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Jubilee Home Inspections

Website: http://jubileehomeinspections.weebly.com
Email: whdubsmith@aol.com
Phone: (580) 916-2981
902 Springfield Court St 
Durant OK 74701-2328
Inspector: Dub Smith
Oklahoma Certified Home Inspector #70001023
Member International Association of Certified Home Inspectors

Summary Page

Home Inspection Report
Client(s): John and Jane Doe
Property address: Any Street
Durant, OK 74701
Inspection date: 9/19/2010

This summary page published on 2/7/2012 5:12:02 AM CST

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This report is the exclusive property of Jubilee Home Inspections LLC and the client listed in the report title. The client, at their discretion, may chose to supply a copy of this report to any person of their choosing. Use of this report by any unauthorized persons is prohibited.

General Information
1) Safety, Maintain - Several Yellow Jacket and wasp nests were found in the outdoor sunroom. These can pose a safety hazard. A qualified person should remove nests or exterminate as necessary.

2) Safety, Comment - Unidentified hot switch located in Kitchen area. There were also outlets that were missing cover plates which poses a safety hazard due to shock. There were hot wires located underneath the kitchen cabinets from a dishwasher that had been removed.

3) Safety - Open Neutral Outlets in many rooms of the structure, suggest the services of a bonded electrician to evaluate further. This is not uncommon in older homes that do not have a grounded leg, but poses safety hazard due to exposure to shock.

4) Safety - Re-bar stob outside Sunroom doorway should be removed for safety concerns

5) Safety - Mold growth in behind tub area from previous leakage should be addressed, as well as the mold growth in the air exchanger on Central Air Unit.

6) Repair/Replace - Torn screens in Sunroom should be repaired or replaced.

7) Repair/Replace - Air Supply Ducting under front and middle bedroom located in crawlspace crushed causing restricted air flow to front bedrooms.

8) Comment - The natural gas service was turned off. As a result, some appliances such as water heater(s), forced air furnace(s), gas fireplace(s), stove(s), range(s) and/or gas supply lines weren't fully evaluated. The inspector was unable to test for gas leaks. The gas meter and the Electric meter were located on the West side of the home with the Water Meter located on the South side of the property

9) Comment - Bedroom bath under demo, excluded from this inspection.

Grounds
11) Major Defect, Repair/Replace, Evaluate - Section of chain link fence missing in rear. Most or all of the fencing was damaged or deteriorated. A qualified contractor should evaluate and replace or repair sections as necessary.

Exterior / Foundation
12) Major Defect, Repair/Replace - No insulation was installed under the floor in the crawl space. A qualified contractor should install insulation for better energy efficiency and as per standard building practices with an R rating recommended for this area. For more information, visit:
http://www.eere.energy.gov/consumer/tips/insulation.html

13) Repair/Replace, Evaluate - Rot or water damage was found at one or more sections of trim, soffits, fascia. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

14) Repair/Maintain - One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.

Roof / Attic
15) Repair/Replace, Evaluate - The roof structure needed repair in one or more areas due to the following conditions: over spanning and sagging. A qualified contractor should evaluate and repair as necessary, and as per standard building practices. Sagging of roof most likely caused by excessive weight excerted on the structure by the additional layers of shingles. Two layers are the maximum that should be on a roof at one time

16) Repair/Replace, Evaluate - Rot or water damage was found at one or more sections of the roof structure, including: soffits, fascia, sheathing. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

17) Repair/Replace, Evaluate - Roof repairs were needed in many sections of the flat or low slope roof due to the following conditions: cracking, deterioration. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary. Suggest resealing the seams on the flat roof with roofing tar, including the flashing adjacent to the main structure.

18) Repair/Replace, Evaluate - Some roof flashings were corroded. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary. Seal all roof flashings with roofing tar.

19) Maintain - Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

20) Comment - All attic and roof structure sections were not evaluated due to lack of access from the following conditions: no hatch found. However, vent pipe seals appeared to be deteriorated. Perma-Boot vent boots can be purchased to repair these types of vents.

Electric
21) Safety, Repair/Replace, Evaluate - Some receptacle boxes were loose. This is a potential safety hazard for shock or fire. A qualified person should evaluate and repair as necessary.

22) Safety, Repair/Replace, Evaluate - Many open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.

23) Safety, Repair/Replace, Evaluate - One or more electric receptacles at the kitchen, bathroom(s), laundry room, exterior had no visible 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, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

24) Safety, Repair/Replace - A three prong receptacle for a clothes dryer was installed. Most modern clothes dryers use both 120 and 240 volts (120 for timers and motors, and 240 for heating elements) and either require, or are more safely installed with, a four wire receptacle. With three conductor wiring, the ground wire rather than a neutral wire is used to carry the return current back for the 120 volt leg. The clothes dryer's metal frame may become energized if the neutral wire becomes loose at the receptacle or panel. While three wire clothes dryer circuits were allowed prior to 1996 and are commonly found, they are considered unsafe due the risk of shock. Recommend having a qualified electrician convert this to a four wire circuit. Note that this may require installing a new circuit wire from the panel to the clothes dryer location.

