Website: http://www.kellerinspection.com
Email: jim@kellerinspection.com
Phone: (906) 396-6706

  

Property Inspection Report
Client(s): sample
Property address: 4957 Any Street
Anytown, MI
Inspection date: Wednesday, October 17, 2005
This report published on 4/29/2008 5:18:44 PM CDT

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This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
CommentFor your information 

Click here for a glossary of building construction terms.  Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Structural Pest Findings
 
General Information Return to table of contents
Report number: Sample1
Time started: 8:30 a.m.
Present during inspection: Client
Weather conditions: Cloudy
Temperature: Cool
Type of building: Single family, Detached garage
Buildings inspected: house and garage
Number of residential units inspected: 1
Age of building(s): 50 +/- years
Source for building age: Client
Occupied: No
Front of building faces: South
Main entrance faces: South
Client present for discussion at end of inspection: Yes
Ground condition: Damp
Inspection fee: $
Payment method: Check
Age of building(s): 1950's


1) Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov
 
Grounds Return to table of contents
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Condition of retaining walls: Required repairs, replacement and/or evaluation (see comments below)
Retaining wall material: Concrete
Driveway material: Gravel 35ft apron
Sidewalk material: Poured in place concrete
Exterior stair material: Concrete
The following items are excluded from this inspection: Outbuildings
Condition of retaining walls:
Site profile: Minor slope
2) One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement, heaving and/or deterioration. A qualified contractor should evaluate and repair or replace sections as necessary to eliminate trip hazards.

Photo 45  
 

3) Stairs were unsafe due to the following non standard configuration: riser heights vary, risers too high. Standard building practices require that:

  • Riser heights not vary by more than 3/8 inch on one flight of stairs
  • Risers should not exceed eight inches in height
  • Treads should be at least nine inches deep, but preferably 11 inches deep
  • Minimum stairway width is 36 inches (although 30 inches is common in older homes)
  • Minimum overhead clearance at stairs is six feet eight inches

    At a minimum, the client should be aware of this hazard, especially when guests who are not familiar with the stairs are present. Ideally a qualified contractor should evaluate and repair as necessary, and as per standard building practices.
    4) Cracks, deterioration, leaning and/or bowing were found in one or more retaining walls. A qualified person should evaluate and repair or replace sections as necessary.

    Photo 6  
    Retaining wall

    Photo 7  
    Retaining wall

    Photo 8  
    Retaining wall
     

    5) Perimeter pavement sloped towards building in one or more areas. This can result in water accumulating around the building foundation. Recommend having a qualified contractor evaluate and make repairs as necessary so perimeter pavement slopes down and away from the structure.
     
    Exterior / Foundation Return to table of contents
    Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
    Apparent wall structure: Wood frame
    Wall covering: Vinyl
    Foundation type: Unfinished basement
    Foundation material: Concrete block
    Footing material: Not determined
    Pier or support post material: Steel
    Beam material: Built up wood
    Floor structure: Solid wood joists
    6) 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. Southeast corner

    Photo 4  
    South west side of house
     

    7) Some basement sections were not evaluated due to lack of access from the following conditions: ceiling tiles and couldn't be fully evaluated.
     
    Roof / Attic Return to table of contents
    Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
    Roof type: Gable
    Roof inspection method: Traversed
    Gutter and downspout material: None
    Gutter and downspout installation: None
    Attic inspection method: Partially traversed
    Roof structure type: Rafters
    Ceiling structure: Ceiling beams
    Ceiling insulation material: Fiberglass roll or batt, Cellulose loose fill
    Ceiling insulation depth: 6" average
    Ceiling insulation rating: Approx. R-19
    Vapor retarder: None
    Roof surface material: Asphalt or fiberglass composition shingles
    Apparent number of layers of roof surface material: One
    8) One or more exhaust fan ducts in the attic were missing. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified person should evaluate and make permanent repairs as necessary and as per standard building practices, so all exhaust air is vented outside. Bathroom vent terminates in attic. Recommend exhausting to exterior.

