| Property Inspection Report | |
| Client(s): | Sample Report 1 |
| Property address: | Columbus, NE 68601 |
| Inspection date: | 6/1/2011 |
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 |
 | Serviceable | Item or component is in servicable condition |
 | 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| General Information | Return to table of contents |
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. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
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. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
Some wall and floor surfaces were obscured by furniture and couldn't be fully evaluated. Home is occupied and all furnishings were in place.
The client should be aware that prior to 1976, factory built homes in America were built only according to voluntary standards. Because this building was built prior to 1976, it may be significantly substandard in safety, efficiency, quality, durability, etc. Factory built homes since 1976 have been required to comply with federal construction and safety standards (the HUD Code). This code is administered by the U.S. Department of Housing and Urban Development (HUD), and standardizes design, construction, energy efficiency, fire resistance, transportability, strength, and durability. It also mandates performance standards for the electrical, plumbing, air conditioning, thermal, and heating systems.
| Grounds | Return to table of contents |
One or more large trees on the property may fall on the building, and are a potential safety hazard. Recommend consulting with a qualified arborist to determine if tree(s) need to be removed and/or pruned. The tree in the front yard could fall toward the house and possibly hit the home in the event of a strong wind from the west. The tree was trimmed and there was no overhang above the house.
 Photo 1 |
Photo 2 Well less than 30 feet from house.
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Fences were damaged or deteriorated in some areas. A qualified person should repair or replace sections as necessary. There were some top rials of fence that were bent as well as one upright post that was bent
 Photo 22 |
 Photo 23 |
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 6 feet. The slope is close to the recommended 5% to 10%. Recommendation is to watch for water accumulation next to the house after heavy rains to verify that no water has accumulates next to the foundation and if water accumulates grade slope away so water does not acccumulate.
 Photo 5 |
 Photo 25 |
Decking boards were spaced approximately 3/8 inch apart. If organic debris (leaves, fir needles, etc.) accumulates on the wood deck; this is a conducive condition for wood destroying organisms. Debris should be cleaned as necessary to prevent accumulation and resultant rot. If or when the deck boards are replaced, recommend spacing boards so they're at least 3/8 inch apart to allow debris to fall through the cracks rather than accumulate in them.
 Photo 11 |
Minor cracks, settlement, heaving and/or deterioration 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 may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
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Photo 1 |
Areas of the porch substructure were inaccessible due to lack of access. These areas couldn't be evaluated and are excluded from the inspection. The front wood porch deck substructure was not inspected. The top decking material was solid and well maintained.
| Exterior / Foundation | Return to table of contents |
Many basement sections were not evaluated due to lack of access from the following conditions: carpet and couldn't be fully evaluated. Basement was fully finished, the only floor in the basement not covered was in the furnace/utility room which housed the water conditioner, electric furnace/ac unit, water pressure tank and the reverse osmoses water treatment system.
All foundation and/or footings sections were obscured by being below grade, fully furnished basement and couldn't be fully evaluated.
All sections of the floor substructure were not fully evaluated due lack of access from basement. The basement ceiling is finished.
| Roof / Attic | Return to table of contents |
The attic access hatch over the attached garage was not fire-rated. Wall and ceiling surfaces in an attached garage should be fire rated for one hour to prevent or slow the spread of fire from the garage to interior living spaces. A hatch should be installed with a material that has a one hour fire rating, such as 5/8 inch Type X sheetrock.
The ceiling insulation in the garage areas of the attic was missing. This may result in increased heating or cooling costs due to decreased energy efficiency. A qualified person should repair, replace or install insulation as necessary. For more information, visit:
Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may 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.
 Photo 10 |
 Photo 13 |
 Photo 15 Build up of dirt in bottom of gutter 1/8 to 1/4 deep, should be cleaned on an annual basis.
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One or more downspouts terminated above roof surfaces rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over the roof surface. Granules typically are washed off of composition shingles as a result, and leaks may occur. Recommend considering having a qualified contractor install extensions as necessary so downspouts don't terminate above roof surfaces.
 Photo 21 Gutter empties on roof surface, this will acclerate wear on area water runs on the lower roof surface.