25) Safety, Repair/Replace - Spliced Wires inside Sub-Panel located in Sunken Living Room. This is a safety hazard and should be corrected.

26) Safety, Minor Defect - Some switch, receptacle cover plates were missing. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary.

27) Major Defect, Repair/Replace, Evaluate - The electric service to this property appeared to be rated at substantially less than 200 amps, and may be inadequate for the client's needs. Recommend consulting with a qualified electrician about upgrading to a 200 amp service. Breaker Box in new addition rated at 200 amps, Service Panel in main structure rated at 100 amps. The mast head appeared to have a cracked head which needs to be replaced.

28) Comment - Some bulbs in light fixtures were missing, inoperable. As a result, some light fixtures couldn't be fully evaluated. Recommend replacing bulbs to fully evaluate fixtures where necessary.

Plumbing / Fuel Systems
31) Safety, Repair/Replace - No local gas shut-off valve within easy reach was visible for the gas-fired water heater. Standard building practices require that each gas appliance have a local shut-off valve within easy reach of the appliance. A qualified contractor should install local shut-off valves where necessary as per standard building practices.

Water Heater
32) Safety, Repair/Replace, Evaluate - Flue pipe sections or connections were Dis-connected. This is a safety hazard due to the risk of carbon monoxide poisoning. A qualified contractor should evaluate and repair as necessary. A flexible hose was used for the hot water outlet on the water heater, this is a safety hazard and should be replaced with a flexible copper hose designed for this use.

33) Safety, Repair/Replace - No drain line was 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.

34) Evaluate, Comment - This water heater was not fully evaluated because the pilot light was off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the appliance is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".

Heating
36) Evaluate, Comment - The furnace heating system was not fully evaluated because the pilot light was off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".

Cooling / Heat Pump
37) Repair/Replace, Evaluate - The air handler's condensate tray was leaking. Equipment damage, or water damage to surrounding structures may occur as a result. A qualified contractor should evaluate and repair as necessary. Floor structure already damaged by condensate drainage.

38) Repair/Replace - Insulation for the outside condensing unit's refrigerant lines was damaged in some areas. This may result in reduced efficiency and increased energy costs. A qualified person should replace insulation as necessary. There was not data plate on the Cooling Unit so the inspector could not determine the age of the unit.

39) Repair/Replace - Some air supply registers were missing. The air flow cannot be controlled as a result. Registers should be installed where missing.

40) Maintain - The air filters were dirty.. A qualified person should replace as necessary. Filters should be checked monthly and maintained as necessary in the future.

Fireplaces / Stoves / Chimneys
41) Safety, Repair/Maintain - The spark screen for the chimney flue opening at location #A was damaged. Screens prevent the following:

  • Fire hazard from wood fire sparks and embers exiting flues
  • Wildlife (birds, rodents, raccoons, etc.) entering flues

    A qualified person should install or replace screening, or make repairs as necessary. The chiminey flue was inspected and no buildup was observed

    Kitchen
    42) Repair/Replace, Evaluate - Drawers were difficult to open or close in one or more cabinets. A qualified person should evaluate and repair as necessary. Top drawer on far right hand side of counter would not open

    43) Repair/Replace - The kickplate at the base of the dishwasher was missing. A qualified person should repair or replace as necessary.

    Bathrooms / Laundry / Sinks
    44) Repair/Replace, Evaluate - The toilet at the hallway bath was loose. A qualified contractor should remove the toilet for further evaluation and repairs if necessary. A new wax ring should be installed and toilet should be securely anchored to the floor to prevent movement and leaking.

    45) Repair/Maintain - The caulk between the tub and the walls at the hallway bath was missing, deteriorated. A qualified person should repair as necessary.

    Interior Rooms / Areas
    46) Major Defect, Minor Defect - Minor cracks and/or holes 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. There was major damage to the Living Room ceiling from a past leak. The gypsum ceiling was molded and caveing in from the water exposure and damage.

    47) Repair/Replace, Evaluate - Many windows that were built to open wouldn't open. A qualified person should evaluate and repair as necessary. Painted Shut, could not evaluate. The window in the back bedroom was boarded up, this is a safety issue as no emergency egress was available for the sleeping area.

    48) Repair/Replace - Some sections of vinyl flooring had minor deterioration or damage. For example, tears, holes, loose edges or tiles. A qualified person should replace or repair flooring as necessary.

    49) Minor Defect - Minor cracks and/or holes were found in walls 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.

    50) Evaluate - One or more ceiling fans appeared to be inoperable. Recommend asking the property owner about this, and if necessary, having a qualified electrician evaluate and repair as necessary.