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Rose & Thorn Home Inspection

Website: http://Rthinspection.com
Email: Rthinspection@gmail.com
Inspector's email: Rthinspection@gmail.com
Phone: (708) 278-8592
Inspector's phone: (708) 278-8592
PO Box 224286 
Christiansted, VI 00822
Inspector: Hilary Rose

Property Inspection Report

Client(s):  John Smith sample report
Property address:  1234 Main street,St. Croix
Inspection date:  Friday, January 01, 2016

This report published on Thursday, August 11, 2016 8:31:42 PM ADT

Pictures have been removed, and some information edited. This is a sample report and may contain different sections you would see on your report. With the clients approval, this report and summary can be emailed to their agent, and/or their attorney.
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:
Concern typeSafetyPoses a safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information
Concern typeInfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, 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
Grounds
Exterior and Foundation
Roof
Electric
Plumbing / Fuel Systems
Water Heater
Cistern
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Wood Destroying Organism Findings
Swimming Pool


General Information
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Report number: sample report
Time started: 8.35
Time finished: 13.15
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Hot, 87'f
Inspection fee: 000
Payment method: Check, Cash
Type of building: Single family
Buildings inspected: One house, One additional dwelling unit
Age of main building: 45 estimated
Source for main building age: Inspector's estimate
Front of building faces: East
Main entrance faces: East
Occupied: Yes, Furniture or stored items were present

1) Water heater not fully evaluated, the unit is not connected to the power.

Grounds
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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; 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.
Site profile: Moderate slope
Condition of driveway: Appeared serviceable
Driveway material: Unpaved, dirt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Paving stones
Condition of decks, porches and/or balconies: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Tile
Exterior stair material: Masonry

2) One or more sets of stairs were unstable and/or wobbly. A qualified contractor should repair as necessary. For example, by installing additional bracing or supports.
Photo
Photo 2-1
Step over this to get to the home. The pavers are loose
Photo
Photo 2-2
Loose
Photo
Photo 2-3
Rocking pavers
 

3) This property was accessed by a driveway or private road shared with nearby properties. Shared driveways or private roads are excluded from this inspection. Comments in this report related to them are made as a courtesy only and are not meant to be a substitute for a evaluation by a specialist if repairs are needed. Recommend that the client review the recorded agreements regarding the driveway, the deeds of the property owners involved, and easements permitting access to, use of, and maintenance of the driveway. Picture removed.

4) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
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Photo 4-1
Driveway coming from gate
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Photo 4-2
Driveway and parking

5)   Various areas had uneven pavers, this may be a concern for trip hazards. Recommend leveling as required by a qualified contractor.
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Photo 5-1
Pathway from parking to kitchen entrance
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Photo 5-2
Footpath
Photo
Photo 5-3
Uneven pavers
 

Exterior and Foundation
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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.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Poured concrete
Wall covering: Stone or faux stone veneer

6) Areas of damaged wood on roofing trim. Recommend repair and replace by a qualified contractor.
Photo
Photo 6-1
Gap in wood trim on roof
Photo
Photo 6-2
Wood rot up roof North side above kitchen
Photo
Photo 6-3
Wood rot up roof North side above kitchen
 

7) Bad repair on the exterior door leading from the guest room. Recommend repair by a qualified contractor.
Photo
Photo 7-1
Wood rot, door on guest room
 

8) A crack in the wall around the pool equipment. Recommend repair by a qualified contractor.
Photo
Photo 8-1
Crack in pool equipment wall
 

9) 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. This is a conducive condition for wood-destroying organisms. 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
Photo 9-1
Hurricane room
Photo
Photo 9-2
Trees on roof
Photo
Photo 9-3
Foliage on roof of the guest room
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Photo 9-4
Foliage on roof
Photo
Photo 9-5
Foliage on roof
 

