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

 

Property Inspection Report
Client(s): Sample 2
Property address: Any Street
Anytown, Ml
Inspection date: Friday, October 12, 2007
This report published on 4/29/2008 6:21:46 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 
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
Electric
Garage / Carport
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: Sample2
Time started: 8:30am
Time finished: 11:30am
Client present for discussion at end of inspection: Yes
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Damp
Inspection fee: $
Payment method: Invoiced
Type of building: Single family, Detached garage
Buildings inspected: House, garage
Number of residential units inspected: 1
Age of building(s): 112 years (1895)
Source for building age: Property listing
Front of building faces: North
Main entrance faces: West
Occupied: No


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.
Site profile: Minor slope
Driveway material: Asphalt
Sidewalk material: Poured in place concrete
Exterior stair material: Concrete
2) Minor cracks, settlement, heaving and/or deterioration were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
3) Minor cracks, settlement, heaving and/or deterioration were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
4) Retractable awnings were not evaluated by the inspector. They are excluded from this inspection.
 
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: Metal
Foundation type: Unfinished basement
Foundation material: Concrete block
Footing material: Not determined
Beam material: Solid wood
Floor structure: Solid wood joists
5) Soil was in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below. East side of house.
 
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
Age of roof surface(s): 18+ years
Source for building age: Client, Property listing
Roof inspection method: Traversed
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Gutter and downspout material: Plastic
Gutter and downspout installation: Partial Missing a section on East side of house. Recommend adding gutter and downspout.
Attic inspection method: Traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Fiberglass loose fill, Fiberglass roll or batt, Cellulose loose fill
Ceiling insulation depth: 8" at sides 23 x 15 not insulated-storage
Vapor retarder: Not determined
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.
6) Flashings at the base of one or more chimneys were missing. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary. No sign of leakage in attic. The existing sealant around the chimney has developed and at a minimum should be resealed.

Photo 4  
Deteriorated sealant
 

7) Some attic vent screens were missing. Birds and vermin may enter the attic because of this. Screens should be replaced or repaired where necessary, or installed where missing.
8) Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

Photo 7  
Leaves in gutters should be removed
 

9) 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 2  

Photo 5  
Moss

Photo 6  
Moss
 
 
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
Number of service conductors: 3
Service voltage (volts): 120
Service amperage (amps): 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 100
System ground: Ground rod(s) in soil, Cold water supply pipes
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Circuit breakers that were in the "off" position: Dryer
Branch circuit wiring type: Nonmetallic sheathed
Smoke detectors present: No 1 in basement
Carbon monoxide detectors present: No
Smoke detector power source: Battery
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.
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.
10) 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 28  
Double tapped neutral wires in main panel
 

11) 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.
    12) All ground fault circuit interrupter (GFCI) type receptacles in kitchen were found to have an open ground. GFCI protection will still work with an open ground, but ideally repairs should be made as necessary so grounding is correct with these receptacles. A qualified electrician should evaluate and make repairs as necessary.

    Photo 31  
     

    13) One or more outdoor electric receptacles appeared to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

    Photo 26  
    Non GFCI
     

    14) A sections of wiring that wasn't terminated was found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.

    Photo 19  
    Needs junction box
     

    15) Attic receptacle is missing an enclosure box. This is a potential safety hazard for shock or fire. A qualified person should evaluate and repair as necessary.

    Photo 9  
    No receptacle box
     

    16) The service drop wires were in contact with trees or vegetation. The utility company should prune or remove trees as necessary to prevent straining or abrading the service drop wires.

    Photo 8  
    Tree limbs at overhead service wires
     

    17) No smoke alarms were visible except for one in basement. 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
    18) This property had one or more fuel burning appliance 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
    19) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. 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. Cover plates should be installed where missing.

    Photo 10  
    Attic - Needs cover

    Photo 17  
    Needs cover

    Photo 18  
    Needs cover
     
     
    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.
    Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
    Condition of detached garage or carport structure: Required repair, replacement and/or evaluation (see comments below), Near end of service life
    Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
    Condition of detached garage or carport structure: Near end of service life
    Condition of garage vehicle door(s): Required repair, replacement and/or evaluation (see comments below)Broken window
    20) The detached garage roof surface material was near the material's service life even with repairs. The client should budget for a replacement in the near future.

