View as PDF

View summary

K.D.Milton's Home Inspections


Inspector's email: kdmhi@verizon.net
Inspector's phone: (951) 966-3520
Inspector: Kenneth Milton

 

Home Inspection Report by K.D. Milton's Home Inspections

Client(s):  Mr. & Mrs. American
Property address:  1234 Anywhere Dr.
American City USA
Inspection date:  Thursday, January 01, 2015

This report published on Thursday, June 23, 2016 12:49:42 PM PDT

K.D. Milton's Home Inspection
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 risk of injury or death
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
Exterior
Electric service
Roof
Garage
Water Heater
Heating and cooling
Attic
Interior Kitchen
Interior Bathrooms
Interior rooms
Fireplaces, woodstoves and chimneys
Crawl space


General information
Return to table of contents

Structures inspected: House
Report number: 1111
Time started: 11:00ÂAM
Time finished: 2:00ÂPM
Inspection Fee: $$$
Payment method: Check #0000
Present during inspection: Buyer, Tenant, Realtor
Occupied: Yes
Age of building: 49 years
Type of building: Single family
Stories: 2
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Damp
Main entrance faces: Northeast
Water Source: Public
Sewage Disposal: Public
Foundation type: Slab on grade
Utilities Status: All utilities on
Area: City
The following items are excluded from this inspection: Private sewage disposal system, Security system, Irrigation system, Swimming pool, Hot tub, Private well, Shed, Playground equipment, Sauna, Low voltage outdoor lighting, Central vacuum system, Water filtration system, Water softener system, Built-in sound system, Intercom system, Generator system, Sport court

1) This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

2) This property is in need of some small to moderate repair, and maintenance.
Each of these items that will be in this report will likely require further evaluation and repair by a handyman or licensed tradespeople. Obtain competitive estimates for these items. Other minor items are also noted in the following report and should receive eventual attention. All repairs should be made before final settlement of the transactions/home.

3) This report is the exclusive property of the Inspection Company and the client whose name appears herewith, and its use by any unauthorized persons is prohibited.

4) To find recalled items such as toys,appliances or anything that the CPSC(Consumer Product Safety Commission) considers dangerous please click here: https://www.cpsc.gov/cpsclist.aspx

Exterior
Return to table of contents

Foundation material: Poured in place concrete, Post and pier
Apparent wall structure: Wood frame
Trim: Wood
Wall covering: Wood panels, Brick veneer, Stucco
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood, Sliding glass, Hollow core wood
Water pressure (psi): 85 psi.
Gas Main Location: North side of structure
Water Main Location: North side of structure
Water main Line Material: Unable to see pipes

5) Cracks, deterioration, leaning and/or bowing were found in one or more retaining walls. Because of the height or proximity to foundations or property lines, a qualified structural engineer should evaluate to determine what repairs are necessary. Repairs should be made by a qualified contractor.
Photo
Photo 5-1
Major cracks in walls
Photo
Photo 5-2
Major cracks in walls

6) One or more guardrails were wobbly, unsafe due to large gaps. This is a safety hazard. Standard building practices require that they:
  • Be installed where walking surfaces are more than 30 inches above the surrounding grade
  • Be securely and permanently attached
  • Be at least 36 inches in height
  • Not be climbable by children
  • Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter

A qualified licensed contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.
Photo
Photo 6-1
Wide/loose guardrails

7) One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibbs where missing. They are available at most home improvement stores and are easily installed.

For more information, visit: http://search.ifas.ufl.edu/search?site=edis&output=xml_no_dtd&proxystylesheet=edis_frontend&client=edis_frontend&filter=0&getfields=author.department&q=backflow+devices

8) One or more wall-mounted exterior light fixtures have wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.