10) Pictures of patio and retaining wall
Photo
Photo 10-1
Retaining wall
Photo
Photo 10-2
Front patio
Photo
Photo 10-3
Steps on front patio
 

11) Vents, keep clean to aid air flow into the eave spaces.
Photo
Photo 11-1
Eave vent
 

12) Keeping debris out of the gaps between the storm shutters and windows will help maintain the window and surrounding wood work.
Photo
Photo 12-1
A little debris
 

Roof
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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. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). 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 perform adequately or are leak-free.
Roof inspection method: Traversed, Viewed from eaves on ladder
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Metal panel
Roof type: Gable, Flat or low slope.
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable, Limited evaluation due to little or no rainfall during and prior to the inspection

13) Substandard repairs were found at one or more locations on the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair per standard building practices.
Photo
Photo 13-1
Wood rot above blocked gutter.
Photo
Photo 13-2
Loose and damaged above blocked gutter
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Photo 13-3
Patch on roof
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Photo 13-4
Roof patch different angle
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Photo 13-5
Patch
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Photo 13-6
Loose patch
Photo
Photo 13-7
Roof patch
Photo
Photo 13-8
Roof patch, I can feel the rust under this.
Photo
Photo 13-9
More sub-standard repair patches.
 

14) Metal tape has been used Flashing around sky lights. Recommend further inspection and repair by a qualified contractor.
Photo
Photo 14-1
Metal tape used as flashing around skylights
Photo
Photo 14-2
Metal tape used as flashing around skylights
Photo
Photo 14-3
Metal tape used as flashing around skylight
 

15) One or more metal roof panels were corroded. Leaks may occur as a result. Recommend that a qualified person repair as necessary.
Photo
Photo 15-1
Patched roof. Rusty under patch.
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Photo 15-2
Roof line
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Photo 15-3
More patches
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Photo 15-4
Rust spot

16) Glass in one or more skylights was cracked, broken and/or missing. Recommend that a qualified contractor replace glass as necessary.
Photo
Photo 16-1
Hurricane room skylight. Note glass in cracked
 

17) The hurricane room roof coating appears to near the end of it's life. Recommend recoating with an appropriate roof system by a qualified contractor.
Photo
Photo 17-1
Hurricane room, roof coating questionable
 

18) Views of the roof. Please note some of the caulk will need replacing by a qualified contractor.
Photo
Photo 18-1
Various patches
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Photo 18-2
Roof view
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Photo 18-3
Roof view
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Photo 18-4
Roof view
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Photo 18-5
View of wood trim
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Photo 18-6
Roof view, minor repairs on the edge
Photo
Photo 18-7
It appears the glazing compound may need replacing soon
Photo
Photo 18-8
Caulking failing.
Photo
Photo 18-9
Skylight.
 

19) Gutter does not have correct support. Recommend installation of correct support
Photo
Photo 19-1
Gutter needs correct support
 

20) Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
Photo
Photo 20-1
Blocked downspout
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Photo 20-2
Blocked downspout
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Photo 20-3
Blocked gutter guest room
Photo
Photo 20-4
Blocked gutter downspout, guest room
Photo
Photo 20-5
Blocked gutter
Photo
Photo 20-6
gutter overflowing, stains on patio

21)   The gutter from the roof from the flat roof room does not run into the cistern. It drains out into the yard.
Photo
Photo 21-1
Gutter downspout from flat roof area
 

Electric
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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 alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms 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: Not determined (components inaccessible or obscured) Unable to view WAPA meter.
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): Not determined
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Laundry room
Location of main service panel #B: Utility room
Location of sub-panel #C: Hurricane room
Location of sub-panel #D: Building exterior, pool area
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Copper
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: No, recommend install

22) One or more ground fault circuit interrupter (GFCI) devices protecting receptacles at the 3/4 bath, full bath and/or laundry area wouldn't trip with a test instrument. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.

