The water heater does not have seismic straps or struts installed. This is a potential safety hazard since movement can cause leaks in the gas supply lines or damage wiring. Leaks may also occur in water supply pipes. A qualified contractor should install seismic straps or struts as necessary and as per standard building practices.
The water heater thermostat should be kept adjusted so the water temperature doesn't exceed 120 degrees to prevent scalding. Visit the following site: http://www.safetypolicy.org/pm/scald.htm
Water heater TPR valve should be reinspected at least once every three years by a licensed plumbing contractor to ensure that the water ways are clear. Certain naturally occurring mineral deposits may adhere to the valve, rendering it inoperative. *WARNING*
When manually operating the lever, water will discharge and precautions must be taken to avoid contact with hot water and to avoid water damage if valve becomes stuck. The inspector does not operate this valve. A qualified plumber should test now and at least once every three years and replace as necessary. Failure to reinspect this valve as directed could result in unsafe temperature or pressure build-up which can result in serious injury or death and/or severe property damage. See following link for more information on TPR valves: http://www.ashireporter.org/HomeInspection/Articles/The-Temperature-Pressure-Relief-Valve/1568
Heating and cooling
Estimated age: 2012
Primary heating system energy source: Natural gas
Primary heat system type: Forced air, Up draft, Medium efficiency
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts
Filter location: In return air duct at side of furnace
Last service date: ?
There is a humidifier installed on furnace. The inspector does not open these units or test for operation. Humidifiers require monthly cleaning to remove mineral buildup and bacteria. The client should read the manual for the humidifier and review it's operation, proper cleaning and water pad replacement schedule. The humidifier should never be used in the summer when the A/C is being used as this will reduce the efficiency of the A/C. Watch the following video on humidifier maintenance: https://www.youtube.com/watch?v=DJEvNet5kno
Photo 29-3 Replacement water pad
Photo 29-4 Winter-summer bypass damper
The air handler filter is dirty and should be replaced now. It should be checked monthly in the future and replaced as necessary.
Plumbing and laundry
Water pressure (psi): 110
Location of main water shut-off valve: Basement (see below)
Location of main water meter: Front park strip (see below)
Location of main fuel shut-off: Gas meter at south side of house
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
The clothes dryer is equipped with a foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety visit the following site: http://www.cpsc.gov//PageFiles/118931/5022.pdf
Recommend that the dryer vent be cleaned now and annually. Some chimney sweeps or heating/cooling duct cleaners perform this service. Dryer fires can be prevented with proper dryer vent maintenance. When a dryer vent gets clogged with lint, it becomes inefficient, resulting in longer drying times and higher cost. Dryer lint is very combustible. In 1997 there were an estimated 16,700 dryer fires…resulting in 30 deaths, 430 injuries and over $84.4 million in property damage. Visit the following site for information on dryer safety: https://www.cpsc.gov//PageFiles/118931/5022.pdf
No expansion tank is installed on this structure's water supply system. Expansion tanks are recommended when a property is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. In a closed system with no provision for expansion, its effects may include:
- Backflow into the water main
- Damage to water heater connections, gas water heater flue tubes and pumps serving washers and dishwashers
- Leaking faucets
- "Weeping" of water through the water heater temperature-pressure relief (TPR) valve
- Noisy water hammer in the pipes.
Expansion tanks can eliminate these problems by giving water a place to go when thermal expansion occurs. When a water heating cycle ends, or when any fixture is opened within the system, the impact of thermal expansion is reduced, and water drains out of the expansion tank back into the system. Recommend having a qualified plumber install an expansion tank as per standard building practices. For more info visit: http://www.watts.com/pages/learnAbout/thermalExpansion.asp?catId=64
The clients are strongly advised to have the main sewer line visually inspected before the expiration of your Inspection Objection Deadline. An In-line sewer inspection is the only way to be sure your lines are free from obstructions and are in serviceable condition. Note that repairing or replacing this line can be very expensive.
Based on the age of this pipe it is highly recommended that the client secure insurance to cover the cost of replacing the pipe in case of failure. HomeServeUSA offers this coverage: http://www.homeserveusa.com/
Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
Location of main water shut off valve in basement.
Location of main water meter at front park strip.