9) Soffit boards are damaged or deteriorated in one or more areas. A qualified licensed handyman/contractor should evaluate and make repairs as necessary.
Photo
Photo 9-1
Needs refinishing

10) Cracks, deterioration and/or damage were found in one or more areas of the stucco siding. A qualified licensed handyman or a contractor should evaluate and make repairs and/or replace stucco siding as necessary.
Photo
Photo 10-1
Cracks throughout stucco

11) In numerous places around the house the stucco has gone from broken to just being thin in areas. Recommend having a qualified licensed handyman repair to prevent moisture and insects from entering interior walls and the house.

12) Elevated levels of moisture were found in one or more wall and or floor areas. This may be due to the sprinklers and the section not being sealed against water. A qualified licensed handyman/contractor should evaluate and repair as necessary.
Photo
Photo 12-1
Moisture in walls
Photo
Photo 12-2
Moisture in the walls

13) Rot or water damage was found at one or more decks, porches or balconies in decking boards, joists. A qualified licensed person should evaluate and repair as necessary. All rotten wood should be replaced.
Photo
Photo 13-1
Needs refinishing/replacing

14) One or more light fixtures are damaged and/or deteriorated. A qualified licensed handyman or an electrician should evaluate and repair or replace light fixtures where necessary.

15) Recommend cleaning walls and treating with a waterproof sealant claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports recommends these products:
  • Cabot Decking Stain and PTW Stain
  • Olympic Water Repellent Deck Stain
  • Thompson's House and Deck Stain
  • Wolman PTW Deck Stain
  • Akzo Sikkens Cetol DEK
  • Benjamin Moore Moorwood Clear Wood Finish
  • DAP Woodlife Premium
  • Olympic Natural Look Protector Plus
Photo
Photo 15-1

16) Moderate cracks (1/8" to 3/4") present in foundation. These may be a structural concern and the client may wish to hire a geotechnical engineer to evaluate possible soil movement and/or a structural engineer to evaluate the integrity of the structure. At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including:
Photo
Photo 16-1
Cracks in slab
Photo
Photo 16-2
Cracks in slabs

17) The main water shut-off valve was in contact with the soil below. Corrosion is more likely to occur as a result. Soil should be graded, or modifications made as necessary so the valve is not in contact with the soil below.
Photo
Photo 17-1
Water main

18) Gas meter is serviceable. Recommend monitoring in the future. If there appears to be a smell coming from the main call the local utility company to have a technician evaluate and repair.
Photo
Photo 18-1
Gas main

19) Trim appears serviceable. Recommend cleaning and treating with a waterproof sealant claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports recommends these products:
  • Cabot Decking Stain and PTW Stain
  • Olympic Water Repellent Deck Stain
  • Thompson's House and Deck Stain
  • Wolman PTW Deck Stain
  • Akzo Sikkens Cetol DEK
  • Benjamin Moore Moorwood Clear Wood Finish
  • DAP Woodlife Premium
  • Olympic Natural Look Protector Plus

20) 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(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

21) Gates appear serviceable.

22) Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. It is important to maintain a property, including painting or sealing walkways, decks, and other hard surfaces, and it is particularly important to keep the house walls sealed, which provide the only barrier against deterioration. Unsealed cracks around windows, doors, and thresholds can permit moisture intrusion, which is the principle cause of the deterioration of any surface. Unfortunately, the evidence of such intrusion may only be obvious when it is raining. We have discovered leaking windows while it was raining that may not have been apparent otherwise. Regardless, there are many styles of windows but only two basic types, single and dual-glazed. Dual-glazed windows are superior, because they provide a thermal as well as an acoustical barrier. However, the hermetic seals on these windows can fail at any time, and cause condensation to form between the panes. Unfortunately, this is not always apparent, which is why we disclaim an evaluation of hermetic seals. Nevertheless, in accordance with industry standards, we test a representative number of unobstructed windows, and ensure that at least one window in every bedroom is operable and facilitates an emergency exit.

