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Property Inspection Report |
| Client(s): |
Sample Report |
| Property address: |
000 NC Highway 491
Eastern, NC 00000 |
| Inspection date: |
2/17/2011 |
This report published on Tuesday, March 01, 2011 9:59:07 AM EST
View summary page
This report is the exclusive property of Surety Inspection Service and the client(s) listed in the report title. As specified in the contract between the parties, Anywhere Realty Company is also to be provided a copy of this report. Use of this report by any unauthorized persons is prohibited.
This is not a code compliance inspection. The inspection is a visual inspection of the conditions at the time of the inspection. The inspector will refer you to a qualified professional to make specific evaluations and repairs indicated by this visual inspection.
Product recalls are not part of this inspection; however, when we are aware of a recall we will enter a comment in this report. We make no representations as to the accuracy or thoroughness of recall information provided herein. For more on recalls, you can research the Consumer Product Safety Commission at www.cpsc.gov.
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 only involves a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
 | Infestation | Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) |
 | Damage | Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) |
 | 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
Age Disclaimer: Older structures, such as this one, have been constructed, remodeled, updated and maintained using a variety of methods, by workers whose skills varied and under building codes that changed over time. In general, we know more now than previously about construction techniques and materials, as to their strength, durability and safety. Older homes are rarely up to today's building code standards; yet, they continue to serve their useful function of providing reliable housing. The inspector is obligated to form judgments consistent with current knowledge and to err on the side of caution in preparing this report. If any language in this report causes you concern, please contact the inspector for personal consultation.
NC Legal: This summary is not the entire report. The complete report may include additional information or interest or concern to you. It is strongly recommended that you promptly read the complete report. For information regarding the negotiability of any item in this report under the Real Estate Purchase Contract, contact your North Carolina real estate agent or an attorney. This statement is required by North Carolina General Statute 143-151.58 (a1).
1)
FRONT PORCH FLOOR - The concrete floor of the front porch is collapsing, probably because moisture under the floor has rusted the supports to the point of failure. See the photos of this condition. A qualified professional should repair the floor.
2)
ELECTRIC - There has been a knowledgeable electrician working in the home fairly recently; however, in the attic there is electric wire running above the ceiling joists all across the attic space. There is a mix of modern and old wiring. The old wiring, in particular, is vulnerable to damage in those places where it lies across a joist. In addition to the electric wires, there are low voltage and cable wires running like clothes lines. A qualified electrician should assess this condition and make remedial repairs as needed.
Photo 13
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Photo 14
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Photo 15
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Photo 20
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Photo 22
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3)
MOISTURE - The lot drains from front to back. There is nothing to obstruct the flow of water to the crawl space. At least one vent panel lies partially below ground level. A visual inspection under the house, from vent openings, revealed no standing water, but the ground was excessively moist. There appeared to be no damage to the floor system, although the inspection was limited to a perimeter inspection through the foundation vents.
The excessive moisture is manifesting itself on the walls inside the house, where a moisture meter reading ranged from 1.0 to 1.9. Rubbing the surface of the plaster walls left the inspector's hand wet. A normal moisture range is a reading of less than 0.5. In those areas of the home with vinyl tile, the floor was slippery with moisture. The wall moisture reading diminished from front to rear, but reached normal levels in only a few places.
This problem can probably be fully remedied by changing the runoff water flow, to be sure it goes around the house, using either berms or swales. Adding extensions to the downspouts and adjusting the vapor barrier to fully cover the crawl space floor will also help.
This is a potentially big problem with a low cost solution.
Report number: 11-002
Time started: 10:40 AM
Time finished: 2:00 PM
Inspector: Jim Sullins
Client present for discussion at end of inspection: No
Weather conditions: Clear
Temperature: Cool
Ground condition: Damp
Inspection fee: 375.00
Payment method: Invoiced
Type of building: Single family
Buildings inspected: There are several out buildings that were excluded from the inspection.
Age of building(s): 75
Source for building age: Inspector's estimate
Front of building faces: North
Main entrance faces: North
Occupied: No
Property owner's name: John and Jane Homebuyer
4)
Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. No such materials were observed.
Both lead and asbestos are known health hazards, although these materials when encapsulated and undisturbed pose no risk. Evaluating for the presence of lead and/or asbestos is not included in this inspection.
5)
Propane was not available during the inspection. The tank is empty. As a result, the forced air furnace and gas supply lines weren't fully evaluated. The inspector was unable to test for gas leaks.
Photo 4
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Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
The following items are excluded from this inspection: Outbuildings, fences and gates, sheds.
Site profile: Minor slope downward from north to south.
