Smart Home Inspections

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

2) Exterior / Foundation: - 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
3) Exterior / Foundation: - 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
7) Roof / Attic: - 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
8) Roof / Attic: - 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
9) Roof / Attic: - WATER STAINS INDICATING CURRENT ROOF LEAKAGE
10) Garage / Carport: - 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
11) Electric: - 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
12) Plumbing / Fuel Systems: - 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
15) Heating: - FLUE PIPE IS BENT AND RUSTED
16) Kitchen: - DISHWASHER DOES NOT CYCLE PROPERLY. STAYED AT RINSE POSITION FOR ONE HOUR
Cost estimate: $200-500
17) Bathrooms / Laundry / Sinks: - BASEMENT TUB DRAIN LEAKS. DRAIN LINE HAS INSUFFICIENT PITCH. THIS IS IN A DIFFICULT SPOT. FLOOR SLAB MAY NEED TO BE MODIFIED.