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UltraSound Home Inspections


Email: conlybrooks@yahoo.com
Phone: (720) 391-3879
PO Box 493 
Wheat Ridge CO 80034
Inspector: Conly Brooks

   

Property Inspection Report

Client(s):  Brian Wilkins
Property address:  3705 N. Madison St. Denver, CO 80205
Inspection date:  Thursday, April 12, 2018

This report published on Tuesday, April 17, 2018 11:59:48 AM CDT

Thank you for the opportunity to conduct a home inspection of the property listed above. We
understand that the function of this report is to assist you in understanding the condition of the
property to assist in making an informed purchase decision.

The report contains a review of components in the following basic categories: grounds, exterior/foundation, crawl space, basement, roof, attic & roof structure, garage or carport, electrical, plumbing/fuel systems, plumbing, water heater, heating/ventilation and air conditioning, fireplaces/stoves/chimneys and flues, kitchen, bathrooms/laundry and sinks, interior/doors and windows. Additional categories may or may not be included.

The inspector is not required or permitted to move furniture, personal belongings,
excessive storage items or any other items that may inhibit the performance or inclusion or
observation in the inspection report at the time of the inspection and this condition may or may
not be noted in the report. The report is designed to be easy to read and comprehend however it
is important to read the entire report to obtain a full understanding of the scope, limitations and
exclusions of the inspection.
Table of Contents
General Information
Positive Attributes and Home Features
Summary of Defects
Immediate Concerns/Repairs/Evaluations
Grounds
Exterior and Foundation
Crawl Space
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows

View summary


General Information
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Report number: 201
Time started: 9:00
Time finished: 12:00
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm, 58 degrees
Inspection fee: $275.00
Payment method: Invoiced
Type of building: Single family, Detached garage
Buildings inspected: One house, One detached garage
Number of residential units inspected: 1
Age of main building: 69 years old
Source for main building age: Municipal records or property listing
Front of building faces: East
Main entrance faces: East
Occupied: No

1) What appeared to be an old heating system for this home was found in the crawlspace. The old heating unit is no longer installed or operating. The old heating unit was large and could be inconvenient to disassemble and remove in the future.
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Photo 1-1
 

Positive Attributes and Home Features
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2) The water heater appeared to be brand new or less than a couple of years old. The estimated service life of most gas water heaters is roughly 12 years.

3) Some or all of the kitchen appliances appeared to be brand new or less than a couple of years old. The estimated service life of most kitchen appliances is 15 years old.

4) The cabinets in the kitchen and/or bathrooms appeared to be new or less than a couple of years old.

5) The flooring installed in this house appeared to be brand new or less than a couple of years old.

6) The plumbing fixtures in the bathrooms and/or kitchen appeared to be brand new or less than a couple of years old.

7) The roof covering appeared to be new or less than a couple of years old.

