Veritas Home Inspection, Inc.

Website: http://www.reporthost.com/veritas
Email: veritashomeinspectioninc@comcast.net
Phone: (847) 546-8879
34111 N. Harrison Street, Round Lake, IL 60073
Inspector: Alan Burns
450.0004242

 

Property Inspection Report
Client(s): A & E Burns
Property address: 1234 Anystreet, Round Lake, IL 60073
Inspection date: Sunday, August 03, 2008
This report published on 8/7/2008 5:02:18 AM CDT

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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.

 
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:
SafetyPoses a risk of injury or death 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
ServiceableItem or component is in servicable condition 
CommentFor 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

Table of Contents
General information
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Basement
Well
Kitchen
Bathrooms
Interior rooms
 
General information Return to table of contents
Report number: 1002
Inspector: AB
Structures inspected: House-raised ranch
Type of building: Single family
Age of building: 34 years
Property owner's name: Burns
Time started: 10am
Time finished: 1pm
Inspection Fee: 350.00
Payment method: Check
Present during inspection: Client(s), Property owner(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Front of structure faces: West
Main entrance faces: West
Foundation type: Finished basement
The following items are excluded from this inspection: Private sewage disposal system, Private well, Shed, Sauna


1) Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:
  • The Environmental Protection Association (http://www.epa.gov)
  • The Consumer Products Safety Commission (http://www.cpsc.gov)
  • The Center for Disease Control (http://www.cdc.gov)
     
    Exterior Return to table of contents
    Footing material: Not visible
    Foundation material: Poured in place concrete
    Apparent wall structure: Wood frame
    Wall covering: Metal-aluminum siding
    Driveway material: Asphalt
    Sidewalk material: Poured in place concrete
    Exterior door material: Solid core steel
    Footing material: Not visible
    Foundation material: Poured in place concrete
    2) Handrail(s) at some stairs on the deck are loose. This is a safety hazard. A qualified contractor should make repairs as necessary. For example, installing new fasteners and/or hardware so handrails are securely attached.
    3) Waterproof cover(s) over one or more electric receptacles are damaged or broken. NE corner of garage under the soffit. This is a safety hazard due to the risk of shock and fire. Damaged covers should be replaced where necessary.
    4) There are several holes in surface of the wooden deck. These boards should be replaced.

    Photo 3  
    Damaged deck boards

    Photo 4  
    Damaged deck boards

    Photo 8  
    Damaged deck boards
     

    5) Sidewalk(s) and/or patios are undermined in one or more areas, where soil has eroded out from beneath. Repairs should be made to prevent further erosion and undermining.

    Photo 2  
    Patio blocks with negative slope.
     

    6) Soffit boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.

    Photo 1  
    Damaged soffit SE corner of house.
     

    7) One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
  • Hydraulic cement. Requires chiseling a channel in the crack to apply. See http://www.quickrete.com/catalog/HydraulicWater-StopCement.html for an example.
  • Resilient caulks (easy to apply). See http://www.quickrete.com/catalog/GrayConcreteRepair.html for an example.
  • Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.
    8) Window glazing putty at one or more windows is missing and/or deteriorated. Putty should be replaced and/or installed where necessary. For more information on replacing window putty, visit: http://www.oldhouseweb.com/stories/Detailed/12216.shtml
    9) Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
    10) Recommend cleaning deck(s) and railing(s) and treating with a preservative claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports recommends these products:

  • Cabot Decking Stain and PTW Stain
  • Olympic Water Repellent Deck Stain
  • Thompson's House and Deck Stain
  • Wolman PTW Deck Stain
  • Akzo Sikkens Cetol DEK
  • Benjamin Moore Moorwood Clear Wood Finish
  • DAP Woodlife Premium
  • Olympic Natural Look Protector Plus
    11) Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
    12) Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
     
    Roof Return to table of contents
    Roof inspection method: Viewed from ground with binoculars
    Roof type: Gable
    Roof covering: Asphalt or fiberglass composition shingles
    Estimated age of roof: 5-10 years
    Gutter & downspout material: Aluminum, Steel
    Roof ventilation: Adequate
    13) Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
    14) Metal gutter on east side of house has some rust. Gutter should be sanded and repainted.
     
    Garage Return to table of contents

    15) The garage-house door poses a fire risk because it's not fire-rated (metal or solid-core construction). A qualified contractor should replace this door with a fire-rated door.
    16) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. 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. Cover plates should be installed where missing.
    17)   Drywall ceiling has cracks at all seams. Ceiling should be re-taped and plastered.
     
    Attic Return to table of contents
    Inspection method: Partially traversed
    Roof structure type: Trusses
    Ceiling structure: Trusses
    Insulation material: Fiberglass roll or batt
    Insulation depth: 8-8 1/2"
    Insulation estimated R value: 25
    18) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. 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. Cover plates should be installed where missing.

    Photo 5  
    Missing cover plate, debris-possibly from bird's nests, exhaust vent from stove is tapped into furnace/hot water vent.
     

