J-Pro Home Inspections

Website: http://dmadsen.inspectorpages.com
Email: dean.j.madsen@gmail.com
Inspector's email: dean.j.madsen@gmail.com
Phone: (801) 635-4764
Inspector's phone: (801) 635-4764
3646 S 7885 W 
Magna UT 84044-2343
Inspector: Dean Madsen
InterNACHI Certified

 

Property Inspection Report
Client(s):  Single Family Home Sample Report 1
Property address:  Almost Heaven
Somewhere in Utah
Inspection date:  Monday, July 22, 2013

This report published on Saturday, August 10, 2013 5:13:17 PM MDT

View report summary

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 
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 and Foundation
Basement
Roof
Attic and Roof Structure
Garage
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Wood Destroying Organism Findings
 
General Information Return to table of contents
Report number: Sample Report 1
Time started: 12:30 PM
Time finished: 3:50 PM
Client present for discussion at end of inspection: No Walk through scheduled for 7/23/13
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Hot
Inspection fee: 0
Type of building: Single family
Buildings inspected: One house
Age of main building: 35 years
Source for main building age: Property listing
Front of building faces: West
Main entrance faces: West
Occupied: No
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists 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

2) Evidence of rodent infestation was found in the form of droppings in the garage. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.cdc.gov/rodents/prevent_infestations/seal_up.html
http://www.cdc.gov/rodents/prevent_infestations/trap_up.html
http://www.cdc.gov/rodents/prevent_infestations/clean_up.html

Photo 69  
Holes are present in the garage walls. Recommend sealing to prevent vermin entry.

Photo 93  
Mice droppings present above the garage ceiling.

3) Based on construction observed, additions to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. Consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.

4) Recommend a Meth test be done on the property. Burn marks were present on the basement floor. Areas were painted that generally are not, such as copper pipes as far into the wall as you can see and also inside the furnace. Some writing or graffiti was present in the basement. The seller produced a copy of a meth test but the address shown on the meth test was different than the inspected property address. It is the recommendation of the inspector that the client perform their own independent Meth test.

Photo 48  
Burn marks are present on the concrete floor. Recommend a meth test be performed on the property.
 
 
Grounds Return to table of contents
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Deck, porch material: Wood, Concrete
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood, Concrete
5) One or more deck or porch ledger boards were nailed to the building rather than being attached by lag screws or bolts. As a result, decks or porches may separate from the building and collapse. This is a potential safety hazard. Lag screws or bolts, minimum 1/2 inch in diameter, should be installed to securely attach ledger boards to the main structure. Recommend that a qualified person install fasteners per standard building practices. For more information, visit:
http://www.google.com/search?q=installing+a+ledger+board
http://www.google.com/search?q=building+a+safe+deck

Photo 22  
Deck is attached to the house with nails only. Recommend installing lag bolts.

Photo 23  
Deck is attached to the house with nails only. Recommend installing lag bolts.

6) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.

Photo 1  
Trip hazards are present in the front sidewalk.

Photo 2  
Trip hazards are present in the front sidewalk.

Photo 3  
Trip hazards are present in the front sidewalk.

Photo 4  
Trip hazards are present in the front sidewalk.

Photo 15  
Trip hazards are present in the sidewalk to the front door.

Photo 96  
Trip hazards are present in the sidewalk to the front door.

7) Vegetation was overgrown around equipment for one or more utilities such as gas or electric meters. Vegetation should be pruned or removed as necessary to allow unobstructed access.

Photo 16  
Utilities are obstructed by vegetation. Recommend removing or pruning.
 

8)  

Photo 40  
Flashing for the garage is damaged and in contact with the soil. Recommend grading the soil to allow for at least 6 inches from the ground to the base of the garage wall.
 
 
Exterior and Foundation Return to table of contents
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Condition of wall exterior covering: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Brick veneer, Metal
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Finished basement
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete
9)

Photo 11  
Trip hazard exists on the front porch where the railings have been removed.
 

10) Some sections of siding and/or trim were damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.

Photo 6  
Siding and flashing on the garage has been installed too close to the ground and is damaged in some areas.

Photo 12  
Recommend sealing holes in the exterior to prevent water intrusion.

Photo 20  
Recommend sealing holes in the exterior to prevent water intrusion.

Photo 25  
Flashing for the garage is damaged and in contact with the soil. Recommend grading the soil to allow for at least 6 inches from the ground to the base of the garage wall.

11)

Photo 13  
Trim around the window is loose. Recommend re-attach.
 

12) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.

Photo 17  
Vegetation is in contact with the house. Recommend pruning or removing.
 
