Smart Move Home Inspection LLC

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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:

	Safety	Poses a risk of injury or death
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Minor Defect	Correction likely involves only a minor expense
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	Comment	For your information

Structural Pest Inspection Concerns
Items of concern relating to the structural pest inspection are shown as follows:

	WDO/WDI Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	WDO/WDI Damage	Damage 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

1)   Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygenists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:

The Environmental Protection Association (http://www.epa.gov)

The Consumer Products Safety Commission (http://www.cpsc.gov)

The Center for Disease Control (http://www.cdc.gov)

Photo 1   Front south eastern side of house with driveway

Photo 2   Front south western side of house

Exterior

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Footing material: Not visible
Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Vertical wood, Brick veneer, Vinyl
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel

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2)   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

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3)   The driveway is sunk at the edge of the garage floor. This can either be leveled or replaced. The off set from the height of the garage floor to the driveway was 2 and 1/2 inches at the time of inspection.

Photo 3   Driveway sunk in front of garage

Photo 12   Over one quarter inch settlement at garage door and the driveway offset also noticed here

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4)   One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:

Hydraulic cement. Requires chiseling a channel in the crack to apply. See http://www.quickrete.com/catalog/HydraulicWater-StopCement.html for an example.

Resilient caulks (easy to apply). See http://www.quickrete.com/catalog/GrayConcreteRepair.html for an example.

Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.

Photo 18   Minor crack in the blocks at the air conditioner entrance pipes

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5)   Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.

Photo 5   One or more areas in need of caulking

Roof	Return to table of contents

Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 1-2 years New
Gutter & downspout material: Aluminum
Roof ventilation: Adequate

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6)   The siding on one or more exterior walls above lower roof sections is in contact with or has less than a one inch gap between it and the roof surface below. A gap of at least one inch is recommended so water isn't wicked up into the siding from the shingles below, and also to provide room for additional layers of roofing materials when the current roof surface fails. Recommend having a qualified contractor make repairs as necessary, such as trimming siding, so at least a one inch gap exists between the siding and the roofing below where necessary.

Photo 8   Siding to close to the roof of the garage

Garage

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7)   The pull-down attic stairs in the attached garage ceiling aren't fire-rated. This ceiling should have a one-hour fire rating to slow or prevent the spread of fire from the attached garage to attic spaces above the living areas. A qualified contractor should evaluate and make modifications to these stairs as necessary so they have a one hour fire rating. Other options include removing them or replacing them with commercially made, fire-rated stairs. Examples of possible solutions include:

Installing 5/8 inch Type X sheetrock on the lower surface of the stair door and eliminating gaps around the edges of the door.

Removing the stairs and installing a traditional hatch made with 5/8 inch Type X sheetrock.

Installing a Battic Door and installing sheetrock over it as described at their website.

Replacing these stairs with fire-rated stairs such as Calvert USA Fire resistant commercial aluminum folding attic stairs.

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8)   There is an area of the garage that does have a crack causing the corner of the garage door not to seal properly. At the time of inspection the gap was within a half inch.

Photo 12   Over one quarter inch settlement at garage door and the driveway offset also noticed here

Attic

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Inspection method: Partially traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Cellulose loose fill
Insulation depth: 6-8 inches
Insulation estimated R value: 25-30

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9)   One or more exhaust fans have no duct and terminate in the attic. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified contractor should install ducts and vent caps as necessary and as per standard building practices so exhaust air is vented outside. Better building practices call for R8 rated insulation on these ducts.

Photo 16   Main bath fan not connected or vented to outside

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10)   No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.

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11)   No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic.

Electric service

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Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: South side of basement
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Cold water supply pipes
Main disconnect rating (amps): 200GE
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes

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12)   One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.

Photo 22   Double taps on two breakers in main electrical panel

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13)   There are three bathroom circuits that are wired together on one circuit breaker. I could not determine if this was the original installation, however the bathrooms should each have their own circuit.