    Photo 43  
    Bath fan not vented to exterior and junction box without cover
     

    9) The ceiling insulation's R rating was significantly less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency. For more information, visit:
    http://www.eere.energy.gov/consumer/tips/insulation.html

    10) In several areas inspected, paper facing on batt insulation was oriented towards open spaces, rather than against interior space surfaces. The paper facing acts as a vapor barrier, and if located away from the interior surfaces, can trap moisture from condensation in the cavity between the paper facing and the interior spaces. This is a conducive condition for wood destroying insects. The inspector was unable to evaluate the structure obscured by the insulation. The insulation should be reinstalled or replaced by a qualified person, and as per the manufacturer's instructions.
    11) Shingle was lifted up in the woven valley at the masonry chimney due to improper installation. Recommend seal as necessary by a qualified person.

    Photo 20  
    lifted shingle
     

    12) No insulation was installed at the attic access hatch. Recommend installing insulation at hatch for better energy efficiency. For more information, visit:
    http://www.reporthost.com/_docs/atticaccess.pdf

    13) Debris such as leaves, needles, seeds, etc. had accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.
    14) 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 14  
    Moss and debris - garage roof

    Photo 15  
    Moss and debris - garage roof

    Photo 16  
    Shingles cut short - garage
     

    15) Some roof surfaces were obscured by debris, vegetation and couldn't be fully evaluated.
     
    Garage / Carport Return to table of contents
    Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
    Type: Detached
    Type of garage: Hollow core
    Condition of garage vehicle door(s): Appeared serviceable
    Garage vehicle door type: Sectional
    Number of vehicle doors: 1
    Condition of automatic opener(s): Appeared serviceable
    Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
    Condition of automatic opener(s): Required repair, replacement and/or evaluation (see comments below)
    16) No "photo eye" sensors were installed for one or more vehicle door's electric door opener. They've been required on all automatic door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit:
    http://www.cpsc.gov/cpscpub/pubs/523.html
    http://www.ohdstl.com/safety.html

    17) Evidence of prior water intrusion was found in one or more sections of the garage. For example, water stains at support post bases, efflorescence on the foundation etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the garage. The client should review any disclosure statements available and ask the property owner about past accumulation of water in the garage. The garage should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in garages include:

  • Repairing, installing or improving driveway drains
  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains
    18) Hardware on one or more garage vehicle doors was missing. A qualified person should evaluate and repair as necessary.

    Photo 13  
    Missing garage door hardware
     

    19) One or more automatic door openers were inoperable. A qualified contractor should evaluate and repair or replace opener(s) as necessary.
    20) Weatherstrip at the sides and/or bottom of one or more vehicle doors was deteriorated. It should be replaced where necessary to prevent water and vermin intrusion.

    Photo 10  
    Dented garage door jamb

    Photo 11  
    Garage door seal

    Photo 12  
    Dented garage door jamb
     

    21) Minor cracks, heaving and/or settlement were found in one or more sections of slab floors.
    22) Some wall areas were obscured by stored items and couldn't be evaluated. These areas are excluded from the inspection.
    23) One or more automatic vehicle door openers couldn't be fully evaluated because they were disconnected, inoperable.

    Photo 9  
    Garage door opener
     
     
    Electric Return to table of contents
    Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
    Primary service type: Overhead
    Primary service overload protection type: Fuses
    System ground: Unable to determine
    Condition of main service panel: Beyond service life
    Location of main service panel #A: Basement
    Location of main disconnect: Top bank of breakers in main service panel (split bus)
    Branch circuit wiring type: Nonmetallic sheathed
    Smoke detectors present: No
    Carbon monoxide detectors present: No
    Number of service conductors: 3
    Service entrance conductor material: Aluminum
    Solid strand aluminum branch circuit wiring present: None visible
    Condition of main service panel: Beyond service life
    24) Panel #A used older style, screw-in fuses. This type of fuse allows anyone to install incorrectly rated fuses, possibly resulting in damage to wiring. Based on the age and/or appearance of the panel(s) using fuses, and/or deterioration of the panels or components inside, recommend having a qualified electrician replace this panel with a modern panel and circuit breakers. If the panel isn't replaced, then a qualified electrician should evaluate and make repairs as necessary.