Electric service
Return to table of contents

Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Service voltage (volts): 120/240
Service entrance conductor material: N/A
System ground: N/A
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: No

23) This property has one or more Zinsco brand main service or sub panels. These panels and their circuit breakers have a variety of problems including:
  • Bus bars made from aluminum that tend to oxidize and corrode
  • Breakers that don't trip under normal overload conditions
  • Breakers that appear to be tripped when they're not

These problems are a safety hazard due to the risk of fire. Recommend having a qualified licensed handyman/electrician replace any and all Zinsco brand panels.

If the Zinsco panel(s) are not replaced, then a qualified electrician should thoroughly evaluate the panel(s) and components within and make repairs as necessary. Recommend installing smoke detectors above Zinsco panels. For further information click on this web site. http://www.inspect-ny.com/electric/Zinsco.htm
Photo
Photo 23-1
Zinsco electrical panel

24) This property has one or more main service or sub panels that use Zinsco brand circuit breakers. These panels and circuit breakers have a variety of problems including:
  • Bus bars possibly made from aluminum that tends to oxidize and corrode
  • Breakers that don't trip under normal overload conditions
  • Breakers that appear to be tripped when they're not

These problems are a safety hazard due to the risk of fire. Recommend having a qualified licensed handyman/electrician replace any and all panels that use Zinsco brand circuit breakers.

If the panel(s) are not replaced, then a qualified electrician should thoroughly evaluate the panel(s) and components within and make repairs as necessary. Recommend installing smoke detectors above such panels. For further information click on this web site. http://www.inspect-ny.com/electric/Zinsco.htm
Photo
Photo 24-1
Zinsco breakers

25) Neutral wires are doubled or bundled together on the neutral bus bar. This is unsafe due to the need to turn off multiple circuit breakers to work on any of the circuits using these wires. A qualified handyman/electrician should evaluate and repair as necessary.
Photo
Photo 25-1
Bundled neutrals

26) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Centigrade. 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 Centigrade. Connecting older, 60 degree-rated wiring to such newer fixtures is a potential safety hazard due to the risk of fire. Repairs for such conditions often involve replacing the last few feet of wiring to newer fixtures with new 90 degree-rated wire. This often requires 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 that this safety hazard may be present in this building. Recommend consulting with the property owner to determine if and when newer fixtures were installed, and/or to have a qualified electrician evaluate and repair as per standard building practices.

27) The legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified handyman/electrician may be necessary.

28) There is room for expansion on this buss. Any additional breakers should be installed by a qualified electrician.

29) Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly. National safety standards require electrical panels to be weatherproof, readily accessible, and have a minimum of thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, and each circuit within the panel should be clearly labeled. Industry standards only require us to test a representative number of accessible switches, receptacles, and light fixtures. However, we attempt to test every one that is unobstructed, but if a residence is furnished we will obviously not be able to test each one.

Roof
Return to table of contents

Roof inspection method: Traversed
Roof type: Cross gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 10-20 years
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
Chimney: Brick

30) Roof repairs were needed because some composition shingles had the following conditions: granules worn away, lifting, curling, cupping, cracking, deterioration. Leaks may occur as a result. A qualified licensed handyman/contractor should evaluate and repair as necessary. Most if not all problems with the shingles are on the ridges.
Photo
Photo 30-1
Deteriorated ridge
Photo
Photo 30-2
Deteriorated ridge
Photo
Photo 30-3
Deteriorated ridge
Photo
Photo 30-4
Deteriorated ridge
Photo
Photo 30-5
Deteriorated ridge

31) Debris has 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 structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
Photo
Photo 31-1
Gutters need cleaning
Photo
Photo 31-2
Gutters need cleaning

32) What appears to be moss was growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
http://bryophytes.science.oregonstate.edu/page24.htm
Photo
Photo 32-1
Moss on tiles