Apartment 2nd bath
Photo
Photo 22-1
This GFI will not trip
 

23) One or more electric receptacles at the family room, dining room and/or living room had no visible arc fault circuit interrupter (AFCI) protection, or the inspector was unable to determine if AFCI protection was present. This is a potential safety hazard. Recommend that a qualified electrician evaluate and install AFCI protection if necessary and per standard building practices. General guidelines for AFCI-protected receptacles include the following locations:
  • Bedrooms (since 1999)
  • Kitchens, laundry areas, family rooms, dining rooms, living rooms, parlors, libraries, dens and recreation rooms, sunrooms, closets and hallways (since 2014)
For more information, visit:
http://www.reporthost.com/?AFCI

24) The electric service was configured so that too many hand movements were necessary to turn off all power for the service. Six or fewer circuit breakers should be required to turn off all power to a residence. This is a potential safety hazard during an emergency when the power needs to be turned off quickly. Recommend that a qualified electrician repair per standard building practices.
Photo
Photo 24-1
inside main electrical panel
 

25) One circuit breaker in panel #C were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?DBLTAP
Photo
Photo 25-1
One double tap
 

26) Neutral and equipment ground wires were bonded (connected) at sub-panel(s) # C and B. This should only occur in the main service panel, not sub-panels, and is a shock hazard. Neutral wires should be attached to a "floating" neutral bar not bonded to the panel, and grounding wires should be attached to a separate grounding bar bonded to the sub-panel. Recommend that a qualified electrician repair per standard building practices. For more information, visit:
http://www.reporthost.com/?SUBGRND
Photo
Photo 26-1
Subpanel in hurricane room. No front cover
Photo
Photo 26-2
Inside sub panel. Note ground and common on same bus bar
Photo
Photo 26-3
Ground and common on same bus
Photo
Photo 26-4
again, ground on common bus.

27) One or more receptacles were broken or damaged. This is a potential shock or fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.
Photo
Photo 27-1
Broken outlet
 

28) One or more electric receptacles and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
Photo
Photo 28-1
Master bed, outlet loose
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Photo 28-2
Loose, kitchen

29) One or more boxes installed outside were not rated for exterior use. This is a potential shock and fire hazard. Recommend that a qualified electrician repair per standard building practices.
Photo
Photo 29-1
Pool equipment receptacle, not outdoor rated.
Photo
Photo 29-2
GFI outside, should be an outdoor box/receptacle. North side, around by kitchen
Photo
Photo 29-3
Pool pump plug in. Not exterior rated
Photo
Photo 29-4
Correct box and receptacles, exposed timer and extension.

30) Receptacle above sink next to refrigerator is not a GFI. Recommend replacement with a GFI unit by a qualified contractor.
Photo
Photo 30-1
No GFI, kitchen by refridgerator
 

31) One or more slots where circuit breakers are normally installed were open in panel(s) #B. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.
Photo
Photo 31-1
sub panel to the left of the main panel. Missing blank covers.
 

32) One or more knockouts were missing from panel(s) #A. Holes in panels are a potential fire hazard if a malfunction ever occurs inside the panel. Rodents can also enter panels through holes. Recommend that a qualified person install knockout covers where missing and per standard building practices.
Photo
Photo 32-1
open knock out
Photo
Photo 32-2
open knock outs

33) One or more cover plates for switches, receptacles 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
Photo 33-1
Apartment, no GFI outlet.
Photo
Photo 33-2
Switches set back a little far, they all work.

