A1 Quality Home Inspections, Inc - Home Inspection Service
1313 Mockingbird Ln
Monday, January 1, 2001
This report published on Tuesday, December 17, 2019 2:19:46 PM CST
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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:
Poses a risk of injury or death
Correction likely involves a significant expense
Recommend repairing or replacing
Recommend repair and/or maintenance
Recommend ongoing maintenance
Recommend evaluation by a specialist
For your information
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at https://www.reporthost.com/glossary.asp
Present during inspection: Clients, Realtor, In Laws / Children
Occupied: No, but furnishings and stored items are present
Weather conditions: Partly cloudy
Temperature: Warm, 62 deg F
Ground condition: Damp
Front of structure faces: NE Facing
Main entrance faces: NE
Foundation type: Finished basement
The following items are excluded from this inspection: Private sewage disposal system, Private well, Water filtration system, Water softener system, Dog Fence
1) This property has one or more fuel burning appliances, 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) Casement Window handle missing - this window is between the kitchen and family room. Recommend asking homeowner for handles or obtaining manufacturer replacements
3) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars, Viewed from windows
Roof covering: Wood shakes
Estimated age of roof: 18 years
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
4) Some wood shakes are showing signs of damage and/or deterioration. Over time, wood shakes typically curl, split, rot at the ends, "burn through", and/or become loose. Such failures typically result in exposed felt and/or leaks. A qualified roofing contractor should evaluate and replace shakes as necessary. Inspector noted spare shakes in the garage. Estimate life spans for these roofs in our region are anywhere from 20-40 years depending on maintenance/upkeep
5) A qualified roofing contractor should clean the wood shake roof as necessary, and apply a preservative now and every three to five years in the future see previous notes on moss removal.
6) Moss is growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit http://extension.oregonstate.edu/catalog/pdf/ec/ec1271.pdf
7) Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.
8) While "A1 Quality Home Inspections, Inc" cannot recommend and roof vendors, we did do a quick search of vendors in the area that provide the type of roofing maintenance services which might be beneficial for this home. One such firm is attached for your reference: http://worksharproof.com/
9) Evidence of "light to moderate" rodent infestation was found in one or more areas of the garage attic. 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).
10) No infrared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
11) Weatherstrip at the sides and/or bottom of the vehicle door is missing and deteriorated or damaged. It should be installed where missing and replaced where necessary to prevent water and vermin intrusion.
12) Refrigerator in garage is plugged into a GFCI outlet. These outlets are very sensitive. Tripping can be caused by the refrigerator motor which could then cause loss of food stored in the refrigerator.
13) 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.
The rodent droppings found were immediately above this ceiling stain (underneath the attic insulation - stain is immediately adjacent to 2nd floor hallway attic access hatch.
14) One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.
15) Screens appear to be missing and/or deteriorated at one or more soffit and ridge vents (the ridge vent immediately above the attic access hatch has a wasp nest by it - potentially indicating that this is the damaged screen. Screens should be replaced or repaired where necessary, or installed where missing.
Capacity (in gallons): two 40 gallon water heaters.
Manufacturer: General Electric GE model PG40T9a S/N GENG0600164983 and GWS model #G8404gtna S/N 9902284116
Water temperature (degrees Fahrenheit): 120
17) 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.
Estimated age: 5 years installed 2002 per documentation on heater
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, Trane Model TTR060C100A4 S/N N26165BFF mfg date 06/98
Distribution system: Sheet metal ducts
Model: Air Command 90
Filter location: At the base of the furnace
18) The estimated useful life for air conditioning compressors is 8 to 15 years. The outside Trane unit appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Insulation material underneath floor above: None visible
Floor structure above: Solid wood joists
How were basement wall and ceiling inspected: Exposed areas were visually inspected. Areas above "dropped" ceilings were inspected from a ladder with ceiling tile moved aside.
21) Several stains were noted on the drop in ceiling tiles. All were inspected with a moisture meter and found to be inactive except for one. Upon further inspection, there is a 90 degree bend in a water line immediately above the active stain. No evidence of active leaking above the tile was noted, however - tile was just wet. Recommend continued observation - inspector turned tile so that any new leakage would be obvious to client. Also recommend insulating this water line in this area as tile stain may be from "sweating" on the 90 degree elbow.
22) Caulk is missing or deteriorated along the base of the bathtub, where flooring meets the tub and where the tub meets the wall tile. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.
23) The lights above the tub 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.
25) The driveway has a significant "hump" / "trip hazard". Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.
26) Deck boards are significantly deteriorated. A qualified contractor should evaluate and repair as necessary. See also photos 25 and 27
27) Rot was found in both deck stair treads. A qualified contractor should evaluate and repair as necessary, replacing all rotten wood.
28) Rear Basement window well cover is broken. Recommend replacement
29) 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.
30) 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.
31) 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.
32) Caulk is missing or deteriorated on most windows/doors and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.
33) The exterior finish in some areas appears to be failing.. A qualified painting contractor should evaluate further.
In particular, the paint/stain on virtually every knothole on the cedar siding was flaking/falling off.
34) Front porch stoop should be sealed to prevent varmint intrusion/nesting
35) Wood trim on both doorways leading to deck have rot/water damage. Recommend follow up / repair by a licensed carpenter.
See also photo 16
Inspected by Thomas C Jasinski Lic# 450.0003257
for "A1 Quality Home Inspections, Inc" Lic# 451.0000679
Areas hidden from view by finished walls or stored items cannot be judged and are not part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most case instances, floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are in stalled, the materials and condition of the flooring underneath cannot be determined.
** ROOF SYSTEM **
The foregoing is an opinion of the general quality and condition of the roofing material. The Inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely "watertight" is to observe it during a prolonged rainfall, and/or to visually see an obvious opening in the roof structure. Many times, this situation is not present during the inspection.
** PLUMBING **
Water quality or hazardous materials (lead) testing is available from local Testing Labs. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection, unless specifically requested for. Leakage or corrosion in underground piping cannot be detected by a visual inspection.
** HEATING - AIR CONDITIONING **
Some furnaces are designed in such a way that inspection is almost impossible. The Inspector will not light (ignite) "pilot lights". Safety devices are NOT tested by the Inspector. NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be preformed by laboratory testing, and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or even the distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The Inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity.
** ELECTRICAL SYSTEM **
Any electrical repairs attempted by anyone other than a licensed electrician should not be attempted. If a house has aluminum wiring, it should have periodic inspections and maintenance by a licensed electrician. Operation of Time Clock Motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke alarms should be installed within 15 feet of all bedroom doors, and tested regularly.
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