Website: http://www.DaytonThermalInspection.com
Email: bcwarner@gmail.com
Phone: (937) 423-2949

  

Property Inspection Report
Client(s): A. Nonymous
Property address: 123 Anywhere Rd
Dayton, Ohio
Inspection date: Thursday, March 05, 2009
This report published on Tuesday, March 02, 2010 8:35:19 AM EST

View summary page

This is a sample report for reference only. Actual reports will vary in content and descriptions.




 
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, may involve moderate to significant expense 
Repair/MaintainRecommend repair and/or maintenance, may involve minor to moderate expense 
Minor DefectRecommend repair, may involve minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
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
Crawl space
Well
Kitchen
Bathrooms
Interior rooms

 
General information Return to table of contents
Report number: 0903051
Type of building: Single family
Age of building: 34 years
Time started: 2:00 pm
Time finished: 5:30 pm
Present during inspection: Client(s)
Occupied: No
Weather conditions: Cloudy
Temperature: 57°F
Ground condition: Damp
Front of structure faces: North
Main entrance faces: North
Foundation type: Crawlspace
The following items are excluded from this inspection: Private sewage disposal system, Private well, Water softener system Barn
1) This property has one or more fuel burning appliances (fireplace), and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
2) One or more areas are conducive for, or shows signs of potential mold growth and/or contamination. Health risks associated with mold and mold spores vary greatly and may include allergic reactions, asthma, and other respiratory complaints (this is not an exhaustive or exclusive list). Those with immune deficiencies, elderly, and children are most at risk. Problematic areas should be cleaned and sanitized and source(s) of water intrusion corrected in order to prevent further contamination and mold growth. Client(s) may wish to consult with a qualified industrial hygienist, mold abatement specialist, or certified mold assessment inspector for further evaluation of mold conditions and determinations.

For more information concerning mold growth and its associated health risks, please view the following web sites:
http://www.nyc.gov/html/doh/html/ei/eimold.html
http://www.doh.wa.gov/ehp/ts/IAQ/Got_Mold.html
http://www.niaid.nih.gov/publications/allergens/mold.html
http://www.epa.gov/iaq/molds/moldguide.html

3) 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 hygenists, 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)
    4) This report does not constitute a pest or wood destroying organism (WDO) inspection. One or more conditions exist in this home that are conducive for wood destroying organisms. Recommend WDO inspection be performed by qualified and licensed WDO inspection contractor or pest company before close of escrow.
    5) One or more breakers in the panel were "off" at time of inspection. These items could not be evaluated.
    Range/stove, clothes dryer, water heater, washer, heat breakers 14 & 16, sump, septic pump.

     
    Exterior Return to table of contents
    Foundation material: Concrete block
    Apparent wall structure: Wood frame
    Wall covering: Brick veneer
    Driveway material: Poured in place concrete, Gravel
    Sidewalk material: Wood-Handicap access ramp
    Exterior door material: Solid core steel, Glass panel
    6) Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.
    7) No ground fault circuit interrupter (GFCI) protected receptacles installed. GFCI protected receptacles help prevent electric shocks in areas that may have water present. Recommend having a qualified electrician install one or more GFCI receptacles as a safety upgrade.
    8) One or more wall-mounted exterior light fixtures have wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.
    9) One or more areas are conducive for, or show signs of nesting activities from birds or rodents. These may pose a health hazard and/or nuisance. Recommend nests be removed and areas cleaned and sanitized.
    See http://www.cdc.gov/ncidod/dbmd/diseaseinfo/histoplasmosis_g.htm for more information concerning health risks associated with birds.

    10) Moderate cracks and/or deterioration found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar, replacing bricks and/or sections of veneer.

    Photo 12  

    Photo 13  

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

    Photo 7  

    Photo 9  

    12) Stains were found in one or more areas on soffit boards. These appear to be due to current roof leaks (dripping water, high moisture content, etc.). A qualified contractor should evaluate and repair as necessary. Roof repairs may be necessary, such as to the roof surface and/or flashing. Drip edge flashing may need to be replaced or installed.

    Photo 10  

    Photo 11  

    Photo 59  
     

    13) Fascia boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.
    14) One or more light fixtures are damaged and/or deteriorated. A qualified electrician should evaluate and repair or replace light fixtures where necessary.

