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Level Home Consultants

Website: http://www.reporthost.com/levelhome
Email: levelhomeconsultants@comcast.net
Phone: (317) 340-8404 · (317) 248-0552
FAX: (317) 248-0686
245 N Sigsbee St 
Indianapolis IN 46214-3885
Inspector: Steven Everhart
HI00500478

        

Property Inspection Report
Client(s): MHK & Associates, LLC
Property address: 5537 E. 42nd St.
Indianapolis, IN
Inspection date: 1-5-2010
This report published on 1/6/2010 4:06:58 PM EST

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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
Exterior
Roof
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Kitchen
Bathrooms
Interior rooms
 
General information Return to table of contents
Report number: 09357
Inspector's name: Steven J. Everhart
Structures inspected: House Only
Type of building: Single family
Property owner's name: Unknown
Time started: 11am
Time finished: 1pm
Inspection Fee: $300.00
Payment method: Invoiced
Occupied: No
Weather conditions: SnowOvercast
Temperature: Cold
Ground condition: Frozen
Front of structure faces: North
Main entrance faces: East
Foundation type: Slab on grade
The following items are excluded from this inspection:
 
Exterior Return to table of contents
Footing material: Not visibleAssumed Concrete
Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Stone veneer, Vinyl
Driveway material: Gravel
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel
1) Safety, Repair/Replace, Evaluate - One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.
Cost estimate: $ 400.00

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Photo 92  

2) Safety, Repair/Replace, Evaluate - One or more large trees on the property may be likely to fall on the structure, and are a potential safety hazard. Recommend consulting with a qualified arborist to determine if tree(s) need to be removed and/or pruned.
Cost estimate: $ 750.00

Photo 94  
Top of tree laying in other tree from damaged sidewalk

Photo 74  
Tree in back yard

Photo 75  
Top of tree in back yard

Photo 93  
Bottom of front leaning tree and an additional stump

3) Safety, Repair/Replace, Evaluate - One or more outdoor electric receptacles appear 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.
4) Major Defect, Repair/Replace, Evaluate - Most if not all of the fencing and/or gates is damaged and/or deteriorated. A qualified contractor should evaluate and replace or make repairs as necessary.
Cost estimate: $ 500.00

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5) Repair/Replace, Maintain - Paint and caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit:
The Ins and Outs of Caulking.
Cost estimate: $ 300.00

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Photo 88  

6) Repair/Replace, Evaluate - Trees have grown up between the neighboring privacy fence on the east side of the back yard. These are going to continue to grow and will eventually destroy the fences. Recommend killing the trees and cutting below top of fence. As close as these fences are this will be an ongoing problem.
Cost estimate: $ 300.00

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7) Repair/Replace, Evaluate - One or more gutters are poorly sloped so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when organic debris such as leaves or needles have accumulated in them. A qualified contractor should evaluate and make repairs as necessary, such as correcting the slope in gutters or installing additional downspouts and extensions if necessary.
Cost estimate: $ 300.00

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8) Repair/Replace, Evaluate - Fascia boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.
Cost estimate: $ 300.00

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Photo 90  

9) Repair/Replace - One or more downspout elbos are missing. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should install downspout(s) where missing. Also recommend installing extensions such as splashblocks or tie-ins to underground drain lines as necessary to carry rainwater away from the house.
Cost estimate: $ 15.00

Photo 69  
 

10) Repair/Replace - One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
Cost estimate: $ 100.00

Photo 63  
 

11) Repair/Replace - All of the gutters are full of debris, loose and are overflowing. This can result in water damage the fascia boards and accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should replace or repair gutters where necessary.
Cost estimate: $ 150.00

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12) Repair/Replace - Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
Cost estimate: $ 100.00

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13) Repair/Replace - One or more outside faucets are missing handles. Recommend installing handles where missing.
Cost estimate: $ 15.00

14) Repair/Maintain - There are two 4x4 post that may hold up the overhang on the rear of the garage. Both have been pushed way out of plumb. These should be pushed back into place and properly anchored.
Cost estimate: $ 100.00

Photo 81  
 

15) Evaluate - One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
Cost estimate: $ 100.00
 
Roof Return to table of contents
Roof inspection method: Viewed from ground with binoculars, Not inspected
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 10-15
Gutter & downspout material: Aluminum
Roof ventilation: None visible
16) Comment - The roof was partially obscured by snow and couldn't be fully evaluated.

