United Home Inspections

P.O. Box 393 
Kouts, IN 46347

 

Property Inspection Report
Client(s):	John Buyer
Property address:	12345 Fake St. Anytown, IN 46300
Inspection date:	01/01/2005

This report published on Tuesday, December 20, 2011 4:32:18 PM CST

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This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
This report is intended only as a guide to help the property owner / Buyer / Seller make their own evaluation of the overall condition of the property. This report is not intended to reflect the value of the property inspected, nor make representation as to the advisability of sale or purchase of the property inspected.

The report expresses the personal opinions of the inspector, based on his / her visual impressions of the conditions that existed at the time of the inspection only.

The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged, or difficult to inspect are excluded from this report.

Systems and conditions which are not within the scope of the property inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment; internal or underground drainage or plumbing; any systems which are shut down or otherwise secured; water wells (water quality and quantity); zoning ordinances; intercoms; security systems; heat sensors; cosmetics; building code conformity. Any general comments about these systems and conditions are informational only and do not represent and inspection.

This inspection report should not be construed as a compliance inspection of any government or non-governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property, and it should not be relied upon as such. Any opinion expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience.

United Home Inspections and its' inspectors have no interest, present or contemplated, in this property or its' improvement. United Home Inspections and its' inspectors have no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct.

This report shall supersede any written or verbal conversations, comments and or reports that were provided by United Home Inspections prior to providing this written report.

If repairs are made to a property based on the results of an inspection, the work should be performed by qualified contractors, not the seller. By qualified, we mean licensed, bonded, state-certified where applicable and with a reasonable amount of experience. Contractors providing repairs should provide legible documentation in the form of work orders and/or receipts. If repairs are made in this way, then there's generally no need for a follow-up inspection. Additionally, it may be better to negotiate a lower price on your home and have repairs made by contractors you choose rather than the seller making repairs as cheaply as possible."

It is in the clients best interest to follow up on any recommendations made by the Inspectors prior to making a finial purchase / sale decision. Purchasing a home for your family is a major financial decision, and it is not one to be made hastily or under rushed circumstances.

How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:

	Safety	Poses a risk of injury or death
	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
	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

1) Evidence of rodent infestation was found in the form of feces in one or more areas. For example, in the garage attic. Recommend consulting with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.cdc.gov/rodents/prevent_rodents/seal_up.htm
http://www.cdc.gov/rodents/prevent_rodents/trap_up.htm
http://www.cdc.gov/rodents/prevent_rodents/clean_up.htm

2) Some wall and floor surfaces were obscured by furniture, stored items and couldn't be fully evaluated.

3) The driveway had significant cracks, settlement, heaving and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.

Photo 6   Cracks in driveway

4) Patios had significant cracks, settlement, heaving and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.

Photo 8   Patio is heaving

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

Photo 36   Trim all vegetation back at least a foot away from house

6) Some sections of siding and/or trim were damaged, loose, warped. A qualified person should evaluate and repair, replace or install siding or trim as necessary. * Warped near front door

Photo 9   Damaged trim	Photo 15   Popped out siding
Photo 16   Popped out siding

7) One or more shutters were loose. This should be repaired by a qualified person.

Photo 37   Loose shutter

8) Moss was growing on the siding. Water based solutions are available to kill this growth. A qualified person should apply as necessary.

Photo 11   Moss on siding

9) A window well cover was missing. It should be reinstalled to prevent water and debris from entering window well.

Photo 12   Window well cover missing

10) The exterior finish in some areas was failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices. * Around front door trim

11) Many sections of the floor substructure were not fully evaluated due lack of access from ducts or pipes drywall.

12) Minor cracks were found in one or more sections of slab floors.

13) One or more composition shingles were missing. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

Photo 7   Missing shingle

14) Extensions such as splash blocks or drain pipes for some downspouts were too close to house. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair, replace or install as necessary

Photo 17   Gutter end too close to foundation

15) Moss was growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
http://www.google.com/search?q=moss+on+roof

Photo 3   Moss on roof

16) It is likely that there is inadequate insulation over the master bathroom. The ceiling temperature was only 59 degrees in this area. Other areas of the house had temperatures ranging from 69- 72 degrees. Not attic access was found in this area to determine the amount of insulation. Recommend further evaluation by a borescope or infrared camera.

