0 moisture reading.
Photo
Photo 34-3
Area of water penetration in garage.
Photo
Photo 34-4
Other water penetration area in garage. 50.0 moisture reading.
Photo
Photo 34-5
Area where moisture reading was taken.
Photo
Photo 34-6
Garage door opener switch.
Photo
Photo 34-7
Garage door view, operation ok.
 

35)  
Photo
Photo 35-1
Thermal image of water penetration area (garage).
Photo
Photo 35-2
Water penetration area (garage).
Photo
Photo 35-3
Thermal image of water penetration into garage.
Photo
Photo 35-4
Image of water penetration in garage

Electric
Return to table of contents

Limitations: The following items are not included in this inspection: generator systems, transfer switches, 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, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Building exterior
Location of sub-panel #B: Bedroom
Location of sub-panel #C: Building exterior
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: YesNot all
Smoke alarms installed: No, recommend installDid not locate.
Carbon monoxide alarms installed: No, recommend install
36) Neutral wires were doubled or bundled together under the same lug on the neutral bus bar in panel(s) #B. This is a potential safety hazard in the event that one of the circuits needs to be isolated during servicing. For one neutral to be disconnected, other neutrals from energized circuits sharing the same lug will be loosened. Power surges may result on the energized circuits and result in damage or fire. Also, multiple wires under the same lug may not be secure, resulting in loose wires, arcing, sparks and fire. Recommend that a qualified electrician repair per standard building practices. For more information, visit:
http://www.reporthost.com/?DTNB
Photo
Photo 36-1
Double tapped wiring.
 

37) One or more circuit breakers in panel(s) #C were broken or damaged. This is a potential shock or fire hazard. Recommend that a qualified electrician replace circuit breakers and make repairs as necessary.
Photo
Photo 37-1
Loose and corroded breaker (Dock and light breaker panel).
 

38) Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
39) One or more slots where circuit breakers are normally installed were open in panel(s) #B. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.
Photo
Photo 39-1
 

40) One or more knockouts were missing from panel(s) #B. Holes in panels are a potential fire hazard if a malfunction ever occurs inside the panel. Rodents can also enter panels through holes. Recommend that a qualified person install knockout covers where missing and per standard building practices.
Photo
Photo 40-1
Missing breaker panel slot shield.
 

41) One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
42) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.
43)  
Photo
Photo 43-1
Photo
Photo 43-2
Damaged flood light.
Photo
Photo 43-3
Open ground.
Photo
Photo 43-4
Photo
Photo 43-5
Dock and light breaker box location.
Photo
Photo 43-6
Main Electrical Panel.
Photo
Photo 43-7
Main Electrical Panel. 200 amp.
Photo
Photo 43-8
Exposed electrical wire near main electrical panel.
Photo
Photo 43-9
Open ground (Master bedroom).
Photo
Photo 43-10
Missing cover, kitchen area.
Photo
Photo 43-11
Cracked light switch cover, kitchen area.
Photo
Photo 43-12
Outlet in floor, needs to be protected for child safety.
Photo
Photo 43-13
Exposed light in closet, can become a safety issue with coming in contact with clothing.
Photo
Photo 43-14
Inside breaker panel location, right front bedroom.
Photo
Photo 43-15
Photo
Photo 43-16
Photo
Photo 43-17
240v outlet located in hallway, needs a safety cover.
 

Plumbing / Fuel Systems
Return to table of contents

Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression 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 determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water shut-off: Building exterior
Condition of supply lines: Required repair, replacement and/or evaluation (see comments below)
Supply pipe material: PVC plastic
Condition of drain pipes: Not determined (inaccessible, obscured, or water service off)
Drain pipe material: Plastic
Condition of waste lines: Not determined (inaccessible, obscured, or water service off)
Waste pipe material: Plastic
Vent pipe condition: Not determined (inaccessible, obscured, or water service off)
Vent pipe material: Plastic
Sump pump installed: None visible
Sewage ejector pump installed: None visible
Type of irrigation system supply source: Public
44) Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:For more information, visit:
http://www.reporthost.com/?SEPTIC
45)  
Photo
Photo 45-1
Water spigot.
Photo
Photo 45-2
NO PLUMBING WAS INSPECTED, Water main was off.
Photo
Photo 45-3
Shower view.
Photo
Photo 45-4
S-trap incorrect pluming.
Photo
Photo 45-5
Washer hookup, NO PLUMBING WAS CHECKED water main was not on.
Photo
Photo 45-6
NO PLUMBING WAS INSPECTED, water main was off.
Photo
Photo 45-7
Possible leak under bathroom sink.
Photo
Photo 45-8
View of bathroom tub.
Photo
Photo 45-9
Damaged plumbing.
 