 
Basement Return to table of contents
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.

Pier or support post material: Wood
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of insulation underneath floor above: none visible
13) One or more exhaust ducts (e.g. bathroom fan, clothes dryer) in the basement have come apart or were loose. This can result in increased moisture levels inside the structure. Recommend that a qualified person make permanent repairs as necessary.

Photo 54  
Dryer vent connections are coming loose. Recommend re-securing.
 
 
Roof 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; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
14) Chimney covers were loose, damaged. Leaks can occur as a result. NOTE: Cap had been repaired for re-inspection. Monitor for leaks during periods of rain.

Photo 30  
The chimney cap is bent and loose. Evidence of water intrusion is present in the garage below. Recommend securing and sealing.
 

15) One or more rubber or neoprene pipe flashings were split or cracked. Leaks can occur as a result. Recommend that a qualified contractor replace flashings where necessary.

Photo 37  
Recommend resealing around plumbing vents on the roof.
 

16) One or more downspouts were clogged.

Photo 27  
The downspout over the garage is crushed and plugged.
 

17) One or more downspouts were loose, incomplete, leaking. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result.

Photo 7  
Rain gutter down spouts are separated at the joints. Repair and maintain as needed.
 

18)

Photo 28  
Loose nails are present in a few locations on the roof. Recommend securing and sealing.

Photo 29  
Loose nails are present in a few locations on the roof. Recommend securing and sealing.

Photo 31  
Loose nails are present in a few locations on the roof. Recommend securing and sealing.

Photo 33  
Loose nails are present in a few locations on the roof. Recommend securing and sealing.

Photo 34  

Photo 36  
Loose nails are present in a few locations on the roof. Recommend securing and sealing.

19) Significant amounts of debris have accumulated in one or more gutters Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. Recommend cleaning gutters and downspouts now and as necessary in the future.

Photo 32  
Rain gutters on both sides of the house need cleaning.

Photo 35  
Rain gutters on both sides of the house need cleaning.

20) Stains were found on one or more gutters that indicate past leaks have occurred. However, the inspector was unable to verify that the gutters do or don't leak because of lack of recent rainfall. Monitor the gutters in the future while it's raining to determine if gutters leak. If they do, then recommend that a qualified person repair as necessary to prevent water from coming in contact with the building or accumulating around the building foundation.

Photo 8  
Evidence of past water leaks are present on the soffit. Gutters have pulled loose from the house and need to be re-attached and sealed.

Photo 14  
Gutters have pulled loose from the house and need to be re-attached and sealed.

Photo 26  
Evidence of past water leaks are present on the soffit. Gutters have pulled loose from the house and need to be re-attached and sealed.
 
 
Attic and Roof Structure 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. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Viewed from hatch(es)
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
Condition of insulation in attic (ceiling,): Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Vermiculite loose fill
Approximate attic insulation R value (may vary in areas): R-21estimated
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Gable end vents
21) What appeared to be vermiculite insulation was found in the attic. Vermiculite produced prior to 1991 may contain asbestos, less so if mined after 1991. When vermiculite insulation is present in attics, the EPA recommends that it be left undisturbed and that the attic not be used for storage, and that people (especially children) should not enter the attic. If the client is concerned about this material posing a safety hazard, then consult with a qualified asbestos abatement specialist or industrial hygienist. For more information, visit:
http://www.google.com/search?q=vermiculite+attic+insulation

Photo 64  
Insulation appears serviceable. May want to add additional insulation to reduce heating and cooling costs and make the house more comfortable.

Photo 65  
Insulation appears serviceable. May want to add additional insulation to reduce heating and cooling costs and make the house more comfortable.

22) The roof decking was spongy, soft or springy in one or more areas when the inspector walked on those areas. This may be caused by deteriorated sheathing, damaged rafters or trusses, and/or otherwise substandard construction. Recommend that a qualified contractor evaluate and repair as necessary.

Photo 38  
There are a number of soft spots in the roof deck. Missing H-Clips appear to be the cause.
 

23) Roof sheathing (plywood or oriented strand board) was sagging in some areas and no panel edge clips ("H clips") were installed. These should be installed when truss or rafter spacing is 24 inches o.c. or more and with 3/8-inch sheathing. These clips help support the edges of the sheathing, and sagging can result if they're not installed. This may also void the warranty on some brands of shingles. Recommend that a qualified contractor evaluate and repair per standard building practices.

Photo 66  
There are a number of soft spots in the roof deck. Missing H-Clips appear to be the cause.
 