Summary of Defects
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Summary of defects disclaimer: The Summary of Defects section in this inspection report is done as a courtesy to our clients and may not list all of the defects that were found during the home inspection. This section of the home inspection report is best used as a punch list. Please read through the entire home inspection report for the full list of defects that were found as well as the details of those defects.
Plumbing Repairs/Evaluations: {The water heater and water heater TPR valve drain pipe requires evaluation and/or repairs.}, {One or more hose bibs didn't function properly.},
Electrical: {One or more damaged/substandard outlet(s).}, {Exposed bare wire ends were found in one or more areas.}, {Repair one or more missing electrical/junction box knockout.}, {Extension cord is being used as permanent wiring in the crawlspace.}, {Incomplete electrical panel legend(s)}, {One or more exposed wire connections.}, {No exterior outlets were installed.}, {Evaluate light fixture in crawlspace.}, {Main electrical panel is missing its description label.}, {Repair the light switch location in the garage.}, {The main electrical panel cover was not staying open.}
HVAC Technician Repairs: {Bathroom fan vents into attic space.}, {Repair missing/damaged insulation on AC refrigerant lines.}, {Repair or clean AC condenser fins.}, {Missing sediment trap on the water heater gas line.}, {AC unit is near/at its expected service life age.}, {Furnace is near/at its expected service life age.}, {Deteriorated furnace chimney stack.}, {Bathroom ventilation fan is missing its cover.}, {Evaluate air conditioner condensate pump and condensate pump drain termination and repair as necessary.}, {Substandard furnace air filter door/cover.}, {One or more heating/cooling supply registers were substandard.}, {Recommend having the furnace serviced/cleaned.}, {Recommend having the cause of the furnace orange flame color evaluated and repaired.}, {Recommend repairing soil around gas meter.}, {Repair holes/gaps in the furnace cabinet and around the refrigerant lines in the crawlspace.}
Handyman Repairs: {Damaged or missing window screens.}, {Sink drain stopper repair.}, {One or more gaps, cracks, and/or holes in the exterior should be caulked.}, {Substandard caulking around the exterior side of one or more window(s).}, {Substandard caulking at the bathroom backsplash and/or counter top.}, {Improve yard/exterior slope in one or more areas.}, {Garbage disposal was missing its lugnut around the feeder wire.}, {Insulation was falling off the walls and ceilings in the crawlspace.}
Roofing: {Exposed nail head(s) found on roof.}, {One or more areas of the roof covering were damaged and/or require repairs.}, {Recommend having the collar tie located in the attic/roof structure that was cut evaluated and repaired if necessary.}, {Evaluate signs of water intrusion that were found above the water heater on the ceiling to ensure a roof leak no longer exists.}
Concrete/Masonry/Tile Repair: {Damaged/deteriorated concrete/masonry sidewalk.}, {Repair cracks in the concrete and/or masonry wall.}
Carpenter/Drywall Contractor: {Repair/evaluate one or more sections of the exterior wall covering.}, {One or more windows were damaged.}
Specialty items and/or home features excluded from the home inspection: {Yard irrigation system.}, {Air conditioner.}, {Condensate Pump.}

8) Recommend adjusting the automatic reverse knob on the garage door opener.

9) The vapor barrier in the crawlspace was missing in some areas.

10) Trees and/or vegetation was in contact with the exterior wall and/or roof covering./

11) Signs of water intrusion were found in the crawlspace and/or basement area in the form of efflorescence on the foundation wall.

12) Recommend improving insulation levels in the attic in some areas.

Immediate Concerns/Repairs/Evaluations
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Immediate Concerns/Repairs/Evaluation Disclaimer:: The immediate concerns/repairs/evaluation section of this report lists some of the defects that the inspector recommends immediate evaluation by the client and/or licensed contractor. Defects that are listed in this section of the report are either defects that are expensive to repair, pose a significant safety issue, and/or the defect could lead to a significant problem if it is not addressed right away. This section of the home inspection report is meant to highlight the significant defects that were found. For more details about any significant defects listed below view that section of the home inspection report. All of the defects in the home inspection report are important and should be considered immediate concerns as well unless the client was told otherwise by your home inspector or a licensed contractor.

13) {Roof repairs} Some areas of the roof covering were substandard and require repairs. The repairs are not major but should be done in the near future to prevent damage to the roof structure and other interior components.

14) {Irrigation/Sprinkler System} Irrigation systems are out of the scope of a standard home inspection and therefore the sprinkler system is excluded from this home inspection report. Recommend having the yard irrigation system evaluated by a qualified irrigation system contractor and repaired if needed. The homeowner should verify that the sprinkler lines have been properly winterized and understand how to operate the sprinkler system controls.

15) {Old Furnace} The furnace is roughly 19 years old. (Expected service life is 15-20 years).

16) {Old AC Unit} The air conditioner installed at this property was roughly 16 years old. (The expected service life of most AC units is 10-15 years old.)

Grounds
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Common Home Inspection Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level, Moderate slope
Condition of driveway: NA
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Concrete

17) The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. It can be a conducive condition for wood-destroying organisms. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
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Photo 17-1
Recommend improving the grading of the soil on the east side.
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Photo 17-2
Recommend improving the great of the soil on the north east corner..

18) Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or patios. Recommend that qualified contractor repair as necessary.
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Photo 18-1
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Photo 18-2

19) {Grounds Summary} The concrete porch and patio were in overall serviceable condition at the time of inspection. The sidewalk was significantly deteriorated in some areas. Recommend improving the grading in some areas of the yard but overall the soil grading was in serviceable condition. There were also a couple of trees around the garage that will need to be maintained so that they remain a safe distance from the garage roof and structure.
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Photo 19-1
The concrete front porch was in good condition.
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Photo 19-2

Exterior and Foundation
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Common Home Inspection Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete

20) Some sections of siding and/or trim were loose. Recommend that a qualified person repair, replace or install siding or trim as necessary.
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Photo 20-1
Minor damage to exterior siding next to front porch.
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Photo 20-2
Loose siding below front porch window.
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Photo 20-3
Damage to siding on northeast corner.
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Photo 20-4
Loose siding located on the north side.
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Photo 20-5
Recommend ceiling these holes found in exterior siding located on the south side near the air-conditioning unit.
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Photo 20-6
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Photo 20-7
Damaged siding on the southwest corner.
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Photo 20-8
Damaged siding on southwest corner.

21) The masonry (brick or stone) veneer was deteriorated or damaged in some areas. Where cracks or openings are exposed, water can enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.
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Photo 21-1
Cracked masonry on garage.
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Photo 21-2
Hole in the garage wall.
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Photo 21-3
Cracking masonry next to garage vehicle door.
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Photo 21-4
Cracked masonry located at the garage.

22) One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
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Photo 22-1
Recommend caulking any open seams in the siding.
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Photo 22-2
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Photo 22-3
Seal gap on south side of garage.
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Photo 22-4
Seal gap in soffit on south side of garage.
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Photo 22-5
Recommend caulking around dryer exhaust duct end cap.
 

23) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
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Photo 23-1
Recommend maintaining tree so it stays a safe distance from the garage roof.
 

24) Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
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Photo 24-1
This large tree could damage the garage foundation or roof covering.
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Photo 24-2

25) Caulk was missing and/or deteriorated in some areas. For example, around windows and/or around doors. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK
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Photo 25-1
Deteriorated caulked joint around a window located on the north side.
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Photo 25-2
Recommend caulking around garage door.

26) {Exterior Summary} The aluminum exterior siding of the home was in overall serviceable condition at the time of inspection however some repairs are recommended. Notable exceptions will be listed in this home inspection report.

Crawl Space
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Common Home Inspection Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Wood, Concrete
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Appeared serviceable
Vapor barrier present: Full
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space, without vents

27) Evidence of prior water intrusion or accumulation 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. Recommend that the client review any disclosure statements available and ask the property owner about past accumulation of water 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, then recommend that a qualified contractor who specializes in drainage issues 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, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.
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Photo 27-1
Efflorescence found in the northeast corner of the crawlspace. Recommend repairing the grading of the soil outside of this section of the foundation wall.
 

28) Under-floor insulation as well as insulation on the walls was falling down in some areas. This may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary.
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Photo 28-1
Insulation is falling off the walls in the crawlspace in some areas.
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Photo 28-2
Falling insulation in crawlspace.

29) The vapor barrier in one small areas of the crawl space was missing. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.
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Photo 29-1
Area of crawlspace without a vapor barrier.
 

30) {Crawlspace Summary & Photos} These photos show the crawlspace area that was found in the home. The vapor barrier installed in the crawlspace was in overall good condition however there was a small area where no vapor barrier was present. The crawl space was sealed off and no ventilation system was present. The crawlspace was well insulated on the walls and floor above which should help lower energy costs. The insulation was falling down in some areas so I recommend repairing any sections that have fallen down.
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Photo 30-1
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Photo 30-7
 

Roof
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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; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Appeared serviceable

31) Substandard repairs were found at one or more locations on the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair per standard building practices.
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Photo 31-1
 

32) Some composition shingles were damaged and/or lifting. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
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Photo 32-1
Recommend repairing the gap underneath the roof shingle.
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Photo 32-2
The garage roof was substandard in this area and a broken shingle was found.
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Photo 32-3
Broken shingle on garage.
 