    Photo 24  
    Missing roof board

    Photo 32  

    21) The detached garage or carport structure was deteriorated, substandard. A qualified person should evaluate and repair or replace as necessary, and as per standard building practices.

    Photo 1  
    Garage

    Photo 23  
    Garage
     
    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: Basement
    Location of main water shut: Basement
    Water service: Public
    Service pipe material: Copper
    Supply pipe material: Galvanized steel, CPVC
    Waste pipe material: Plastic, Galvanized steel, Cast iron
    22) The copper service pipe was embedded in concrete or masonry, and no protection from damage due to thermal expansion was visible. Standard building practices require that copper pipe embedded in concrete or masonry be wrapped with an approved tape or installed through a sleeve. These methods protect the pipe from abrasion. A qualified contractor should evaluate and repair as necessary.

    Photo 16  
    Copper supply line encased in concrete
     
     
    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.
    Type: Tank
    Energy source: Electricity Dual element
    Capacity (in gallons): 52
    Manufacturer: Rudd
    Model: PE 52-2
    Location of water heater: Basement
    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.
    23) 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 30  
     

    24) The drain line to the water heater's temperature pressure relief valve was made from PVC plastic. This material is not rated for high temperature and pressure. It poses a safety hazard. A qualified plumber should replace the PVC drain pipe with an acceptable material such as copper or CPVC plastic pipe.

    Photo 29  
     

    25) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future. 2/1/1985
     
    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.
    Location of heating system: Basement
    Heating type: Forced air
    Fuel type: Natural gas
    Manufacturer: Thermopride
    Model: 0L11 -112
    Location of air filters: At end of air handler
    26) 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.
    27) 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
    28) The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appeared to be at this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future. According to the serial # 22L-783O furnace was produced in July of 1983. The model number is 0L11 -112 which per the manufacturer designates an oil fired furnace. The year that this furnace was converted to gas is unknown.
     
    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.
    Location #A: Furnace exhaust
    Chimney type: Masonry
    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.
    29) No metal liner was installed in the masonry chimney at location #, 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

    30) The spark screen for the chimney flue opening at location # was missing. Screens prevent the following:

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

    A qualified person should install or replace screening, or make repairs as necessary.
    31) The rain cap for the chimney flue at location # 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 3  
    No rain cap
     
     
    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.
     
    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: Bath
    Location #B: Basement
    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.
    32) Leaking or dripping was found at the sink faucet base at location #B and the hot water handle was inoperable. A qualified plumber should evaluate and repair as necessary.

    Photo 15  
    Faucet leak, hot water handle inopperable
     

    33) The sink drain at location #A had an active leak. A qualified plumber should evaluate and repair as necessary.

    Photo 20  
    Leak at tailpipe
     
     
    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: Wood
    Type of windows: Wood, Double hung
    Wall type or covering: Plaster
    Ceiling type or covering: Ceiling tiles
    Flooring type or covering: Carpet, Vinyl, Wood
    34) One or more bedroom windows had inadequate egress due to the following conditions: won't open, opening size was too small. 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 Corner windows

    Photo 14  
    Non egress window
     

    35) Basement stairs from kitchen were unsafe due to the following non standard configuration: riser heights vary, treads too shallow, low overhead clearance. 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.
    36) Many interior doors wouldn't latch. A qualified person should evaluate and repair as necessary.
    37) Many windows that were built to open wouldn't open. A qualified person should evaluate and repair as necessary.
    38) Screens in some windows were missing.
     
    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 11  
    Living Room

    Photo 12  
    Kitchen

    Photo 13  
    Dining Room

    Photo 21  
    Dehumidifier - recommend monitoring humidity levels in basement.

    Photo 22  
    Indicates bad or open ground

    Photo 25  
    Broken glass at garage door

    Photo 33  
    Leaves and debris should be removed from basement window wells.
     

     
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