Smart Home Inspections

Website: http://www.reporthost.com/smarthome
Email: prninspector@gmail.com
Phone: (770) 310-7392
Inspector: Paul Nashke

    

Property Inspection Report
Client(s): First time home buyer 1
Property address: 666 Polybutylene Hollow
Pex Georgia 00000
Inspection date: This year
This report published on 5/26/2009 5:08:13 PM EDT

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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:
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 
MaintainRecommend ongoing maintenance 
MonitorRecommend monitoring in the future 
ServiceableItem or component is in servicable condition 
CommentFor your information 

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

Table of Contents
General Information
Grounds
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
 
General Information Return to table of contents
Time started: 9AM
Time finished: 2PM
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: No
Weather conditions: Clear
Temperature: Cold, Cool 36-51 DEGREES
Ground condition: Dry
Type of building: Single family
Age of building(s): 1985
Source for building age: Realtor, Inspector's estimate TOILETS DATED 1985
Occupied: No
Source for additions and modifications: Property listing
 
Grounds Return to table of contents
Site profile: Level, Minor slope, Moderate slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Condition of guardrails: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Appeared serviceable
Condition of handrails: Appeared serviceable
Exterior stair material: Wood
1) SUGGEST TO COAT BOTTOM OF TREE TO PROTECT IT

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Exterior / Foundation Return to table of contents
Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood fiber
Foundation type: Finished basement
Foundation material: Poured in place concrete
Footing material: Poured in place concrete
Pier or support post material: Wood, Steel
Beam material: Solid wood
Floor structure: Solid wood joists
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

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KITCHEN FLOOR NOT LEVEL

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BEDROOM TO THE RIGHT AT TOP OF STAIRS

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SAME BEDROOM INSIDE

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DOOR FRAME ONE INCH OUT OF LEVEL. FLOOR NOT LEVEL BY APPROXIMATELY ONE INCH

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MASTER BEDROOM DOOR FRAME NOT LEVEL BY APPROXIMATELY 1/2 INCH

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FLOOR NOT LEVEL, DOOR FRAME NOT SQUARE

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GUEST BATH DOOR FRAME NOT LEVEL

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GUEST BATH FLOOR NOT LEVEL AND DOOR FRAME NOT SQUARE.

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GUEST BATH FLOOR TILE IS CRACKED AND TILE GROUT IS LOOSE AND MISSING DUE TO UNLEVEL FLOOR

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THE POST AND SUPPORTING WALL IN THIS ARE IS NOT LEVEL AND IS APPROXIMATELY THE CENTER OF LOW SPOTS ABOVE

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LEFT SIDE OF FURNACE

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CRACK IN FOUNDATION BACK SIDE

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WATER STAINS ON FLOOR JOISTS IN THIS AREA

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WARPED FLOOR JOIST AT DECK END. NEW SCABBED JOIST NOT BLOCKED LEVEL

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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

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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.

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EXTEND DOWNSPOUT TO THE RIGHT SIDE. UNDERMINING AT LANDING OBSERVED.

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SLAB SETTLEMENT AT BACK DOOR.

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BASEMENT DOOR IS STICKING

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FLOOR AT BASEMENT DOOR IS NOT LEVEL

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SETTLEMENT. 1 TO 1 1/2 INCHES

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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.
6)   REPLACE TRIM ON CHIMNEY

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APPROXIMATELY 2 INCH HOLE IN CORNER

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RUST STAINS ON TRIM. INDICATING POSSIBLE CHIMNEY CAP DAMAGE. INACCESSIBLE.
 
