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): Esther & Olivier Baker-Tarpaga
Property address: 785 Stinson Dr
Inspection date: Monday, July 13, 2009
This report published on 7/14/2009 6:33:30 AM EDT

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This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

Table of Contents
General information
Exterior
Roof
Garage
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: 785 Stinson Dr
Age of building: 34 years old
Present during inspection: Realtor(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Warm 70 degrees
Ground condition: Damp 50% relative humidity
Front of structure faces: North
Main entrance faces: North
Foundation type: Unfinished basement, Slab on grade
 
Exterior Return to table of contents
Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Stone veneer, Stucco
Driveway material: Asphalt
Exterior door material: Solid core steel
1) - Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
2) - Recommend resealing asphalt driveway.

Photo 2  
Photo 3  
3) - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

Photo 5  
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Photo 10  
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4) - Firewood is stored so that it's either in contact with the structure or very close to it. This is a conducive condition for wood destroying insects. Recommend storing firewood outdoors in an open area, as far away from the house as practical, to keep away insects. For more information visit http://ohioline.osu.edu/hyg-fact/2000/2065.html

Photo 9  
Wood and yard waste to close to house.
  
5) - Waterproof cover(s) over one or more electric receptacles are damaged or broken. This is a safety hazard due to the risk of shock and fire. Damaged covers should be replaced where necessary.
6) - One or more outdoor electric receptacles around the outside of the house and on the back porch appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

Photo 22  
Outside outlet is not waterproof at this point and not GFI.
  
7) - The exterior finish in some areas is failing. Homeowner should repair (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.

Photo 8  
Some areas around house need repainted.
Photo 21  
Example of deteriorating paint around the house.
 
Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
8) - Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.

Photo 4  
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9) - One or more chimneys are wider than two feet and no cricket is installed. A cricket is a small peaked saddle on top of the basic roof and behind the chimney that sheds water off to the sides. Debris such as leaves, needles, moss, etc. is likely to accumulate above the chimney because of the wide chimney. Leaks may occur as a result. The client(s) should monitor this area for accumulated debris in the future. If debris is found to accumulate above the chimney, then a qualified contractor should install a cricket.

Photo 17  
Wide part of chimney needs cricket or saddle flashing where roof slopes toward it to prevent build-up of ice and snow.
  
10) - Counterflashing is missing at the base of one or more chimneys. Leaks may occur as a result. A qualified roofing or chimney service contractor should evaluate and repair as necessary.

Photo 15  
No counter flashing.
Photo 16  
No counter flashing.
11) - Flashing needs work by qualified roofer.

Photo 12  
Improper flashing.
Photo 19  
Counter flashing is not let into the stucco and because of this is pulling away from house.

Photo 20  
Section of roof from previous picture.
  
12) - Gutter slope needs to be reworked.

Photo 18  
Downspout is near the middle of the gutter which means water will build up on one of the ends.
  
13) - Roof ventilation cap has been dented.

Photo 13  
Roof vent is dented in.
Photo 14  
Mortar on top of chimney is slightly deteriorating and should be repaired at some point.
 
Garage Return to table of contents
14) - The garage-house door isn't equipped with an automatic closing device such as sprung hinges. This door should close and latch automatically to prevent vehicle fumes from entering living spaces and/or to slow the spread of fire from the garage to living spaces. A qualified contractor should install automatic closing device(s) as necessary, and as per standard building practices, so this door closes and latches automatically.

Photo 42  
No auto-closing hinges.
  
15) - The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
16) - One or more garage electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
 
Attic Return to table of contents
Inspection method: Not inspected Attic hatches were all screwed shut.
 
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: South side of basement.
Location of sub panels: Garage.
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Cold water supply pipes
Main disconnect rating (amps): 100
Branch circuit wiring type: Copper, Aluminum solid-strand
Solid strand aluminum branch circuit wiring present: Yes
Smoke detectors present: Yes
17) - The service drop wires are 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 and/or a qualified electrician should evaluate and repair as necessary.
18) - This home has solid-strand branch circuit aluminum wiring. This type of aluminum wiring is a potential fire hazard. Problems due to expansion and contraction can cause overheating at connections between the wire and devices such as switches and receptacles, or at splices. The Consumer Products Safety Commission recommends either discontinuing use of circuits with aluminum wiring, or pigtailing copper wiring onto the ends of the aluminum wire. A qualified electrician should evaluate and repair or replace this wiring. For more information, visit: http://www.inspect-ny.com/aluminum.htm

Photo 27  
Aluminum wiring present.
Photo 28  
Aluminum wiring.
 
Water heater Return to table of contents
Estimated age: 9 years old
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Manufacturer: General Electric
Model: SmartWater Heater
Water temperature (degrees Fahrenheit): 112.5 degrees
19) -

Photo 33  
Vent needs screws to secure to water heater vent hood.
  