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Attic Return to table of contents
Inspection method: Partially traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams, Not visible
Insulation material: Fiberglass roll or battAlot of open area
Insulation depth: 3-5"
Insulation estimated R value: 13
17) Repair/Replace - Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.
Cost estimate: $ 200.00

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18) Repair/Replace - One or more exhaust fans have no duct and terminate in the attic. This particular fan doesn't work either. 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 contractor should install ducts and vent caps as necessary and as per standard building practices so exhaust air is vented outside. Better building practices call for R8 rated insulation on these ducts.
Cost estimate: $ 175.00

Photo 59  
 

19) Repair/Maintain - No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
Cost estimate: $ 15.00

20) Comment - Most of the home is Caqthedral ceiling with no attic area at all. These attic areas were inaccessible due to lack of access. These areas are excluded from this inspection.

Photo 15  
 
 
Electric service Return to table of contents
Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Service voltage (volts): 120/240
Location of main service switch: Northeast Bedroom
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 100
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: Can't verify
Smoke detectors present: No
21) Safety, Repair/Replace, Evaluate - The service mast anchor is broken or damaged. A qualified electrician should evaluate and replace the mast anchor and make repairs as necessary.
Cost estimate: $ 200.00

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22) Repair/Replace - There is an open connection in the storage area, in what used to be the garage.
Cost estimate: $ 25.00

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23) Comment - There is a disconnected 220 line in the box, possibly to the missing A/C compressor.

The rest of the pictures are just for your edification

Photo 49  
Disconnected 220 Line.

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Photo 36  
Located on bedroom wall
 
 
Water heater Return to table of contents
Estimated age: 4
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
24) Repair/Replace - No drip leg is installed on the water heater gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the water heater components. A qualified contractor should install a drip leg as per standard building practices.
Cost estimate: $ 100.00

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Heating and cooling Return to table of contents
Estimated age: +-5
Primary heating system energy source: Natural gas
Primary heat system type: Forced air, Down draft
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts
Filter location: In return air duct above furnace
Last service date: Unknown
25) Safety, Repair/Replace - Significant amounts of debris, dirt and/or dust are visible in one or more sections of supply and/or return air ducts. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers". At a minimum, the visible debris should be thoroughly cleaned. Recommend having a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit:
http://www.epa.gov/iaq/pubs/airduct.html

26) Safety, Repair/Maintain, Evaluate - The last service date of this system appears to be more than one year 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 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
Cost estimate: $ 250.00

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Photo 57  
Condesate sump pump
 

27) Repair/Replace, Maintain - Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
Cost estimate: $ 15.00

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28) Repair/Replace - Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
Cost estimate: $ 15.00

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Plumbing and laundry Return to table of contents
Water pressure (psi): OK
Location of main water shut-off valve: Meter Pit
Location of main water meter: Front Yard?
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper, CPVC
Vent pipe material: Galvanized steel, Copper
Drain pipe material: Plastic, Galvanized steel
Waste pipe material: Plastic, Galvanized steel
29) Safety, Repair/Replace - The clothes dryer is equipped with a vinyl or foil, 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, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
Cost estimate: $ 75.00

Photo 26  
 

30) Repair/Replace - The ledge over the laundry hot and cold valves is damaged and needs replaced
Cost estimate: $ 15.00

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31) Evaluate - The inspector was not able to find the water meter. Recommend that the client(s) attempt to find the water meter by consulting with the property owner(s), searching for it themselves, or consulting with the local water municipality. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.
32) Comment - The washing machine is installed on a finished living space slab and has no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.