33) One or more rubber or neoprene pipe flashings were loose or lifting. Leaks can result from windblown rain. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary to prevent leaks. For example, by nailing flashings down and sealing as necessary.
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Photo 33-1
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Photo 33-2

34) Nail heads were exposed at one or more shingles. More than just a few exposed nail heads may indicate a substandard roof installation. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.
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Photo 34-1
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Photo 34-2
Exposed nail head.

35) {Roof Summary & Photos} These photos show the roof covering of the house and garage which consists of one layer of asphalt shingles. The roof covering and gutters were in serviceable condition at the time of inspection however some repairs are recommended. The roof covering looked like it was new or only a couple of years old. Notable exceptions will be listed in this inspection report.
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Photo 35-1
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Photo 35-8

Attic and Roof Structure
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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. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Viewed from hatch(es)
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass roll or batt, Cellulose loose fill
Approximate attic insulation R value (may vary in areas): R-25
Vermiculite insulation present: None visible
Vapor retarder: Not determined (inaccessible or obscured)
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Box vents (roof jacks), Enclosed soffit vents

36) The ceiling insulation in one or more areas of the attic was compacted or uneven. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).
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Photo 36-1
Recommend insulating the attic above the kitchen better.
 

37) One or more collar ties in the roof structure were cut and/or modified. This may have weakened the roof structure. Recommend that a qualified contractor evaluate this situation and repair if necessary.
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Photo 37-1
 

38) {Attic Summary & Photos} This home has an attic access hatch located in the kitchen. The photos below the show the home's attic space and the home's roof structure. The attic space and roof structure were in serviceable condition at the time of inspection. Notable exceptions will be listed in this home inspection report.
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Photo 38-1
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Photo 38-2
Garage roof structure was in serviceable condition.
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Photo 38-3
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Photo 38-4
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Photo 38-5
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Photo 38-6

Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Detached, Garage
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): No, Recommend adjusting knob on opener.
Condition of garage floor: Appeared serviceable
Condition of garage interior: Required repair or evaluation (see comments below)
Garage ventilation: Exists

39) The auto-reverse mechanism on one or more automatic openers for garage vehicle doors required excessive force. This is a potential safety hazard. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.reporthost.com/?NRGD
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Photo 39-1
 

40) Minor cracks were found in the interior side of the garage concrete block wall. These are common and appeared to be only a cosmetic issue. Recommend sealing cracks to prevent water intrusion.
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Photo 40-1
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Photo 40-2
Crack in wall above garage window.

41) {Garage Summary & Photos} The photos below show the garage and/or carport found at this property. The garage area, garage door opener and the vehicle garage door were in serviceable condition at the time of the home inspection. The garage door opener operated properly when tested. Notable exceptions will be listed in the home inspection report.
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Photo 41-1
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Photo 41-2
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Photo 41-3
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Photo 41-5
 

Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 2
Service voltage (volts): 120-240
Estimated service amperage: 150
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): Not applicable, no single main disconnect
System ground: Ground rod(s) in soil
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Building exterior
Location of main disconnect: No single main disconnect, use all breakers in main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, Copper
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested

42) One or more electric receptacles at the kitchen and/or garage had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI

Because of the year this house was built GFCI protection is not required however I wanted to bring it to your attention that some outlets are not protected by a GFCI.
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Photo 42-1
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Photo 42-2

43) The electric service was configured so that too many hand movements were necessary to turn off all power for the service. Six or fewer circuit breakers should be required to turn off all power to a residence. This is a potential safety hazard during an emergency when the power needs to be turned off quickly. Recommend that a qualified electrician repair per standard building practices.

44) Bare wire ends, or wires with a substandard termination, were found at one or more locations. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.
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Photo 44-1
Exposed bare wire ends located on the southwest corner.
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Photo 44-2
Bare wire end below the main electrical panel.

45) Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
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Photo 45-1
An exposed wire connection inside the sprinkler system box.
 

46) Extension cords were being used as permanent wiring in the crawlspace. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring is a potential fire and shock hazard, and indicates that wiring is inadequate and needs updating. Extension cords may be undersized. Connections may not be secure resulting in power fluctuations, damage to equipment, overheating and sparks that could start a fire. Recommend that a qualified electrician repair per standard building practices and eliminate extension cords for permanently installed equipment.
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Photo 46-1
The extension cord was located in the crawlspace ceiling area a few feet straight ahead after you come through the crawlspace access.
 