    Photo 37  
    Double tap

    Photo 38  
    corrosion

    25) The drip loop in the service entrance wires was substandard. A qualified electrician should evaluate and repair as necessary.
    26) One electric receptacle in the 1/2 bath had reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

    Photo 27  
     

    27) Two-pronged electric receptacles rather than three-pronged, grounded receptacles were installed in many areas. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:

  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. A qualified electrician should evaluate and install grounded receptacles as per the client's needs and standard building practices.
    28) Many open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.

    Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:

  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.
    29) One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen, bathroom(s), garage, exterior. 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

    30) Two switches (1 in foyer and 1 at garage exterior) were broken. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary. Need exterior rated at garage exterior.

    Photo 17  
    Faulty garage light switch. Not exterior rated

    Photo 23  
    Faulty switch

    31) The electric meter box was corroded. A qualified electrician should evaluate and repair as necessary.

    Photo 1  
    Rusty Meter Box
     

    32) Some wiring in basement was loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
    33) Wire splices were exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.

    Photo 35  
    No junction box
     

    34) Many light fixtures were enabling bulb to contact ceiling tiles in basement. A qualified person should evaluate and repair or replace as necessary.

    Photo 34  
     

    35) Panel #A was corroded. This is a safety hazard for shock and/or fire. A qualified electrician should evaluate and repair as necessary.
    36) One or more wires were scorched or heat-damaged in panel #A. A qualified electrician should evaluate and repair or replace wiring as necessary.
    37) One or more overcurrent protection devices (circuit breakers or fuses) in panel #A were "double tapped", where 2 or more wires were clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
    38) Neutral wires were doubled or bundled together on the neutral bus bar in panel #A. 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 electrician should evaluate and repair as necessary.

    Photo 37  
    Double tap
     

    39) One or more connections with aluminum wires in panel #A lacked anti-oxidant paste. Oxidation usually occurs without it, and may result in poor connections, overheating, and possibly fires. A qualified electrician should evaluate and apply anti-oxidant paste as necessary.
    40) The cover to panel #A was missing or not installed. This is a safety hazard for shock. A qualified person should replace missing components as necessary.

    Photo 36  
     

    41) Lamp holders or light fixtures with fully or partially exposed bulbs were installed in one or more closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
    42) No smoke alarms were visible. This is a safety hazard. A qualified 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
    43) This property had one or more fuel burning appliances and/or an attached garage, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
    44) Some cover plates on junction boxes 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.

    Photo 33  
    No cover

    Photo 44  
     
    Plumbing / Fuel Systems Return to table of contents
    Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
    Location of main water meter: N/A
    Location of main water shut: In pit per client
    Water service: Public
    Service pipe material: Galvanized steel
    Condition of supply lines: Appeared serviceable
    Supply pipe material: Copper, Galvanized steel
    Condition of waste lines: Appeared serviceable
    Waste pipe material: Plastic, Galvanized steel, Cast iron
    Condition of fuel system: Appeared serviceable
    45) Copper water supply pipes in buildings built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:

  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
  • Install appropriate filters at points of use.
  • Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
  • Use bottled or distilled water.
  • Treat well water to make it less corrosive.
  • Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

    For more information visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
    http://www.epa.gov/safewater/lead/index.html
    46) Minor corrosion was found in some water supply pipes, valves, fittings. Leaks may occur as a result. A qualified plumber should evaluate and repair as necessary.

    Photo 25  
    Minor corrosion
     

    47) One or more valves were inoperable. A qualified plumber should evaluate and repair as necessary.
    48) Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.
    49) The washing machine discharge was routed to a sump pump. This is not advised because flooding may occur around the sump pit if the sump pump fails when the washing machine goes through its discharge cycle.
    Recommend having a qualified plumber reconfigure this system so no sump pump is used for the discharge cycle.

    50) The sump pump and pit should be cleaned.

