Smart Home Inspections

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This report supplements verbal comments made during or after the inspection. Please feel free to call to discuss any concern. Thank you.

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
	Major Defect	Correction likely involves a significant expense
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Maintain	Recommend ongoing maintenance
	Monitor	Recommend monitoring in the future
	Serviceable	Item or component is in servicable condition
	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

1) SUGGEST TO COAT BOTTOM OF TREE TO PROTECT IT

Photo 11

2) FLOORS ARE NOT LEVEL IN BASEMENT, KITCHEN, AND 2ND FLOOR.
DOOR FRAMES ARE NOT LEVEL AND PLUMB.

FIXING THIS PROBLEM IS LIKELY TO CAUSE FINISH FLOOR AND WALL MATERIALS TO CRACK AND NEED REPAIR.

PROBLEM NEEDS TO BE CORRECTED FROM THE BASEMENT UP.

SEE DISCLOSURE FOR COMMENTS ON REPAIRS.
Cost estimate: $ 5000-10000

Photo 15   KITCHEN FLOOR NOT LEVEL	Photo 29   BEDROOM TO THE RIGHT AT TOP OF STAIRS
Photo 30	Photo 31   SAME BEDROOM INSIDE
Photo 32   DOOR FRAME ONE INCH OUT OF LEVEL. FLOOR NOT LEVEL BY APPROXIMATELY ONE INCH	Photo 33
Photo 37   MASTER BEDROOM DOOR FRAME NOT LEVEL BY APPROXIMATELY 1/2 INCH	Photo 38   FLOOR NOT LEVEL, DOOR FRAME NOT SQUARE
Photo 39	Photo 40   GUEST BATH DOOR FRAME NOT LEVEL
Photo 41	Photo 44
Photo 45   GUEST BATH FLOOR NOT LEVEL AND DOOR FRAME NOT SQUARE.	Photo 46   GUEST BATH FLOOR TILE IS CRACKED AND TILE GROUT IS LOOSE AND MISSING DUE TO UNLEVEL FLOOR
Photo 55   THE POST AND SUPPORTING WALL IN THIS ARE IS NOT LEVEL AND IS APPROXIMATELY THE CENTER OF LOW SPOTS ABOVE	Photo 56   LEFT SIDE OF FURNACE
Photo 60   CRACK IN FOUNDATION BACK SIDE	Photo 69   WATER STAINS ON FLOOR JOISTS IN THIS AREA
Photo 70	Photo 71   WARPED FLOOR JOIST AT DECK END. NEW SCABBED JOIST NOT BLOCKED LEVEL
Photo 72   WATER STAINS ON FLOOR SUBSTRUCTURE. ALSO WORKMANSHIP ON JOIST HANGER ATTACHMENTS SUB STANDARD. SEE DISCLOSURE COMMENTS ON STRUCTURAL ENGINEER. SUGGEST TO OBTAIN COPY OF THIS REPORT, AS SOME AREAS ARE NOW COVERED UP	Photo 73
Photo 74   LOOKING UP AT MAIN BEAM SHOWING WARPING.

3) MIS DIRECTED ROOF WATER AT THE DOWNSPOUT AT THE RIGHT FRONT SIDE OF GARAGE CAUSED THE GARAGE FLOOR (HAS BEEN REPLACED) TO SETTLE AND POSSIBLY TERMITE DAMAGE REPORTED ON DISCLOSURE. THIS NEEDS TO CORRECTED FOR THE LONG TERM.

CONCRETE SLABS ON THE BACK SIDE ARE DIRECTED TOWARDS THE STRUCTURE. POSSIBLE CAUSE OF BASEMENT FLOOR NOT BEING LEVEL.