Condition of driveway: Appeared serviceable
Driveway material: Gravel
Condition of deck, patio and/or porch covers: Required repairs, replacement and/or evaluation. Rust is appearing on all the ornate metal posts of the porches and carport. Brushing and painting are needed. There are also areas where the brick supporting the posts have come loose and need to be re-secured.
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation. There are cracks in the kitchen porch, caused by settlement due to excessive moisture penetration below the porch. The steel lintels at the vents are rusted to the point of collapse. These problems are caused by improper drainage. See photos.
Deck, porch and/or balcony material: Concrete, Masonry, Tile
Condition of exterior stairs: Appeared serviceable
Exterior stair material: Concrete, Masonry
6)
Stairs at entry and kitchen porches have riser heights that vary.
At a minimum, the client should be aware of this hazard, especially when guests who are not familiar with the stairs are present.
These variances are minor and require no repairs.
7)
The perimeter grading slopes toward the building in one or more areas. This results in water accumulating around the building foundation. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least six feet.
8)
The porch substructure were inaccessible due to lack of access from limited height (less than 18 inches). Some visual inspection was possible under the kitchen porch, through vent holes. The entry porch offered no such views. These areas couldn't be evaluated and are excluded from the inspection.
9)
Minor settlement was found in the entry steps, as seen on Photo 21; however, it doesn't appear to be a structural concern and no trip hazards were found. The other photos illustrate the need for masonry repairs where deterioration has occurred at columns on the kitchen porch and the carport.
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Appeared serviceable. The vinyl siding is very dirty and in places covered with mildew. Suggest power washing the entire exterior.
Apparent wall structure: Wood frame
Wall covering: Wood, Vinyl. The exterior walls are vinyl siding over wood siding.
Condition of foundation and footings: Appeared serviceable, Required repairs, replacement and/or evaluation. There are minor settlement cracks in some places, probably due to moisture penetration.
Foundation type: Crawlspace, Post and pier
Foundation material: Concrete block, Brick
Footing material: Not determined
Condition of floor substructure: Appeared serviceable
Pier or support post material: Masonry
Beam material: Solid wood
Floor structure: Not determined
Condition of crawl space: Appeared serviceable
Crawl space inspection method: Views from hatch and vent holes at six locations.
Insulation material underneath floor above: None visible
Ventilation: Appears serviceable
Vapor barrier present: Yes. Vapor barrier has been disturbed. It needs to be repositioned and reinstalled in several areas. The slope of the lot allows water to pentrate both below and ABOVE the moisture barrier.
10)
Evidence of prior water intrusion was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood destroying organisms and should not be present in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:
Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
Improving perimeter grading
Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter crawl spaces.
11)
The vapor barrier in the crawl space was loose or askew in some areas. This is a conducive condition for wood destroying organisms due to the likelihood of water evaporating into the structure from the soil. A qualified person should evaluate and replace or repair sections as necessary.
Standard building practices suggest the following:
The soil below the vapor barrier should be smooth and free from sharp objects.
Seams should overlap a minimum of 12 inches.
The vapor barrier should lap up onto the foundation side walls.
It is recognized that working under this low structure, with significant barriers to access, presents a problem in meeting these standards. Making a best effort, combined with changing the directional flow of runoff water should combine for effective relief from the moisture.
12)
Floors in one or more areas were not level, gradually dropping toward the center of the structure. Unlike most such circumstances, the floor is solid and steady. This could indicate that repairs have been made to rectify the cause, but the floors weren't jacked up to avoid damage to the plaster walls and ceilings. A further inspection should be conducted in the crawl space. Views to the center from the access hole are obstructed by HVAC ducts. The structure that could be seen seemed in good condition.
13)
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, resilient caulks and epoxy sealants.
14)
Some areas of the crawl space have less that 18 inches of vertical clearance. This limits access for periodic evaluation, and repairs or modifications.
The floor substructure was not fully evaluated due lack of access from limited height, and views obstructed by ducts or pipes.
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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; solar roofing components; any comments made regarding these items are as a courtesy only. The inspector does not determine if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks are reported. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow or ice, and melting snow or ice.
Condition of roof structure: Appeared serviceable
Roof type: Gable
Age of roof surface(s): Shingles were installed in the past few years on the house. The carport shingles are older and starting to curl.
Source for building age: Inspector's estimate
Roof inspection method: Viewed from eaves on ladder and from ground with binoculars.
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation. Reinstall downspout.
Gutter and downspout material: Metal
Gutter and downspout installation: Partial
Condition of attic: Appeared serviceable
Attic inspection method: Traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Fiberglass roll or batt
Ceiling insulation rating: R-11
Vapor retarder: Insulation installed with paper vapor barrier up, instead of next to living space.