Photo 24  
 
 
Kitchen Return to table of contents

33) Safety, Repair/Replace, Evaluate - 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 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.
34) Repair/Replace - The range hood fan vents directly to the outside Ventilation may be inadequate and moisture may accumulate indoors due to cold air drafting back inside. Recommend having a qualified contractor make modifications as necessary as per standard building practices so the range hood fan vents outdoors properly.
Cost estimate: $ 100.00

Photo 95  
Outside Stove Vent

Photo 96  
Inside Range Hood vent

35) Repair/Replace - The sink is loose on the countertop and needs to be properly caulked and mounted. It should be replaced, and by a qualified plumber if necessary.
Cost estimate: $ 75.00

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36) Evaluate - Minor damage and/or deterioration was found at countertops in one or more areas. The corner joint of the two main pieces has seperated. The entire countertop needs to be removed and reinstalled properly with clamps and glue.
Cost estimate: $ 200.00

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Edge of small countertop

Photo 7  
Corner joint of main countertop.

37) Comment - Misc. Kitchen pics

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38) - Two small free standing kitchen cabinets need to be properly mounted to the walls
Cost estimate: $ 75.00

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39) - Ceiling damage above the kitchen sink. Unknown if it is new or old.
Cost estimate: $ 75.00

Photo 8  
 

40) - Inside under the cabinet. Clean and paint.
Cost estimate: $ 15.00

Photo 9  
 
 
Bathrooms Return to table of contents

41) Safety, Repair/Replace, Evaluate - 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 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.
42) Repair/Replace, Evaluate - One or more toilets "run" after being flushed, where water leaks from the tank into the bowl. Significant amounts of water can be lost through such leaks. A qualified plumber should evaluate and repair or replace components as necessary.
Cost estimate: $ 25.00

Photo 47  
 

43) Repair/Replace - One or more bathrooms with a shower do not have an exhaust fan installed or the one installed doesn't work. 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 contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
Cost estimate: $ 175.00

Photo 32  
 

44) Repair/Replace - One or more bathtub drains are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
Cost estimate: $ 75.00

Photo 34  
 

45) Repair/Replace - Shelving or other components are missing from one or more cabinets. Missing shelving and/or components should be replaced, and by a qualified contractor if necessary.
Cost estimate: $ 50.00

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46) Repair/Maintain - 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.
Cost estimate: $ 25.00

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47) Repair/Maintain - Caulk is missing and/or deteriorated at one or more showers. For example, where the shower base meets the floor below and/or around the shower surround. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.
Cost estimate: $ 25.00

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48) - Caulk around faucets and valve stems.
Cost estimate: $ 15.00

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49) - There is evidence of water damage to the drywall behind the toilet in the walk through bathroom
Cost estimate: $ 100.00

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Interior rooms Return to table of contents

50) Safety, Repair/Replace - An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

The only one in the whole house. Add 4-5
Cost estimate: $ 100.00

Photo 54  
 

51) Safety, Minor Defect - 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.
52) Repair/Replace, Evaluate - One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
Cost estimate: $ 100.00

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53) Repair/Replace - Glass in one or more windows is broken. A qualified contractor should replace glass where necessary.
Cost estimate: $ 150.00

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54) Repair/Replace - One or more exterior entrance doors and/or jambs and/or weatherstripping (includes thresholds) are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
Cost estimate: $ 600.00

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55) Repair/Replace - Trim is damaged and/or deteriorated in one or more areas. Recommend having a qualified contractor replace or repair trim as necessary.
Cost estimate: $ 100.00

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56) Maintain - Carpeting in one or more rooms is soiled and/or stained. Recommend having carpeting professionally cleaned as necessary.
57) Comment - Minor cracks were found in ceilings 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.
Cost estimate: $ 50.00

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58) - Trip hazard at garage area to main house. Needs to be finished in some fashion
Cost estimate: $ 50.00

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59) - There is a storage room in what use to be the garage. The wall that seperates the storage area from the garage is not properly insulated.
Cost estimate: $ 100.00

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60) - Misc. Interior pictures

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Located on bedroom wall

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Level Home Consultants - 317-340-8404 - Steven J. Everhart (sig)