33) There are a wide variety of composition shingle roofs, which are comprised of asphalt or fiberglass materials impregnated with mineral granules that are designed to deflect the deteriorating ultra-violet rays of the sun. The commonest of these roofs are warranted by manufacturers to last from twenty to twenty-five years, and are typically guaranteed against leaks by the installer for three to five years. The actual life of the roof will vary, depending on a number of interrelated factors besides the quality of the material and the method of installation. However, the first indication of significant wear is apparent when the granules begin to separate and leave pockmarks or dark spots. This is referred to as primary decomposition, which means that the roof is in decline, and therefore susceptible to leakage. This typically begins with the hip and ridge shingles and to the field shingles on the south facing side. This does not mean that the roof needs to be replaced, but that it should be monitored more regularly and serviced when necessary. Regular maintenance will certainly extend the life of any roof, and will usually avert most leaks that only become evident after they have caused other damage.

34) The foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection.

Garage
Return to table of contents


35) The automatic door closing device (sprung hinges, etc.) on the garage-house door needs adjustment, repair or replacing. The door doesn't close and latch easily and/or completely via the force of the automatic closing device. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified licensed handyman/contractor should evaluate and make repairs as necessary.
Photo
Photo 35-1
Garage house wall

36) The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified licensed handyman/contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
Photo
Photo 36-1
Controls for garage door opener

37) One or more electric receptacles and/or the boxes they are installed in are 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 licensed handyman/electrician should evaluate and repair as necessary.

38) Weatherstrip around or at the bottom of the garage-house door is missing. It should be installed where missing and as necessary to prevent vehicle fumes from entering living spaces.

39) No ground fault circuit interrupter (GFCI) outlets installed. GFCI outlets help prevent electric shocks in areas that may have water present. Recommend having a qualified licensed handyman/electrician install one or more GFCI outlets.

40) The roof structure needed repair in one or more areas due to the following conditions: damage. A qualified licensed handyman/contractor should evaluate and repair as necessary, and as per standard building practices.
Photo
Photo 40-1
Cracked beam in garage

41) Stains were found in one or more ceiling,wall and or floor areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified licensed handyman/contractor should evaluate and repair as necessary.
Photo
Photo 41-1
Moisture stains

42) Much of the garage, include areas around the interior perimeter and in the center are excluded from this inspection due to lack of access from stored items.

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: Natural gas
Capacity (in gallons): 40
Manufacturer: State
Model: Select
Location of water heater: Garage
Water temperature (degrees Fahrenheit): 110 degrees
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable

43) The water heater's seismic straps or struts were substandard. For example, they may allow significant movement or use improper fasteners. This is a potential safety hazard. Leaks may also occur in water supply pipes. A qualified licensed handyman/person should evaluate and either repair existing straps or install new straps or struts as necessary and as per standard building practices.

44) When you move into a house or apartment that has been vacant, hydrogen gas may have built up in hot water lines, which could cause an explosion. The same is true when you return home from a vacation or open up a vacation home that has been shut. Run the hot water from any faucet for at least five minutes to purge the water line. For more information please go to:
http://www.elcosh.org/docs/d0400/d000435/d000435.html

45) If hot water temperature becomes greater than 120 degrees Fahrenheit it is recommended to adjust thermostat so water temperature doesn't exceed 120 degrees to avoid scalding danger. For more information on scalding dangers, visit http://www.tap-water-burn.com/

46) Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve which should be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor a catch pan should be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improper installations should be corrected. There are a wide variety of residential water heaters that range in capacity from fifteen to one hundred gallons. They can be expected to last at least as long as their warranty, or from five to eight years, but they will generally last longer. However, few of them last longer than fifteen or twenty years and many eventually leak. So it is always wise to have them installed over a drain pan plumbed to the exterior. Also, it is prudent to flush them annually to remove minerals that include the calcium chloride bi-product of many water softening systems. The water temperature should be set at a minimum of 110 degrees Fahrenheit to kill microbes and a maximum of 140 degrees to prevent scalding. Also, water heaters can be dangerous if they are not seismically secured and equipped with either a pressure/temperature relief valve and discharge pipe plumbed to the exterior, or a Watts 210 gas shut-off valve.
Photo
Photo 46-1
Water heater