SUPORTING STRUCTURE FOR 1ST AND SECOND FLOORS BUILT ON UNLEVEL BASEMENT FLOOR CAUSING THOSE FLOORS IN THE KITCHEN, UPSTAIRS BATH AND HALLWAY TO BE UNLEVEL
Cost estimate: $ 1000-1500 TO REMOVE AND REPOUR CONCRETE AND EXTEND

Photo 10   DOWNSPOUT TERMINATES AT LOW SPOT. SIDEWALK SLABS ARE HEAVED AND SETTLED. IN MY OPINION THIS AREA WAS THE CAUSE OF OTHER PROBLEMS. EXTEND DOWNSPOUT TO DRAIN TO THE SLOPE ON THE RIGHT SIDE.	Photo 14   EXTEND DOWNSPOUT TO THE RIGHT SIDE. UNDERMINING AT LANDING OBSERVED.
Photo 20	Photo 21
Photo 61   SLAB SETTLEMENT AT BACK DOOR.	Photo 62   BASEMENT DOOR IS STICKING
Photo 63   FLOOR AT BASEMENT DOOR IS NOT LEVEL	Photo 64   SETTLEMENT. 1 TO 1 1/2 INCHES
Photo 65

4) Many sections of the floor substructure were not fully evaluated due lack of access from . SECOND FLOOR SHEETROCK AND FIRST FLOOR CEILING TILES

5) Many basement sections were not evaluated due to lack of access from the following conditions: carpet and couldn't be fully evaluated.

Photo 13   APPROXIMATELY 2 INCH HOLE IN CORNER

Photo 24   RUST STAINS ON TRIM. INDICATING POSSIBLE CHIMNEY CAP DAMAGE. INACCESSIBLE.

7) Most sections of the composition shingle roof surfaces were at the end of or beyond their service life and need replacing now. The client should consult with a qualified roofing contractor to determine replacement options and costs.
Cost estimate: $ 7000-8000

Photo 5   EXCESSIVE STONE LOSS	Photo 6   REPLACE RIDGE VENT. BENT AND LEAKING
Photo 7   ADD KICKOUT FLASHING FRONT SIDE ABOVE GARAGE	Photo 12   ADD KICKOUT FLASHING AT BOTTOM RIGHT SIDE OF CHIMNEY
Photo 16   MOSS GROWTH ON BACK SIDE	Photo 18   50% STONES MISSING ON MOST SHINGLES
Photo 19   FIBERGLASS MAT EXPOSED	Photo 25

8) The attic access hatch over the attached garage was missing. Wall and ceiling surfaces in an attached garage should be fire rated for one hour to prevent or slow the spread of fire from the garage to interior living spaces. A hatch should be installed with a material that has a one hour fire rating, such as 5/8 inch Type X sheet rock. ACCESS HATCH WAS REPLACED WITH POWER VENT

Photo 17

9) WATER STAINS INDICATING CURRENT ROOF LEAKAGE

Photo 8   LIVING ROOM ABOVE FIREPLACE	Photo 9
Photo 47   RIDGE VENT LEAKING	Photo 48   LEFT SIDE BACK
Photo 49   BACK SIDE, TWO TRUSSES FROM LEFT,	Photo 50   BACK SIDE CENTER

10) The auto-reverse mechanism on the vehicle door opener needs adjustment. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html

Photo 26

Photo 27

11) Electric panel(s) at location #A were not opened and fully evaluated due to the following conditions: building structure blocking, paint or wallpaper would be damaged. Recommend that repairs, modifications and/or cleanup be performed as necessary so panels can be opened and fully evaluated. PANEL COVER SCREWS PAINTED OVER.

ALL BREAKER SPACES IN USE

Photo 57	Photo 58
Photo 59

12) THE USE OF PEX PLUMBING IS A MAJOR CONCERN TO ME. PEX IS AN APPROVED MATERIAL AT THIS TIME. SO WAS POLYBUTYLENE. UNDER LAB TESTING CONDITIONS, AND UNDER THE STRICT GUIDANCE OF THE MANUFACTURERS, THESE SYSTEMS WORKED. IN FIELD USE, POLYBUTYLENE USE BECAME PROHIBITED.