Roof ventilation: Appears serviceable
15)
Paper facing on batt insulation in the attic was exposed. The paper facing is flammable, and poses a safety hazard due to the risk of fire. Also, the paper facing typically acts as a vapor barrier, and if located away from the interior surfaces, can trap moisture from condensation in the cavity between the paper facing and the interior spaces. This is a conducive condition for wood destroying insects. The inspector was unable to evaluate the structure obscured by the insulation. A qualified person should reinstall or replace the insulation according to the manufacturer's instructions.
Photo 22
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16)
Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water may accumulate around the building foundation as a result. A qualified person should repair, replace or install as necessary
17)
The ceiling insulation in areas of the attic is uneven. This may result in increased heating or cooling costs due to decreased energy efficiency.
Photo 21
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18)
Pull-down stairs are installed for the attic access. No insulation was installed above the stairs and no weatherstripping was installed around the hatch perimeter. Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic, evidenced by condensation forming on the underside of the roof sheathing during cold weather.
19)
One or more downspouts were missing. Water may accumulate around the building foundation as a result. A qualified person should repair as necessary.
20)
Minor debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects when gutters overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
21)
Debris such as leaves, needles, seeds, etc. had accumulated on the roof. This is a conducive condition for wood destroying organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.
22)
Shingles were installed on the carport roof with a slope less than 3/12 (three inches rise for every 12 inches run). The actual slope is 2/12. Most manufacturers won't warranty shingles if used on a roof with a slope less than 3/12. While no leaks are evident, the roof should be monitored for leaks. If leaks occur, a qualified roofing contractor should replace the roof surface with materials intended for low slopes such as a "torch down" roof.
Photo 24
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23)
Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. It appears the new flashing installed at the time of shingle replacement has eliminated what was a minor problem.
24)
The attic ventilation fan was not tested and is excluded from this inspection.
Photo 12
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Condition of detached garage or carport structure: Appeared serviceable
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached, Carport
Condition of detached garage or carport structure: Appeared serviceable
25)
A routine expansion joint crack was found in the concrete carport floor.
Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Comments made regarding these items are as a courtesy only. The inspector does not determine the adequacy of grounding or bonding, does not determine if this system has adequate capacity for the client's specific needs, nor does he determine if this system has reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Overhead service wires rub against the house. The power company should remediate.
Number of service conductors: 2
Service voltage (volts): 120
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Front bedroom.
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Copper
Condition of branch circuit wiring: Serviceable
Solid strand aluminum branch circuit wiring present: None visible
Condition of smoke detectors: Required repair, replacement and/or evaluation (see comments below)
Smoke detectors present: Yes
Carbon monoxide detectors present: No
Smoke detector power source: Not determined
26)
The service drop wires were less than three feet above one or more sections of roof with a slope of 3/12 (three inches vertical for every 12 inches horizontal) or more. This is a safety hazard for shock since people on the roof may come into contact with the service drop wires. The utility company should evaluate and adjust as necessary.
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Photo 3
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27)
In the attic and in one closet, non-metallic sheathed wiring is routed so it is subject to damage. The insulation can be damaged by objects coming in contact with it or being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
Photo 15
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Photo 21
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Photo 23
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Photo 26
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28)
Some wiring was loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and install staples as needed.
Locations: Attic, Disconnect in closet for range. Disconnect box is not attached to wall.
29)
From the ceiling over the kitchen sink, an extension cords is being used as permanent wiring. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. This extension cord should be removed and a qualified electrician should evaluate and make repairs as necessary.
Photo 25
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30)
ATTIC: A bare bulb fixture is installed on non-metallic sheathed wiring. This type of wiring is intended only for permanent, immovable installations. Wiring may be damaged by repeated movement. This is a safety hazard for shock and fire. A qualified electrician should evaluate and make repairs as necessary.
Photo 12
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31)
Substandard wiring was found in the attic. For example, exposed wiring, loose wiring, extension or lamp cord used as permanent wiring. These are safety hazards. A qualified electrician should evaluate and repair as necessary. SEE SUMMARY.
32)
One or more electric receptacles have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
33)
Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed in one or more areas. These are considered unsafe by today's standards and limit the ability to use appliances that require a grounded receptacle.
34)
One or more electric receptacles are incorrectly wired, with an open neutral. A qualified electrician should evaluate and make repairs as necessary.
35)
One or more ground fault circuit interrupter (GFCI) type receptacles were found to have an open ground. GFCI protection will still work with an open ground, but repairs should be made so grounding is correct with these receptacles. A qualified electrician should evaluate and make repairs.
