Aardvark Home Inspection & Services
12001 S Highway 125
Miami OK 74354-5172
Inspector: John Klinglesmith
||1234 HWY. Anywhere
Anytown, OK 77777
||Wednesday, June 28, 2017
This report published on Wednesday, July 05, 2017 3:11:12 PM CDT
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.
- Hand Rail on rear porch seems to have rotted wood and has separated from the stairs. As per IRC and local standards handrails are required when there are 4 or more risers including the bottom and top risers.
- Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
- evidence of standing water along the perimeter of the foundation wall. water infiltration into the basement/crawl space is possible.
Exterior and Foundation
- Major cracks (more than 3/4-inch wide) and/or leaning was found in the foundation. These appear to be a structural concern and may indicate that settlement is ongoing. Recommend 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 such repairs
- Masonry contractors who repair and/or replace brick veneer
- Geotechnical engineers who attempt to determine if settlement is ongoing, and the cause of the settlement
- Structural engineers who determine if repairs are necessary, and prescribe those repairs
Repairs should be made by a qualified contractor.
- the concrete block foundation Has cracked and has begun a differential settling on the lower south side of the fireplace.
- The roof surface appeared to be near the end of its service life and will likely need replacing in the near future even if repairs are made now. Recommend discussing replacement options with a qualified contractor, and budgeting for a replacement roof surface in the near future. The client may also wish to consider having a qualified contractor attempt to issue a "5 year roof certificate."
- areas of the roof are missing shingles with edges of the deck exposed.
- Flashings at the base of one or more chimneys were loose and/or damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary.
- Many composition shingles were missing. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
- Extensions such as splash blocks or drain pipes for one or more downspouts were damaged. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
- counter flashing has pulled away from the chimney.
- the gutter has pulled away from the fascia board with spikes and ferrells hanging.
- One or more gutters and/or downspouts were loose and/or damaged. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Attic and Roof Structure
- One or more attic access hatches or doors were not insulated, or had substandard insulation. Recommend installing insulation as necessary and per current standards at hatches or doors for better energy efficiency. For more information, visit:http://www.reporthost.com/?ATTACC
- One or more attic or roof vent screens were clogged with paint. This can reduce air flow through the roof structure or attic and result in reduced service life for the roof surface materials because of high temperatures. Moisture from condensation is also likely to accumulate in the roof structure and/or attic. Recommend that a qualified person repair as necessary so air flows freely through all vents. For example, by cleaning screens or replacing screens with 1/8-inch to 1/4-inch wire mesh.
Garage or Carport
- One or more garage vehicle doors weren't balanced. The door(s) wouldn't stay in place when opened half-way, and fell to the ground instead. This is a potential safety hazard since the door(s) can fall when open and cause injury. A qualified contractor should repair as necessary. For more information on garage door safety issues, visit:http://www.reporthost.com/?GDBAL
- One or more electric receptacles at the bedroom(s), kitchen, family room, dining room, living room, hallway(s) and/or laundry area had no visible arc fault circuit interrupter (AFCI) protection, or the inspector was unable to determine if AFCI protection was present. This is a potential safety hazard. Recommend that a qualified electrician evaluate and install AFCI protection if necessary and per standard building practices. General guidelines for AFCI-protected receptacles include the following locations:
- Bedrooms (since 1999)
- Kitchens, laundry areas, family rooms, dining rooms, living rooms, parlors, libraries, dens and recreation rooms, sunrooms, closets and hallways (since 2014)
For more information, visit:http://www.reporthost.com/?AFCI
- Smoke alarms were missing from one or more bedrooms. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:http://www.reporthost.com/?SMKALRM
- One or more cover plates for switches, receptacles or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
Plumbing / Fuel Systems
- Insulation for one or more water supply pipes in the crawl space and/or basement was missing. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.
- The inspector heard gurgling sounds when plumbing fixtures (e.g. faucets, tubs, showers) were operated. Venting may be substandard or missing. Adequate venting is required to allow waste materials and water to drain freely, and to allow sewer gases to escape from the system. Recommend that a qualified plumber evaluate and repair if necessary.