    Photo 3  
     

    15) One or more outside faucets leak. For example, from the valve stem when turned on or from the spigot when turned off. A qualified plumber should evaluate and repair as necessary.
    16) One or more downspouts are loose or detached. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary so downspouts are securely anchored and functional.
    17) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

    Photo 6  
     

    18) One or more downspouts are dented, damaged and/or crushed. This can restrict the water flow and result in clogging and overflowing gutters. Water may accumulate around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Damaged downspouts should be repaired or replaced as necessary, and by a qualified contractor if necessary.
    19) One or more gutters are missing. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should install gutters and downspouts where missing. Also, extensions such as splashblocks or tie-ins to underground drain lines should be installed as necessary to carry rain water away from the house.

    Photo 8  
     

    20) One or more gutters are damaged. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should replace or repair gutters where necessary.
    21) One or more crawlspace vents are below or near grade with no well to prevent rainwater from entering. This can lead to water entering and accumulating in the crawl space, and is a conducive condition for wood destroying insects and organisms. A qualified contractor should install wells where necessary.

    Photo 5  
     

    22) One or more crawl space vents are below or near grade with inadequate wells. This can lead to water entering and accumulating in the crawl space, and is a conducive condition for wood destroying insects and organisms. A qualified contractor should replace and/or repair wells where necessary.

    Photo 6  
     

    23) One or more soffit vent screens are missing and/or deteriorated. Birds and vermin may enter the attic because of this. Screens should be replaced or repaired where necessary, or installed where missing.
    24) Electrical conduit is loose or damage at the well mast. The wiring can be damaged from repeated movement. Recommend repair or replace conduit housing as needed and by a qualified contractor if necessary.
    25) One ore more decorative shutters are improperly installed and/or damaged. Recommend repair or replace as needed.
    26) One or more moderate cracks (1/8 inch to 3/4 inch) were found in the foundation. These may be a structural concern, or an indication that settlement is ongoing. The client(s) should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:

  • Foundation repair contractors who may prescribe repairs, and will give cost estimates for prescribed repairs
  • Masonry contractors who repair and/or replace brick veneer
  • Geotechnical engineers who attempt to determine if settlement is ongoing, and what the cause of the settlement is
  • Structural engineers who determine if repairs are necessary, and prescribe those repairs

    At a minimum, recommend sealing cracks to prevent water infiltration. 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.

    Photo 48  
     

    27) 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.

    Photo 4  
     

    28) 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
    29) Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.

    Photo 18  
     

    30) The exterior finish in some areas is 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. These areas should include porch areas and exposed steel lintels over window and/or door openings.

    Photo 16  

    Photo 17  

    31) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
    32) One or more sections of foundation and/or exterior walls are excluded from this inspection due to lack of access from vegetation, debris and/or stored items.
    33) Wood debris is stored so that it's either in contact with the structure or very close to it. This is a conducive condition for wood destroying insects. Recommend storing firewood and wood debris outdoors in an open area, as far away from the house as practical, to keep away insects. For more information visit http://ohioline.osu.edu/hyg-fact/2000/2065.html.
    34) The substructure of the deck/access ramp is excluded from the inspection due to limited access because of the low height and/or permanently installed skirting.
     
    Roof Return to table of contents
    Roof inspection method: Traversed
    Roof covering: Asphalt or fiberglass composition shingles
    Gutter & downspout material: Aluminum
    Roof ventilation: Adequate
    35) The roof surface material appears to be near the end of its service life and will likely need replacing in the near future, even with repairs. The client(s) should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".
    36) This asphalt or fiberglass composition roof surface has two or more layers of roofing materials. When this roof is replaced, recommend a complete "tear off", where all existing layers of roofing are removed before installing new roofing materials. For 20-year rated composition shingles, additional layers of material reduce the new roof material's lifespan as follows:

  • 16-20 years - First roof
  • 12-16 years - Second layer on existing roof

    Removing existing roofing materials will significantly increase the cost of the next roof.

    Photo 33  
     

    37) One or more sections of flashing at the base of the chimney are deteriorated and/or substandard. Leaks may occur as a result. A qualified roofing contractor should evaluate and repair as necessary.

    Photo 28  

    Photo 29  

    Photo 30  
     

    38) One or more composition shingles are damaged, deteriorated and/or missing, and should be replaced. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary.