    Photo 39  
    Sump pit and pump
     
     
    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.
    Model: 0361-5040-3 NV
    Location of water heater: Basement
    Condition of water heater: Appeared serviceable
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 50
    Manufacturer: American
    Condition of burners: Appeared serviceable
    Condition of venting system: Required repair, replacement and/or evaluation (see comments below)
    Condition of combustion air supply: Appeared serviceable
    Condition of water heater: Appeared serviceable
    Estimated age: April 2000
    51) Flue pipe sections or connections were loose. This is a safety hazard due to the risk of carbon monoxide poisoning. A qualified contractor should evaluate and repair as necessary.

    Photo 40  
    Water heater chimney gap
     

    52) Temperature-pressure relief valve drain line was too short. 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 extend the drain line to 6 inches from the floor, or route it so as to drain outside.

    Photo 41  
     
     
    Heating Return to table of contents
    Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
    Fuel type: magic chef
    Approximate BTUs: 100,000
    Last service date: Unknown
    Model: 0-76-1000-5
    Condition of heating system: Appeared serviceable
    Location of heating system: Basement
    Heating type: Forced air
    Fuel type: Natural gas
    Manufacturer: Magic Chef
    Condition of burners: Appeared serviceable
    Condition of distribution system: Appeared serviceable
    Distribution system: Ducts and registers
    Location of air filters: At top of air handler
    Age: manufactured 1987 per serial number
    53) Because of the age and/or condition of this furnace, recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.
    54) The furnace's safety or "service man's" switch was missing. When the furnace is serviced, the technician should be alerted to this and repairs made as necessary.
    55) Wood burning furnace has deteriorated fire brick and system should be inspected and repaired prior to putting into service.

    Photo 42  
    Wood burning furnace
     

    56) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
    57) The thermostat was loose. A qualified person should evaluate and repair or replace as necessary. secondary - looks to be abandoned

    Photo 24  
    abandoned thermostat?
     

    58) One or more rooms' interior doors had no gap below, or had a gap less than 3/4 inch. As a result, return air flow out of the room is restricted with closed door(s) and the air circulation system on. This may result in the system having a reduced efficiency and higher energy costs. To allow adequate return air flow, recommend either trimming the bases of doors as necessary to maintain a 3/4 inch gap below, or leaving doors open while the system is in operation.
    59) This furnace was manufactured in 1987. The estimated useful life for most forced air furnaces is 15 to 20 years. The client should be aware that this furnace may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the furnace's age (ask property owner or service technician), and budgeting for a replacement if necessary.
     
    Fireplaces / Stoves / Chimneys Return to table of contents
    Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit.
    Condition of fireplaces, stoves: Appeared serviceable
    Location #A: Living Room
    Stove type: Freestanding
    Fuel type: Pellets
    Condition of chimneys: Appeared serviceable
    Chimney type: Masonry, Metal
    60) No metal liner was installed in the masonry chimney at location #north west side of house, and one or more gas appliances use the chimney for a flue. Standard building practices require that a metal liner be installed in masonry chimneys used to vent gas appliances such as furnaces and water heaters. The purpose of the metal liner is to ensure a correct draft, and to prevent damage to the masonry flue from corrosive exhaust deposits and moisture in the exhaust gases. A qualified chimney service contractor should evaluate and install a metal liner as necessary. For more information visit:
    http://www.csia.org/homeowners/gasapp.html
    http://www.csia.org/homeowners/liners.htm

    Photo 22  
    Needs periodic maintenance
     

    61) The spark screen for the chimney flue opening at location #north west side of house was missing. 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.
    62) The rain cap for the chimney flue at location #north east 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 person should install or replace rain caps, or make repairs where necessary.

    Photo 19  
    Missing screen and rain cap
     

    63)   Moss was growing on chimney. This should be removed to prevent damage.

    Photo 21  
    Moss at chimney
     
     
    Kitchen Return to table of contents
    Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    64) Leaking or dripping was found at the kitchen sink faucet base. A qualified plumber should evaluate and repair as necessary.

    Photo 26  
    Faucet leak
     

    65) Stains were found in the shelving or cabinet components below one or more sinks. Plumbing leaks may have occurred in the past. Recommend consulting with the property owner about this, and if necessary, having a qualified person evaluate and repair.
     