- The sump pump appeared to be inoperable. Water may accumulate in the building substructure during periods of heavy rain. Recommend that a qualified contractor evaluate and repair or replace the sump pump as necessary.
- One or more plastic PVC or CPVC water supply pipes had substandard support or were loose. Leaks may occur as a result. PVC and CPVC supply pipes should have supports every 4 feet. Special hangers that allow movement from expansion and that won't damage the soft plastic piping should be used. Recommend that a qualified person install supports or secure pipes per standard building practices.
Heating, Ventilation and Air Condition (HVAC)
- The last service date of the forced air heating/cooling system appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.
- ducts are compressed in the attic laying on top of each other.
- One or more sections of flex duct used for heating or cooling were sagging or had substandard support. Energy efficiency can be reduced due to restricted flow. Manufacturers typically recommend that flex duct be supported with the following guidelines:
- Ducts should not sag more than 1/2 inch every foot between supports
- Support straps should be spaced no farther apart than 5 feet
- Support straps should be soft, webbed nylon and at least 1 1/2 inches wide
Recommend that a qualified person repair per the manufacturer's specifications.
- Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
Fireplaces, Stoves, Chimneys and Flues
- Soot deposits were found above the fireplace. This often indicates an inadequate draw, and can be caused by a variety of problems including an incorrect chimney configuration or a chimney blocked by creosote or debris. Recommend that a qualified chimney service contractor evaluate and repair or perform maintenance as necessary.
- Mortar at the brick chimney was deteriorated (e.g. loose, missing, cracked). As a result, water is likely to infiltrate the chimney structure and cause further damage. Recommend that a qualified contractor repair as necessary. For example, by repointing the mortar.
Bathrooms, Laundry and Sinks
- Gaps, no caulk, or substandard caulking were found between the bathtub and the walls at location(s) #A and B. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
- Gaps, no caulk, or substandard caulking were found between the shower enclosure and the floor and/or walls at location(s) #A. Water can penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
- Caulk around the base of the toilet at location(s) #A and B was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
Interior, Doors and Windows
- Condensation or staining was visible between multi-pane glass in one or more windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's U-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.
Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.
old aluminum windows.
- One or more entry doors wouldn't latch when closed. This is a security concern if no deadbolt is installed. A qualified person should repair as necessary.
- Some exterior door hardware, including locksets and/or deadbolts were inoperable. Recommend that a qualified person repair or replace as necessary.
- One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.
- One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
- Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:http://www.reporthost.com/?ECC
- Carpeting in one or more areas was significantly stained or soiled. Recommend having carpeting professionally cleaned as necessary.
- Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:http://www.reporthost.com/?EPAhttp://www.reporthost.com/?CPSChttp://www.reporthost.com/?CDC
- No under-floor insulation was installed in the crawl space and/or unheated basement. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
- The vapor barrier in many areas of the crawl space was missing. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.
- No vapor barrier was installed in the crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified contractor install a vapor barrier per standard building practices.
- One or more exhaust ducts (e.g. bathroom fan, clothes dryer) in the attic were not insulated. This can result in moisture forming inside the duct or "sweating" on the outside of the duct depending on the surrounding air temperature and the exhaust air temperature. Recommend that a qualified person install insulation on exhaust ducts per standard building practices (typically R-4 rating), or replace uninsulated ducts with insulated ducts.
- The ceiling height over stairs at one or more locations was too low and poses a safety hazard, especially for tall people. Ceilings over stairs should be at least 6 feet 8 inches high. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
- Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains or rust at support post bases, efflorescence on the foundation, etc. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. Recommend reviewing any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements 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 basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.
- One or more support posts were not positively secured to the beam above. While this is common in older homes, current standards require positive connections between support posts and beams above for earthquake reinforcement. Recommend that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber connecting posts and beams.
- One or more support posts appear to have been added since the original construction based on the inspector's observations. Such posts may have been added to reduce bounce or sag in floors above. Consult with the property owner about this, or have a qualified contractor evaluate and make repairs if necessary.