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Spot-On Home Inspections

Website: http://www.spot-onhomeinspection.com
Email: mogolfjo41@gmail.com
Phone: (815) 269-6057
3449 S Becker Rd 
Elizabeth IL 61028-9752
Inspector: Donald O'Rourke
IL. license # 450.011414

 

Property Inspection Report

Client(s):  Pat & Mary O'Rourke
Property address:  530 Franklin St.
Galena IL
Inspection date:  Wednesday, March 29, 2017

This report published on Tuesday, April 04, 2017 3:16:58 PM CDT

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:
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 typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor 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
Basement
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows

View summary


General Information
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Report number: 00012-17
Time started: 9:00 AM
Time finished: 11:15 AM
Present during inspection: Client, Property owner, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Cloudy
Temperature during inspection: Cool
Inspection fee: Free
Payment method: None
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: Apprx. 35 yrs
Source for main building age: Property owner
Front of building faces: Northeast
Main entrance faces: Northeast
Occupied: No
www.spot=onhomeinspection.com:

1) The electrical service box is a Federal Pacific Stab-Loc panel and they have been found to fail in many homes causing fires.

2) Drive way concrete is cracked and is separating, leaving large fissures that could cause tripping.

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; swimming pools and related safety equipment, spas, hot tubs or saunas; 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; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Steep slope Behind the house.
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood, Concrete
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Concrete

3) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the driveway, For safety reasons, recommend that a qualified contractor repair as necessary.

4) One or more deck, patio and/or porch covers were damaged. Recommend that a qualified person repair or replace as necessary, and per standard building practices.

Some deterioration of wood on the front gable portion of front porch cover.
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Photo 4-1
 

5) Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.
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Photo 5-1
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Photo 5-2

6) One or more large tree stumps were close to the building exterior. Wood-destroying insects such as carpenter ants nest in such stumps and are more likely to infest the building as a result. Recommend that large tree stumps within a few feet of the building be removed by a qualified tree service contractor.
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Photo 6-1
 

Basement
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of floor substructure above: Not determined (inaccessible or obscured)
Pier or support post material: Not determined (inaccessible or obscured)
Beam material: Not determined (inaccessible or obscured)
Floor structure above: Not determined (inaccessible or obscured)
Condition of insulation underneath floor above: Not determined (inaccessible or obscured)

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: Viewed from ground
Condition of roof surface material: Appeared serviceable, Older 15-18 yrs.
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Hipped
Apparent number of layers of roof surface material: One
Condition of gutters, downspouts and extensions: Appeared serviceable

7) Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.

Minimum of 36" down spout extensions should be installed in order to keep water from foundation.
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Photo 7-1
Downspout extension of 36" or more should be installed.
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Photo 7-2

8)  
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Photo 8-1
 

9)   The roof is an older roof and even though is appears serviceable the
idea of budgeting for replacement within 5-8 yrs. is recommended.

Attic and Roof Structure
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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; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Viewed from hatch(es)
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Approximate attic insulation R value (may vary in areas): R-21
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Gable end vents, Mechanical vents with powered fan

10) The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.
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Photo 10-1
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Photo 10-2
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Photo 10-3
Bathroom exhaust vented to attic. It should vent to the outside.
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Photo 10-4

11) One or more attic access hatches or doors were not insulated, or had substandard insulation. Recommend installing insulation as necessary and per current standards at hatches or doors for better energy efficiency. For more information, visit:
http://www.reporthost.com/?ATTACC

12) The ceiling insulation in one or more areas of the attic was substandard. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).

Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Garage
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Solid core
Condition of garage vehicle door(s): Required repair, replacement and/or evaluation (see comments below)
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): No, Recomend Review from a garage door professional.
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: None visible

13) Appliances such as the water heater and/or furnace were subject to damage from vehicles because no protective barrier was installed in front of them. This is a potential safety hazard for fire and/or shock. A qualified contractor should install a barrier per standard building practices. For example, a steel post or specially made wood partition anchored in the concrete slab floor.
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Photo 13-1
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Photo 13-2
Furnaces are located behind water heater.

