Website: http://www.proinspectionsllc.com
Email: proinspectionsllc@comcast.net
Phone: (812) 374-2835
FAX: (812) 378-5854
1639 Maple ST 
Columbus, IN 47201
Inspector: William Backensto

 

Home Inspection Report by
Pro Inspections LLC
Client(s): Sample Report
Property address: 0001 Sample Rd
Anytown, USA
Inspection date: Friday, June 02, 2006
This report published on 11/9/2007 4:55:45 PM EST

View summary page

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death 
Major defectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor defectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
CommentFor your information 

Structural Pest Inspection Concerns
Items of concern relating to the structural pest inspection are shown as follows:
WDO/WDI InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
WDO/WDI DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
WDO/WDI Conducive
conditions
Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) 

Click here for a glossary of building construction terms.  Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General information
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Crawl space
Kitchen
Bathrooms
Interior rooms
 
General information Return to table of contents
Report number: 400275
Structures inspected: House, attached garage
Type of building: Single family Cape Cod, Bungalow
Age of building: 18 yrs per owner
Property owner's name: Mr. Seller
Time started: 9:30 am
Time finished: 1:15 pm
Inspection Fee: $250.00 + $50.00 Termite inspection (Wood Destroying Insects, WDI) = $300.00 Total
Payment method: Escrow
Occupied: No, but furnishings and stored items are present
Weather conditions: Sunny
Temperature: Cool 45 degrees
Ground condition: Dry
Front of structure faces: South
Main entrance faces: South
Foundation type: Crawlspace
The following items are excluded from this inspection: Private well, Water softener system Wood fence by street


1) - Breaker was switched on for the well water source during the inspection per Realtor instructions. Breaker was switched off at end of inspection.
 
Exterior Return to table of contents
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Vinyl
Driveway material: Gravel
Sidewalk material:
Exterior door material: Solid core steel
2) Safety, Repair/Replace, Minor defect, Comment - Trip hazard(s) exist on loose decking board, this should be screwed down.
3) Safety, Minor defect - One or more outside faucets are 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 house. 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. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079

4) Repair/Replace, Evaluate - Siding is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.

Photo 2  
Gap in siding on house north side.
 

5) Repair/Replace, WDO/WDI Conducive conditions - Broken siding.

Photo 4  
Damaged siding on garage north side.
 

6) Repair/Replace, WDO/WDI Conducive conditions - Broken siding.

Photo 5  
Damaged siding on house north side.
 

7) Repair/Replace, WDO/WDI Conducive conditions - Gap in siding.

Photo 6  
Gap on house southeast corner.
 

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

Photo 3  
Gap in siding on house east side.
 

10) Repair/Maintain - Soil is in contact with or 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.
11) Repair/Maintain - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structuring exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structuring exterior.
12) Maintain, WDO/WDI Conducive conditions - Recommend cleaning deck(s) and treating with a preservative claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports recommends these products:

  • Cabot Decking Stain and PTW Stain
  • Olympic Water Repellent Deck Stain
  • Thompson's House and Deck Stain
  • Wolman PTW Deck Stain
  • Akzo Sikkens Cetol DEK
  • Benjamin Moore Moorwood Clear Wood Finish
  • DAP Woodlife Premium
  • Olympic Natural Look Protector Plus
    13) Monitor - One or more wooden deck support posts are in contact with soil. This is a conducive condition for wood destroying insects and organisms. However no damage from wood destroying insects or organisms was found. Standard building practices require that there be at least 6" of space between any wood and the soil below, even if the wood is treated. If possible, soil should be removed or graded so a 6" clearance is maintained. Otherwise recommend installing borate based Impel rods to prevent rot.
    14) Comment - One or more sections of foundation and/or exterior walls are excluded from this inspection due to lack of access from vegetation, debris and/or stored items.
    15) Comment - Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
    16) Comment - The substructure of the deck is excluded from the inspection due to limited access because of the low height.
     
    Roof Return to table of contents
    Roof inspection method: Viewed from eaves on ladder, garage roof was traversed.
    Roof type: Gable
    Roof covering: Asphalt or fiberglass composition shingles
    Estimated age of roof: 18 yrs per owner
    Gutter & downspout material: Aluminum
    Roof ventilation: Inadequate
    17) Major defect, Repair/Replace - The roof surface material on the garage is beyond or at the end of its service life and needs replacing now. The client(s) should consult with a qualified roofing contractor to determine replacement options and costs.