47) One or more modern, 3-slot electric receptacles were found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.
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Photo 47-1
An outlet with open ground was found below the washing machine supply lines in the laundry closet.
 

48) The main electrical panel cover/door would not remain open by itself. This is a potential safety hazard as well as an inconvenience is repairs are needed to the electrical panel. Recommend contacting a qualified contractor to make repairs.
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Photo 48-1
 

49) One or more knockouts were missing from electrical junction boxes. Holes in junction boxes are a potential fire hazard if a malfunction ever occurs inside the junction box. Rodents/vermin can also enter junction boxes through holes. Recommend that a qualified person install knockout covers where missing and per standard building practices.
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Photo 49-1
A junction box was missing a knockout located at the garage.
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Photo 49-2
An electrical box in the attic has holes that vermin can enter. Recommend ending the clips to prevent vermin access.

50) One or more light fixtures were damaged. Recommend that a qualified electrician repair or replace light fixtures as necessary.
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Photo 50-1
Damaged light fixture in garage.
 

51) The light switch for the garage light fixtures was installed in an inconvenient location, the light switch is attached to the roof structure. Recommend contacting a qualified contractor to relocate the lightswitch.
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Photo 51-1
Garage light switch.
 

52) The legend for circuit breakers or fuses in panel(s) #A was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
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Photo 52-1
 

53) The main electrical panel is missing its description label. This can make it difficult to determine the main panels amperage, electrical rating and the main panel's manufacturer. The homeowner may want to contact an electrical contractor or electrical supply store about identifying the type of main electrical panel found in the home and having a description label attached to the main electrical panel.
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Photo 53-1
 

54) No exterior outlets were found during the inspection. This could become an inconvenience in the future so I would recommend contacting a electrical contractor to make any necessary upgrades.

55) The inspector was unable to locate the switch that controls the light fixture in the crawlspace and therefore this light fixture was not tested. Recommend evaluating this light fixture to ensure that it functions properly.
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Photo 55-1
 

56) {Electrical Summary & Main Electrical Panel Photos} These photos show the home's main electrical panel which is located on the West side exterior wall. The electrical panel is a General Electric, 150 amp panel and copper wiring is being used to supply the home with electricity.

The wiring installed in the main electrical was in overall serviceable condition at the time of inspection. Some repairs are recommended to the main electrical panel. The main electoral panels description label and breaker legend were missing/incomplete. The main electoral panel cover would not stay open. Notable defects that were found in the main electrical panel and electrical system will be listed in the home inspection report.
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Photo 56-1
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Photo 56-2
Main electrical panel.
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Photo 56-3
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Photo 56-4

Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression 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. Any comments made regarding these items are as a courtesy only. Note that 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 determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Water pressure (psi): 75 psi
Location of main water shut-off: Crawl space
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, PEX plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Cast iron
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic, Copper
Sump pump installed: No
Sewage ejector pump installed: No
Type of irrigation system supply source: Public
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meter

57) No sediment trap was installed in the gas supply line at the water heater. Sediment traps prevent damage to gas-fired appliances by trapping oil, scale, water condensation and/or debris. Recommend that a qualified contractor install a sediment trap per standard building practices.

58) Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.
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Photo 58-1
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Photo 58-2

59) One or more hose bibs leaked when tested. When hose bibs leak while turned off, it's often caused by a worn valve seat or a loose bonnet. When hose bibs leak while turned on, it may be due to worn "packing" around the stem or a defective backflow prevention device. Recommend that a qualified plumber repair as necessary.
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Photo 59-1
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Photo 59-2
The hose bib was also not properly secured which could plumbing leaks.

60) {Plumbing Summary} The plumbing supply lines, drain pipes and waste pipes found in the home were in overall serviceable condition at the time of inspection. Notable exceptions or defects that were found in the plumbing/fuel systems will be listed in your home inspection report.