46)  
Water Heater
Return to table of contents

Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. 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 or a shut-off valve to be operated.
Condition of water heater: Not determined (inaccessible, obscured, or water, power or gas service off)
Type: Tank
Energy source: Electricity
Estimated age: 1978
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Closet
Hot water temperature tested: No
47) The water heater's . The water heater and hot water supply system (e.g. faucets, controls) were not fully evaluated because of this. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the water heater is operable. Note that per the standards of practice for various professional home inspection organizations, the inspector does not operate shut-off valves, pilot lights or over-current protection devices, or any controls other than "normal controls."

Water Service off !
48) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
Photo
Photo 48-1
Water heater location in bedroom closet.
Photo
Photo 48-2
Water heater wiring exposed.
Photo
Photo 48-3
No cold side water shutoff for water heater.
Photo
Photo 48-4
Water heater, water stain. Could not inspect further, water main was off.
Photo
Photo 48-5
Water heater Model# ER42DV Ser# 104505 age: 1978
 

Heating, Ventilation and Air Condition (HVAC)
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 or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Not determined (inaccessible, obscured, or power, gas or oil service off)Would not come on !
Forced air heating system fuel type: Electric
Estimated age of forced air furnace: 1988
Location of forced air furnace: Crawl space
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At top of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of cooling system and/or heat pump: Not determinedWould not operate.
Cooling system and/or heat pump fuel type: Electric
Location: Right outside of home
Type: Split system
Condition of controls: Not determined (system inoperable)
49) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
50) The heat pump or air conditioning condensing unit did not respond to normal controls (thermostat). It appeared to be inoperable. The inspector was only able to perform a limited evaluation. If possible, consult with the property owner and/or review documentation on this system. Recommend that a qualified HVAC contractor evaluate and perform maintenance or make repairs as necessary.
51) The thermostat was . Recommend that a qualified person evaluate and repair or replace as necessary.

Could not check unit would not operate.
Photo
Photo 51-1
A/C thermostat location (hallway). A/C unit was non-operational.
 

52) One or more heating or cooling ducts in an unconditioned space (e.g. crawl space, attic or basement) were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.
Photo
Photo 52-1
A/C ducting damaged.
 

53) Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
54) The cooling fins at the air handler evaporator coils were damaged. Recommend that a qualified HVAC contractor repair fins as necessary.
55) The cooling fins at the air handler evaporator coils were dirty. Recommend that a qualified person clean fins as necessary.
56) The heating system was not fully evaluated because the . Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that the inspector does not operate shut-off valves, pilot lights or circuit breakers, or any controls other than normal controls (thermostat).

Would not turn on !
57) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
58)  
Photo
Photo 58-1
A/C unit in contact with ground and debris which will cause corrosion.
Photo
Photo 58-2
A/C unit shutoff.
Photo
Photo 58-3
A/C unit. Goodman- Model# C42-1B Ser.# 800233.
Photo
Photo 58-4
A/C unit.

59)  
Photo
Photo 59-1
Several A/C vents covered.
Photo
Photo 59-2
Non vented gas heater.
Photo
Photo 59-3
A/C filter door location, hallway.
Photo
Photo 59-4
Corroded A/C system in crawl space.
Photo
Photo 59-5
Damaged A/ unit drain system.
 