36)
The light fixtures used on the kitchen porch is not rated for exterior use. This is a potential safety hazard for fire or shock. A qualified electrician should evaluate and repair.
37)
One or more electric receptacles used on the building exterior are substandard. This is a potential safety hazard for shock and/or fire. A qualified electrician should evaluate and install waterproof receptacles.
38)
All smoke detectors in the house are beyond their useful life and should be replaced.
39)
There is exposed electrical equipment at the well pump. This should be weather proofed. If the pump is no longer in use, the electric connection should be terminated.
40)
The flourescent fixture over the kitchen sink needs a new lamp, a new ballast or both.
41)
The front porch lamp globe is missing and should be replaced.
Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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. Comments made regarding these items are as a courtesy only. 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 determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: At ROW on south side of driveway.
Location of main water shut: At rear of house, at crawl space access.
Water service: Public
Water pressure (psi): 80 psi
Service pipe material: Plastic
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Galvanized steel
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Appeared serviceable
Location of main fuel shut: At tank.
Visible fuel storage systems: Propane.
42)
Copper water supply pipes in buildings built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard. Laws were passed in 1985 prohibiting the use of lead in solder; but, prior to that, solder normally contained about 50 percent lead. Evaluating for the presence of lead in this structure is not included in this inspection. The client 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.
Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.
43)
The main shut-off valve has minor corrosion. A qualified plumber should evaluate and repair if necessary.
44)
Recommend having the septic tank inspected by a qualified specialist and repaired if necessary. Recommend having the tank pumped.
45)
The water supply pipes in the crawl space and attic are uninsulated. Recommend insulating pipes as per standard building practices for better energy efficiency and to prevent water pipes from freezing.
46)
The outside hose faucet isn't the "frost-free" design, and is more likely to freeze during cold weather. Recommend having a qualified plumber upgrade it with frost-free faucets to prevent freezing and pipes bursting.
Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Comments made regarding these items are as a courtesy only. The inspector does not provide an estimate of remaining life of water heaters, does not determine if water heaters are appropriately sized, or perform evaluations that require a pilot light to be lit.
Condition of water heater: Required repair, replacement or evaluation (see comments below). Near, at or beyond service life.
Type: Tank
Estimated age: 15 years or more.
Energy source: Electricity
Capacity (in gallons): 40
Manufacturer: Hermitage
Model: HR 4 DL
Location of water heater: Attic
Water temperature (degrees Fahrenheit): 147 F
47)
Wiring for the water heater's power supply is substandard. Non-metallic sheathed wiring is exposed and subject to damage. Standard building practices call for such wiring to be protected with BX armored conduit. This is a potential safety hazard for shock. A qualified contractor should repair per standard building practices.
Photo 19
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48)
The 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.cpsc.gov/CPSCPUB/PUBS/5098.pdf
49)
Corrosion was found at the supply pipes or fittings. A qualified plumber should evaluate and repair or replace if necessary.
Photo 18
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50)
No water supply shut-off valve was visible for the water heater. A shut-off valve allows the supply to the water heater to be turned off when the water heater needs repair or replacement, while allowing the remainder of the plumbing system to be operable. Recommend having a qualified, licensed plumbing contractor determine if a water supply shut-off valve exists or install one if it is missing.
Photo 18
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51)
The water heater is installed over finished living space and has a catch pan, but no pan drain. Recommend having a qualified contractor install a catch pan drain to prevent water damage to finished interior space when the water heater develops a leak or is drained.
Photo 16
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52)
The water heater is installed in unheated space and is not resting on an insulated pad. Recommend installing an insulated pad under the water heater for better energy efficiency.
53)
The estimated useful life for most water heaters is 8-12 years. This water heater appears to be beyond this age or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future. Rust at the bottom of the tank indicates it is nearing failure.
Photo 17
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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). Comments made regarding these items are as a courtesy only. The inspector does not provide an estimate of remaining life of heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Not determined
Location of heating system: Outside
Heating type: Forced air
Fuel type: Propane gas
Approximate BTUs: 92,000
Manufacturer: Goodman
Last service date: Unknown
Model: PGB 030100-1 Rev A
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
54)
The furnace heating system was not fully evaluated because the gas supply is off. The propane tank is empty. Recommend that a full evaluation be made by a qualified person, when conditions have been corrected so the system is operable.
55)
WOOD STOVE - A King wood burning stove with electric blower is in the house. It was not inspected, other than attempting to start the blower motor, which would not start.
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Comments made regarding these items are as a courtesy only. The inspector does not provide an estimate of remaining life of cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation.
