Website: http://www.reporthost.com/terrafirmapi
Email: Travis@terra-firma.net
Phone: (614) 506-1598
2851 East Avenue 
Columbus, Ohio 43202
Inspector: Travis Moyer

 

Property Inspection Report
Client(s): Kate & Ross
Property address: 53 Crestview
Columbus, OH 43202
Inspection date: Wednesday, March 18, 2009
This report published on 3/18/2009 11:21:09 AM EDT

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Table of Contents
General information
Exterior
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Basement
Kitchen
Bathrooms
Interior rooms
 
General information Return to table of contents
Inspector: Travis Moyer
Structures inspected: 53 Crestview
Age of building: 1920
Time started: 6:15 PM
Time finished: 8:30 PM
Inspection Fee: $200
Present during inspection: Client(s), Property owner(s)
Occupied: Yes
Weather conditions: Clear
Temperature: 72 degrees
Ground condition: Dry 39% relative humidity
Front of structure faces: North
Main entrance faces: North
Foundation type: Unfinished basement
 
Exterior Return to table of contents
Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Metal
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Wood panel

1) - Siding is incomplete or missing in one or more areas. A qualified contractor should install siding where missing to prevent water and vermin intrusion.

Photo 2  
Siding missing.
Photo 7  
Patch over bathroom window in siding.

Photo 8  
Siding coming loose on east side of house.
  
2) - Soffit boards are damaged or deteriorated in the third floor roof area.
3) - Handrail(s) at some stairs are loose. This is a safety hazard.

Photo 12  
Handrail down porch steps is not connected to steps. This will eventually rot out due to wood posts being buried in ground.
Photo 13  
4) - Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children.

Photo 1  
Spacings in guard rail are too far apart.
  
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 6  
Gap above meter should be caulked to keep water from getting between siding and house.
  
6) - Basement windows are deteriorating. I recommend at some point in the future replacing windows with glass block windows for weatherproofing and security.

Photo 4  
Unpainted window casing. All exposed wood should be primed and painted to preserve it.
Photo 10  

Photo 11  
Exterior wood trim in need of repair/repainting.
  
 
Attic Return to table of contents
Inspection method: Traversed Finished.
Roof structure type: Not visible
Ceiling structure: Not visible
Insulation material: Most likely there is no insulation in attic ceiling.
7) - Outlets in finished attic are minimal and not grounded.

Photo 44  
Handrail coming down from the second floor needs to be reattached to the wall.
  
 
Electric service Return to table of contents
Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Service voltage (volts): 120/240
Location of main service switch: Panel is in west side of basement.
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Ground rod(s) in soil, Cold water supply pipes
Main disconnect rating (amps): 100
Branch circuit wiring type: Knob and tube, Copper
Smoke detectors present: No
8) - One or more knockouts have been removed inside the main service panel where no wires and bushings are installed, and no cover(s) have been installed to seal the hole(s). This is a safety hazard due to the risk of fire.

Photo 3  
Main electric meter on west side of house.
Photo 14  
Knock out empty and evidence of moisture/rust.
 
Water heater Return to table of contents
Estimated age: 3 years old
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: Whirlpool
Water temperature (degrees Fahrenheit): 130 degrees
 
Heating and cooling Return to table of contents
Estimated age: Furn oldace-6 yrs old AC-4 yr
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: Metal pipe
Filter location: In return air duct below furnace
9) - Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.

Photo 16  
Furnave filter location. Filter size 16x25x1
  
10) - What appears to be asbestos is visible on some duct work. However, it appears to be intact and not significantly deteriorated. The client may wish to have this material tested at a qualified lab. For information on asbestos hazards in the home, visit http://www.cpsc.gov/CPSCPUB/PUBS/453.html

Photo 17  
Furnace/ducts need to be sealed with foil tape more appropriate for this purpose.
Photo 20  
Gap in floor next to floor register. Needs a bigger duct boot or some flooring installed to take up the space.

Photo 23  
Asbestos on ductwork.
Photo 27  
Needs foil duct tape.

Photo 41  
Gap beside floor register.
  
11) - There was a faint gas smell in the area near the furnace. This should be check and remedied immediately. The home inspector has notified the current homeowners for their own safety.
 
Plumbing and laundry Return to table of contents
Location of main water shut-off valve: North side of basement.
Location of main water meter: North side of basement.
Location of main fuel shut-off: South West corner of basement.
Water service: Public
Service pipe material: Galvanized steel
Supply pipe material: Copper, Galvanized steel, CPVC
Drain pipe material: Plastic
Waste pipe material: Plastic
12) - Some, most, or all of the water supply pipes in this structure are made of galvanized steel. Based on the age of this structure, these pipes may be nearing or may have exceeded their estimated useful life of 40 to 60 years. Internal corrosion and rust can reduce the inside diameter of these pipes over time, resulting in reduced flow and eventually, leaks. The inspector performed a "functional flow test" during the inspection where multiple fixtures were run simultaneously, and found the flow to be adequate. For example, the shower flow didn't decrease substantially when the toilet was flushed. Despite this, and because of their apparent age, these pipes may need replacing at any time. There is what appears to be a hardware store clamp/patch on one section of pipe.