    19) Photo 5: Exhaust vent from kitchen is vented to the furnace/hot water heater flue. The kitchen exhaust can be vented into a chimney as long as the size is adequate and neither the hot water heater or furnace is vented into the same flue. Exhaust vents should not be vented into attics or under the house. The kitchen exhaust vent should discharge directly outside in a manner as short and straight as possible.

    This vent and flue should be evaluated by a qualified HVAC contractor.

    20) Photo 5: Debris from possible bird nests was found in attic. The screen in the chimney flue may be damaged or missing. Unable to determine from the attic space or ground. This should be evaluated by a qualified HVAC contractor.
     
    Electric service Return to table of contents
    Primary service type: Overhead
    Primary service overload protection type: Circuit breakers
    Service amperage (amps): 100
    Service voltage (volts): 120/240
    Location of main service switch: Top at left
    Location of sub panels: One is just to the right of the main and there is a sub panel in the garage.
    Location of main disconnect: Breaker at top of main service panel
    Service entrance conductor material: Aluminum
    System ground: Ground rod(s) in soil
    Main disconnect rating (amps): 100
    Branch circuit wiring type: Solid copper wire in conduit
    Solid strand aluminum branch circuit wiring present: No
    Smoke detectors present: Yes
     
    Water heater Return to table of contents
    Estimated age: 10 years
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 30
    Manufacturer: Reliance
    Model: 5 30 NORT 6 F
    Water temperature (degrees Fahrenheit): 140
    21) The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit http://www.tap-water-burn.com/
    22) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
     
    Heating and cooling Return to table of contents
    Estimated age: 4 years
    Primary heating system energy source: Natural gas
    Primary heat system type: Forced air
    Primary A/C energy source: Electric
    Primary Air conditioning type: Split system
    Distribution system: Sheet metal ducts
    Manufacturer: Rheem
    Model: RGPH 07EAUER
    Last service date: unknown
     
    Plumbing and laundry Return to table of contents
    Water pressure (psi): 40 psi
    Location of main water shut-off valve: Closet under stairs
    Location of main water meter: No meter
    Location of main fuel shut-off: N/A
    Visible fuel storage systems: N/A
    Water service: Private
    Service pipe material: Polyethelene
    Supply pipe material: Copper
    Vent pipe material: Plastic
    Drain pipe material: Plastic
    Waste pipe material: Plastic
    23) The clothes dryer exhaust duct appears to need cleaning. Significant amounts of lint build up was found. This is a safety hazard due to the risk of fire from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit http://www.cpsc.gov/CPSCPUB/PUBS/5022.html or http://chimneykeepers.com/dryerclean.html
    24) Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.
    25) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
    26)   Cold water supply pipe to water heater has two saddle clamp type connectors, these are prone to leaks.

    Photo 6  
    Saddle clamps on cold water pipe.
     
     
    Fireplaces, woodstoves and chimneys Return to table of contents

    27) A "Vent-free" gas fireplace is installed. While these are legal in some municipalities, the client(s) should be aware that exhaust gases from these appliances are vented directly into the living space where they are located. Exhaust gases may contain very high levels of moisture (up to 25%), which can be be detrimental to a house over time. Additionally, some unpleasant odors may be emitted.
     
    Basement Return to table of contents
    Insulation material underneath floor above: None visible
    Pier or support post material: Steel
    Beam material: Built up wood, Steel
    Floor structure above: Solid wood joists
    28)   Basement is finished.
     
    Well Return to table of contents
    Location of well equipment: Well is in front yard.
    Location of tank shut off valve: In closet under stairs.
    29) 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
     
    Kitchen Return to table of contents

    30) One or more ground fault circuit interrupter protection devices were defective. Because one GFCI device may in turn provide GFCI protection for other electric receptacles on the same circuit, the inspector was unable to determine if all electric receptacles that serve countertop surfaces within six feet of sinks are protected with a GFCI device. If they are not, a safety hazard due to the risk of shock exists. After repairs are made to the defective GFCI device(s), a qualified electrician should evaluate, determine if all receptacles that serve countertop surfaces within six feet of sinks are protected by GFCI devices, and make repairs if necessary.
    31) The sink sprayer at the kitchen sink is inoperable or defective. It should be replaced, and by a qualified plumber if necessary.
     
    Bathrooms Return to table of contents

    32) Lower level bathroom-one or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
    33) One or more cabinets and/or drawers are damaged and/or deteriorated. A qualified contractor should evaluate and repair or replace cabinets and/or components as necessary.
    34) One or more handles are missing from water shut-off valves. Handles should be replaced where missing.
    35) Vinyl flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should replace or repair the damaged flooring.
    36)   Lower level bathroom closet door is damaged and should be repaired or replaced.
     
    Interior rooms Return to table of contents

    37) Windows need to be re-glazed.
    38) There is no screen on lower level sliding door.
     

    Photo 7  
     

     
    Veritas Home Inspection, Inc.