24) One or more attic access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency. For more information, visit:
http://www.reporthost.com/_docs/atticaccess.pdf

Photo 63  
Attic hatch door is damaged. Recommend replacing to prevent heat loss in the house and water vapor from entering the attic.
 

25) The ceiling insulation in one or more areas of the attic was compacted or uneven. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).
26)

Photo 67  
Gaps are visible between the wall and the roof. Recommend sealing to prevent unwanted pests.
 
 
Garage Return to table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of garage vehicle door(s): Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Type of garage vehicle door: Roll
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of garage interior: Appeared serviceable, Required repair or evaluation (see comments below)
Garage ventilation: None visible
27) One or more areas with missing or substandard surface materials were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, by patching openings or holes, fire stopping holes or gaps with fire-resistant caulking, and/or installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit:
http://www.google.com/search?q=attached+garage+fire+resistance

Photo 71  
Damage is present in the garage walls. Wall covering is not fire rated.
 

28) The attic access hatch cover in the attached garage ceiling was missing. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. This includes having an access hatch cover installed that is in good condition, with similar fire-resistance. Recommend that a qualified person replace or repair hatch cover(s) per standard building practices. For more information, visit:
http://www.google.com/search?q=attached+garage+fire+resistance

29) One or more garage vehicle doors were damaged or deteriorated. Recommend that a qualified contractor door(s) as necessary.

Photo 5  
Roll up garage door is bent. Still functions properly.

Photo 68  
Weather seal on the bottom of the garage door needs to be replaced.

30) Significant cracks, heaving and/or settlement were found in one or more sections of concrete slab floors. Uneven surfaces can pose a trip hazard. Recommend that a qualified contractor repair or replace concrete slab floors where necessary.

Photo 72  
Large cracks and uneven sections are present in the garage floor.

Photo 73  
Large cracks and uneven sections are present in the garage floor.

31)

Photo 94  
Rear entry door to the garage binds in the frame and does not close tight.
 
 
Electric Return to table of contents
Limitations: The following items are not included in this inspection: generator systems, transfer switches, 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, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide detectors is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide detectors should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 100
System ground: undetermined
Condition of main service panel: Appeared serviceable
Condition of sub: Appeared serviceable
Location of main service panel #A: Building exterior
Location of sub-panel #B: Basement
Location of main disconnect: At main disconnect panel outside
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Smoke alarms installed: Yes,Only 1 installed in the house
32) One or more electric receptacles (outlets) at the kitchen, exterior had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/099.pdf

Photo 10  
Exterior outlets are not GFCI protected. NOTE: A cover was installed before the re-inspection

Photo 41  
Exterior outlets are not GFCI protected.

Photo 86  
Plugs above the kitchen counter are not GFCI protected.
 

33) Non-metallic sheathed wiring in the attic was routed on surfaces within 6 feet of one or more access hatches or doors, and was subject to damage. Wiring can be damaged when hatches are lifted and set aside, when stored items are moved into or out of the attic, etc. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair per standard building practices.

Photo 92  
Unsecured wiring is present within 6 feet of the hatch in the garage.
 

34) One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.

Photo 50  
Electrical outlet cover is missing near the washer hookups. Recommend install,

Photo 70  
Outlet cover is missing in the garage. Recommend install.

35) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

36)

Photo 55  
Bottom right screw is missing from the dead front cover on the electrical sub-panel in the basement.
 

37) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.

38)

Photo 74  
The back door bell is inoperable.
 

39)

Photo 52  
Recommend verifying legend after taking possession.
 

40)

Photo 53  
Sub panel appears to be serviceable.
 
 
Plumbing / Fuel Systems Return to table of contents
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression 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 determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable.
Location of main water shut-off: Basement
Water service: Public
Water pressure (psi): 110 psi
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, PEX plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
41) The water supply pressure was greater than 80 pounds per square inch (PSI). Pressures above 80 PSI may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are likely to burst with higher pressures. 40-80 PSI is considered the normal range for water pressure in a home, and most plumbers recommend 50-60 PSI . Typically, the pressure cannot be regulated at the water meter. Recommend that a qualified plumber evaluate and make modifications to reduce the pressure to below 80 PSI . Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted, repaired or replaced as necessary to maintain lower pressures. Note that installing a pressure reducing valve creates a "closed system," which may require installing an expansion tank at the water heater if one is not already installed.
42) No sediment trap was installed in the gas supply line at the furnace, water heater. Sediment traps prevent damage to gas-fired appliances by trapping oil, scale, water condensation and/or debris. Recommend that a qualified contractor install a sediment trap per standard building practices.