 
Heating and cooling Return to table of contents
Estimated age: about 50 years old!
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts, Metal pipe
Manufacturer: Armstrong
Filter location: In return air duct below furnace
20) - What appears to be asbestos is visible on some ductwork. 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 38  
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21) - The useful and efficient life of this unit is done. It is not in good shape. It took the furnace 4-5 tries to fire up when turned on.

Photo 34  
Rust on exterior of furnace and interior.
Photo 35  
Flame rollout burn marks.

Photo 36  
Much debris inside furnace along burners.
Photo 37  
Components loose.
 
Plumbing and laundry Return to table of contents
Water pressure (psi): 120 PSI
Location of main water shut-off valve: North side of basement near washer and dryer.
Location of main water meter: East side of house.
Location of main fuel shut-off: Garage.
Water service: Public
Service pipe material: Galvanized steel
Supply pipe material: Copper
Vent pipe material: Not visible
Drain pipe material: Not visible
Waste pipe material: Cast iron
 
Fireplaces, woodstoves and chimneys Return to table of contents
Fireplace type: Masonry
Chimney type: Masonry
22) - A significant amount of creosote (1/8 inch or more) is visible in the fireplace flue. A qualified chimney service contractor should inspect, clean, and repair if necessary now and annually in the future.

Photo 47  
View up fireplace flue.
Photo 48  
View up fireplace flue.
23) - If you intend to use the the fireplace to burn wood, have a qualified fireplace tech clean and evaluate the fireplaces.
24) -

Photo 49  
Slight crack in mortar near ceiling of main fireplace.
  
 
Basement Return to table of contents
Beam material: Steel
Floor structure above: Solid wood joists
25) - One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard.

Photo 26  
No handrail going down basement steps.
  
26) - 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.
27) - 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 50  
    Repair/patch in driveway near house.
    Photo 51  
    I believe that water came in to basement in past before driveway was repaired in the corner near the house. Slopes away from house now so should be ok.
    28) - Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it 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. For example, rewire using conduit, or re-routing through wall cavities.

    Photo 29  
    Electric cables going up wall should be contained in conduit.
    Photo 32  
    Electric cables going up wall should be contained in conduit.
    29) -

    Photo 30  
    Basement window on right needs replaced.
    Photo 31  
    Fixture in basement is inoperable.
     
    Kitchen Return to table of contents
    30) - The electric outlet by the kitchen bar area flickers in and out. This is a safety hazard due to the risk of fire and shock. A qualified electrician should replace them as necessary.
     
    Bathrooms Return to table of contents
    31) - The ground fault circuit interrupter (GFCI) electric receptacle in the upstairs bathroom did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
    32) - The sink in the upstairs bathroom drains slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
    33) - The bathtub in the upstairs bathroom drains slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
    34) - 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 40  
    Flexible pipe should be replaced.
    		  
    35) - Hardware such as hinges, latches or pulls are missing on one or more cabinets in the upstairs bathroom. Repairs should be made and/or hardware should be replaced as necessary.
     
    Interior rooms Return to table of contents
    36) - No smoke alarms are visible. This is a safety hazard. Homeowner should install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.). For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
    37) - The recepticle behind couch near kitchen is broken or damaged. This is a safety hazard due to the risk of fire and shock. A qualified electrician should replace them as necessary.
    38) - Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:

  • 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. A qualified electrician should evaluate and install grounded receptacles as per the client(s)' needs and standard building practices.
    39) - The door to downstairs bath and office area will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plates with latch bolts and/or replacing locksets.
    40) - 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.

    Photo 25  
    Hand rail missing on other side of steps.
    		  
    41) - Guardrails are missing from one or more sections of elevated surfaces with high drop-offs. This is a safety hazard due to the risk of falling. Standard building practices require guardrails to be installed at drop-offs higher than 30 inches, but in some cases it is advised to install them at shorter drop-offs. A qualified contractor should evaluate and install guardrails as necessary and as per standard building practices.

    Photo 23  
    Living room needs guard rail at drop-off.
    Photo 24  
    No guard rail or hand rail going down steps.
    42) - Closet doors near front door have no handles.

    Photo 41  
    Missing handles on closet doors.
    		  
    43) - Sliding closet doors in bedrooms need dividers on the bottom to keep in line and on track.

    Photo 44  
    Sliding closet doors need guides at bottom middle.
    		  
    44) -

    Photo 43  
    Closet rod needs middle support.
    Photo 45  
    Two prong outlets in all bedrooms.

    Photo 46  
    Grout line deteriorating in tile by front door.
    		  
     
    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.