Plumbing Materials Installed in this home-

Supply Pipe Material- Copper, Pex

Drain Pipe Material- Plastic

Waste Pipe Material- Plastic, Cast iron

61) What appeared to be the main water shut-off valve was located in the crawl space. This is an inconvenient location at best, and may prevent the water from being turned off in a timely manner in the event of a plumbing emergency. Consider having a qualified plumber relocate the shut-off valve to a more convenient location, such as in a closet or a cabinet under a sink.

62) The gas meter was in contact with or too close to the soil below and is likely to rust as a result. Gas meters should be located 10 inches or more above the soil below. Soil should be graded or removed as necessary.
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Photo 62-1
 

63) The main gas shut-off valve for this home is located at the gas meter.
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Photo 63-1
 

64) The main water shut-off valve for this home is located in the crawlspace on the front/East side.
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Photo 64-1
The main water shut off valve.
 

Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Estimated age: 2 years old
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 108 degrees
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable

65) The temperature-pressure relief valve drain line was longer than 15 feet. This is a potential safety hazard due to the risk of explosion from restricted flow. A qualified plumber should repair per standard building practices. For more information, visit:
http://www.reporthost.com/?TPRVALVE
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Photo 65-1
Water heater drainpipe.
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Photo 65-2
The water heater drainpipe termination is located on the front of the house next to the gas meter.

66) Water lines running to and from the water heater were installed without a dielectric union plumbing fitting. Dielectric union plumbing fittings help prevent corrosion and rust buildup on water heater supply lines and are recommended whenever dissimilar plumbing materials are installed together such as copper and steel. Recommend contacting a qualified plumbing contractor to make repairs.

For more information about dielectric union plumbing fittings visit...

http://www.mcgarryandmadsen.com/inspection/Blog/Entries/2015/8/14_What_is_a_dielectric_union.html
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Photo 66-1
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Photo 66-2

67) {Water Heater Summary} These photos show the 40 gallon Rheem water heater installed in the home's hallway closet. The water heater was manufactured in 2016 making it is roughly 2 years old. The estimated lifespan of most gas water heaters is 8-12 years.

The water heater was in overall serviceable condition at the time of inspection however some repairs are recommended. Notable exceptions or defects found to the water heater will be listed in your home inspection report.
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Photo 67-1
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Photo 67-2
Gas shut off valve for water heater.
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Photo 67-3
 

Heating, Ventilation and Air Condition (HVAC)
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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). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: Unknown
Condition of forced air heating/(cooling) system: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 19 years old
Location of forced air furnace: Crawl space
Forced air system capacity in BTUs or kilowatts: 80,000 BTUs
Condition of furnace filters: Required repair and/or evaluation (see comments below)
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Condition of burners: Required repair, replacement and/or evaluation (see comments below)
Type of combustion air supply: Intake duct, Vent(s) to exterior
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below), Not determined
Cooling system and/or heat pump fuel type: Electric
Location of heat pump or air conditioning unit: Building exterior, north
Type: Split system
Condition of controls: Appeared serviceable

68) The last service date of the gas or oil-fired forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. 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 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
http://www.reporthost.com/?ANFURINSP
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Photo 68-1
The blower fan was extremely dirty.
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Photo 68-2
Dirty furnace blower fan motor.

69) The furnace burner flame was not blue in color. Various conditions can cause incorrect flames (not blue, noisy, floating) including incorrect drafting, dirty burner orifices and improper gas pressure. Recommend that a qualified heating contractor evaluate and repair as necessary.

70) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be at 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 furnace is 19 years old.

71) The estimated useful life for most air conditioning condensing units is 10-15 years. This unit appeared to be beyond 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 air conditioning unit is 16 years old.