34) Master bathroom, no FGI, recommend replacement with GFI receptacle.
Photo
Photo 34-1
No GFI, master bath
 

35) The legend for circuit breakers or fuses in panel(s) #A, B and C was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
Photo
Photo 35-1
no legend in main electrical panel
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Photo 35-2
Subpanel in hurricane room. No front cover
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Photo 35-3
No legend in sub panel
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Photo 35-4
Pool subpanel

36) A few comments on electrical items. Recommend evaluation and repair as needed by a licensed electrician.
Photo
Photo 36-1
Hanging wires in outdoor shower
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Photo 36-2
Open, disused electrical box (apartment by pool)
Photo
Photo 36-3
wrong screws in main electrical panel front cover
Photo
Photo 36-4
No power in top outlet, may be switched, unsure.
Photo
Photo 36-5
Main electrical panel
Photo
Photo 36-6
Water can damage this

37) One switch in the apartment was taped so that it is inoperable. Consult with the property owner regarding this. If necessary, recommend that a qualified electrician repair.

38) Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
Photo
Photo 38-1
Light bulb out. Master bathb
Photo
Photo 38-2
Bulb out, apartment bath

39) Correct outdoor electrical box and receptacle.
Photo
Photo 39-1
Outdoor receptacle, with GFI.
 

40) Fans and lights working.
Photo
Photo 40-1
Spinning fan in guest room
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Photo 40-2
Lights work
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Photo 40-3
Fan works, master bed
Photo
Photo 40-4
Fan works
Photo
Photo 40-5
Fan works
 

41)   WAPA meter, power lines through trees.
Photo
Photo 41-1
WAPA meter
Photo
Photo 41-2
Tree around power lines

42)   In the kitchen various receptacles are not GFI protected. Recommend replacement with GFI protected receptacles.
Photo
Photo 42-1
No GFI, kitchen
Photo
Photo 42-2
No GFI
Photo
Photo 42-3
No GFI
 

Plumbing / Fuel Systems
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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
Water service: Cistern
Location of main water shut-off: Building exterior
Condition of supply lines: Appeared serviceable
Supply pipe material: CPVC plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Cast iron
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Cistern pump installed: Yes
Condition of cistern pump: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below), Signs of leaking
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground, propane tank, in yard
Location of main fuel shut-off valve: At propane tank

43) Waste line to septic system is :
1, exposed to UV light, and possible damage
2, It is NOT connected to the septic system
3, Water was seen leaking out of this joint.

Recommend repair by a qualified contractor as soon as possible. The leak will pass human waste into the garden.
Photo
Photo 43-1
Sewer line line exposed.
Photo
Photo 43-2
sewer line from home not connected to the septic system correctley
Photo
Photo 43-3
Water could be seen leaking out of this sewer line
 

44) Water pressure was below 40 pounds per square inch (PSI), but the flow appeared to be adequate. 40-80 PSI is considered the normal range for water pressure in a home. The inspector performed a "functional flow test" during the inspection, where multiple fixtures were run simultaneously and checked for significantly decreased flow. For example, the shower flow did not decrease significantly when the toilet was flushed. However, this is not a guarantee that the client will find the pressure and flow to be adequate. If the client does find the flow to be inadequate, they should have a qualified plumber evaluate and repair as necessary. Installing a pressure-boosting system is one possible solution. For information on these systems, visit:
http://www.reporthost.com/?LPRESSURE

45) This home has propane powered generator. The gas lines did not leak at the time of inspection, however, the gas line in places is not protected. For safety reasons I recommend adding protection to these propane lines.
Photo
Photo 45-1
unprotected copper gas line, it is bent.
Photo
Photo 45-2
gas line to generator

46) One plumbing vent pipe damaged on the roof. Recommend that a qualified person repair per standard building practices. For example, by extending pipe(s) to terminate at least 6 inches above the roof surface.
Photo
Photo 46-1
Broken plumbing vent
 

47)   Water supply lines are out of the ground. They suffer damage being exposed.
Photo
Photo 47-1
Water line from cistern to home
Photo
Photo 47-2
Water line from cistern to home

Water Heater
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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.
Type: Tank
Energy source: Electricity
Capacity (in gallons): 20
Temperature-pressure relief valve installed: No
Location of water heater: Laundry room, Rudd. 1193826808
Hot water temperature tested: No

48) The water heater was not plugged. The water heater was not fully evaluated because of this. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the water heater is operable. Note that per the standards of practice for various professional home inspection organizations, the inspector does not operate shut-off valves, pilot lights or over-current protection devices, or any controls other than "normal controls."
Photo
Photo 48-1
water heater not pluged in
 

49) The estimated useful life for most water heaters is 8-12 years. This water heater appeared 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, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
Photo
Photo 49-1
water heater
 

Cistern
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Cistern cover: No key was found during the time of inspection.