Photo 45  
No drip leg or seismic straps are present for the water heater.
 

43) Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Recommend that a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of gray water and potable water, and install an expansion tank at the water heater if missing and necessary. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.
44) One or more hose bibs (outside faucets) leaked when tested, while off. When hose bibs leak while turned off, it's often caused by a worn valve seat or a loose bonnet. When hose bibs leak while turned on, it may be due to worn "packing" around the stem or a defective back flow prevention device. Recommend that a qualified plumber repair as necessary.

Photo 39  
Outside hose bibs, front and back, leak around the handle when on. Exterior water pressure was greater than 80 psi.

Photo 42  
Outside hose bibs, front and back, leak around the handle when on. Exterior water pressure was greater than 80 psi.

45)

Photo 24  
Well or irrigation piping is present in the yard. Appears to be abandoned. No water present at any of the valves.
 

46)

Photo 80  
The main water shut off valve is located under the stairs in the basement. Recommend installing a pressure regulator valve.
 
 
Water Heater Return to table of contents
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. 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 or a shut-off valve to be operated.
Condition of water heater: Is now serviceable.
Type: Tank
Energy source: Natural gas
Estimated age: 5 years
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement
Hot water temperature tested: No
Condition of burners: Appeared serviceable.
Condition of venting system: Appeared serviceable.
47) The water heater did not have earthquake straps or struts installed. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over, gas lines breaking. Leaks can also occur in water-supply pipes. Recommend that a qualified person install earthquake straps or struts as necessary and per standard building practices.
48) Significant corrosion or rust was found at the top of the water heater. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and replace components or make repairs as necessary.

Photo 46  
Corrosion is present around the exhaust flues and on the top of the water heater.
 

49) No drain line was installed for the temperature-pressure relief valve. Drain lines are normally installed to prevent water from accumulating if/when the valve eventually leaks, and to prevent scalding if someone is standing next to the water heater when the valve opens. Recommend that a qualified plumber install a drain line so it drains outside and per standard building practices.

Photo 49  
TPR valve drain line is missing from the water heater.
 
 
Heating, Ventilation and Air Condition (HVAC) 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 or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: unknown
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: (35 years)
Location of forced air furnace: Basement
Condition of furnace filters: N/A None installed.
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of venting system: Appeared serviceable.
Condition of cooling system: Appeared serviceable, Near, at or beyond service life
Cooling system and/or heat pump fuel type: Electric
Location: Basement and Exterior-
Type: Split system
Condition of controls: Appeared serviceable
50) Because of the age and/or condition of the forced air furnace, recommend that a qualified HVAC contractor inspect the heat exchanger and perform a carbon monoxide test when it's serviced. Note that these tests are beyond the scope of a standard home inspection.

Photo 47  
Furnace appears to be near end of service life. Recommend budgeting for a replacement in the future.
 

51) One or more air supply registers were loose or installed in a substandard way in the kitchen. Recommend that a qualified person repair as necessary so registers are securely attached and are flush with the surface on which they are installed.
52) Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.

Photo 19  
Insulation is deteriorated on the central air coolant lines. Recommend replacing when this unit is serviced.
 

53) The cooling fins at the air handler evaporator coils were dirty. Recommend that a qualified person clean fins as necessary.

Photo 18  
Recommend servicing of Central Air Conditioner.
 

54) The estimated useful life for most forced air furnaces is 15-20 years. The inspector was unable to determine the age of the furnace. 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.
55) The estimated useful life for most air conditioning condensing units is 10-15 years. The inspector was unable to determine the age of this unit. Be aware that it may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the age (ask property owner or service technician), and budgeting for a replacement if necessary.
 
Fireplaces, Stoves, Chimneys and Flues 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, and also does not 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, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplace: Appeared serviceable
Wood-burning fireplace type: Masonry with metal liner
 
Kitchen Return to table of contents
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; 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. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: unable to evaluate, unable to close
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
56) No exhaust hood was installed over the cook top or range, and no wall-mounted exhaust fan was found nearby. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Lighting may also be inadequate. Recommend that a qualified contractor install a vented and lighted range hood, with the exhaust fan ducted outdoors.

Photo 87  
No exhaust fan is present above the stove.
 

57)

Photo 89  
Refrigerator appears to be serviceable.

Photo 90  
Freezer appears to be serviceable. Appliance bulb is missing.

58)

Photo 85  
Dishwasher door does not close. Unable to evaluate.
 

59)

Photo 91  
Handle on the over door is loose.
 

60)

Photo 88  
Water does not appear to be hooked up to the ice maker of the fridge.
 