Fireplaces, Stoves, Chimneys and Flues
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, and also does not 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, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Kitchen
Return to table of contents

Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; 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. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Not determined (water supply off, obscured by stored items, etc.)
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: Not determined
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Type of ventilation: Down draft exhaust
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Not determined
60)  
Photo
Photo 60-1
Non-vented stove hood.
Photo
Photo 60-2
Looked under dish washer no water stains observed, NO PLUMBING WAS CHECKED water main was off.
Photo
Photo 60-3
Thermal image showing heated burners on stove functioning.
Photo
Photo 60-4
Photo
Photo 60-5
Thermal image showing bake element heating.
Photo
Photo 60-6
Photo
Photo 60-7
Thermal image showing broil element heating.
Photo
Photo 60-8
Photo
Photo 60-9
Thermal image of freezer temperature, ok.
Photo
Photo 60-10
Photo
Photo 60-11
Thermal image of refrigerator temperature, ok.
Photo
Photo 60-12

Bathrooms, Laundry and Sinks
Return to table of contents

Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; 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 #A: Full bathMaster bath
Location #B: Full bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Not determined (water supply off, obscured by stored items, etc.)
Condition of toilets: Not determined (water supply off, obscured by stored items, etc.)
Condition of bathtubs and related plumbing: Not determined (water supply off, obscured by stored items, etc.)
Condition of shower(s) and related plumbing: Not determined (water supply off, obscured by stored items, etc.)
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans
61)  
Interior, Doors and Windows
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; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues 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, drawer, cabinet door or closet door 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 and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Metal
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall, Tiles
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Tile
62) Stains and elevated levels of moisture were found in one or more ceiling areas. The stains appear to be due to an active leak. Recommend that a qualified contractor evaluate and repair as necessary.
Photo
Photo 62-1
Water stain master bedroom closet.
Photo
Photo 62-2
Dry area reading 9.0 moisture reading (Master bedroom closet).
Photo
Photo 62-3
Stain area reading 21.1 moisture reading (Master bedroom closet).
 

63) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
Photo
Photo 63-1
Damaged window pane, right rear of home.
 

64)  
Photo
Photo 64-1
Damaged closet door slate.
Photo
Photo 64-2
Door not closing completely.
Photo
Photo 64-3
Tile ceiling.
 

Conclusion:
We (IRISH INSPECTIONS LLC) are proud of our service, and trust that you will be happy with the quality of our report. We have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. However we may not have tested every outlet, and opened every window and door, or identified every problem. Also because our inspection is essentially visual, latent defects could exist. We can not see behind walls. Therefore, you should not regard our inspection as a guarantee or warranty. It is simply a report on the general condition of a property at a given point in time. As a homeowner, you should expect problems to occur. Roofs will leak, basements may have water problems, and systems may fail without warning. We can not predict future events. For these reasons, you should keep a comprehensive insurance policy current.
This report was written exclusively for our client. It is not transferable to other people. The report is only supplemental to a seller's disclosure.
Thank You for taking the time to read this report, and call us if you have any questions. We are always attemping to improve the quality of our service and our report.

Pre-Closing Walk Through:
The walk-through prior to closing is the time for client to inspect the property. Conditions can change between the time of a home inspection and the time of closing. Restrictions that existed during the inspection may have been removed for the walk-through. Defects or problems that were not found during the home inspection may be discovered during the walk-through. Client should be thorough during the walk-through.
Any defect or problem discovered during the walk-through should be negotiated with the owner/seller of the property prior to closing. Purchasing the property with a known defect or problem releases IRISH INSPECTIONS LLC of all responsibility. Client assumes responsibility for all known defects after settlement.

Thank You
Sincerely,
James T. McGrail, Owner
IRISH INSPECTIONS LLC
HI-3097

If you're reading this report but did not hire me, IRISH INSPECTIONS LLC, to perform the original inspection, please note that it is likely that conditions related to the home have probably changed, even if the report is fairly recent. Just as you cannot rely on an outdated weather report, you should not rely on an outdated inspection report. Minor problems noted may have become worse, recent events may have created new issues, and items may even have been corrected and improved. Don't rely on old information about one of the biggest purchases you'll ever make. Remember that the cost of a home inspection is insignificant compared to the value of the home. Protect your family and your investment, and please call me directly at (334) 774-0212 to discuss the report you're reading for this property so that we can arrange for a re-inspection. Thank You.