Heating and cooling
Return to table of contents

Estimated age: 5-10 years
Primary heating system energy source: Natural gas
Heating type: Forced air
Distribution system: Sheet metal ducts
Manufacturer: Carrier
Filter location: At the base of the furnace
Last service date: N/A
Condition of controls: Required repair, replacement and/or evaluation (see comments below)

47) Gaps or holes were found around the heater base. This is a potential safety hazard because exhaust gases can be drawn into the return air flow, and enter living spaces. A qualified licensed handyman/HVAC professional should evaluate and seal gaps or holes as necessary. For example, by installing:
  • Foil tape
  • Butyl tape
  • Fiberglass tape
  • Duct mastic
  • Duct mastic combined with fiberglass tape
Photo
Photo 47-1
Possibly needs sealant

48) One or more flexible gas supply connectors are routed through a metal cabinet. Standard building practices require that solid iron pipe be used where gas supply lines are routed through holes in metal cabinets. Continued vibration from this equipment may cause the edge of the metal cabinet to wear through the flexible connector, resulting in gas leaks. This is a safety hazard. A qualified licensed handyman/heating and cooling contractor should evaluate and make repairs and/or modifications as necessary.
Photo
Photo 48-1
Flex line through cabinet

49) One or more air supply ducts are broken or disconnected. Increased moisture levels in unconditioned spaces and higher energy costs may result. A qualified licensed handyman/contractor should evaluate and make permanent repairs as necessary.
Photo
Photo 49-1
Possible leak in duct

50) The last service date of this system appears to be more than two years ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified licensed handyman/heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future, or as per the contractor's recommendations.

51) The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.

52) The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector.
NOTE: Asbestos materials have been commonly used in heating systems.
Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy.
Photo
Photo 52-1
Furnace
Photo
Photo 52-2
Furnace

Attic
Return to table of contents

Inspection method: Viewed from hatch
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Rockwool loose fill

53) The ceiling insulation's R rating may be less than what's recommended for this area. Recommend having a qualified licensed handyman/contractor install additional insulation as per standard building practices for better energy efficiency.
Photo
Photo 53-1
Attic insulation
Photo
Photo 53-2
Attic insulation
Photo
Photo 53-3
Attic insulation
Photo
Photo 53-4
Attic insulation
Photo
Photo 53-5
Attic insulation

54) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified handyman/contractor should evaluate and repair as necessary.
Photo
Photo 54-1
Moisture stains

55) No accessible attic spaces found or inspected at this property. There was very little room to get around in the attic. The small amount that was viewed appeared sound with no defects or moisture stains.

56) No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.

57) No weatherstrip is installed around the attic access hatch. Recommend installing weatherstrip around hatch to prevent heated interior air from entering attic.

Interior Kitchen
Return to table of contents


58) One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified licensed handyman/electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

59) The dishwasher was inoperable. A qualified licensed handyman/person should evaluate and repair or replace as necessary.

60) The range hood fan is inoperable. A qualified licensed handyman/contractor should evaluate and repair or replace the fan or the range hood as necessary.

61) The oven bake function appears to be inoperable. The client(s) should ask the property owner(s) about this, and if necessary, a qualified licensed handyman/appliance technician should evaluate and repair as necessary.

62) The oven broil function appears to be inoperable. The client(s) should ask the property owner(s) about this, and if necessary, a qualified licensed handyman/appliance technician should evaluate and repair as necessary.

63) One or more stove top burners are inoperable. The client(s) should ask the property owner(s) about this, and if necessary, a qualified licensed handyman/appliance technician should evaluate and repair as necessary.
Photo
Photo 63-1
Stove top

64) The under-sink food disposal is inoperable. A qualified licensed handyman/plumber or contractor should evaluate and repair or replace the food disposal as necessary.

65) One or more faucets leak or drip when turned off. A qualified licensed handyman/plumber should evaluate and repair as necessary.

