Website: http://www.stronghomeinspection.com
Company email: info@stronghomeinspection.com
Inspector's email: pacu1996@yahoo.com
Phone: (914) 497-4193 · (610) 551-1350
Inspector: Neil Napolitano

Summary Page

Property Inspection Report
Client(s): John and Jane Doe
Property address: 123 Caveat Emptor Ave
Anytown,USA
Inspection date: 10/23/1996

This summary page published on 1/11/2011 10:17:12 PM EST

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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.

Exterior
2) Safety, Repair/Replace - One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.

4) Repair/Replace, Evaluate , Damage - Rot was found in many areas on soffit boards. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.

5) Repair/Replace, Evaluate , Damage - Rot was found in one or more areas . A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.

6) Repair/Replace, Evaluate - Sidewalks and/or patios have significant cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary.
Also (see #15)

7) Repair/Replace, Evaluate - One or more electric receptacles appear to have no power. Recommend asking the property owner(s) about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.

8) Repair/Replace , Conducive conditions - The perimeter grading slopes towards the structure in one or more areas. 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. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.

9) Repair/Replace , Conducive conditions - One or more downspouts 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 downspout(s) where missing. Also recommend installing extensions such as splashblocks or tie-ins to underground drain lines as necessary to carry rainwater away from the house.

10) Repair/Replace , Conducive conditions - 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.

Roof
16) Major Defect, Repair/Replace, Evaluate , Conducive conditions - The roof surface material is beyond or at the end of its service life and needs replacing now. The client(s) should consult with a qualified roofing contractor to determine replacement options and costs.

17) Repair/Replace, Evaluate , Conducive conditions - One or more sections of roof flashing are deteriorated and/or rusted. Leaks have occurred as a result. A qualified roofing contractor should evaluate and replace flashing where necessary.

18) Repair/Replace, Evaluate , Conducive conditions - 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.

Garage
20) Safety, Repair/Replace, Evaluate - The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html

21) Safety, Repair/Replace - 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.

22) Safety, Repair/Replace - 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.

23) Repair/Replace - The garage vehicle door is damaged or deteriorated. A qualified contractor should evaluate and repair or replace the door as necessary.

Attic
24) Safety, Repair/Replace, Evaluate , Conducive conditions - Paper facing on batt insulation is oriented towards open spaces, rather than against interior space surfaces. This occurs when newer, fiberglass batt insulation with paper facing on one side is installed backwards or upside down, or when older batt insulation wrapped on both sides with paper is installed. The paper facing is flammable. Newer insulation usually has a warning label indicating this on the facing.

For newer batt insulation with paper facing on one side only, the paper facing should be oriented towards interior spaces rather than exposed, open spaces. The existing insulation should be reinstalled or replaced.

For older batt insulation with paper facing on both sides, recommend that repairs be made as necessary to eliminate the exposed paper facing.

A qualified contractor should evaluate and make repairs as necessary, and as per standard building practices and the insulation manufacturer's recommendations to eliminate the fire hazard.

Also, the paper facing also acts as a vapor barrier, and if located away from the interior surfaces, can trap moisture from condensation in the cavity between the paper facing and the interior spaces. This is a conducive condition for wood destroying insects. The inspector was unable to evaluate the structure obscured by the insulation. When repairs are made, the exposed structure should be evaluated for damage by wood destroying insects and/or organisms, and repairs should be made if necessary.

25) Repair/Replace, Evaluate , Conducive conditions - One or more areas of the roof structure were wet or had elevated levels of moisture at the time of the inspection. There appears to be an active leak in the roof or structure exterior. A qualified contractor should evaluate and repair as necessary.

26) Repair/Replace, Evaluate , Conducive conditions - One or more exhaust fan ducts are broken and/or have fallen down, or somehow 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.

27) Repair/Replace, Evaluate , Conducive conditions - Ventilation is substandard in the attic. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.

Electric service
28) Safety, Repair/Replace, Evaluate - 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.

Water heater
30) Safety, Repair/Replace - No drain line is installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.

31) Major Defect, Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater is above this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Cost estimate: $800-1000

Fireplaces, woodstoves and chimneys
33) Safety, Repair/Replace - 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.

    Basement
    37) Repair/Replace, Evaluate, Monitor , Conducive conditions - Evidence of prior water intrusion was found in one or more sections of the basement ceiling.This was caused by a plumbing leak from the floor above. Water is a conducive condition for wood destroying organisms as well as mold and should not be present in the home.

    38) Repair/Replace, Evaluate , Conducive conditions - Standing water and/or wet areas were found in one or more sections of the basement. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement 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 the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.

    Kitchen
    39) Safety, Repair/Replace, Evaluate - 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.

    40) Repair/Replace, Evaluate - One or more stove top burners are inoperable. A qualified appliance technician should evaluate and repair as necessary.

    Bathrooms
    42) Safety, Repair/Replace, Evaluate - One or more wall-mounted electric switches are within reach of shower stalls. This is a safety hazard due to the risk of shock. At a minimum, the client(s) should be aware of the shock hazard this represents and never operate such switches while showering. Ideally, a qualified electrician should evaluate and move switches as necessary, or a qualified contractor should make modifications as necessary so wall switches are unreachable from shower stalls.

    43) Safety, Repair/Replace, Evaluate - 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.

    44) Repair/Replace, Evaluate , Conducive conditions - Tile and/or grout in one or more showers is damaged and/or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.

    45) Repair/Replace, Evaluate - 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.

    46) Repair/Replace - One or more toilet tank lids are missing. Lid(s) should be replaced as necessary.

    Interior rooms
    48) Repair/Replace, Evaluate , Conducive conditions - Damage,stains and elevated levels of moisture were found in one or more ceiling areas. The stain(s) appear to be due to roof leaks. A qualified contractor should evaluate and repair as necessary.

    49) Repair/Replace, Evaluate - Floors in rear addition are not level. Significant repairs may be needed to make floors level, such as repairs to the foundation. A qualified contractor should evaluate and make repairs as necessary.

    50) Repair/Replace, Evaluate - Wood flooring in one or more areas is worn, damaged and/or cupping. Recommend having a qualified contractor evaluate and refinish wood flooring as necessary.

    51) Repair/Replace - One or more windows are deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.

    Crawl space
    54) Safety, Major Defect , Damage - Major termite damage was discoverd to the main support beam in the crawlspace.

    55) Repair/Replace , Conducive conditions - 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.