50) Cistern over flows. One has screen, the other needs a screen. Recommend installation of a screen as soon as possible. This step will prevent possible contamination of the cistern
Photo
Photo 50-1
cistern overflow, needs screen
Photo
Photo 50-2
other cistern overflow, has screen

51)   Cisterns are contained water supplies for homes without access to a public water source. Homes with cisterns usually collect water from the roof or purchase water from a water hauler. Unfortunately due to the very nature of cisterns (and wells) they cab become a breeding round for bacteria and collectors of unwanted contamination. For this reason it is highly recommend that cisterns (and wells) be properly maintained and inspected on a regular basis.

52)   Cistern water pump leaks, and the pressure gauge appears not to work correctly. Recommend repair and replacement by a qualified contractor.
Photo
Photo 52-1
water pump leaking at pump seal
Photo
Photo 52-2
Not showing pressure while pump running
Photo
Photo 52-3
pump off, we have pressure
Photo
Photo 52-4
water around pressure tank
Photo
Photo 52-5
Pressure gauge, not working correctly
Photo
Photo 52-6
Water shut off

53)   Cistern covers, and key-way.
Photo
Photo 53-1
Cistern key way
Photo
Photo 53-2
Cistern lids

Kitchen
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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 dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable

54) The exhaust fan over the range recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles not being installed, or problems with duct work. 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. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.

55) An open old drain connection under the kitchen sink. This may require closing and capping off. Recommend further investigation and repair as required.
Photo
Photo 55-1
old drain in kitchen under sink. May need to be capped.
 

56) The clearance between the stove top and the base of the exhaust hood above was too low. While the recommended height varies per the hood manufacturer, standards usually call for a minimum of 24 inches of clearance. A low hood height can restrict visibility of the stove top. Recommend that a qualified contractor repair per standard building practices.

Bathrooms, Laundry and Sinks
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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: Master bath
Location #B: 3/4 bath, Cat room
Location #C: 3/4 bath, Apartment 1
Location #D: 3/4 bath, Apartment 2
Location #E: Laundry room/area
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
Condition of bathtubs and related plumbing: Appeared serviceable
Bathroom and laundry ventilation type: Windows
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes

57) The bathroom with a shower or bathtub at location(s) #B, C and D 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.
Apartment fan bathroom #2, , fan not working
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Photo 57-1
Bath exhaust fan in apartment bath #2, not working
 

58) A hole in the laundry room wall. Recommend repair by a qualified contractor.
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Hole in wall in laundry room
 

59) Most of the toilets have rusty anchors. They may hold, but they may fail. Recommend replacement by a qualified contractor.
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rusted toilet lugs, master
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rusted toilet lugs, guest room
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rusted toilet lugs
 

60) The sink at location(s) #A Master bath, left hand sink, drained slowly. And it leaked under the sink. The master bath tub drained slowly.
The right hand sink, master bath, the sink plug did not operate.
Missing an aerator in the master bath sink
Recommend clearing drain and/or having a qualified plumber repair if necessary.
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Photo 60-1
Left hand sink, master bath, drain not working
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Active leak, left hand master bath
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Active Leak.
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Master bath tub, very slow drain
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right hand sink master bath
 

61) The clothes dryer exhaust duct was incomplete outside, no vent cover was attached. For more information, visit:
http://www.reporthost.com/?DRYER
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Photo 61-1
Dryer vent, no screen
 

