| John Hertel Property Inspection Report | |
| Client(s): | John Hertel |
| Property address: | 3664 Hwy 80 East Brandon, MS 39042 |
| Inspection date: | 10/6/2011 |
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.
 | Safety | Poses a risk of injury or death |
 | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor Defect | Correction likely involves only a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
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| Exterior | Return to table of contents |
One or more outdoor 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 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 23 Cover broken on outside receptacle and receptacle was not GFCI protected
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 Photo 36 Outside recepticle on the south side at deck not GFCI protected
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Extension cords are being used as permanent wiring in one or more areas. 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 and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.
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.
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Photo 23 Cover broken on outside receptacle and receptacle was not GFCI protected
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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 19 Vegitation on west wall hinders drying process.
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 Photo 12 Outside heat pump coils and west wall was overgrown by shrubs and vines
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Recommend cleaning deck(s) and treating with a preservative claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports recommends these products: | Roof | Return to table of contents |
The roof transition from steep slope to low slope and the related valley located on the south side showed signs of improper installation. Additionally, the eave overhang located near the southwest corner was less than 1", and rust and/or corrosion was also visible on one or more of the fasteners. A qualified roofing contractor should evaluate.
| Attic | Return to table of contents |
Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.
 Photo 46 hot water heater in attic with pvc vent line piped to an unknown location
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| Electric service | Return to table of contents |
There was an open breaker slot inside the main service panel. Open slots should be covered. A qualified electrician should install knockout covers where missing.
 Photo 16 Open breaker slot on main panel
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 Photo 17 Open breaker slot.
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| Water heater | Return to table of contents |
The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit:
 Photo 41 Hot water set too high. A danger to small children. There also appeared to be no scald valves installed judging from felt water temperatures at faucets in bathrooms.
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The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
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Photo 46 hot water heater in attic with pvc vent line piped to an unknown location
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Stored items, furnishings and/or debris blocked access to the water heater. The inspector was unable to fully evaluate the water heater.
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Photo 46 hot water heater in attic with pvc vent line piped to an unknown location
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| Heating and cooling | Return to table of contents |
One or more air supply ducts are broken or disconnected. Increased moisture levels in unconditioned spaces and higher energy costs may result. A qualified contractor should evaluate and make permanent repairs as necessary.
 Photo 51 The first blower unit you see when you open the atic door; the duct work has seperated just down stream of blower unit. All ductwork should be insullated.
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The last service date of this system appears to be more than two years ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future, or as per the contractor's recommendations.
Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
 Photo 45 Suction line entering furnace located in attic had smut like material on housing and should be evaluated by a licensed HVAC contractor.
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| Plumbing and laundry | Return to table of contents |
The water supply pressure is greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures.
The clothes washer had clothing in it and was not operated during this inspection. The inspector was unable to fully evaluate the washer and its drain line.
| Kitchen | Return to table of contents |
One of the electric receptacles in the kitchen had 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.
One ground fault circuit interrupter (GFCI) electric receptacle in the kitchen did not trip when tested. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
| Bathrooms | Return to table of contents |
The toilet located in the master bathroom was loose, and there was evidence of damage or possible damage to the floor structure below. This should be evaluated and repairs made as needed.
One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
The enamel coating on one or more sinks is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the sinks should be replaced.
| Interior rooms | Return to table of contents |
Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.
One floor area in the loft over the carport was not level. Repairs may be needed to make floors level, such as repairs to the sub-floor.
 Photo 39 |
 Photo 40 Floor is uneven, joints not flush in loft area.
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The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
 Photo 50 Heat is comming into conditioned area around door from master bedroom to patio.
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 Photo 43 Infared photo is of ceiling in master bedroom.
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 Photo 49 Need additional insullation in wall and ceiling area on back wall in master bedroom.
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