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Some attic and roof structure sections were not evaluated due to lack of access from the following conditions: hatch inaccessible, stored items. Very difficult access to attic over living area because of small hatch opening and access. Materials in the garage below the living area access hatch made access difficult. Attic above garage was inspected but had very low headroom. The ceiling above garage was finished with plywood but there was no insulation above the garage area.
| Garage / Carport | Return to table of contents |
One or more openings were found in the attached garage ceilings. These surfaces are intended to prevent vehicle fumes and/or fire from entering or spreading to living spaces or unfinished areas adjacent to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices.
 Photo 16 |
The self-closing device on the garage-dwelling door is missing. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified person should evaluate and make repairs as necessary.
No venting or only minimal venting was found in the garage. This may result in poor indoor air quality or high temperatures inside. Recommend that a qualified person install vents as per standard building practices. There are attic vents but no venting in the garage area.
Some floor areas were obscured by stored items and couldn't be evaluated. These areas are excluded from the inspection.
Minor cracks, heaving and/or settlement were found in one or more sections of slab floors.
| Water Heater | Return to table of contents |
This water heater was not fully evaluated because the water heater is leased from Loup Public Power and they are responsible for any repairs or replacement as needed and LPPD whould inspect at users request . Recommend that a full evaluation be made LPPD if any issues are found with water heater. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".
| Heating | Return to table of contents |
The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appeared to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
The last service date of this system appeared to be more than two years ago, or the inspector was unable to determine the last service date. The client should ask the property owner 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.
One or more air filters were inspected and found clean . A qualified person should change filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future. Air filter when checked was clean. Owner advised that the filter was of a special size and may need to be ordered from local supplier.
The opening for the air filter makes it difficult to replace filter for a new one. Care needs to be taken when removing filter so it does not become lodged in opening. A tool may need to be fabricated to assist with filter removal.
This heating system used electric heat. It is a specialty system, and only a limited evaluation was performed during the inspection. Recommend a full evaluation by a qualified specialist.
| Cooling / Heat Pump | Return to table of contents |
The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
| Fireplaces / Stoves / Chimneys | Return to table of contents |
Recommend that all wood burning appliances (fireplaces and stoves) and chimneys be evaluated by a specialist who is a a member of the Chimney Safety Institute of America or National Chimney Sweep Guild, and cleaned and/or repaired as necessary.| Kitchen | Return to table of contents |
No exhaust hood or fan was installed over the cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors.
| Bathrooms / Laundry / Sinks | Return to table of contents |
The clothes dryer was equipped with a 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, visit:
The clothes dryer exhaust duct should be cleaned. Significant amounts of lint build up in the foil duct is a safety hazard due to the risk of fire from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit:
One or more clothes washer supply hoses were . Significant water damage may occur if these hoses fail. Recommend replacing hoses with braided, stainless steel hoses.
The exhaust fan at location #B was noisy. Moisture may accumulate as a result if the fan fails to operate. A qualified person should evaluate and repair or replace as necessary. Recommend replacing noisy fan.
No exhaust fan was installed in the laundry area. Exhaust fans in wet areas prevent moisture from accumulating, and causing mold growth and/or damage to building components. They are especially important in the relatively airtight houses that have been built recently. A qualified contractor should install an exhaust fan as per standard building practices. Recommend that a switch with a built-in timer be installed to control it.
Hardware such as hinges, latches or pulls were loose and/or missing at one or more cabinets at location #A, B. A qualified person should repair as necessary.
At location #B. The client(s) should consider repairing the bathtub facet internal seals. Facet leaks around control handle when turned on and should be repaired.
Moderate wear was found at the sink at location #A, B.
The clothes washer was installed over a finished living space and had no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.
| Interior Rooms / Areas | Return to table of contents |
Ceiling areas in this structure had ceiling texture possibly installed prior to 1980. This material may contain asbestos, which is a known carcinogen and poses a health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials have been known to be used for some time thereafter. The client may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos.
One or more ceiling fans were installed less than seven feet from the floor below. This is a safety hazard. A qualified contractor should evaluate and repair as necessary. For example, remove fans, or move them as necessary to maintain a seven foot clearance below. Ideally ceiling fans should be installed at least eight to nine feet above the floor for optimal air flow.