Photo 29   Bathroom ceiling cold

17) Because of the roof configuration, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.

18) 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 1   Gutter drains to roof

19) Some extra shingles were left on the roof when it was put on. These did not appear to be part of the roof surface at any point.

Photo 4   Extra shingle on roof

20) Dried cement was found on the garage doors. This should be cleaned off by a qualified person.

Photo 5   Cement on garage door

21) Items were being stored in the garage attic directly on the drywall. Recommend laying down plywood on ceiling joists if this is used for storage, to prevent damage to drywall.

22) One or more electric receptacles at the kitchen 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:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf
* GFCI not required, but recommended in all kitchen receptacles

Photo 24   GFCI recommended

23) Loose wires were exiting a receptacle box through the coverplate at one exterior location. This should be evaluated and repaired by a qualified person.

Photo 10   Wires coming out behind coverplate

24) Permanent lighting was missing at one or more locations. For example master bedroom and over basement stairs. A qualified person should install lighting as necessary, and as per standard building practices.

Photo 30   Missing permanent light fixture

Photo 38   Light missing over stairs

25) This property had one or more fuel burning appliances and/or an attached garage, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

26) One or more junction box cover plates were missing. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary.

Photo 34   Cover plate missing

27) 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:
http://www.cpsc.gov/cpscpub/pubs/5077.html

28) One or more three-way light switches appear to be incorrectly wired, so the light(s) don't operate correctly. You should be able to turn the fixture on and off at both switches. A qualified electrician should evaluate and repair as necessary.

*Location: dining room

Photo 22   3 way switches not working properly

29) Some bulbs in light fixtures were inoperable. As a result, some light fixtures couldn't be fully evaluated. Recommend replacing bulbs to fully evaluate fixtures where necessary.

30) The client should consult the current owner for the use of some light switches.

31) Additional photo

Photo 40   Main electric shut-off breaker

32) 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.

33) The sump pump was inoperable. Water was nearly to the top of the sump pit. This is a conducive condition for wood destroying insects and organisms due to the risk of water accumulation. The typical lifesan on a sump pump is 5-7 years. A qualified contractor should evaluate and repair as necessary.

Photo 35   Sump pump would not operate during inspection, pit is over half full

34) A water softener system was installed on the premises. No 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.

35) A sewage ejector pump was installed on the premises. These systems are typically sealed. Only a limited evaluation of this waste disposal system was performed during the inspection. This system has moving parts and is subject to clogging and/or damage from disposal of items such as disposable diapers and sanitary napkins. Recommend that this pump and related equipment (piping, valves, etc.) be evaluated by a qualified plumber and repaired if necessary every few years in the future, or as per the manufacturer's specifications. Typically these pumps have a lifespan of from seven to ten years.

36) Additional photo

Photo 13   Main propane shut-off valve

37) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.

38) 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.

Photo 39   Clean furnace

39) 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.

40) 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.

41) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. The compressor can be damaged if it is operated at temperatures under 60 F. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

Photo 14   A/C could not be tested

42) The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears 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.

43) The metal flue pipe at location #A was too close to combustibles. This is a fire hazard. A qualified contractor should evaluate and make repairs or modifications as necessary so minimum clearances to combustibles are maintained around all chimney and flue pipes as per the manufacturer's specifications.
* Close to plastic near furnace, wrapped in insulation in attic

Photo 33   Chimney too close to combustibles (this is above furnace)

44) The gas fireplace at location #B was not fully evaluated because inspector was unable to light. Recommend consulting current owner for use and condition.

45) The cabinet door and face was not securely attached at one or more areas. A qualified person should repair as necessary.

Photo 25   Loose cabinet face

46) The sink drain stopper mechanism at location #A was inoperable. A qualified person should repair or replace as necessary.

Photo 23   Stopper not functioning

47) The exhaust fan at location #D was inoperable. Moisture may accumulate as a result. A qualified person should evaluate and repair or replace as necessary.

48) A leak was found at the bathtub supply valves at location #B. A qualified plumber should evaluate and repair as necessary.

Photo 27   Leaking faucet handle

49) One or more clothes washer supply hoses were rubber. Significant water damage may occur if these hoses fail. Recommend replacing hoses with braided, stainless steel hoses. Recommend replacement every 5 years.