61)

Photo 56  
A disposal is listed on the MLS listing sheet. There is not one present under the kitchen sink.
 
 
Bathrooms, Laundry and Sinks Return to table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; 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: Full bath, first floor
Location #B: Full bath, basement
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Not determined.Unable to evaluate due to no or low water flow
Condition of shower(s) and related plumbing: Not determined Unable to evaluate due to no or low water flow
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
62) The faucet for the downstairs tub and shower is reverse plumbed. Recommend repair by a qualified plumber.
63) The toilet at location(s) #A was loose where it attached to the floor. Leaks can occur. Flooring, the subfloor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

Photo 59  
Toilet in the upstairs bathroom is not securely bolted to the floor.
 

64) The bathroom with a shower or bathtub at location(s) #A, B didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.

Photo 61  
No exhaust fan is present in either bathroom. Recommend install.

Photo 62  
No exhaust fan is present in either bathroom. Recommend install.

65) One or more handles for the clothes washer water shut-off valves were missing. Recommend that a qualified person replace or repair handles as necessary.

Photo 51  
Handle is missing from the hot water for the washing machine.
 

66) Grout in the flooring at location(s) #A was cracked or substandard. Water can damage the the subfloor as a result. Recommend that a qualified contractor repair as necessary.

Photo 58  
Recommend sealing grout between the floor and the tub in the upstairs bathroom.
 

67) Stains were found in the shelving or cabinets below the sink at location(s) #A. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary that a qualified person evaluate and repair.

Photo 60  
Water stains are present under the cabinet in the upstairs bathroom. Dry at the time of the inspection.
 
 
Interior, Doors and Windows 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; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues 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, drawer, cabinet door or closet door 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 and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Metal
Condition of interior doors: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of windows: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Metal, Multi-pane, Sliding
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Wood or wood products, Tile
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
68) One or more bedroom windows had substandard egress by today's standard building practices. Adequate egress is important in the event of a fire or emergency to allow escape or to allow access by emergency personnel. Bedroom windows were too high from the floor. This is a potential safety hazard. Standard building practices require that every bedroom have at least one window as follows:And for window wells below grade:Where windows are too high, at a minimum, keep something that serves as a ladder below the window at all times. Recommend that a qualified contractor repair or make modifications per standard building practices. For more information, visit:
http://www.google.com/search?q=bedroom+window+egress+for+fire

Photo 82  
Window egress is greater that recommended.
 

69) Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
70)

Photo 75  
The chandelier is less than 7 feet from the floor.
 

71) Condensation or staining was visible between multi-pane glass in many windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.

Photo 44  
Seals between the glass panes are broken. Windows are fogged in several locations. Energy discounts may be available for window replacement.

Photo 81  
Seals between the glass panes are broken. Windows are fogged in several locations. Energy discounts may be available for window replacement.

72) Some interior door hardware (hinges) were missing. Recommend that a qualified person repair or replace as necessary.

Photo 78  
No center hinges are present on several interior doors.

Photo 79  
No center hinges are present on several interior doors.

73) One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
74)

Photo 83  
Door stops are missing from some interior doors allowing the handles to contact the drywall.

Photo 95  
Door stops are missing from some interior doors allowing the handles to contact the drywall.

75) One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors.

Photo 76  
The closet door at the top of the stairs sticks in the jam and won't close properly.
 

76) Lock mechanisms on one or more windows were difficult to operate. This can pose a security risk. Recommend that a qualified person repair as necessary.
77)

Photo 84  
There is a hole in the drywall between the downstairs bedroom and under the stairs.
 

78)

Photo 57  
Gap is present around the cam light in the upstairs bathroom. Recommend sealing to prevent water vapor from entering the attic space.
 

79)

Photo 77  
Window sills need caulking in some areas. Tile is cracked in the southeast bedroom.
 

80) One or more exterior doors had minor damage and/or deterioration. Although serviceable, the client may wish to repair or replace such doors for appearances' sake.

Photo 21  
Screen is missing from the sliding glass door.

Photo 43  
The frame for the sliding glass door is loose. By pushing the door in slightly from the outside it disengages the door lock. Recommend a board be placed in the track for security until repairs can be made.

81) Screens were missing from many windows. These windows may not provide ventilation during months when insects are active.

Photo 9  
Screens are missing from the windows.
 
 
Wood Destroying Organism 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 5 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, re-infest or become active at any time. No warranty is provided as part of this inspection.
Visible evidence of active wood-destroying insects: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood-destroying insects: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood-destroying insects: No
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood-destroying organisms: Yes
 
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