66) One or more sinks are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified licensed handyman/plumber if necessary.

67) Kitchen cabinets with minor wear noted. Recommend staining and sealing to prevent water damage to the cabinets

68) The tops of the counter top(s) has too many miscellaneous items to determine if there is a problem. Recommend asking current owner if there have been any problems with the counter tops.

69) One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend having appliances evaluated by an appliance professional.

70) Water stains and/or minor water damage was found in the shelving or cabinet components below the sink. The client(s) should evaluate and consider having repairs made.

71) Numerous wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items, preventing a full evaluation of some areas.

72) The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage.

Interior Bathrooms
Return to table of contents

Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: No

73) One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified licensed handyman/electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

74) The clothes dryer was equipped with a vinyl, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

75) What appears to be mold/mildew is in one or more showers. This may be a health risk to sensitive individuals. Recommend using a small amount of diluted bleach to remove. If that does not work, recommend having a professional mold test to determine the extent of the problem.

76) One or more toilets are loose. A qualified licensed handyman/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.
Photo
Photo 76-1
Loose toilet/moisture under toilet

77) The following conditions were found in flooring at the base of the toilet in one or more bathrooms: discolored vinyl, elevated moisture levels. A qualified licensed handyman/contractor should remove toilet(s) where necessary for further evaluation and repairs. The floor structure and flooring material below may need repair or replacement. Adequate time should be allowed for enclosed, wet floor structures to dry out after repairs are made and before floor cavities are closed off to prevent mold growth.
Photo
Photo 77-1
Moisture under toilet
Photo
Photo 77-2
Loose toilet/moisture under toilet

78) The following conditions were found at the shower enclosure or door: misaligned. A qualified licensed handyman/person should evaluate and repair or replace as necessary.

79) Floor tiles installed in "wet" areas have gaps between them. The wooden sub-floor beneath may be damaged by water intrusion. A qualified licensed handyman/contractor should evaluate, make repairs if necessary, and replace flooring with a waterproof floor such as sheet vinyl in wet areas.

80) One or more leaks were found at water supply valves for the clothes washer. A qualified licensed handyman/plumber should evaluate and repair as necessary.
Photo
Photo 80-1
Possible leak

81) One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified licensed handyman/contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.

82) Bathroom cabinets with minor wear noted. Recommend staining and sealing to prevent water damage to the cabinets

83) Caulk is missing and/or deteriorated at one or more bathtubs. For example, where the tub base meets the floor below, where the tub surround meets the tub, and/or around the base of the tub spout. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.

84) Caulk was deteriorated at the counter backsplash, around the sink in one or more bathrooms. A qualified licensed handyman/person should repair as necessary.

85) One or more light fixtures have missing bulbs and could not be fully evaluated. Bulbs may simply need to be installed, or repairs or replacement may be necessary.

86) Numerous wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items, preventing a full evaluation of some areas.

87) The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage.

Interior rooms
Return to table of contents


88) No smoke alarms are visible. This is a safety hazard. A qualified licensed handyman/electrician should install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.). For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

89) Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified licensed handyman/contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.

90) Carpeting in one or more rooms is loose and poses a trip hazard. A qualified licensed handyman/carpeting installation contractor should re-stretch or replace carpet as necessary.

91) Water stains or evidence of leaking were found at some windows. A qualified licensed handyman/person should evaluate and repair as necessary.

92) Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.

93) One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified licensed handyman/contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.

94) Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the subfloor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering, and the access to the underside of the sub-floor. Recommend having a qualified licensed handyman/contractor evaluate and repair as necessary.

95) One or more bedroom doors has no gap between it and the floor below, or has a gap substantially less than one inch. This structure has a forced air heating system with centrally located return air ducts. When bedroom doors are closed, the only effective path for return air out of the bedrooms is under the doors. A minimum gap of one inch below bedroom doors is recommended to allow an adequate air flow for return air. Recommend trimming the bottoms of bedroom doors as necessary so each door has a minimum one inch gap at its base.