Photo 23   GFCI breaker controlling three bathroom circuits

Water heater

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Estimated age: 2006
Type: Tank
Energy source: Natural gas
Capacity (in gallons): Not visible
Manufacturer: Not Visible
Water temperature (degrees Fahrenheit): 127 degrees

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14)   There is no jumper (ground wire) across the hot and cold water pipes on the hot water tank, this could compromise continous grounding of the plumbing system.

Photo 17   No ground jumper on the hot and cold water pipes of the hot water tank

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15)   The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit http://www.tap-water-burn.com/

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16)   A permanently installed insulated jacket is installed on the water heater. It obscures the manufacturer's information label and most of the water heater. The inspector was unable to fully evaluate the water heater.

Heating and cooling

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Estimated age: 2008
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts
Manufacturer: Carrier
Filter location: In return air duct below furnace
Estimated age: 2008
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts
Manufacturer: Carrier
Filter location: In return air duct below furnace

Plumbing and laundry

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Water pressure (psi): 80 pounds tested at rear hose bib
Location of main water shut-off valve: South side of basement/ in cabinate
Location of main water meter: South side of basement/ in cabinate
Location of main fuel shut-off: Exterior at gas meter/ west side of house
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Cast iron
Drain pipe material: Cast iron
Waste pipe material: Not visible

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17)   Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:

Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.

Install appropriate filters at points of use.

Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.

Use bottled or distilled water.

Treat well water to make it less corrosive.

Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

For more information visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
http://www.epa.gov/safewater/lead/index.html

Fireplaces, woodstoves and chimneys

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Fireplace type: Masonry
Chimney type: Masonry

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18)   A significant amount of creosote (1/8 inch or more) is visible in the fireplace flue. A qualified chimney service contractor should inspect, clean, and repair if necessary now and annually in the future.

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19)   The damper control for the fireplace is loose and needs to be evaluated for minor repair.

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20)   There is a minor crack in the chimney crown ( or masonry cap) that should be sealed when practical.

Photo 7   Chimney crown or cap has minor crack

Photo 10   Minor cracks and loose mortar on furnace chimney

Basement

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Insulation material underneath floor above: None visible
Pier or support post material: Steel
Beam material: Solid wood
Floor structure above: Solid wood joists

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21)   There are a couple of cracks in the north rear wall of the basement that should be sealed. They seem to be the result of a shock that could have been created when the air conditioner was installed. The other crack may have also been during the addition of the sunroom.

Kitchen

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22)   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.

Bathrooms

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23)   One or more sinks are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.

Interior rooms

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24)   The light fixture at one or more sets of stairs with living spaces at both ends is controlled by a single switch at one end. This is a safety hazard due to inadequate lighting. The light should be controlled by three-way switches at the top and bottom of the stairs so it can be easily operated on both floors. A qualified electrician should evaluate and make repairs as necessary.

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25)   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

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26)   One or more entry doors have deadbolts installed with no handle, and require a key to open them from both sides. This can be a safety hazard in the event of a fire when the key is not available. The door cannot be used as an exit then, causing entrapment. Key-only deadbolts should be replaced with deadbolts that have a handle on the inside on entry doors in rooms with no other adequate egress nearby.

Photo 14   Key deadbolt on inside front entrance door

Photo 4   Soffits damaged above rear sliding door	Photo 6   Water pressure just under 80 pounds
Photo 9   Power vent visible here from garage roof	Photo 11   Corner of garage floor heaved and settled at door
Photo 13   All three bathrooms on the same circuit with a GFCI	Photo 15   Attic view of power vent and thermostat control operating
Photo 19   Corroded globe valve in basement with broken handle	Photo 20   Plastic vent pipe for dryer should be replaced with steel
Photo 21   Past leakage stains on the cast iron drain pipes in basement that were dry at the time of inspection	Photo 24   Unprotected bulb close to door entrance for back room in basement also close to shelving

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Thank You For Choosing Smart Move Home Inspection LLC.