P.O. Box 121  
Dayton, IN 47941
Inspector: Josh Rabanus

 

Whole House Inspection Report
Client(s): Sample Report.
Property address: 123 Anytown, Anywhere
Inspection date: 10/22/2012
This report published on Tuesday, October 23, 2012 8:17:09 AM EDT

View report summary

This whole house inspection is intended to give the client information about the house. This is not a pass or fail inspection. The inspector cannot offer an opinion on future performance of the house. The inspector is there to give you the information on the house. Any further evaluations beyond the visual inspection done by the inspector must be done by a licensed or qualified professional.

 
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, illness or death. 
Major DefectThis is a defect that is currently causing damage to the house that needs to be taken care of very soon. 
Repair/ReplaceRecommend repairing or replacing. 
Repair/MaintainRecommend repair and/or maintenance. 
Minor DefectThis is a defect that is currently causing damage to the house that can be repair in the near future. 
MaintainRecommend ongoing maintenance. 
EvaluateRecommend evaluation by a specialist. 
MonitorRecommend monitoring in the future. 
ServiceableItem or component is in serviceable condition. 
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
Attic
Foundation
Exterior walls
Trim
Gutters and Downspouts
Soffits and Fascia
Exterior windows
Exterior doors
Drives and walkways
Other exterior features
Detached structures
Exterior plumbing
Exterior Electrical
Roof
Roof flashing
Chimney
Roof vents and plumbing stacks
Crawlspace
Plumbing
Water heater
Electric service
Heating
Air conditioning system
Ducts
Kitchen
Kitchen Interior
Laundry
Master Bathroom
Hall Bathroom
Interior room comments
Living room
Dining room
Hallways and stairways
Master Bedroom
North East Bedroom
South East Bedroom
Fireplaces and solid fuel burning appliances
Attached garage
 
General information Return to table of contents
Overview: This is a whole house inspection.
Structures inspected: House and the shed.
Seller's name: FSBO
Time started: 9:30 am
Time finished: 1:00 pm
Inspection Fee: $220
Present during inspection: Buyer
Occupied: Yes
Age of building: 60 years +
Type of building: Single family
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Damp
Main entrance faces: North
Foundation type: Crawlspace
 
Attic Return to table of contents
Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass roll or batt, Cellulose loose fill
Insulation depth: 8 - 10 inches
1) Mildew like substance noted. Make sure that there is no moisture getting into the attic, and make sure that there is proper ventilation.

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2) Bathroom exhaust fan duct terminates in attic. Recommend having a qualified contractor install a vent cap designed for this duct, and securely attaching the duct to the cap so 100% of the exhaust fan air exits the attic.

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3) Active leakage seen at the plumbing stacks. See plumbing stacks section.

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4) The chimney to the living room stove has daylight seen here. There are places that moisture has gotten in below this. See chimney section.

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5) Someone has tried to cover the vents to the attic. This will prevent proper air flow in the attic and damage the roof and roof decking. Remove this insulation and make sure that the soffit vents are not block as well.

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6) Past moisture stains and damage noted.

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7) Some of the past moisture stains appear to travel down the rafters. Possible stains in the kitchen from here? See kitchen ceiling section for more details.

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Foundation Return to table of contents
Footing material: Not visible
Foundation material: Concrete block
8) Foundation appears serviceable. Seal up any small gaps in the mortar joints.

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Exterior walls Return to table of contents
Apparent wall structure: Wood frame
Wall covering: Wood clapboard
9) The siding is loose in places and the some of the nail holes have rotted. Repair, reseal and repaint.

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10) Shrubs in contact with siding. Recommend pruning or moving shrubs so there's at least a one foot gap between shrubs and siding. This gap should exist to allow siding and trim materials to dry quickly after it rains, and to eliminate pathways to the structure for wood destroying insects.

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Trim Return to table of contents
Trim: Wood
11) Rotting trim noted at the garage.