96) Carpeting in one or more rooms is damaged and/or significantly deteriorated. Recommend replacing carpeting where necessary.

97) Trim is missing in one or more areas. Recommend having a qualified licensed handyman/contractor install trim where missing.

98) Fixtures such as door stops, towel bars and/or toilet paper holders are missing in one or more areas. Recommend having a qualified licensed handyman/contractor install fixtures where missing.

99) Glass in one or more windows is broken. A qualified licensed handyman/contractor should replace glass where necessary.
Photo
Photo 99-1
Broken window

100) In one or more bedrooms the closet doors are not installed correctly. There is hardware missing or the doors are deteriorating. Recommend having a qualified licensed handyman/contractor evaluate and repair.

101) Stains were found in one or more ceiling/wall areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified licensed handyman/contractor should evaluate and repair as necessary.
Photo
Photo 101-1
Moisture stains
Photo
Photo 101-2
Moisture stains

102) Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

103) The main entry door is solid core and intact. These doors are for security and are not easily broken. Solid core exterior doors should be used to replace hollow-core exterior doors.

104) Numerous wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items, preventing a full evaluation of some areas.
Photo
Photo 104-1
Could not access the deck

105) The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage.

Fireplaces, woodstoves and chimneys
Return to table of contents

Fireplace type: Masonry
Chimney type: Masonry

106) The damper in one or more fireplaces is stuck and cannot be opened or closed. A qualified licensed handyman/chimney service contractor should evaluate and make repairs as necessary.

107) The ash clean out door in one or more fireplaces was not accessible. A qualified licensed handyman/person should repair or replace as necessary.
Photo
Photo 107-1
Non accessible clean out

108) The rain cap for the chimney flue was missing. They prevent the following:
  • Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
  • Rainwater entering flues and causing damage to masonry from freeze-thaw cycles

A qualified licensed handyman/person should install or replace rain caps, or make repairs where necessary.
Photo
Photo 108-1
Missing rain cap

109) All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified licensed handyman/chimney service contractor, cleaned and repaired as necessary.

110) There are a wide variety of pre-fabricated chimneys, which are constructed on site with approved components. We perform a competent inspection of them, but we are not specialists, and our inspection of them is limited to those areas that can be viewed without dismantling any portion of them, and we cannot guarantee that any particular component is the one stipulated for use by the manufacturer. For instance, experience has taught us that many prefabricated chimneys have been fitted with architectural shrouds that are not approved by the manufacturer, and which can inhibit drafting and convectional cooling.
Photo
Photo 110-1
Fireplace

Crawl space
Return to table of contents

Inspection method: Traversed
Insulation material underneath floor above: None visible
Pier or support post material: Wood, Concrete
Beam material: Solid wood
Vapor barrier present: No

111) No vapor barrier is installed. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified handyman/contractor should install a vapor barrier. Standard building practices require the following:
  • The soil below the vapor barrier should be smooth and free from sharp objects.
  • Seams should overlap a minimum of 12 inches.
  • The vapor barrier should lap up onto the foundation side walls.

  • Better building practices require that:
  • Seams and protrusions should be sealed with a pressure sensitive tape.
  • The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.
Photo
Photo 111-1
Missing vapor barrier
Photo
Photo 111-2
Crawlspace

112) No insulation is installed under the floor in the crawl space. Recommend that a qualified handyman/contractor install R19 or better (6" thick fiberglass batt) insulation under the floor for better energy efficiency.
Photo
Photo 112-1
No floor insulation
Photo
Photo 112-2
No floor insulation

113)   Stains were found in one or more crawlspace areas. However, no elevated levels of moisture were found. The stain(s) may be due to past plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified licensed handyman/contractor should evaluate and repair as necessary.
Photo
Photo 113-1
Moisture stains


REPORT LIMITATIONS

This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report.

Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection.

The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience.

We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct.

Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.