    Photo 19  

    Photo 20  

    Photo 31  

    Photo 32  

    Photo 34  
     

    39) Roofing nails in one or more areas have loosened or backed out. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails and applying sealant.

    Photo 21  

    Photo 22  

    40) One or more chimneys are wider than two feet and no cricket is installed. A cricket is a small peaked saddle on top of the basic roof and behind the chimney that sheds water off to the sides. Debris such as leaves, needles, moss, etc. is likely to accumulate above the chimney because of the wide chimney. Leaks may occur as a result. The client(s) should monitor this area for accumulated debris in the future. If debris is found to accumulate above the chimney, then a qualified contractor should install a cricket.

    Photo 24  
     

    41) One or more "rubber boot" flashings are damaged or deteriorated and may result in leaks or vermin intrusion. A qualified contractor should replace flashings where necessary.

    Photo 23  
     

    42) Gutters are loose or damaged in one or more locations. Recommend qualified contractor evaluate and repair or replace as needed.
    43) Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
     
    Garage Return to table of contents

    44) One or more electric receptacles are damaged or have inadequate tension to hold a plug. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and replace as necessary.
    45) Evidence of "light to moderate" rodent infestation was found in one or more areas. The Center for Disease Control (CDC) defines this as less than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.

    Recommend following guidelines in the CDC's Clean Up, Trap Up, Seal Up article for eradicating rodents, cleaning up their waste and nesting materials, and preventing future infestations. While Hanta virus is believed to survive less than one week in droppings and urine, specific precautions should be taken during clean up. The client(s) may wish to consult with a qualified, licensed pest control operator for eliminating the infestation. A qualified licensed abatement contractor or industrial hygenist could be contacted for clean up. If the infestation was minimal, clean up of rodent waste and nesting materials in non-living spaces (crawl spaces and attics) may not be necessary, or may be performed for aesthetic reasons only (odor and appearance).

    46) 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.

    Photo 1  
    Thermal image of hollow core door at garage entrance.
     

    47) The garage-house door isn't equipped with an automatic closing device such as sprung hinges. This door should close and latch automatically to prevent vehicle fumes from entering living spaces and/or to slow the spread of fire from the garage to living spaces. A qualified contractor should install automatic closing device(s) as necessary, and as per standard building practices, so this door closes and latches automatically.
    48) The infrared "photo eye" devices that trigger the vehicle door opener's auto-reverse feature are located higher than 4 to 6 inches from the floor. This is a safety hazard, especially for small children. A qualified contractor should relocate these devices so they're 4 to 6 inches from the floor. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html

    Photo 35  
     

    49) No ground fault circuit interrupter (GFCI) protected receptacles installed. GFCI protected receptacles help prevent electric shocks in areas that may have water present. Recommend having a qualified electrician install one or more GFCI receptacles as a safety upgrade.
    50) Stains and elevated levels of moisture were found in one or more ceiling areas. The stain(s) appear to be due to condensation issues in the attic. A qualified contractor should evaluate and repair as necessary.

    Photo 38  
     

    51) Walls are damaged in one or more locations. Client(s) may wish to repair these areas for aesthetic reasons.
    52) Common slab cracks were found in garage floor slab. The client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
     
    Attic Return to table of contents
    Inspection method: Partially traversed
    Roof structure type: Rafters
    Ceiling structure: Ceiling beams
    Insulation material: Fiberglass roll or batt, Cellulose loose fill
    Insulation depth: 8 inches
    53) Recessed "can" lights are installed in the ceiling below the attic. The inspector was unable to find a label or markings that indicated if these lights are designed to be in contact with insulation, and one or more lights are in contact with insulation. This is a possible fire hazard. Further evaluation should be performed, by a qualified contractor if necessary, to determine if these lights are rated for contact with insulation. If they aren't, or if their rating can't be determined, insulation should be moved, and wells or barriers should be installed or repaired as necessary to keep the insulation away from these lights.

    Photo 36  
     

    54) Evidence of "heavy" rodent infestation was found in one or more areas. The Center for Disease Control (CDC) defines this as more than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.

    Because this infestation is "heavy", recommend that the clients consult with a qualified pest control operator for extermination services. Also recommend consulting with a qualified, licensed abatement contractor or industrial hygenist for clean up of rodent waste and nesting materials. For more information on eradication, clean up and prevention of rodent infestations, read the CDC's Clean Up, Trap Up, Seal Up article.