14) The water heater and/or furnace in the garage was installed so flames and/or sources of spark were less than 18 inches above the floor. This is a potential fire or explosion hazard. Such appliances should be installed so that open flames or sources of spark are located at least 18 inches above the floor. This minimizes the chance of explosion or fire from fuel vapors from vehicles or storage containers. A qualified person should repair per standard building practices. For example, by installing a platform if none exists or by repairing the existing platform if one does.

15) The auto-reverse mechanism on one or more automatic openers for garage vehicle doors was inoperable. This is a potential safety hazard. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.reporthost.com/?NRGD

16) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.

17)   There should not be any combustible liquids or solids stored near the furnace or water heater.

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: Required repair, replacement and/or evaluation (see comments below)
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil, Cold water supply pipes, Copper
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Garage
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: copper
Smoke alarms installed:
Carbon monoxide alarms installed: No, recommend install

18) Panel(s) #A were manufactured by the Federal Pacific Electric company and used "Stab-Lok" circuit breakers. There is significant evidence that both double and single pole versions of these circuit breakers fail by not tripping when they are supposed to. However, in 2011 the Consumer Products Safety Commission (CPSC) closed an investigation into this product because they did not have enough data to establish that the circuit breakers pose a serious risk of injury to consumers. Regardless, and due to other evidence of safety issues, recommend that a qualified electrician carefully evaluate all Federal Pacific panels and make repairs as necessary. Consider replacing Federal Pacific panels with modern panels that offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls). For more information, visit:
http://www.reporthost.com/?FP1
http://www.reporthost.com/?FP2
http://www.reporthost.com/?FP3
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Photo 18-1
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Photo 18-2
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Photo 18-3
 

19) One or more receptacles were scorched. The wiring for these receptacles may be damaged due to overheating. Recommend that a qualified electrician replace such receptacles, evaluate related wiring and repair if necessary.
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Photo 19-1
 

20) One or more electric receptacles at the kitchen, laundry area and/or exterior had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI

GFI outlets were not installed at either kitchen (upstairs,downstairs) also missing on the back porch.
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Photo 20-1
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Photo 20-2
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Photo 20-3
 

21) One or more circuit breakers in panel(s) #A 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
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Photo 21-1
Double tapping noticed.
 

22) 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.
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Photo 22-1
Garage.
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Photo 22-2
Attic.

23) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
http://www.reporthost.com/?SMKALRMLS

24) No permanently installed carbon monoxide alarms were found. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.reporthost.com/?COALRM

25) The legend for circuit breakers or fuses in panel(s) #A 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.
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Photo 25-1
 

26)   Exposed wiring dangling in garage. Crowded electrical box.
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Photo 26-1
Crowded electric panel.
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Photo 26-2
Low voltage telephone wires dangling in the garage.

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: Public
Location of main water shut-off: Garage
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Not determined (inaccessible, obscured, or water service off)
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Type of irrigation system supply source: Public
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter

27) Significant corrosion was found in 1 drain and/or waste pipes or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and repair as necessary.

some corrosion on drain found under sink in hallway bathroom upstairs, not actively leaking.
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Photo 27-1
Corroded P-trap will eventually leak.
 

28) A water softener system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Water softeners typically work by removing unwanted minerals (e.g. calcium, magnesium) from the water supply. They prevent build-up of scale inside water supply pipes, improve lathering while washing, and prevent spots on dishes. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit:
http://www.reporthost.com/?WTRSFT
http://www.reporthost.com/?HRDWTR
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Photo 28-1
 

29) The water supply to some plumbing system appeared to be shut off during the inspection and these were not fully evaluated. They are excluded from the inspection.
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Photo 29-1
Water meter located behind washer and dryer in garage.
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Photo 29-2

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.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Estimated age: 7 yrs
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Garage
Hot water temperature tested: No, Themostat set at 125 deg.
Water temperature (degrees Fahrenheit): Themostat set at 125 deg.
Condition of burners: Not determined (inaccessible, obscured, or gas service off)
Condition of venting system: Appeared serviceable

Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: 1 yr.
Source for last service date of primary heat source: Property owner
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 5 yrs
Location of forced air furnace: Garage
Forced air system capacity in BTUs or kilowatts: 80 K
Condition of furnace filters: Appeared serviceable
Condition of forced air ducts and registers: Not determined (inaccessible, obscured or system inoperable)
Type of combustion air supply: No dedicated source visible, uses room air
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location of heat pump or air conditioning unit: southwest
Type: Packaged unit, Date manufactured 2012
Condition of controls: Appeared serviceable

30) The furnace burner flame was . Various conditions can cause incorrect flames (not blue, noisy, floating) including incorrect drafting, dirty burner orifices and improper gas pressure. Recommend that a qualified heating contractor evaluate and repair as necessary.

There are two furnaces and they both appear serviceable, replaced 5 yrs ago.
Photo
Photo 30-1
Flame appears to be burning properly.
 

31) The gas or oil-fired forced air furnace appeared to have been serviced within the last year based on information provided to the inspector or labeling on the equipment. If this is true, then routine servicing is not needed at this point. However a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary annually in the future. For more information visit:
http://www.reporthost.com/?ANFURINSP

32) The last service date of the forced air heating/cooling system appeared to be within the last year based on information provided to the inspector or labeling on the equipment. If this is true, then routine servicing is not needed at this point. However a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary annually in the future.

33) Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).

34) The heat pump or air conditioner condensing unit was not fully evaluated because the the overcurrent protection device was turned off and/or tripped or missing. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that the inspector does not operate or replace overcurrent protection devices, or operate any controls other than normal controls (thermostat).

To cold for evaluation.

35) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
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Photo 35-1
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Photo 35-2
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Photo 35-3
A.C. Information tag
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Photo 35-4

Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of chimneys and flues: Appeared serviceable
Gas-fired flue type: Direct vent

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, Newer
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable, Operated OK
Condition of dishwasher: Appeared serviceable, Started and Canceled cycle
Condition of ranges, cooktops and/or ovens: Older, appear serviceable.
Range, cooktop, oven type: Electric, Operated all components, appear ok.
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable, Contents were cold/frozen, did not take temp.
Condition of built-in microwave oven: Appeared serviceable

36) The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
http://www.reporthost.com/?ATB

37) Dishwasher appears newer, started and canceled cycle.
Photo
Photo 37-1
 

38) The under-sink food disposal was operated and appears serviceable.
Photo
Photo 38-1
 

39) Stains were found in the shelving or cabinets below the sink. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary a qualified person evaluate and repair.

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: Full bath, second floor
Location #B: Full bath, second floor
Location #C: Full bath, first floor
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 bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable, Nick in the bottom surface of 1st floor shower.
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: with individual ducts
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

40) The toilet at location(s) #C and/or 1st floor was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

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
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable, Older windows single pane w/interior storm windows
Type(s) of windows: Metal, Single-pane, Single-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall or plaster
Ceiling type or covering: Drywall or plaster
Condition of flooring: Appeared serviceable
Flooring type or covering: Vinyl, linoleum or marmoleum, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable

41) One or more windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.

This refers to the interior storm type windows.
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Photo 41-1
No visible leaking at skylights.
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Photo 41-2
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Photo 41-3
Interior type storm window
 

42) Lock mechanisms on one or more windows were difficult to operate. This can pose a security risk. Recommend that a qualified person repair as necessary.

43) One or more exterior doors had minor damage and/or deterioration. Although serviceable, the client may wish to repair or replace such doors for appearances' sake.
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Photo 43-1
 

44) One or more hinged exterior doors had no deadbolt lock installed and relied solely on the entry lockset for security. Recommend installing locksets on exterior doors where missing for added security.

45) One or more rooms or hallways had ceilings that were too low. The lower bathroom shower stall, Standards vary for minimum ceiling heights, but generally they should be at least 7 feet high except in areas with sloped ceilings where at least half of the area should have 7 foot or higher ceilings. This may pose a safety hazard to tall people.

Thank you for your consideration of Spot-On Home Inspection.
Please feel free to contact me with any questions.
Joe O'Rourke.