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Gutters and Downspouts Return to table of contents

12) It is very important to have properly working gutters and downspouts to keep moisture from coming into the crawlspace.
13) Debris in gutter.
14) Gutters and downspouts appears serviceable
 
Soffits and Fascia Return to table of contents

15) Repaint all the soffits and fascia.

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Exterior windows Return to table of contents
Windows: Wood exterior
16) Repaint window frames where needed.

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Exterior doors Return to table of contents

17) The front door appears serviceable.
18) Back door appears serviceable.
 
Drives and walkways Return to table of contents
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
19) Driveway has cracks in them.
20) Sidewalk appears serviceable.
 
Other exterior features Return to table of contents

21) Front entry appears serviceable.
22) Porches appears serviceable.
23) Stairs appears serviceable.
24) Patio appears serviceable.
 
Detached structures Return to table of contents

25) Shed has open electrical splices.

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26) The fuse box has a 30 amp fuse on 20 amp rated wiring. There is a potential here for a fire if there is an overload.

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27) Overall condition of the shed: Poor condition. Rot and moisture damage in multiple areas.

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28)   Fence overall is in poor condition.

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Exterior plumbing Return to table of contents

29) Outside faucets has a loose handle.

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Exterior Electrical Return to table of contents

30) Outlets and fixtures appears serviceable.
31) Wiring to the A/C appears serviceable.
 
Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 5-7 years.
Gutter & downspout material: Aluminum
Roof ventilation: Inadequate Soffit vents appear to be covered.
32) Roof algae appears to be on the shingles. This algae sometimes can damage the materials of the shingles. Recommend an algaecide for roofs is used to kill this.

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33) Moss is growing on the roof. This can lead to the premature failure of the roof and subsequent leaks. Get rid of this if it gets any worse.

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34) Overall the roof appears serviceable.

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Roof flashing Return to table of contents

35) Flashing appears serviceable.
 
Chimney Return to table of contents

36) This chimney appears to have bent metal and poor sealed areas. Daylight and past moisture stains can be seen here. Recommend having a qualified chimney contractor evaluate this and repair if necessary.

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37) The furnace chimney should have some screens to prevent birds from getting in the sides of the chimney.

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Roof vents and plumbing stacks Return to table of contents

38) Both "rubber boot" flashings are damaged or deteriorated and may result in leaks or vermin intrusion. A qualified contractor should replace flashings where necessary.

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39) Roof vents appear serviceable.

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Crawlspace Return to table of contents
Inspection method: Partially traversed
Insulation material underneath floor above: None visible
Pier or support post material: Concrete, Steel
Beam material: Solid wood
Floor structure above: Solid wood joists
Vapor barrier present: Yes
40) There appears to be moist spot on the sub flooring in the crawlspace. This is very close to the dishwasher. The dishwasher was shut off as a precaution. Need to find out if it is the dishwasher or something else.

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41) Condition of the main support beams: Rotted beam under the bathroom where it had leaked at one time. Recommend having a qualified structural contractor or engineer evaluate this.

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42) Termite shelter tube found in the crawlspace. We recommend that a termite inspector evaluate the house.

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43) Vapor barrier needs repair. Recommend repairing vapor barrier so no exposed soil exists in the crawlspace. Recommend using 6 mil polyethylene with seams overlapped at least 24".

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44) Wood scraps found in crawl space. Some have attracted wood destroying insects. Recommend removing to avoid attracting wood destroying insects.

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45) There appears to be water getting into the crawlspace. We recommend making sure that the gutters and downspouts are in good working condition and even a sump pump may needed as well.

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46) The condition of the floor joist appears serviceable. Some past moisture staining around the perimeter of the house.

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47) Past moisture stains under the bathrooms noted. Wood appears to be solid.

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48) Condition of the crawlspace walls appears serviceable.
49) Condition of the piers, support columns appears serviceable.
50) There was limited access to the crawlspace due to pipes, and air ducts blocking further access.

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51) Some floor jacks indicate that there was some past work that was done to the floors and the structure.

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52) Most of the walls and the floors of the crawlspace are covered with plastic. Cannot fully view.