MOST PROBLEMS WITH POLY HAVE BEEN WITH THE CONNECTIONS. COPPER AND PVC PIPE IS SOLDERED OR CHEMICALLY BONDED, AND BY NATURE ARE MORE RELIABLE. POLYB AND PEX USE MECHANICAL CONNECTIONS. POLYBUTYLENE WENT THROUGH MANY TYPES OF CONNECTIONS FROM ACETAL PLASTIC INSERTS/ALUMINUM RINGS TO COPPER INSERTS/COPPER RINGS TO IMPROVE RELIABILITY. THE RINGS ARE CRIMPED OVER THE TUBING USING A LARGE TOOL THAT IS DIFFICULT TO USE IN TIGHT SPOTS. THE TOOL NEEDS TO STAY CALIBRATED. GOOD WORKMANSHIP IS ESSENTIAL IF THE TOOL IS IMPROPERLY USED, A DENT IS CREATED INSIDE THE TUBING, A WEAK SPOT THAT EVENTUALLY WILL LEAK. IT IS IMPOSSIBLE TO LOOK INSIDE THE PIPE AFTER IT IS CRIMPED AND PRESSURIZED.

SINCE PEX USES THE SAME INSERT/CLAMP MECHANICAL CONNECTION METHOD AS POLYBUTYLENE, WHICH HAS BEEN THE SUBJECT OF A CLASS ACTION LAW SUIT, AND PEX HAS THE ADDITIONAL CONCERN THAT A TUBING MANUFACTURER STATES THAT THEIR WARRANTY IS VOIDED IF THE TUBING IS EXPOSED TO DIRECT OR INDIRECT SUNLIGHT FOR MORE THAN 30 DAYS, I MUST, IN THE BEST INTERESTS OF MY CLIENTS, RECOMMEND THAT PEX AND POLYBUTYLENE BE REPLACED WITH COPPER OR CPVC SYSTEMS THAT HAVE BEEN RELIABLE FOR MORE THAN 40 YEARS.

IT HAS BEEN MY UNFORTUNATE EXPERIENCE TO SEE FIRST HAND THE HEART BREAKING DAMAGE TO STRUCTURE, FLOORS, CABINETS, ETC. FROM A POLYBUTYLENE PIPE LEAK. THIS HOME IS AN EXAMPLE.

POOR WORMANSHIP DETAILS WERE OBSERVED UNDER THE SINKS AND BEHIND THE SHOWERS.

MORE INFORMATION ON PEX PLUMBING IS AVAILABLE BELOW:

http://www.plumbingsupply.com/pex.html
Cost estimate: $ 7000-8000

Photo 28   LOOSE CONNECTION/NOT SECURE	Photo 34   PIPES NOT SECURED PROPERLY
Photo 35   MASTER BATH DRAIN LINE NOT INSTALLED PROPERLY PEX NOT SECURED PROPERLY	Photo 36   MASTER SHOWER SET PEX NOT SECURED TO STUDS
Photo 42   GUEST BATH PEX NOT SECURED PROPERLY

13) MAIN WATER CUTOFF IS IN CEILING IN BASEMENT ABOVE CHASE.

RECOMMEND TURNING OFF WHEN YOU LEAVE HOME FOR EXTENDED PERIODS

Photo 67

Photo 68

14) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future. SERIAL # 98243322
MADE IN 1998 10 PLUS YEARS OLD

15) FLUE PIPE IS BENT AND RUSTED

Photo 22

Photo 23

16) DISHWASHER DOES NOT CYCLE PROPERLY. STAYED AT RINSE POSITION FOR ONE HOUR
Cost estimate: $ 200-500

Photo 66

17) BASEMENT TUB DRAIN LEAKS. DRAIN LINE HAS INSUFFICIENT PITCH. THIS IS IN A DIFFICULT SPOT. FLOOR SLAB MAY NEED TO BE MODIFIED.

Photo 51	Photo 52
Photo 53	Photo 54

Photo 43   TOILET DATED NOV 1985