72) The Excel energy saver installed next to the air-conditioning unit is no longer secured to the structure. Energy savers are specialty items and are not included in a standard home inspection. Recommend contacting Excel or a qualified contractor to evaluate the situation and make repairs as necessary.
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Photo 72-1
 

73) The inspector was unable to determine if the condensate pump installed in the crawlspace functioned properly because the outdoor temperature was to cold to run the air-conditioning unit. Recommend having a qualified contractor evaluate the condensate pump and make repairs if necessary. I also recommend having the condensate pumps drain line termination moved outside to prevent water from accumulating in the crawlspace.
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Photo 73-1
I was unable to determine if the air conditioner condensate pump is working. Recommend installing a battery backup or alarm system so you are alerted is the condensate pump fails.
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Photo 73-2
Recommend repairing the location of the condensate pumps drain line termination to prevent water from collecting in the crawlspace.
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Photo 73-3
A water stain below the air-conditioners evaporative coil could indicate that the condensate pump is not operating properly or that it has failed in the past.
 

74) One or more air supply registers were damaged. The register no longer opened and closed. Recommend replacing as necessary.
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Photo 74-1
Heat register next to kitchen did not open close.
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Photo 74-2
A heating register in the bedroom on the southeast corner did not open close.

75) The metal chimney stack installed as the furnace and water heater's venting system is deteriorated. Signs of past roof leaks were also found in the attic space and in the water heater closet around the chimney stack. Recommend having the chimney stack evaluated and repaired/replaced as necessary.
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Photo 75-1
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Photo 75-2
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Photo 75-3
Evidence of a past or present roof leak found above the water heater.
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Photo 75-4
Signs of past or present roof leak below furnace metal chimney.

76) The furnace air filter is located in the living room behind a return vent. The new flooring that was installed is preventing the return vent cover from coming off as intended. Recommend contacting a qualified contractor to make repairs so that the furnace air filter can easily be changed out.
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Photo 76-1
The furnace air filter cover would not come off without potentially damaging the cover. The new flooring is preventing the cover from coming off as intended.
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Photo 76-2
The cover is also missing a wingnut.

77) Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
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Photo 77-1
 

78) The cooling fins at the air handler condenser were damaged. Recommend that a qualified HVAC contractor repair fins as necessary.
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Photo 78-1
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Photo 78-2

79) Holes and/or gaps were found in the furnace cabinet and around the refrigerant lines in the crawlspace. This could allow vermin access into the furnace and cause damage. Recommend contacting a qualified HVAC technician to make repairs.
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Photo 79-1
Recommend ceiling any gaps in the furnace cabinet to prevent vermin entry. This is especially important when the furnace is installed in the crawlspace.
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Photo 79-2
Recommend sealing gaps around the air conditioner refrigerant lines in the crawlspace to prevent vermin entry.

80) Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).

81) {Heating System Summary & Photos} These photos show the home's heating system. This home uses a mid-efficiency natural gas furnace as its primary heat source. The heating system was manufactured by Tempstar and it is approximately 19 years old. The estimated service life of most gas furnaces is 15-20 years.

The heating system functioned properly when tested at the time of inspection however some repairs and maintenance are recommended. The air ducts installed in the crawlspace are well insulated which should help reduce energy costs. Any notable exceptions or defects found in the heating system will be listed in your home inspection report.
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Photo 81-1
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Photo 81-2
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Photo 81-3
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Photo 81-4
Gas shut off valve for furnace.
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Photo 81-5
Emergency shut off switch for furnace.
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Photo 81-6
No gas leaks were found in the crawlspace.

82) {Air Conditioner Summary & Photos} These photos show the home's air conditioning unit(s) which is installed on the North side of the home. The AC unit was manufactured by Amana and it is approximately 16 years old. The estimated life expectancy for most air conditioners is 10-15 years.

The outdoor temperature at the time of inspection was to low to operate the air-conditioning unit. The air-conditioning unit is passed its expected service life and may require repairs in the near future. Recommend having the air-conditioning unit evaluated and repaired by a qualified HVAC technician. Any notable exceptions or defects found in the cooling system will be listed in your home inspection report.
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Photo 82-1
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Photo 82-2
The air-conditioning units description label was fading. Recommend writing down the units information in case future repairs are needed.
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Photo 82-3
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Photo 82-4
Electrical shut off switch for the air-conditioning unit.

83) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: N/A (none installed)
Condition of built-in microwave oven: Appeared serviceable

84) One or more bushings were missing for the under-sink food disposal's electric wiring. Insulation on the wiring can get damaged where wires are routed through holes in the under-sink food disposal's metal housing. This is a potential shock hazard. Recommend that a qualified electrician install bushings where missing and per standard building practices.
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Photo 84-1
Missing wire nut
 

85) The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
http://www.reporthost.com/?ATB

86) The inspector was unable to determine if the dishwasher's drain line had a high loop or air gap (e.g. drain line not visible). A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. Recommend reviewing the dishwasher's installation instructions, consulting with the property owner and/or having a qualified contractor evaluate further to determine if a high loop and air gap are installed or needed. If not installed, and none is built into the dishwasher, then recommend that a qualified contractor install a high loop and air gap per standard building practices.
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Photo 86-1
 

87) {Kitchen Summary & Photos} Kitchen features such as flooring, cabinets, countertops, and backsplashes were in serviceable condition at the time of inspection. These photos show the kitchen appliances that were found in the home. The kitchen appliances and plumbing fixtures appeared to be brand-new and functioned properly when tested at the time of inspection. Any notable exceptions or defects found in the kitchen appliances or other kitchen features will be listed in your home inspection report.
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Photo 87-1
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Photo 87-2
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Photo 87-3
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Photo 87-4
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Photo 87-5
 

Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that 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, clothes washers, etc. 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 any gas piping to laundry appliances.
Location #A: Full bath, first floor
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable, Minor repairs recommended
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

88) At the time of the inspection no clothe washing machine or clothe dryer were found/ installed on the premises. I did however find an old dryer vent connection coming out of the floor in the utility room near the closet that houses the water heater. I could not determine if the house has all of the proper connections to install a clothe washer and dryer in the future so I would advise contacting a certified HVAC contractor to further evaluate this situation. You should also contact a certified electrician to find out if the proper wiring and breakers exist to install a washer and dryer unit in the home.
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Photo 88-1
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Photo 88-2
The dryer outlet had power at the time of inspection.

89) The bathroom ventilation fan terminates into the attic space. This will create increased moisture levels in the attic space which can damage the roof structure and lead to mold growth. The bathroom ventilation fan was also missing its cover. Recommend contacting a qualified contractor to make repairs.
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Photo 89-1
Bathroom ventilation fan venting into attic space.
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Photo 89-2
Bathroom ventilation fan is missing cover.

90) The drain stopper in one or more bathroom sinks and/or bathtubs did not work properly or was missing. I recommend contacting a qualified handyman service to make repairs.
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Photo 90-1
 

91) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes at location(s) #A. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.
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Photo 91-1
Deteriorated caulked joint, bathroom backsplash.
 

92) {Bathroom Summary} The bathroom(s) features, cabinets/vanity, bathtub(s), shower(s), sink(s) and plumbing fixtures were in overall serviceable condition at the time of inspection. The bathroom outlet was protected by a GFCI circuit. Any notable exceptions or defects found in the bathroom(s) will be listed in your home inspection report.

Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues 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. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any 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, drawer, cabinet door or closet door 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 and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Multi-pane, Double-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Laminate, Tile

93) Stains were found in one or more ceiling areas. The inspector was unable to determine if an active leak exists (e.g. recent dry weather, inaccessible height). Recommend asking the property owner about this, monitoring the stains in the future, and/or having a qualified contractor evaluate and repair if necessary.
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Photo 93-1
Evidence of a past or present roof leak found above the water heater.
 

94) A window located on the east side was damaged. This could allow water intrusion behind the wall which could damage the wall structure and lead to mold growth. Recommend contacting a qualified contractor to make repairs.
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Photo 94-1
A window located on the east side had minor damage.
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Photo 94-2

95) {Interior Summary} The interior doors, walls, ceilings and floors were in overall serviceable condition at the time of inspection however some repairs to one or more windows is recommended. Notable exceptions or defects found to the home's interior will be listed in your home inspection report.

96) Screens were missing from some windows. These windows may not provide ventilation during months when insects are active.


I would like to thank you for choosing UltraSound Home Inspections for your inspection needs. If you have any questions about the inspection report or about the inspection please don't hesitate to give me a call, Conly Brooks (720) 391-3879 or email me at conlybrooks@yahoo.com.