    55) One or more areas are conducive for, or show signs of nesting activities from birds or rodents. These may pose a health hazard and/or nuisance. Recommend nests be removed and areas cleaned and sanitized.
    See http://www.cdc.gov/ncidod/dbmd/diseaseinfo/histoplasmosis_g.htm for more information concerning health risks associated with birds.

    56) One or more exhaust fan ducts terminate in the attic. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified contractor should evaluate and make permanent repairs as necessary and as per standard building practices, so all exhaust air is vented outside.

    Photo 37  
     

    57) The ceiling insulation's R rating is less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency.
    58) Screens are missing and/or deteriorated at one or more soffit, gable, and/or ridge vents. Birds and vermin may enter the attic because of this. Screens should be replaced or repaired where necessary, or installed where missing.
    59) Fiberglass insulation is saturated with moisture in one or more areas. This appears to be a result of condensation issues. Recommend qualified contractor remove damaged insulation and replace per standard building practices.
     
    Electric service Return to table of contents
    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: Utility room closet
    Location of main disconnect: Breaker at top of main service panel
    Service entrance conductor material: Aluminum
    Main disconnect rating (amps): 200
    Branch circuit wiring type: Non-metallic sheathed, Copper
    Solid strand aluminum branch circuit wiring present: No
    Smoke detectors present: Yes but units appear aged - see "Interior Rooms" section.
    60) 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 hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.

    Photo 39  
     

    61) Neutral wires are doubled or bundled together on the neutral bus bar. This is unsafe due to the need to turn off multiple circuit breakers to work on any of the circuits using these wires. A qualified electrician should evaluate and repair as necessary.

    Photo 41  
     

    62) Thermal imaging consistent with excessive heat and unbalanced load was observed at the service entrance/disconnect. This may indicate an electrical concern such as a loose or corroded connection. Recommend qualified electrician evaluate and repair as needed.

    Photo 40  

    Photo 57  

    Photo 58  
     

     
    Water heater Return to table of contents
    Estimated age: 10 years
    Type: Tank
    Energy source: Electricity
    Capacity (in gallons): 50
    Manufacturer: Kenmore
    Model: 153.316555
    Serial Number: M99206535
    Water temperature (degrees Fahrenheit): unknown
    63) Substandard wiring was found for the water heater's power supply. Exposed non-metallic sheathed (Romex) wiring is used and is subject to damage. Both the insulation and conductors can be damaged by repeated movement or contact with objects such as stored items. This is a safety hazard for both fire and shock. A qualified electrician should evaluate and repair as necessary. Typically, flexible conduit with bushings is used in this application.

    Photo 44  
     

    64) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
    65) Water stains were found below the water heater. This may be a sign that the water heater is failing. A qualified plumbing contractor should evaluate and replace or repair the water heater if necessary.
    66) Corrosion was found on fittings and/or water supply lines for the water heater. Leaks may exist. A qualified plumbing contractor should evaluate and repair as necessary.

    Photo 43  
     

    67) The temperature-pressure relief valve is leaking. A qualified plumbing contractor should replace this valve.

    Photo 42  
     

    68) The water heater was turned off at the time of the inspection. For example, circuit breaker turned off, gas supply turned off or pilot light turned off. The inspector was unable to fully evaluate the water heater.
     
    Heating and cooling Return to table of contents
    Primary heating system energy source: Electric
    Primary heat system type: Radiant
    Primary A/C energy source: N/A
    Distribution system: ceiling cable
    69) One or more heat source breakers were shut off at the time of the inspection. As a result, the inspector was unable to fully evaluate all areas of cable heat. OTher areas appeared functional at time of inspection.

    Photo 61  
    Thermal image of operating radiant heat

    Photo 62  
    Thermal image of operating radiant heat

     
    Plumbing and laundry Return to table of contents
    Location of main water shut-off valve: At well equipment in garage
    Water service: Private
    Service pipe material: Polyethelene
    Supply pipe material: Copper
    Vent pipe material: Plastic
    Drain pipe material: Plastic
    Waste pipe material: Plastic
    70) The clothes dryer exhaust duct is improperly installed in one or more places and common duct tape (not intended for this application) is used to seal the duct unions. Clothes dryers produce large amounts of moisture and heat which should not enter structure interiors. Damage to building components may result. A qualified contractor should evaluate and make permanent repairs as necessary. For more information, visit http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

    Photo 55  
     

    71) Previous repairs have been made at one or more locations of supply lines in the crawl space. Some repairs appear to be substandard and should be evaluated by a qualified plumber. At minimum these areas should be monitored on a regular basis.

