Website: http://www.reporthost.com/precision
Email: josh.jenrabanus@comcast.net
Phone: (765) 449-2707
P.O. Box 121  
Dayton, IN 47941
Inspector: Josh Rabanus

 

Whole House Inspection Report
Client(s): John Doe
Property address: Anytown, Anywhere
Inspection date: 7-30-2008
This report published on 12/31/2008 5:47:39 PM EST

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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. 
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 vents and plumbing stacks
Roof flashing
Crawlspace
Plumbing
Water heater
Electric service
Heating
Air conditioning system
Kitchen
Kitchen Interior
Laundry
Bathroom
Interior room comments
Living room
Dining room
Family room
Misc room.
Hallway
Master Bedroom
Northwest Bedroom
North Bedroom
Detached garage or carport
 
General information Return to table of contents
Overview: This is a whole house inspection.
Structures inspected: House.
Seller's name: Any Realty
Time started: 1 pm
Time finished: 4 pm
Inspection Fee: $195
Present during inspection: Buyer
Occupied: No
Age of building: 37 years
Type of building: Single family
Weather conditions: Partly cloudy
Temperature: Hot
Ground condition: Dry
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: Cellulose loose fill
Insulation depth: 5-14 inches

1) Moisture damage from the damaged soffits. See soffit section for details.

Photo 32  
2) Bathroom vent is venting moisture in the attic. This needs to be venting outside.

Photo 6  
3) Insulation uneven in some areas. Recommend installing additional insulation where necessary.

Photo 7  
4) No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
5) Whole house attic fan did not work at the time of the inspection.

Photo 4  
6) Past moisture stains on the entire north side of the attic.

Photo 2  
7) Past moisture damage around the plumbing vent.

Photo 5  
8)  

Photo 3  
 
Foundation Return to table of contents
Footing material: Not visible
Foundation material: Concrete block
9) There were some gaps in the mortar joints.

Photo 22  
 
Exterior walls Return to table of contents
Apparent wall structure: Wood frame
Wall covering: Composition wood clapboard, Vinyl
10) Major damage done to the siding at the front door. The sill plate under this is exposed.

Photo 8  
11) Damaged/rotted from moisture.

Photo 10  
12) Damaged vinyl siding noted.

Photo 21  

Photo 25  
13) Trees and bushes in contact with the siding. Also, the tree roots will damage the foundation over time.

Photo 17  
 
Trim Return to table of contents
Trim: Wood
14) Paint needed.
 
Gutters and Downspouts Return to table of contents
Gutters and Downspouts: Steel
15) The gutters and downspouts need to be replaced and the downspouts extended 2 feet away from the house. This may help to keep moisture out of the crawlspace.

Photo 15  

Photo 16  

Photo 23  
 
Soffits and Fascia Return to table of contents
16) Soffit boards are damaged and deteriorated on the east side of the house. This is leaking in water. A qualified contractor should evaluate and make repairs as necessary.

Photo 18  
17) Fascia needs to be repainted.
18) Past damage to soffits.

Photo 12  

Photo 13  
 
Exterior windows Return to table of contents
Windows: Wood exterior
19) Rotting windows noted on the west side of the house. There are ants living here. Recommend that a contractor evaluate and replace these.

Photo 19  

Photo 20  

Photo 56  

Photo 57  
20) Damage screens are noted.

Photo 11  

Photo 14  
21) Repaint window frames

Photo 24  
 
Exterior doors Return to table of contents
Exterior door material: Solid core fiberglass
22) Back door has some rotting wood here. Also, it appears that it is crooked on the inside.

Photo 27  

Photo 28  

Photo 29  
23) The front door: The trim needs to be repainted.

Photo 9  
 
Drives and walkways Return to table of contents
Driveway material: Gravel
Sidewalk material: Poured in place concrete
24) Sidewalk has alot of deterioration.
25) Driveway has alot of grass.
 
Other exterior features Return to table of contents
26) Front entry appears serviceable.
27) Shutters appears serviceable.
 
Detached structures Return to table of contents
28) Fence is in poor condition.