50) The bathtub at location #B needs to be recaulked around the edge. This should be done by a qualified person.

Photo 28   Recaulk around tub

51) Handrails at one or more flights of stairs were wobbly. This is a safety hazard. Standard building practices require that handrails be:

Installed at stairs with four or more risers

Sized and shaped so your hand can encircle them

Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point

Continuous and extend for the entire flight of the stairs

Located between 30 and 38 inches above the leading edge of the stair treads

A qualified person should repair, replace or install as necessary and as per standard building practices.

Photo 31   Wobbly handrail

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52) Some sections of flooring had minor deterioration or damage. For example, broken tile. A qualified person should repair as necessary.

Photo 20   Cracked tile

Photo 21   Cracked tile

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53) The rear sliding screen door falls off when opened, and does not close properly. A qualified person should make repairs as necessary.

Photo 26   Screen door falls off, along with trim piece

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54) Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.

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55) Blinds at one or more windows were damaged.

Photo 32   Broken blinds

Private Well

Return to table of contents

Limitations: The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible components are evaluated. The client should have qualified lab test the well water for bacterial contaminants. A qualified well specialist should evaluate the well and perform a yield test.
Condition of private water supply: Appeared serviceable
Type of well: Drilled
Location of well: North side of yard
Pressure test results: 45 PSI
Flow test results: 6.5 Gallons per minute

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56) 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

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57) Additional photos

Photo 18   Water pressure 45 PSI

Photo 19   Water flow 6.5 GPM

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*****This concludes the home inspection report*****

Thank you for choosing United Home Inspections. Please contact us if you have any questions.

Please read the following about home inspections:

Please understand that we give our best effort in every inspection. There may come a time when you discover something wrong with the house you purchased, and you may be upset or disappointed with your home inspection. There are some things we’d like you to keep in mind.

-Intermittent Or Concealed Problems
Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets are lifted, furniture is moved or finishes are removed.

-No Clues
These problems may have existed at the time of the inspection, but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.

-We Always Miss Some Minor Things
Some say we are inconsistent because our reports identify some minor problems, but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $10 problems; it is to find the $1,000 problems. These are the things that affect people’s decisions to purchase.

-Contractor’s Advice
A common source of dissatisfaction with home inspectors comes from comments made by contractors. Contractor’s opinions often differ from ours. Don’t be surprised when three roofers all say the roof needs replacement, when we said that the roof would last a few more years with some minor repairs.

-Last Man In Theory
While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the last man in theory. The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether or not the roof leak is his fault. Consequently, he won’t want to do a minor repair with high liability, when he could re-roof the entire house for more money and reduce the likelihood of a callback. This is understandable.

-Most Recent Advice Is Best
There is more to the last man in theory. It suggests that it is human nature for homeowners to believe the last bit of expert advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of first man in and consequently it is our advice that is often disbelieved.

-Why Didn’t We See It?
Contractors often say, I can’t believe you had this house inspected, and the inspector didn’t find this problem. There are several reasons for these apparent oversights:

Most Contractors Have No Clue What’s Inside or Outside The Scope Of A Standard Home Inspection: All of our inspections are conducted in accordancewith the Standards of Practice of The National Association of Home Inspectors.The Standards of Practice specifically state what’s included and excluded from the standard home inspection.

Most contractors have no clue this document exists and many of them have a tendency to “blame the Home Inspector” for any issue found, regardless ofwhether the issue is within the “scope” of the standard home inspection.

-Conditions During The Inspection
It is difficult for homeowners to remember the circumstances in the house at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere or that the furnace could not be turned on because the air conditioning was operating, etc. It’s impossible for contractors to know what the circumstances were when the inspection was performed.

-The Wisdom Of Hindsight
When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 feet of water on the floor. Predicting the problem is a different story.

-A Long Look
If we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace, we’d find more problems, too. Unfortunately, the inspection would take several days and would cost considerably more.

-We’re Generalists
We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do. This is because we are expected to have heating expertise and plumbing expertise, structural expertise, electrical expertise, etc.

-An Invasive Look
Problems often become apparent when carpets or plaster are
removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don’t perform invasive or destructive tests.

-Not Insurance
In conclusion, a home inspection is designed to better your odds of not purchasing a “money pit”. It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.

Please call us at (219)263-9282 if you have any questions.