Roof / Attic Return to table of contents
Condition of roof structure: Appeared serviceable
Roof type: Gable
Age of roof surface(s): 23 PLUS YEARS
Roof inspection method: Partially traversed, Viewed from eaves on ladder, Viewed from ground with binoculars
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
Ceiling structure: Trusses
Ceiling insulation material: Fiberglass loose fill
Roof ventilation: Appears serviceable
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

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ADD KICKOUT FLASHING FRONT SIDE ABOVE GARAGE

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ADD KICKOUT FLASHING AT BOTTOM RIGHT SIDE OF CHIMNEY

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MOSS GROWTH ON BACK SIDE

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50% STONES MISSING ON MOST SHINGLES

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FIBERGLASS MAT EXPOSED

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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

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9) WATER STAINS INDICATING CURRENT ROOF LEAKAGE

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LIVING ROOM ABOVE FIREPLACE

Photo 9  

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RIDGE VENT LEAKING

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LEFT SIDE BACK

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BACK SIDE, TWO TRUSSES FROM LEFT,

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BACK SIDE CENTER
 
Garage / Carport Return to table of contents
Type: Attached
Condition of garage: Appeared serviceable
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): Appeared serviceable
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists
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

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Electric Return to table of contents
Electric service condition: Appeared serviceable
Primary service type: Underground
Service voltage (volts): 120
Service amperage (amps): 150
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Not determined
Main disconnect rating (amps): 150
System ground: Ground rod(s) in soil
Location of main service panel #A: Basement
Branch circuit wiring type: Non-metallic sheathed
Condition of branch circuit wiring: Serviceable
Smoke detectors present: Yes
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

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Plumbing / Fuel Systems Return to table of contents
Condition of service and main line: Appeared serviceable
Location of main water meter: STREET
Location of main water shut: BASEMENT CEILING
Water service: Public. Pipe from the street to the house is copper. Inside plumbing is PEX, which was installed 8-2007 according to disclosure.
Condition of supply lines: Appeared serviceable
Supply pipe material: PEX
Waste pipe material: Plastic
Condition of fuel system: Appeared serviceable
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

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MASTER BATH DRAIN LINE NOT INSTALLED PROPERLY
PEX NOT SECURED PROPERLY

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MASTER SHOWER SET PEX NOT SECURED TO STUDS

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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

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Water Heater Return to table of contents
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Manufacturer: KENMORE
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
 
Heating Return to table of contents
Condition of heating system: Appeared serviceable
Location of heating system: Basement
Heating type: Forced air
Fuel type: Natural gas
Manufacturer: ICECO
Last service date: SERIAL# GH5D302F290701495 DATED 7-2007
Model: 80PS07EKR01
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
Location of air filters: At base of air handler
15) FLUE PIPE IS BENT AND RUSTED

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Cooling / Heat Pump Return to table of contents
Type: Split system
Estimated age: DATED 3-2007
Approximate tonnage: 3
Manufacturer: Ruud
Condition of distribution system: Appeared serviceable
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
Location of air filters: At base of air handler
: AIR CONDITIONER OPERATION INACCESSIBLE DUE TO OUT SIDE TEMP BELOW 60 DEGREES FOR 24 HOURS AS PER INDUSTRY TESTING STANDARDS
 
Fireplaces / Stoves / Chimneys Return to table of contents
Location #A: LIVING ROOM
Location #B: FAMILY ROOM
Fireplace type: Prefabricated
Stove type: Insert
Fuel type: Natural gas
Condition of chimneys: Appeared serviceable
Chimney type: Metal, with wood enclosure
 
Kitchen Return to table of contents
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: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
Condition of built: NA
16) DISHWASHER DOES NOT CYCLE PROPERLY. STAYED AT RINSE POSITION FOR ONE HOUR
Cost estimate: $ 200-500

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Bathrooms / Laundry / Sinks Return to table of contents
Location #A: POWDER ROOM
Location #B: MASTER
Location #C: GUEST BATH UPSTAIRS
Location #D: BASEMENT BATH
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: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Condition of laundry facilities: Appeared serviceable
17) BASEMENT TUB DRAIN LEAKS. DRAIN LINE HAS INSUFFICIENT PITCH. THIS IS IN A DIFFICULT SPOT. FLOOR SLAB MAY NEED TO BE MODIFIED.

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Interior Rooms / Areas Return to table of contents
Exterior door material: Wood
Condition of exterior entry doors: Appeared serviceable
Type of windows: Aluminum
Condition of windows: Appeared serviceable
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Laminate, Tile
 

Photo 43  
TOILET DATED NOV 1985
 

 
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