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Plumbing Return to table of contents
Location of main water shut-off valve: In the garage.
Location of main water meter: At the street.
Location of main fuel shut-off: At the meter.
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper, Galvanized steel
Vent pipe material: Cast iron, Copper
Drain pipe material: Plastic, Galvanized steel, Cast iron
Waste pipe material: Plastic, Galvanized steel, Cast iron
53) The main water line: The valve to the main water line has a leak at the joint. There is a possibility that this can have a large failure and cause a massive leak. Recommend having a qualified plumber evaluate this and repair if necessary.

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54) Drain and waste lines: Leak in the drain line under the shower stall. Recommend having a qualified plumber evaluate this and repair if necessary.

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55) Supply lines: These are on the ground of the crawlspace. They are corroded and can be subject to damage easily.

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56) Water pressure appeared to be adequate. The inspector performed a "functional flow test" during the inspection, where multiple fixtures are run simultaneously, and found there to be adequate flow. For example, the shower flow didn't decrease significantly when the toilet was flushed.

 
Water heater Return to table of contents
Estimated age: 2011
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Brand & model: AO Smith
57) Water heater appears serviceable.
 
Electric service Return to table of contents
Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Location of main service panel: In the garage.
Location of main disconnect: Breaker at top of main panel
Service conductor material: Aluminum
Main disconnect rating (amps): 100
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Number of 115 volt circuits: 12
Number of 220 volt circuits: 3
Smoke detectors present: No
58) Service drop wires are in contact with the tree. Recommend calling the power company for this.

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59) Recommend installing additional smoke detectors as necessary so a functioning one exists in each hallway and bedroom. For more information on smoke detectors vist http://www.cpsc.gov/cpscpub/pubs/5077.html
60) Inadequate clearance to the main electric panel. Do not put any stored items in this cabinet.

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61) Legend for overcurrent protection devices is incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate.
62) This house has an older electrical system that predates modern codes, and electrical systems. There are no GFI, Arc fault protection, or grounded outlets unlike houses with modern electrical systems. If the time comes where the electrical needs to be worked on, we recommend that this is replaced with modern wiring and outlets according to modern practices.
 
Heating Return to table of contents
Heating system energy source: Natural gas
Location of primary unit: Garage.
Heat system type: Forced air
Brand & model: Bryant.
63) Thermostat appears serviceable. However, it is recommend that it is in the middle of the house.
64) Last service date of this system is more than one year ago or is unable to be determined. Recommend asking seller when it was last serviced. If unable to determine or if more than one year ago, recommend that this system be inspected, cleaned, serviced and repaired if necessary by a qualified heating and cooling technician. Recommend that this servicing be made annually in the future.
65) Overall condition of the primary unit appears serviceable. No signs of routine servicing.
66) The estimated useful life for forced air furnaces is 15 to 20 years. This furnace appears to be approaching this age and will need normal routine servicing.
67) Venting: There are moisture stains and rust on this. This could just be condensation. However, just to be safe Recommend having a qualified heating and air conditioner technician evaluate this and repair if necessary.

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68) Blower fan/pumps condition appears serviceable.
69) Combustion of air appears serviceable.
70) Air plenum appears serviceable.
71) Capacity of unit 90000 BTUs.
 
Air conditioning system Return to table of contents
A/C energy source: Electric
Air conditioning type: Split system
72) Have this system routinely serviced and cleaned on a yearly basis.
73) A/C system condition appears serviceable.
 
Ducts Return to table of contents
Duct type: Sheet metal
74) Ducts OK.
 
Kitchen Return to table of contents

75) Dishwasher: Stopped testing it when there were moisture going into the crawlspace from here. Recommend pulling it out and have it evaluated by a professional or replaced. See crawlspace section.
76) No water for the refrigerator icemaker or filtered water.
77) Sink OK.
78) Faucet and Sprays OK.
79) Water Supply OK.
80) Drainage OK.
81) Disposal OK.
82) Range OK
83) Ovens OK
84) Range Ventilation OK
85) Refrigerator OK
 
Kitchen Interior Return to table of contents
The following interior items are in good condition: Walls, Floors, Windows, Doors, Cabinetry/Trim, Closets, Electrical Outlets, Switches, Fixtures
86) Ceiling: Two moisture stains noted in the kitchen. Moisture meter detected elevated levels of moisture here. Recommend having a qualified roofer evaluate this. There were some moisture stains in the attic that traveled down the trusses.

