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324 Rams Run 
Shepherdsville KY 40165-7877
Inspector: James McFadden
HI-3158

  

Property Inspection Report

Client(s):  Happy Client
Property address:  123 Recommended
Louisville, KY 00000
Inspection date:  Tuesday, November 01, 2016

This report published on Tuesday, November 01, 2016 7:28:44 PM EDT

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.

Pictures in this report are for illustrative purposes only and should not be considered exhaustive. Any items with pictures should not be assumed to be of more importance than items without.

This property inspection report includes an inspection agreement.

If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefully read ALL of this information.

Any directional notes (i.e. "front left bedroom") should be understood as facing the front of the house. For example, if the house faces south, then the west side is to be understood as the "left."

This report is done in accordance with the ASHI Standards of practice.

Items identified in the report do not obligate any party to make repairs or take other action, nor is the purchaser required to request the seller take any action. When a deficiency is reported, it is the client's responsibility to obtain further evaluation and/or cost estimates from qualified and/or licensed service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made. Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property.
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:
Concern typeSafetyPoses a risk to health and safety
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeServiceableItem or component is in serviceable condition
Concern typeCommentFor 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
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Basement
Kitchen
Bathrooms
Garage


General information
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Report number: 123456789
Inspector's name: James McFadden
Type of building: Single family
Age of building: 1999
Time started: 8:42am
Time finished: 11:30am
Inspection Fee: $305
Present during inspection: Client(s)
Occupied: No
Weather conditions: Clear
Temperature: Cool
Ground condition: Wet
Foundation type: Unfinished basement
The following items are excluded from this inspection: Security system

1) Many wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Many areas couldn't be evaluated.

Exterior
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Footing material: Not visible
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Brick veneer
Driveway material: Poured in place concrete aggregate
Sidewalk material: Poured in place concrete aggregate
Exterior door material: Solid core steel

2) Handrail(s) at some stairs are ungraspable and are a safety concern. Handrails should be sized and shaped so your hand can encircle them.
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3) One or more outside faucets leak. For example, from the valve stem when turned on.
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4) Three or more cracks were found in the brick veneer over the garage vehicle door. This may indicate an ongoing issue with the lintel. Recommend that a qualified masonry contractor evaluate and repair or replace as needed.
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5) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
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6) Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
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7) Recommend resealing concrete aggregate driveway.

www.doityourself.com/stry/exposed-aggregate-concrete-sealing-tips
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8) Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit:
http://energy.gov/energysaver/articles/caulking
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9) 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.
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Roof
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Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars
Roof type: Hipped
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 2011
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
Roof type:

10) Gutters
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11)   Composition shingles are in good condition for the estimated age.
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Attic
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Inspection method: Viewed from hatch, Partially traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Fiberglass loose fill, Fiberglass roll or batt
Insulation depth: 12"

12) Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.
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Electric service
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Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Basement
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): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes

13) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
http://www.google.com/search?q=old+smoke+alarms
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14) One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety concern since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result.
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Water heater
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Estimated age: 2000
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 65
Manufacturer: Bradford White
Water temperature at kitchen sink (degrees Fahrenheit): 106.5

15) The drain line to the water heater's temperature-pressure relief valve terminates less than 6 inches from the floor. This is a potential safety concern due to the risk of explosion. A drain line that terminates less than 6 inches from the floor can result in the water heater exploding if or when the valve opens due to restricted venting. The drain line should be modified so it terminates 6" from the floor.
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Heating and cooling
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Estimated age: 2000
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Furnace Manufacturer: Lennox
Filter location: In return air duct below furnace
Last service date: Unknown
Primary A/C energy source: Propane Gas
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts
Manufacturer: Lennox

16) Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.

17) Outside A/C Condenser Unit
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18) Furnace
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Plumbing and laundry
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Location of main water shut-off valve: Basement
Location of main water meter: Front Yard
Location of main fuel shut-off: Front Yard at Tank
Visible fuel storage systems: Underground Propane
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic

19) The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire concern. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
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20) Corrosion was visible on one or more areas of copper water supply pipes. This most often occurs with acid water with a pH of less than 6.5. Leaks may result because of this.The client(s) should consult with a qualified plumber regarding the possibility of acidic water, and what solutions may be available to neutralize the pH.
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21) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
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22) Main water shut-off valve
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Fireplaces, woodstoves and chimneys
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Fireplace type: Metal prefabricated

23) Vegetation should be trimmed back and away from the fireplace appliance vent. This is safety concern.
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24) One or more gas fireplaces and/or stoves did not respond when the controls were operated. This may be due the gas being turned off although all visible valves were open. A qualified appliance repair technician and or licensed plumber should evaluate and repair as needed.
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Basement
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Insulation material underneath floor above: None visible
Pier or support post material: Steel
Beam material: Steel
Floor structure above: Solid wood joists

25) One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced.
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26) The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated.
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27) 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.
  • Resilient caulks (easy to apply).
  • Epoxy sealants (both a waterproof and structural repair).
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Kitchen
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28) The under-sink food disposal is inoperable.
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29) One or more kitchen appliances may be approaching the end of their intended service life (usually 10-15 years). This information is intended to help with future budgeting considerations. The unit was functioning as intended unless otherwise noted. Please note that standards do change therefore it is possible that the configuration of the system may need to be adjusted during any future replacements and/or repairs.
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Bathrooms
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30) Jetted tub did not respond to controls.
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31) One or more exhaust fans is inoperable or provides inadequate air flow. Moisture may accumulate as a result.
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Master Bath
 

32) Caulk is missing or deteriorated above one or more bathtubs, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure. Some areas are not visible due to tile, flooring and/or fixtures and were not evaluated.
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Garage
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33) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain.
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MOLD DISCLAIMER: This inspection did NOT include the inspection for the absence or presence of mold or mold spores, the causes for mold or any potential resulting physical conditions or health or environmental hazards associated with the presence of mold or mold spores. The absence of visible mold in the structure at the time of the inspection is not a guarantee or warranty that mold or mold spores do not exist somewhere in the structure, nor that if conditions change following the inspection, mold will not become readily apparent. Determining the absence or presence of mold or mold spores requires specialized testing, which is beyond the scope of this inspection.

HAZARDOUS MATERIALS DISCLAIMER: The inspection and report might not address and are not responsible to address the possible presence of, or danger from any potentially harmful substances or environmental hazards including (but not limited to) radon gas, lead pain, asbestos, urea formaldehyde, toxic or flammable chemicals, or water and airborne hazards. Any information that may be conveyed by the Company for the benefit of the Customer with regard to such hazards is not to be construed as being in compliance with inspection or reporting protocols of any regulatory bodies unless such compliance is specifically claimed in the report.

The inspection and report do not address compliance or certification regarding past or present governmental codes or regulations of any kind. We are not code inspectors.

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