    Photo 7  
    Damaged shingles on garage south side.
     

    18) Major defect, Repair/Replace -

    Photo 8  
    Damaged shingles on garage south side.
     

    19) Major defect, Evaluate - The roof surface material appears to be near the end of its service life and will likely need replacing in the near future, even with repairs. The client(s) should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".

    Photo 9  
    Worn shingles with granular loss on house south side.
     

    20) Comment - Because of the roof covering type and/or the configuration of the roof, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.
     
    Garage Return to table of contents

    21) Safety, Repair/Replace - The vehicle door has an electric opener installed, and the manual lock mechanism on the door hasn't been disabled. Damage or injury may occur if the vehicle door opener is operated with the manual lock engaged. A qualified contractor should disable or remove the lock mechanism. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
    22) Safety, Repair/Replace - The infared "photo eye" devices that trigger the vehicle door openers auto-reverse feature are located higher than 4 to 6 inches from the floor. This is a potential safety hazard. A qualified contractor should relocate these devices so they're 4 to 6 inches from the floor. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
    23) Repair/Replace, Evaluate - The garage vehicle door is damaged or deteriorated. A qualified contractor should evaluate and repair or replace the door as necessary.

    Photo 10  
    Dented garage door & trim northwest corner of garage.
     
     
    Attic Return to table of contents
    Inspection method: Partially traversed North attic entrance is less than 12 inches
    Roof structure type: Rafters
    Ceiling structure: Not visible
    Insulation material: Fiberglas roll or batt
    Insulation depth: 6 inches
    Insulation estimated R value: R-19
    24) Safety, Repair/Replace, Evaluate - Rigid board insulation is flammable, this should be evaluated by a qualified contractor. One or more attic vents are blocked by insulation and/or debris. This can reduce air flow through the attic, reduce the life of the roof surface because of high temperatures, and/or increase moisture levels in the attic. Repairs should be made as necessary, such as moving insulation or debris, so vents are unobstructed.

    Photo 21  
    Insulation blocking ventilation at top of attic on south side.
     

    25) Repair/Replace, Comment - No access hatch was found for the peak attic. The inspector was unable to evaluate the attic, and it's excluded from this inspection. Recommend having a qualified contractor install access hatches as necessary and as per standard building practices to allow periodic evaluation of attic spaces.
    26) Repair/Replace - One or more attic vents are blocked by insulation and/or debris. This can reduce air flow through the attic, reduce the life of the roof surface because of high temperatures, and/or increase moisture levels in the attic. Repairs should be made as necessary, such as moving insulation or debris, so vents are unobstructed.

    Photo 20  
    Insulation in ventilation baffles at soffit in attic south side.
     

    27) Comment - Some attic areas were inaccessible due to small opening on north side. These areas are excluded from this inspection.

    Photo 19  
    Inaccessible attic opening in closet to north side (less than 12 inches).
     
     
    Electric service Return to table of contents
    Primary service type: Underground
    Primary service overload protection type: Circuit breakers
    Service amperage (amps): 100
    Service voltage (volts): 120/240
    Location of sub panels: North side for A/C
    Location of main disconnect: Breaker at top of main service panel
    Service entrance conductor material: Aluminum
    System ground: Ground rod(s) in soil
    Main disconnect rating (amps): 100
    Branch circuit wiring type: Copper
    Solid strand aluminum branch circuit wiring present: No
    Smoke detectors present: Yes
    28) Safety, Repair/Replace - Door bell transformer is inside the main service box setting on top of the main feed wire. A qualified electrician should evaluate and repair if necessary.

    Photo 18  
    Electrical service box with door bell transformer inside.
     
     
    Water heater Return to table of contents
    Estimated age: 16 yrs
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 40
    Manufacturer: A.O. Smith
    Model: M/N KGA 40 982 S/N MF89-0020110-982
    29) Safety, Repair/Replace, Evaluate - Improper exhaust flue is causing CO fumes to inter the living area of the home. Repair should be made qualified contractor

    Photo 15  
    Improper exhaust venting on water heater allowing CO fumes into living space.
     

    30) Safety, Repair/Replace - No drain line is installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.
    31) Major defect, Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
    32) Repair/Replace, Evaluate - Water stains were found below the water heater. This may be a sign that the water heater is failing. A qualified plumbing contractor should evaluate and replace or repair the water heater if necessary.
    33) Repair/Replace - The temperature-pressure relief valve is leaking. A qualified plumbing contractor should replace this valve.
     