Condition of cooling system and/or heat pump: Not determined
Location: Outside
Type: Packaged unit
Estimated age: Unknown
Approximate tonnage: 2.5
Manufacturer: Goodman
56)
The cooling or heat pump system was not fully evaluated because the gas pak system will not operate without a functioning fuel source. Recommend that a full evaluation be made by a qualified person, when conditions have been corrected so the system is operable.
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Comments made regarding these items are as a courtesy only. The inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor 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.
Condition of fireplaces, stoves: Appeared serviceable
Locations: Dining room. Living room.
Fireplace type: Dining room is a wood stove. Liiving room is a masonry fireplace.
Stove type: Freestanding
Fuel type: Wood
Condition of chimneys: Appeared serviceable
Chimney type: Masonry
57)
The blower for the wood stove appeared to be inoperable. A qualified person should evaluate and repair if necessary.
58)
All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Comments made regarding these items are as a courtesy only. The inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operations of appliances such as dishwashers, garbage disposals, trash compactors, ovens and broilers.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Requires repair, replacement and evaluation (see comments below).
Range, cooktop type: Electric
59)
Drawers were difficult to open or close in one cabinet. A qualified person should evaluate and repair as necessary.
60)
Two cooktop elements are inoperable. A control knob for the range is missing and should be replaced. The cooktop downdraft exhaust fan is slow and needs cleaning. A qualified person should evaluate and repair.
61)
Caulk was missing where counter backsplash meets the wall. A qualified person should repair as necessary.
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Comments made regarding these items are as a courtesy only. 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 and clothes washers 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 gas piping to laundry appliances.
Location #A: Hall Bath
Condition of counters: No counter in bath. The sink is a pedestal type.
Condition of cabinets: Medicine cabinet only. 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 laundry facilities: Required repair, replacement and/or evaluation (see comments below)
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
62)
The inspector was unable to verify that the glass used in the window by the shower is approved safety glass. Glazing that is not approved safety glass, located in areas subject to human impact, is a safety hazard.
Standard building practice requires that approved safety glass be used in windows where the bottom edge of the window is less than 60-inches above the drain inlet or standing surface. Wire-reinforced glass is not acceptable. A qualified contractor should evaluate and replace the glass if needed.
63)
There is a dryer vent hose in the crawl space, but the inspector was unable to determine it's outlet location inside the house. There is a 220V receptacle at the base of the washer plumbing hook ups. The installation of this receptacle leaves it vulnerable to water leaks.
64)
One or more clothes washer supply hoses were deteriorated. Significant water damage may occur if these hoses fail. Recommend replacing hoses.
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of odors; cosmetic deficiencies 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. Comments made regarding these items are as a courtesy only. The inspector does not evaluate 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 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 of odors is not within the scope of this inspection.
Exterior door material: Wood
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Require repair, replacement and/or evaluation (see comments below).
Type of windows: Vinyl, single hung
Condition of windows: Appeared serviceable although window sills are extremely dirty and require cleaning.
Wall type or covering: Plaster
Condition of walls: Appeared serviceable
Ceiling type or covering: Plaster, Tiles
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpeting, Vinyl
Condition of flooring: Appeared serviceable
65)
The bathroom and all bedroom doors won't close completely. The problem is such that it will require removal and trimming of the doors. A qualified person should evaluate and repair as necessary.
66)
The bedroom doors have no gap between their bottom and the floor below or have a gap substantially less than one inch. This structure has a forced air heating and cooling system with a centrally located return air duct. When bedroom doors are closed, the only effective path for return air out of the bedrooms is under the doors. A minimum gap of one inch below bedroom doors is recommended to allow an adequate air flow for return air. Recommend trimming the bottoms of bedroom doors as needed, so each door has a minimum one inch gap at its base.
67)
The weatherstrip around one or more exterior doors is damaged. A qualified person should repair or replace as needed.
68)
Bi-fold doors in back bedroom won't open and close. Must be cut off to accommodate carpeting.
Photo 27
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69)
Minor cracks or holes were found in walls in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
70)
The floors in the house gently slope towards the center of the structure, although they appear to be sturdy. As previously noted, it wasn't possible to inspect the underlying structure.
71)
Both exterior doors have storm doors that can accomodate screens.
Limitations: The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible components are evaluated. The client should have qualified lab test the well water for bacterial contaminants. A qualified well specialist should evaluate the well and perform a yield test.
Limitations: This report includes findings only from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than five feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, re-infest or become active at anytime. No warranty is provided as part of this inspection.
Visible evidence of active wood destroying insects: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood destroying insects: No
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood destroying organisms: No
Surety Inspection Service - www.suretyinspectionservice.com - Call if you have questions - (252) 209-4464