Photo 31  
 
Exterior plumbing Return to table of contents
29) One or more outside faucets aren't anchored securely to the structure's exterior. Fasteners should be installed or replaced as necessary so faucets are securely anchored to prevent stress on plumbing supply lines and possible leaks. Also it needs to be properly sealed to the wall.

Photo 26  
 
Exterior Electrical Return to table of contents
30) No electrical outlets seen on the outside.
 
Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Gutter & downspout material: Galvanized steel
Roof ventilation: Adequate
31) Trees are overhanging roof and are within 10 feet of roof vertically. Recommend pruning trees so they're at least 10 feet above roof, or don't overhang the roof.
32) Roof appears serviceable.

Photo 35  
33) This asphalt or fiberglass composition roof has two or more layers of roofing materials. When this roof is replaced, recommend a complete "tear off", where all existing layers of roofing are removed before installing new roofing materials. With each layer of material added to a roof, the new roof material's lifespan is reduced as follows:

  • 16-20 years - First roof
  • 12-16 years - Second layer on existing roof

    Removing existing roofing materials will significantly increase the cost of the next roof.

    Photo 33  
    34) Shingles above the leak in the attic do not appear to be damaged.

    Photo 34  
     
    Roof vents and plumbing stacks Return to table of contents
    35) Plumbing stacks appear serviceable.

    Photo 36  
    36) Roof vents appear serviceable.
     
    Roof flashing Return to table of contents
    37) Flashing appears serviceable.
     
    Crawlspace Return to table of contents
    Inspection method: Traversed
    Insulation material underneath floor above: Fiberglass roll or batt
    Pier or support post material: Wood, Masonry
    Beam material: Solid wood
    Floor structure above: Solid wood joists
    Vapor barrier present: Yes
    38) Mildew like substance growing in various places in the crawlspace. Recommend that this is tested.

    Photo 38  

    Photo 44  
    39) All components of the crawlspace, are covered with moisture. The walls, insulation, main support beam, and floor joist are dripping water.

    Photo 37  

    Photo 40  

    Photo 41  

    Photo 45  
    40) Moisture damage and rot in various areas.

    Photo 43  

    Photo 46  

    Photo 47  

    Photo 48  
    41) With all the moisture problems in the crawlspace we strongly recommend that a crawlspace contractor evaluate this, and make repairs if necessary.
    Click here to see a video on this crawlspace.
    http://my.break.com/content/view.aspx?ContentID=546827
    42) Some insulation in the crawlspace has fallen down.

    Photo 39  
    43) Wood scraps found in crawl space. Recommend removing to avoid attracting wood destroying insects.
    44) Condition of the basement walls: Moisture noted.
    45) There needs to be a better door to the crawlspace.

    Photo 50  
     
    Plumbing Return to table of contents
    Location of main water shut-off valve: In the crawlspace.
    Location of main water meter: Northside.
    Water service: Public
    Service pipe material: Copper
    Supply pipe material: CPVC
    Vent pipe material: Plastic
    Drain pipe material: Plastic
    Waste pipe material: Plastic
    46) Sewage lines: The main sewage line is draining into an opened city sewer. This is not sealed up, and may be the cause for the bad smell in the house. Recommend that a qualified plumber evaluate this.

    Photo 42  
    47) The main line: The water line here was leaking at the water softener bypass valve.

    Photo 51  
    48) Supply lines appear serviceable. However, everything was covered with condensation therefore it was hard to see if there was any leaks.

    Photo 49  
     
    Water heater Return to table of contents
    Estimated age: 1 year
    Type: Tank
    Energy source: Electricity
    Capacity (in gallons): 40
    Brand & model: Whirlpool
    49) 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
    Service voltage (volts): 120-240
    Location of main service panel: Family room
    Location of main disconnect: Breaker at top of main panel
    Service conductor material: Aluminum
    Main disconnect rating (amps): Two 100 amp breakers.
    Branch circuit wiring type: Non-metallic sheathed
    Solid strand aluminum branch circuit wiring present: Can't verify
    Number of 115 volt circuits: 11
    Number of 220 volt circuits: 8
    Smoke detectors present: No
    50) Service cable in contact with these trees. Recommend that these trees are cut down.