The inspector was unable to verify that the glass used in one or more sliding glass doors, storm doors was approved safety glass. Glazing that is not approved safety glass located in areas subject to human impact is a safety hazard. Standard building practices generally require that approved safety glass be used in swinging and sliding doors except where "art glass", jalousie windows or glazing smaller than a three inch opening are used. A qualified contractor should evaluate and replace glass if necessary, and as per standard building practices.
This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint:
Some bedroom doors has no gap between it and the floor below, or has a gap substantially less than one inch. This structure has a forced air heating system with centrally located return air ducts. 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 necessary so each door has a minimum one inch gap at its base.
Some windows that were built to open were difficult to open and close. A qualified person should evaluate and repair as necessary. Windows were checked in most rooms and some of them were difficult to open and close, Recommend operating all windows and use a dry lubricant to help them operate easier.
Screens in one or more windows were damaged. A qualified person should repair or replace screens as necessary. The bottom of some of the screens frames were bent up some in the center (about 1/4 inch) and should be straightened to help eliminate insect entry when windows are open.
Crank handles at windows were loose at some of the windows. A qualified person should repair or replace as necessary. Set screws need to be tightened on the window cranks that are loose.
| Private Well | Return to table of contents |
The well casing was less than 12 inches above the ground. This is a potential source for contamination of the well water if debris enters the well casing. The surrounding soil should be graded with a positive slope, down and away from the well casing, so the casing rises at least 12 inches above grade to avoid contamination. Contact well repair company for recommendations and estimate.
 Photo 3 Well cap less than 12 inches from ground surface.
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The inspector performed only a limited, visual evaluation of the private water supply system, including such items as the well head, well equipment, and pressure tank where visible. The inspector is not a well specialist, and did not determine if the well provides an adequate quantity of water, or if the water is safe to drink. A qualified specialist should perform a full evaluation of this system, and water samples should be tested by a qualified lab.
The well casing was less than 30 feet from the house. If a "barrier" treatment for termites has ever been applied or is applied in the future around the perimeter of the house this may contaminate the well water. Recommend asking the property owner about prior treatment for wood destroying insects, and consulting with a qualified well contractor as necessary.
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Photo 2 Well less than 30 feet from house.
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Recommend having the well water tested for coliform bacteria, nitrates, and anything else of local concern, by a qualified lab. For more information, visit http://www.wellowner.org
No pressure relief valve was visible. Standard building practices require that one be installed to prevent damage to equipment if pressures get too high. A qualified contractor should evaluate and install one as necessary.
Recommend installing an insulating blanket around the pressure tank to prevent condensation from forming and causing the tank to corrode.
The estimated useful life for most well pumps is 15 to 20 years. Based on information provided to the inspector, or evidence found during the inspection, the well pump may be near this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
| Electric | Return to table of contents |
Extension cords were 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.
One or more electric receptacles at the kitchen, laundry room, garage, exterior had no visible ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Centigrade. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950 may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Centigrade. Connecting older, 60 degree-rated wiring to such newer fixtures is a potential safety hazard due to the risk of fire. Repairs for such conditions often involve replacing the last few feet of wiring to newer fixtures with new 90 degree-rated wire. This often requires installing a junction box to join the old and new wiring.| Plumbing / Fuel Systems | Return to table of contents |
Water supply lines were routed outside and are subject to freezing. The client should ask the property owner if inside shut-off valves exist for these supply pipes. If unable to determine if shut-off valve(s) exist, or if none do, then a qualified plumber should evaluate and install interior shut-off valves as necessary to prevent pipes from freezing and bursting.
Recommend having the septic tank inspected by a qualified specialist, and repaired if necessary. Recommend having the tank pumped if it was last pumped more than 3 years ago.
A water softener system was installed on the premises. Only a limited evaluation of this system was performed during the inspection. The client should consult with the property owner on this system to determine its condition, required maintenance, age and expected remaining life, etc.
This property had both a septic system and a water softener system, and the water softener's discharge line appeared to be routed into the septic waste line. There is some debate as to whether this configuration is advisable because of the following:
A sump pump was installed in the basement. This may indicate that water accumulates inside or below the structure. Recommend asking the property owner how often the sump pump operates and for how long at different times of the year. Also, the client should be aware that the service life of most sump pumps is between five and seven years, and that the pump may need replacing soon depending on its age and how often it operates.