    Photo 56  
     

    72) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
     
    Fireplaces, woodstoves and chimneys Return to table of contents
    Fireplace type: Masonry
    Chimney type: Masonry
    73) The masonry chimney is significantly deteriorated including spalling brick, deteriorated mortar, and deteriorated crown. Recommend having a qualified chimney service contractor or mason evaluate chimney and repair as necessary. Because of this damage, also recommend that the chimney service contractor perform a Level 2 inspection as per the National Fire Protection Association (NFPA) guidelines.

    Photo 14  

    Photo 15  

    Photo 25  

    Photo 27  

    74) One or more fireplace or woodstove hearths are less than 18 inches deep. This is a fire hazard. At a minimum, non-combustible hearth pad(s) should be installed. Ideally the hearth(s) should be modified as necessary or installed by a qualified contractor so they are at least 18" deep.
    75) One or more chimney flues do not have a screened cover installed. Screened covers prevent the following:

  • Fire hazard from wood fire sparks and embers exiting flues
  • Wildlife (birds, rodents, raccoons, etc.) entering flues
  • Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
  • Rainwater entering flues and causing damage to terracotta flue tiles from freeze-thaw cycles

    A qualified chimney service contractor should install screened cover(s) where missing. Screens should have holes 1/4 inch or larger.

    Photo 26  
     

    76) Deterioration was found in some areas of the fireplace firebrick and mortar. However the bricks were not loose and appear to be serviceable. The clients should monitor the condition of the firebricks in the fireplace's firebox in the future. If significant deterioration occurs or if bricks become loose, then a qualified chimney service contractor should evaluate and make repairs as necessary.
    77) All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
     
    Crawl space Return to table of contents
    Inspection method: Traversed
    Insulation material underneath floor above: Fiberglass roll or batt
    Pier or support post material: Masonry
    Beam material: Built up wood
    Floor structure above: Solid wood joists
    Vapor barrier present: No
    78) One or more structural supports are inadequate. A qualified contractor should evaluate and repair or replace supports as needed per standard building practices.

    Photo 53  
     

    79) Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
    80) Many wooden joists, sill plates, and/or band boards are rotten, damaged, or deteriorated. Shifting walls, sagging, and/or bouncing floors may result. In extreme circumstances, floors may collapse.A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood. Water intrusion issues should be remediated.

    Photo 49  

    Photo 50  

    Photo 51  

    Photo 52  

    81) Standing water or active moisture was found in one or more sections of the crawl space. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. A qualified contractor who specializes in drainage issues should 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, drains and/or sump pump(s) in the crawl space.
    82) No vapor barrier is installed. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should install a vapor barrier. Standard building practices require the following:

  • The soil below the vapor barrier should be smooth and free from sharp objects.
  • Seams should overlap a minimum of 12 inches.
  • The vapor barrier should lap up onto the foundation side walls.

    Better building practices require that:

  • Seams and protrusions should be sealed with a pressure sensitive tape.
  • The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.
    83) Insulation under the floor in the crawlspace is damaged, deteriorated, or has fallen down. A qualified contractor should make repairs as necessary to restore the insulation to its original rating.
    84) No insulation under floor in crawl space in some areas. Recommend that a qualified contractor install R19 or better (6" thick fiberglass batt) insulation below floor where missing for energy efficiency.
    85) Water supply pipes are uninsulated. Recommend insulating pipes as necessary for better energy efficiency and to prevent water pipes from freezing.
    86) No sump tank or pit liner is visible for the sump pump. Standard building practices call for a sump tank to be installed, made from polyethylene, clay, tile, steel, concrete or fiberglass. Sump tanks are normally 18 inches in diameter and vary from two to three feet deep. Sediment may accumulate and shorten the life of the pump if the sump pump is installed in an unlined pit. A qualified contractor should install a sump tank as per standard building practices. For more information on sump pump installations, visit http://www.hometips.com/cs-protected/guides/sumps.html

    Photo 54  
     

    87) Cellulose-based debris such as wood scraps, form wood, cardboard and/or paper were found in crawl space. All cellulose-based debris should be removed to avoid attracting wood destroying insects.
    88) Some crawl space areas were inaccessible due to low height (less than 18 inches), duct work or pipes blocking, standing water, and/or stored items. These areas are excluded from this inspection.
    89) The inspector was unable to test the sump pump for one or more reasons (no source of water, appeared unsafe, no power, etc.). The sump pump was not fully evaluated.
     
