Website: http://profhomeinspections.com
Email: mark@profhomeinspections.com
Phone: (612) 812-6381
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Property Inspection Report |
| Client(s): |
Mr & Mrs home buyer |
| Property address: |
1234 blvd
Hometown, USA |
| Inspection date: |
6/01/09 |
This report published on Sunday, February 13, 2011 4:20:18 PM CST
View summary page
Thank you for using Professional Home Inspections for your inspection needs. I appreciate your business.
The following written report is prepared for the sole, confidential and exclusive use of the client(s) named above. It is intended as a general guide to help you evaluate the home. Read your entire Home Inspection Report before purchasing or selling the property, paying close attention to all items noted on the report and to any exclusions and limitations listed. Any items noted that require further evaluation by a professional should be investigated before you purchase the home. I recommend that all repairs be made by a licensed, qualified contractor.
Best Wishes, Mark Thiltgen
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: | Safety | Poses a risk of injury or death |
 | Repair/Replace | Recommend repairing or replacing |
 | Minor Defect | Correction likely involves only a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Comment | For 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
Report number: 136
Time started: 1:45pm
Time finished: 5:30pm
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Inspection fee: $$$
Payment method: Check
Type of building: Single family
Age of building(s): 1999
Source for building age: Property listing
Front of building faces: South
Main entrance faces: South
Occupied: Yes, Furniture or stored items were present
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
The following items are excluded from this inspection: Shed
Site profile: Minor slope
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Asphalt
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete, Paving stones
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Exterior stair material: Wood
1)
The driveway had significant cracks, settlement, and deterioration along the front of garage. A qualified contractor should evaluate and repair or replace sections as necessary.
Photo 2
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Photo 3
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2)
Minor settlement was found in front entry way, it looks like landing has pulled away from house. It does not appear to be a structural concern but I would reseal it to keep moisture from getting behind it.
Photo 4
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3)
Caulk was missing and deteriorated under the deck along the ledger board. this helps keep moisture out, a qualified person should repair as necessary.
Photo 10
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Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Vinyl
Foundation type: Finished basement
Foundation material: Concrete block
Footing material: Not determined
Pier or support post material: Wood
Beam material: Not determined
Floor structure: Wood trusses
4)
One or more outdoor electric receptacles appeared to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
5)
One or more outside faucets were missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the building. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes. Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed.
Photo 15
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6)
Soil was less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.
7)
Some sections of siding and/or trim were damaged.
Photo 5
Front of house
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Photo 6
East side of house
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Photo 11
Under deck
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Photo 14
West side of house ( garage )
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8)
Most sections of the floor substructure were not fully evaluated due lack of access from finished ceiling.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Roof type: Cross-Gable
Age of roof surface(s): 1999
Source for building age: Property owner
Roof inspection method: Traversed, Viewed from eaves on ladder, Viewed from ground with binoculars
Condition of shingle and/or shake roof surface materials: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Attic inspection method: Viewed from hatch(es)
Roof structure type: Trusses
Ceiling structure: Trusses
Ceiling insulation material: Mineral wool loose fill, Cellulose loose fill
Ceiling insulation depth: 12 - 15 inches
Ceiling insulation rating: R-36 to R-45
Vapor retarder: None visible
Roof ventilation: Substandard above garage area
9)
Roof repairs may be needed down the line because many composition shingles ( especially above the garage area ) had the following conditions: granules worn away, curling, cupping, deterioration. A qualified contractor should evaluate and repair as necessary.
Photo 16
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Photo 18
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Photo 19
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Photo 20
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10)
Ventilation appeared to be substandard in the attic above garage. This may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. There only appears to be soffit vents, this could be why shingles are cupping and curling about garage more then about the house. A qualified contractor should evaluate and install vents as per standard building practices.
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached
Type of garage: Metal, With visible fire rating
Garage vehicle door type: Sectional
Number of vehicle doors: 2
Garage ventilation: None visible
11)
One or more electric receptacles at the garage had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf
12)
Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
Photo 17
Garage ceiling
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Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Required repair, replacement and/or evaluation (see comments below)
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Copper
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil, Cold water supply pipes, Can not confirm actual driven ground rod, there appears to be one
Location of main service panel #A: Utility room
Location of sub panel #B: Garage?
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Nonmetallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Smoke detectors present: Yes
Carbon monoxide detectors present: Yes downstairs
Smoke detector power source: Hard wired
13)
Neutral wires were doubled or bundled together on the neutral bus bar in panel #A. This is unsafe due to the need to turn off multiple circuit breakers to work on any of the circuits using these wires. A qualified electrician should evaluate and repair as necessary.
Photo 49
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Photo 50
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14)
Minnesota requires approved carbon monoxide (CO) alarms in all single family homes and multifamily apartment units with effective dates as follows: All new construction single family homes and multi-family dwell-
ings where buildings permits were issued on or after January 1,
2007.