    Heating and cooling Return to table of contents
    Estimated age: 18 yrs
    Primary heating system energy source: Natural gas
    Primary heat system type: Forced air
    Primary A/C energy source: Electric
    Distribution system:
    Manufacturer: Lennox
    Filter location: In return air duct below furnace Washable filter
    34) Major defect, Comment - The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
    35) Repair/Maintain, Evaluate - The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.
    36) Maintain - Air handler filter(s) are dirty and should be washed now. They should be checked monthly in the future and washed as necessary.
    37) Comment - The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
     
    Plumbing and laundry Return to table of contents
    Location of main water shut-off valve: In crawl space at pressure tank
    Water service: Private
    Supply pipe material: Copper
    Vent pipe material: Plastic
    Drain pipe material: Plastic
    Waste pipe material: Plastic
    38) Safety, Repair/Replace - The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

    Photo 22  
    Plastic dryer venting & water softener discharge that shows evidence of leaking in crawl space.
     

    39) Repair/Replace, Evaluate - Stains were found in one or more sections of drain and/or waste pipes. A qualified plumber should evaluate and repair if necessary.
    40) - Evidence of prior waste leak in crawl space. A qualified plumber should evaluate and repair as necessary.

    Photo 23  
    Evidence of waste leaking into crawl space.
     

    41) - Electrical outlet in the laundry room for the washer is ungrounded and loose. A qualified electrician should evaluate and repair as necessary.
     
    Crawl space Return to table of contents
    Inspection method: Traversed
    Insulation material underneath floor above: None visible
    Pier or support post material: Concrete
    Beam material: Solid wood, Laminated wood
    Floor structure above: Solid wood joists
    Vapor barrier present: Yes
    42) Repair/Replace, Evaluate, Monitor - Evidence of prior water intrusion was found in one or more sections of the crawl space. See photo in plumbing section. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, this appears to be from the waste plumbing. A qualified plumber should evaluate and make repairs as necessary.
     
    Kitchen Return to table of contents

    43) Safety, Repair/Replace, Evaluate - One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
    44) Safety, Repair/Replace - One or more electric receptacles are broken or damaged. This is a safety hazard due to the risk of fire and shock. A qualified electrician should replace them as necessary.

    Photo 14  
    Missing outlet cover in kitchen.
     

    45) Repair/Replace, Evaluate - The under-sink food disposal is inoperable. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
    46) Comment - One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
     
    Bathrooms Return to table of contents

    47) Safety, Repair/Replace, Evaluate - One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
    48) Repair/Replace, Evaluate - Caulk is missing or deteriorated along the base of one or more bathtubs, where flooring meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure. This area should be evaluated by qualified contractor to determine source of water.

    Photo 12  
    Flooring loose with water damage to sub floor in 2nd floor main bathroom.
     

    49) Repair/Replace, Evaluate - Main bathroom on 1st floor has water stains on ceiling. A qualified contractor should evaluate and make repairs as necessary.

    Photo 11  
    Water stains on ceiling 1st floor main bathroom.
     

    50) Repair/Replace, Evaluate - Main bathroom on 1st floor tub faucet does not divert water to shower head properly. A qualified plumber should evaluate and make repairs or replace as necessary.
     
    Interior rooms Return to table of contents

    51) Safety, Repair/Replace - Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.
    52) Safety, Repair/Replace - An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
    53) Safety, Minor defect - Cover plate(s) are broken at 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 replaced where necessary.

    Photo 13  
    Missing light switch cover bottom of stairs.
     

    54) Repair/Replace, Evaluate - Stains and elevated levels of moisture were found in one or more ceiling areas. The stain(s) appear to be due to roof leaks. A qualified contractor should evaluate and repair as necessary.
    55) Repair/Replace - Lock mechanisms on one or more windows are missing and/or damaged so that they are inoperable. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily.
    56) Repair/Replace - The weatherstrip around exterior patio door on the north is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
    57) Maintain - Carpeting in one or more rooms is soiled and/or stained. Recommend having carpeting professionally cleaned as necessary.
    58) Evaluate, Monitor - Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

    Photo 16  
    Water stains on laundry/HVAC/water heater room.
     
     

    Photo 17  
    Water stains around exhaust flu in laundry/HVAC/water heater room.
     

     
    Indiana License HI00500388