Photo 18  
Clamp/patch on galvanized water supply line.
  
13) - The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
14) - The clothes dryer exhaust duct is broken or disconnected in one or more places. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A qualified contractor should evaluate and make permanent repairs as necessary. For more information, visit http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

Photo 5  
Dryer vent is damaged and should be replaced. I believe that this is resulting in lint being blown into basement.
  
15) - One long section of water supply line is inadequately supported with pipe hangers.

Photo 22  
Main water meter on north side if basement with main water shut-off for house.
Photo 35  
Unsupported water supply line. No hand rail going up steps in basement.

Photo 36  
Main gas meter in south west corner of basement.
  
 
Fireplaces, woodstoves and chimneys Return to table of contents
Fireplace type: Masonry
Chimney type: Masonry
16) - The masonry chimney's mortar is deteriorated and should be repaired to prevent further, significant deterioration. Recommend having a qualified chimney service contractor or mason evaluate chimney and repair as necessary. This will likely require repointing the mortar.

Photo 9  
Chimney needs maintenance/tuck pointing.
  
17) - I recommend getting a professional evaluation of your fireplace to determine its usability.
 
Basement Return to table of contents
Insulation material underneath floor above: None visible
Pier or support post material: Concrete
Beam material: Solid wood
Floor structure above: Solid wood joists
18) - One or more holes are bored less than two inches from the edge of joist(s). This is substandard construction and has damaged the joist(s). A qualified contractor should evaluate and repair as necessary.

Photo 30  
Holes drilled too close to joist edge.
  
19) - Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains and/or efflorescence on the foundation or floor, water stains at bases of support posts, etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the basement. The basement 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 the basement 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 the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.

    Photo 15  
    Possible areas of mold from wet basement walls.
    Photo 32  
    Moisture in basement.

    Photo 34  
    Possible mold from moisture problems.
    		  
    20) - One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.
    21) - Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

    Photo 19  
    Exposed junction box.
    		  
    22) - Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.

    Photo 24  
    Knob and tube wiring spliced and not protected in a junction box.
    Photo 26  
    Splice not in junction box.
    23) - Some wiring is 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/or install staples as needed.

    Photo 21  
    Knob and tube live wire.
    Photo 25  
    Unsupported wiring.

    Photo 28  
    Unsupported wiring.
    Photo 29  
    Unsupported wiring.

    Photo 31  
    Wiring up wall should be contained in conduit and strapped to wall.
    Photo 33  
    Broken fixture in basement.
     
    Kitchen Return to table of contents
    24) - The outlet under the counter for the garbage disposal has reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock.
    25) - 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.
    26) - One or more sink drains use flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having a qualified plumber replace this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains.

    Photo 38  
    Flexible drain pipe under kitchen counter.
    		  
    27) - Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.

    Photo 39  
    No caulking between counter and wall.
    Photo 40  
    Cupboard doors open into light fixture.
     
    Bathrooms Return to table of contents
    28) - Laundry chute is an unprotected hole in the floor. Also, electrical wiring is run up through laundry chute from basement to the second floor. Clothes will, and have, caught on this and create a very unsafe situation.

    Photo 37  
    Clothes chute from basement up to second floor with electrical wiring running up through and clothes stuck on it.
    Photo 45  
    Laundry chute opening in floor of closet in bathroom.
     
    Interior rooms Return to table of contents
    29) - One or more smoke alarms are damaged or missing from their mounting brackets, and an insufficient number of smoke alarms are installed. Damaged and/or missing smoke alarms should be replaced 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

    Photo 42       		 
    30) - One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.

    Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:

  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.
    31) - There is no light fixture at one or more sets of stairs with living spaces at both ends. 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.
    32) - Glass in door to attic is missing in one pane.

    Photo 47  
    Glass missing in bottom pane of attic door.
    		  
    33) - One or more doors will not latch when closed. Repairs should be made as necessary. For example, aligning strike plates with latch bolts and/or replacing locksets. Also, at least two interior doors are missing the latch mechanisms in the doors.
    34) - One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. Evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
    35) - Flights of stairs to the third floor has no handrail installed. This is a safety hazard.

    Photo 46  
    No handrail coming down from third floor.
    		  
    36) - Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the subfloor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering, and the access to the underside of the subfloor. Recommend having a qualified contractor evaluate and repair as necessary.

    Photo 43  
    Floor is sagging in area under rug between dining room and living room.
    		  
    37) - Trim is missing in one or more areas such as window sills in dining room and various other areas.
     
    This inspection is a limited visual inspection of the general systems and components of the property and is limited to the apparent condition of the prpoerty at the date of inspection.