: All existing single family homes effective August 1, 2008.
: All existing multi-familly or apartment dwelling units effective
August 1, 2009,
http://www.fire.state.mn.us
(go to "Carbon Monoxide Alarm Information Sheet" )
15)
Electric panel(s) at location #B, Garage were not opened and fully evaluated due to the following conditions: installed shelving blocking. Recommend that repairs, modifications and/or cleanup be performed as necessary so panels can be opened and fully evaluated.
Photo 21
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16)
The legend for overcurrent protection devices breakers in panel A# may not be current. Check with home owner to see if legend is accurate. If not recommend updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
Photo 34
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Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
Location of main water meter: Utility room
Location of main water shut: Utility room
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Waste pipe material: Plastic
Location of main fuel shut: East side of house outside
17)
No air gap, or a substandard air gap, existed for the water softener's discharge line. This is a cross connection and may result in gray and/or black water flowing back up into the water softener and/or supply lines. A qualified plumbing contractor should evaluate and repair so that a minimum 1 inch air gap or acceptable indirect drain exists for this drain line as per standard building practices.
Photo 38
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18)
A water softener system was installed on the premises. No evaluation of this system was performed during the inspection. The client should consult with the seller on this system to determine its condition, required maintenance, age and expected remaining life, etc.
19)
A sump pump was installed in the crawl space, under steps. This may indicate that water accumulates inside or below the structure. Recommend asking the property owner how often the sump pump operates and for how long at different times of the year. Also, the client should be aware that the service life of most sump pumps is between five and seven years.
Photo 36
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20)
Photo 7
Main fuel shut off
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Photo 31
Main water shut off, before meters
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Photo 45
Should be the main clean out, behind water softener
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Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.
Type: Tank
Estimated age: 1999
Energy source: Electricity
Capacity (in gallons): 105 gallons!
Manufacturer: Marathon
Model: MR105245 A
Location of water heater: Utility room
21)
The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be near this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.
22)
Photo 33
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Location of heating system: Utility room
Heating type: Forced air, Floor
Fuel type: Natural gas, Electric - Master bathroom floor
Manufacturer: Tempstar
Model: NTGM075EGA3
Condition of venting system: Required repair, replacement and/or evaluation (see comments below)
Distribution system: Ducts and registers
Location of air filters: At base of air handler
23)
Some gaps were found at some air duct junctions, this can result in lowered energy efficiency, or increased moisture in unconditioned spaces if leaks exist in crawl spaces or attics. When in return air duct junctions, this can result in unfiltered air entering the supply, or air from undesirable locations such as crawl spaces or attached garages depending on the location of the leak(s). A qualified person should evaluate and repair as necessary. For example, by installing:
Foil tape
Butyl tape
Fiberglass tape
Duct mastic
Duct mastic combined with fiberglass tape
Photo 35
Above furnace
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Photo 39
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24)
One of the air supply registers in upstairs bedroom was damaged, this could be replaced if needed.
25)
The furnace vent pipe had a piece of wood in it. Would ask home owner purpose of obstructing item.
Photo 8
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26)
Photo 32
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Location: Behind house by deck
Type: Split system
Estimated age: 1999-2000?
Approximate tonnage: two and a half ton
Manufacturer: Tempstar
27)
Insulation for the outside condensing unit's refrigerant lines was deteriorated in areas. This may result in reduced efficiency and increased energy costs. A qualified person should replace insulation as necessary.
Photo 12
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Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
Condition of built: Appeared serviceable
28)
Photo 26
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Photo 48
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Master Bathroom, downstairs
Location #B: Upstairs
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Gas supply for laundry equipment present: Yes
29)
No ground fault circuit interrupter (GFCI) protection device is visible for the electric supply to the jetted tub. If no GFCI protection exists, then this is a safety hazard due to the risk of shock. A qualified electrician should evaluate and install GFCI protection if none is installed.
Photo 42
Under tub
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Photo 44
Plug in for tub in utility room, there is no receptacle in box yet.
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30)
The clothes dryer exhaust duct appeared to need cleaning. Significant amounts of lint build up were found. This is a safety hazard due to the risk of fire from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future.
Photo 9
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31)
The downstairs shower tile could use some cleaning of grout in and around tiles.
Photo 46
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32)
Photo 27
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Photo 28
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Photo 29
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Photo 30
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
Exterior door material: Metal, Sliding glass
Type of windows: Vinyl, Sliding, Casement
Condition of windows: Required repair, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Acoustic spray, textured finish
Flooring type or covering: Carpet, Vinyl, Tile
33)
Lock mechanisms on one windows were missing. A qualified person should repair as necessary.
Photo 47
Living room
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34)
Screens in basement windows were missing.
35)