    Well Return to table of contents
    Location of well equipment: Garage
    Location of tank shut off valve: Garage
    90) 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
    91) The well casing is less than 30 feet from the house. If a "barrier" treatment for termites has ever been applied or is applied in the future around the perimeter of the house this may contaminate the well water. Recommend asking the property owner(s) about prior treatment for wood destroying insects, and consulting with a qualified well contractor as necessary.
     
    Kitchen Return to table of contents

    92) 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, upgrades 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.
    93) 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.
    94) Water damage was found in the shelving or cabinet components below one or more sinks. A qualified contractor should evaluate and make repairs as necessary.
    95) Vinyl flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should replace or repair the damaged flooring.
    96) The light in range hood is inoperable. Recommend replacing light bulb(s) or having repairs made by a qualified contractor as necessary.
    97) One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
    98) The dishwasher was disconnected at time of inspection. The inspector could not evaluate unit.
     
    Bathrooms Return to table of contents

    99) 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, upgrades 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.
    100) One or more exhaust fans is inoperable or provides inadequate air flow. Moisture may accumulate as a result. A qualified contractor should evaluate and replace the fan or make repairs as necessary.
    101) One or more faucets leak by handle(s) or at their base when turned on. A qualified plumber should evaluate and repair as necessary.
    102) One or more toilets are loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
    103) 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.
    104) Vinyl flooring in one or more "wet" areas is damaged and/or deteriorated. The wooden subfloor below may be damaged by water intrusion. A qualified contractor should evaluate and replace or repair the damaged flooring.

    Photo 45  
     

    105) Corrosion is evident on one or more pipes, valves, and/or fittings. This is evidence of a past or current leak. This is also conducive for water damage to interior areas as well as wood destroying insects and organisms such as mold or mildew. Recommend monitor for leaks on a regular basis especially under sinks and cabinets where water lines are often neglected. Recommend corroded parts be repaired or replaced by qualified plumbing contractor.
    106) One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
    107) Water damage was found in the shelving or cabinet components below one or more sinks. A qualified contractor should evaluate and make repairs as necessary.
    108) Caulk is missing and/or deteriorated at one or more bathtubs. For example, where the tub base meets the floor below, where the tub surround meets the tub, and/or around the base of the tub spout. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures. Water damage is present at floor near tub.
    109) Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
    110) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
    111) The enamel coating on one or more sinks is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the sinks should be replaced.
     
    Interior rooms Return to table of contents

    112) One or more light switches are loose. Arcing may occur. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
    113) 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 this article: NFPA urges replacing home smoke alarms after 10 years.
    114) Lamp holders or light fixtures with fully or partially exposed bulbs are installed in one or more closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
    115) Cracks were found in walls and ceilings in one or more areas. These appear to be a settlement or structural concern. Recommend qualified contractor evaluate and repair walls and structural issues as needed.

    Photo 46  

    Photo 47  

    116) One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
    117) One or more sliding screen doors are difficult to open or close. A qualified contractor should evaluate and repair or replace door(s) as necessary.
    118) Screen(s) in one or more windows of the back porch are torn or have holes in them. Screens should be replaced where necessary.
    119) One or more locksets are damaged and/or deteriorated. Locksets should be replaced as necessary.
    120) One or more storm doors are missing the automatic closing device. Recommend install devices where missing.
    121) Evidence of air infiltration was observed via thermal imaging at one or more locations to include exterior/perimeter wall receptacle boxes and sill plates along perimeter walls near the front entrance door. Recommend install gaskets and/or seal areas as needed and by a qualified contractor if necessary.

    Photo 63  
     

    122) One or more interior doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
    123) One or more locksets are loose and should be tightened, repaired and or replaced as necessary.
    124) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
    125) Stains were found in one or more ceiling and wall areas. However, no elevated levels of moisture were found. The stain(s) may be due to past leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
     
    Please visit http://www.BCWarner.com or http://www.DaytonThermalinspection.com for more information about our various services!