62) Missing an aerator on one of the master bathroom sinks.
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No aerator, right hand sink master bath
 

63) Under sinks all look good. Guest room shower drains well.
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Under kitchen sink
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under sink by refrigerator
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No leaks
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No leaks
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Guest room shower, all good
 

Interior, Doors and Windows
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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; 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
Exterior door material: Metal, Glass panel
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Wood, Jalousie
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall or plaster
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Tile, Concrete

64) Crank handles at some windows were Hard to move. Recommend that a qualified person replace handles or make repairs as necessary.
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Photo 64-1
hard to crank
 

65) A few windows had damaged screens, and one door with a missing lass panel. Recommend replace and repair.
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Photo 65-1
Damaged screen, hurricane room door
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Missing glass pane in guest room door.
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damaged screen in kitchen
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damaged screen in kitchen

66) The interior of the hurricane room shows signs of moisture intrusion. Recommend further investigation by a qualified contractor.
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Moisture inside hurricane room
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Moisture inside hurricane room
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Moisture inside hurricane room
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Moisture inside hurricane room

67) A wall crack in the master bedroom ,and one in the living room. No moisture present at the time of inspection,.
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Photo 67-1
Crack in living room wall, no moisture present at time of inspection.
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Photo 67-2
Crack in wall, master suite

Wood Destroying Organism Findings
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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: Yes
Visible evidence of damage by wood-destroying insects: No
Visible evidence of damage by wood decay fungi: No

68) Infestation Evidence of active infestation of wood wasps was found at location(s) #A in the form of live insects with . Recommend the following:
  • Correct any conducive conditions for wood-destroying organisms mentioned in this report.
  • Consult with the property owner about any history of infestation.
  • Have a state-licensed pest control operator evaluate further and treat as necessary.

Swimming Pool
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Limitations: The following items are not included in this inspection: swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolate light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, remove pool covers, nor determine if swimming pool bodies, filters or skimmers leak, nor determine if swimming pool bodies are level.
Water level: Full
Condition of fences and gates: None
Condition of body: Appeared serviceable
Body type: Below ground ~
Body material: Fiberglass ~
Condition of deck: Appeared serviceable
Deck material: Tile
Condition of coping: Appeared serviceable
Coping material: Tile
Condition of pumps, lines and valves: Appeared serviceable
Water is refilled through: Valve
Types of pumps installed: Circulation
Line material: PVC
Condition of filter and related equipment: Appeared serviceable
Filter type: Not determined
Condition of skimmers: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below), Caulk around inside of skimmer
Condition of electrical equipment: Appeared serviceable
Type of wiring: Liquid Tite Flex, PVC

69) Some receptacle boxes were Not exterior rated. This is a potential safety hazard for shock or fire. A qualified person should evaluate and repair as necessary.
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Photo 69-1
Pool equipment receptacle, not outdoor rated.
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Photo 69-2
Pool pump plug in. Not exterior rated

70) No switch was found for one or more underwater lights. As a result, the light(s) were not fully evaluated. A missing switch may indicate that a circuit breaker is being used for an on/off switch. This is substandard and poses a safety hazard due to the risk of shock. Efforts should be made (consult with property owner, have electrician evaluate, etc.) to determine if underwater lights are controlled by switches. If they're not, then a qualified electrician should install switches as per standard building practices.

71) The tile in some sections of the coping was loose. A qualified person should repair as necessary.
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Photo 71-1
missing tile around pool
 

72) The pressure gauge on the pool filer does not appear to be working. Recommend replacement.
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Photo 72-1
Pressure gauge not working.
 

73) Pool pump
Filter
Ozone generator
Back flush line
Quikclean system
Treatment system

And, skimmer. The skimmer may require caulking/sealing around the top of the skimmer fitting. recommend repair by a qualified contractor.
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caulk damaged pool skimmer
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Pool pump
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Ionizer
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Back flush valve and drain line
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