    Photo 30  
    51) Main electrical panel appear serviceable.

    Photo 52  
    52) 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: Electric
    Heat system type: Baseboard
    53) Only one of the baseboard heaters in the house did not work. This is the one is in the living room.

    Photo 54  
     
    Air conditioning system Return to table of contents
    54) None in the house.
     
    Kitchen Return to table of contents
    55) Water Supply: Limited flow of water here.
    56) Disposal: This had a hard time starting.
    57) Sink OK.
    58) Faucet and Sprays OK.
    59) Drainage OK
    60) Dishwasher OK.
    61) Range OK.
    62) Ovens OK.
    63) Range Ventilation OK.
     
    Kitchen Interior 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
     
    Laundry Return to table of contents
    The following interior items are in good condition: Walls, Ceilings, Floors, Doors, Cabinetry/Trim, Electrical Outlets
    64) Washer Hookups: Shut off valve appears to have a problem with leaks.

    Photo 53  
    65) Dryer Vent OK.
     
    Bathroom Return to table of contents
    The following interior items are in good condition: Walls, Ceilings, Floors, Doors, Cabinetry/Trim, Electrical Outlets, Switches, Fixtures
    66) Toilet: There was a small leak at the water supply connection.
    67) Sinks appears serviceable.
    68) Water supply appears serviceable.
    69) Drainage appears serviceable.
    70) Tub and surround appears serviceable.
    71) Shower and fixtures appears serviceable.
     
    Interior room comments Return to table of contents
    72) Some of the wood windows were stuck shut.
     
    Living 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
     
    Dining room Return to table of contents
    The following interior items are in good condition: Walls, Ceilings, Floors, Windows, Doors, Cabinetry/Trim, Electrical Outlets, Switches, Fixtures
     
    Family room Return to table of contents
    The following interior items are in good condition: Walls, Floors, Windows, Doors, Electrical Outlets, Switches, Fixtures
    73) Trim is damaged.
    74) Ceiling: Moisture stain noted.

    Photo 55  
     
    Misc room. Return to table of contents
    The following interior items are in good condition: Walls, Ceilings, Floors, Cabinetry/Trim, Closets, Electrical Outlets, Switches, Fixtures
    75) Doors: Will not close.
     
    Hallway Return to table of contents
    The following interior items are in good condition: Walls, Ceilings, Floors, Doors, Cabinetry/Trim, Closets, Electrical Outlets, Switches, Fixtures
    76) The whole house attic fan will not work.
     
    Master Bedroom Return to table of contents
    The following interior items are in good condition: Walls, Ceilings, Doors, Cabinetry/Trim, Electrical Outlets, Switches, Fixtures
    77) Closets: Large cracks on the wall. With the floors sloped in this room, and the crack in the wall we recommend that a structural contractor evaluate the house.

    Photo 58  
    78) Windows: See window section.
    79)   Floors: Sloped.
     
    Northwest Bedroom Return to table of contents
    The following interior items are in good condition: Walls, Ceilings, Floors, Doors, Cabinetry/Trim, Closets, Switches, Fixtures
    80) Electrical Outlets: One of the top outlets does not work.

    Photo 59  
    81) Windows: See windows section.
     
    North 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
     
    Detached garage or carport Return to table of contents
    Footing material: Not visible
    Foundation material: Poured in place concrete, Concrete block
    Apparent wall structure: Wood frame
    Wall covering: Composition wood clapboard
    Exterior door material: Solid core steel
    Roof inspection method: Viewed from ground
    Roof type: Gable
    Roof covering: Asphalt or fiberglass composition shingles
    Gutter & downspout material: Aluminum
    82) Soffits and fascia are rotting.

    Photo 60  

    Photo 63  
    83) Gutters are full.
    84) One or more large trees are very close the foundation. Recommend removing such trees to prevent damage to the foundation.

    Photo 62  
    85) Trim and the siding has some weather damage.

    Photo 61  

    Photo 64  
    86) Past moisture stains noted on the roof decking and walls.

    Photo 65  

    Photo 66  
    87) Floors appears serviceable.
    88) Garage doors: Automatic door opener is disconnected.
     
    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.