    Bathrooms / Laundry / Sinks Return to table of contents
    Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
    Location #A: half
    Location #B: full
    Gas supply for laundry equipment present: Yes
    Condition of counters: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of toilets: Appeared serviceable
    Condition of bathtubs and related plumbing: Appeared serviceable
    Condition of shower(s) and related plumbing: Appeared serviceable
    Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
    Condition of laundry facilities: Appeared serviceable
    66) The inspector was unable to determine if ground fault circuit interrupter (GFCI) protection is installed for the jetted tub's electric supply due to lack of access to the equipment below the tub. If no GFCI protection is installed, then this is a safety hazard due to the risk of shock. A qualified contractor and/or electrician should evaluate and install GFCI protection if none exists. If necessary, modifications should be made to allow access to the GFCI device for periodic evaluation and to reset it when it trips.
    67) Minor moisture damage was found in wall areas by the bathtub at location #B. A qualified person should evaluate and repair as necessary.

    Photo 32  
    water damage
     

    68) The exhaust fan at location #B was Noisy. Moisture may accumulate as a result. A qualified person should evaluate and repair or replace as necessary.
    69) The sink drain stopper mechanism at location #B was inoperable. A qualified person should repair or replace as necessary.
    70) The bathtub drain stopper mechanism at location #B was inoperable, difficult to operate. A qualified person should repair or replace as necessary.
    71) Caulk was deteriorated by the wall at the bathtub at location #B. A qualified person should repair as necessary.

    Photo 31  
    Caulk
     

    72) Stains were found in the shelving or cabinet components below the sink at location #A, B. Plumbing leaks may have occurred in the past. Recommend consulting with the property owner about this, and if necessary, having a qualified person evaluate and repair.
    73) The equipment for the jetted tub at location #B was inaccessible (no access hatch, permanently installed hatch, etc.). The inspector was unable to evaluate the jetted tub equipment.
     
    Interior Rooms / Areas Return to table of contents
    Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
    Exterior door material: Metal
    Type of windows: Wood
    Flooring type or covering: Carpet, Vinyl, Wood
    Wall type or covering: Drywall
    Condition of walls: Appeared serviceable
    Ceiling type or covering: Drywall, Acoustic spray
    Condition of ceilings: Appeared serviceable
    Condition of flooring: Appeared serviceable
    74) One or more bedroom windows had inadequate egress due to the following conditions: opening size was too small, a key or tool was required for opening. This is a safety hazard in the event of a fire. Standard building practices require that every bedroom have at least one window as follows:

  • Minimum width of opening: 20 inches
  • Minimum height of opening: 24 inches
  • Minimum net clear opening, ground Floor: five square feet
  • Minimum net clear opening, other than ground Floor: 5.7 square feet
  • Maximum sill height above floor: 44 inches
  • Windows should open easily without the use of keys or tools

    And for window wells:
  • Minimum net clear area of nine square feet
  • Minimum horizontal projection and width of 36 inches
  • Wells with a vertical depth greater than 44 inches require a permanent ladder or steps usable with the window in the fully open position

    Where windows are to high, at a minimum, the client should keep something that serves as a ladder below the window at all times, but recommend replacing or modifying too-high windows as per standard building practices. For all other cases, a qualified contractor should evaluate and repair or make modifications as necessary. For more information, visit:
    http://www.truss-frame.com/window-egress.html
    http://www.taunton.com/finehomebuilding/pages/h00100.asp

    Photo 28  
    non-egress window
     

    75) This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint:
    http://www.cpsc.gov/CPSCPUB/PUBS/5054.html
    http://www.cpsc.gov/CPSCPUB/PUBS/5055.html

    76) Many interior doors wouldn't latch. A qualified person should evaluate and repair as necessary.
    77) Some 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.
     
    Structural Pest Findings Return to table of contents
    Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than five feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, reinfest or become active at anytime. No warranty is provided as part of this inspection.
     

    Photo 5  
    Dammaged basement window frame

    Photo 18  
    unsecured post w/recept (non GFCI)

    Photo 29  
    Cut vinyl floor

    Photo 30  
    Cut in vinyl floor

     
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