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Laundry Return to table of contents
The following interior items are in good condition: See garage section.
87) Washer Hookups OK.
88) Dryer Vent OK.
 
Master Bathroom Return to table of contents
The following interior items are in good condition: Walls, Ceilings, Floors, Windows, Doors, Cabinetry/Trim, Closets, Electrical Outlets, Switches, Fixtures
89) Tub and surround: Recaulk the surround to the shower.
90) Sinks appears serviceable.
91) Water supply appears serviceable.
92) Drainage appears serviceable.
93) Toilet appears serviceable.
94) Shower and fixtures appears serviceable.
 
Hall Bathroom Return to table of contents
The following interior items are in good condition: Walls, Ceilings, Floors, Doors, Cabinetry/Trim, Electrical Outlets, Switches, Fixtures
95) Sinks appears serviceable.
96) Water supply appears serviceable.
97) Drainage appears serviceable.
98) Toilet appears serviceable.
99) Tub and surround appears serviceable.
100) Fixtures appears serviceable.
 
Interior room comments Return to table of contents
Some facts about the house: Some of the outlets are not grounded. This is acceptable as long as the electrical load does not require it to be grounded., Some of the plaster walls in the house have some cracks, but they appear serviceable.
101) Most of the window openers do not work properly.
102) Moisture stain on the windows. Maybe from condensation.
 
Living room Return to table of contents
The following interior items are in good condition: Walls, Ceilings, Floors, Windows, Doors, Cabinetry/Trim, Closets, Switches, Fixtures
103) Electrical Outlets: There is a dead and loose outlet behind the stove. Make sure that there is no loose wiring here.

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Dining room Return to table of contents
The following interior items are in good condition: Walls, Ceilings, Floors, Windows, Doors, Cabinetry/Trim, Closets, Electrical Outlets, Switches, Fixtures
 
Hallways and stairways Return to table of contents
The following interior items are in good condition: Walls, Ceilings, Floors, Windows, Doors, Cabinetry/Trim, Closets, Electrical Outlets, Switches, Fixtures
 
Master Bedroom Return to table of contents
The following interior items are in good condition: Walls, Ceilings, Floors, Windows, Doors, Cabinetry/Trim, Closets, Electrical Outlets, Switches, Fixtures
 
North East Bedroom Return to table of contents
The following interior items are in good condition: Walls, Ceilings, Floors, Windows, Doors, Cabinetry/Trim, Closets, Electrical Outlets, Switches, Fixtures
 
South East Bedroom Return to table of contents
The following interior items are in good condition: Walls, Ceilings, Floors, Doors, Cabinetry/Trim, Closets, Electrical Outlets, Switches, Fixtures
104) Windows: Cannot get the windows successfully opened. Bedrooms must have a functioning window in the event of a fire to provide an escape.
 
Fireplaces and solid fuel burning appliances Return to table of contents
Fireplace type: Metal prefabricated
Woodstove type: Metal
Chimney type: Metal
105) Could not get the gas pilot light to turn on for the stove. Cannot fully test.
 
Attached garage Return to table of contents

106) Wire connections exposed due to missing cover plates on the outlet box near the furnace. Recommend installing cover plates over boxes where missing.

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107) Walls, floor, ceiling, door, and garage door.
 
This is a report of the property inspected per my clients request. The property inspected is inspected as is, and is limited to a visual inspection only. Any defects that are covered by walls, carpets, etc or have a lack of access to cannot be inspected. We recommend that any in depth evaluation be done by a licensed professional. Precision Inspections does not inspect anything that will cause damage to the property, cause injury, or move personal property.

We thank you for your time and business.