Woodstove and chimney
Woodstove type: Metal
Chimney type: Metal
The fan on the basement woodstove did not respond when it's controls were operated. A qualified contractor should evaluate and repair or replace the fan as necessary. All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
Electric receptacles that serve countertop surfaces have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should install GFCI receptacles or circuit breaker(s) as needed.
The dishwasher's door seal is deteriorated and does not seal well. Water was found beneath the dishwasher, indicating a possible active leak. A qualified plumber or appliance technician should evaluate and repair as necessary.
The dishwasher drain line is not configured with a "high loop". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices. Visit the following link: High Loop
Standard building practices require that brackets or corbels be installed every 30 inches beneath stone/marble countertops (depending on the manufacturers installation specifications
), where the cantilevered section overhangs by 8-12 inches or more, to properly support the granite. A qualified contractor should evaluate and install additional supports if required
. Visit the following site for examples of brackets and corbels: http://www.corbels.com/corbels-and-brackets.html
No water or ice was dispensed from the refrigerator door. The water line to refrigerator appears to be disconnected in basement mechanical room ceiling. Repairs may be necessary for these features to work.
The lights at base of microwave are inoperable. Recommend replacing light bulbs or having repairs made by a qualified contractor as necessary.
Caulk is deteriorated at basement shower surround. There appears to be some damage to the wall behind the surround due to the deteriorated caulking.
This inspection is non invasive. In many cases the true extent of a defect cannot be fully identified until the components have been dismantled, this type of invasive investigation is beyond the scope of this inspection. A qualified contractor familiar with moisture intrusion should evaluate the damaged area and repair as necessary. All components significantly damaged should be removed and replaced.
The master bathroom exhaust fan is excessively noisy. A qualified contractor should evaluate and repair or replace the fan as necessary.
The master bathroom toilet is loose at floor. A qualified contractor should remove the toilet for further evaluation and repairs if necessary. A new wax ring should be installed and the toilet should be securely anchored to the floor to prevent movement and leaking. Care should be taken not to overtighten the bolts as you could crack the porcelain. Visit the following link: https://www.thisoldhouse.com/ask-toh/rocking-toilets
Recommend installing splash guards at bathtub to prevent water damage at wall and floor below. Visit the following video for installation: https://www.bing.com/videos/search?q=insatll+splash+guard+at+bathtub&view=detail&mid=F4BA7B2AB94F8D8CABA3F4BA7B2AB94F8D8CABA3&FORM=VIRE
Caulk is deteriorated at first floor common bathtub. For example, where the tub surround meets the tub, and around the base of the tub spout. Caulk should be replaced where deteriorated to prevent water intrusion and damage to the wall structure.
Caulk is deteriorated at master shower. Caulk should be replaced where deteriorated to prevent water intrusion and damage to the floor structure.
One or more ceiling fans are installed less than seven feet from the floor below. This is a safety hazard. A qualified contractor should evaluate and repair as necessary. For example, remove fans, or move them as necessary to maintain a seven foot clearance below. Ideally ceiling fans should be installed at least eight to nine feet above the floor for optimal air flow.
One or more handrails are not continuous for the entire length of the flight of stairs. This is a safety hazard. Handrails should be continuous, and extend the full length of flights of stairs. A qualified contractor should evaluate and repair as necessary.
An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit: Smoke Alarms
Gaps larger than 4 inches were found in guardrails. Many older homes were built with guardrail gaps that do not comply with today's codes. Because many homes were built many years prior to today’s requirements, the guardrails do not have to be replaced. It would not be fair to the homeowner to require replacement meeting today’s standards. With that said I still inform my clients when I see guardrails not meeting today's requirements. Ideally a qualified contractor should make modifications as necessary so gaps in guardrails do not exceed 4 inches. At a minimum, the clients should be aware of this hazard, especially when children are present.
Minor damage and elevated levels of moisture were found in the kitchen ceiling area. This appears to be due to an active roof leak. Moisture can exist without mold and if no visible signs of mold are present, then the issue is to find the source of the moisture and repair it before mold forms. Mold can form after the inspection on items that were recently wet but conditions did not allow the inspector to see any mold at time of inspection. A qualified contractor familiar with moisture intrusion should evaluate and repair the damaged area. A qualified roofing contractor should evaluate the roof for the source of the leak and repair as necessary.
Water stains and minor damage were found in ceiling areas in the basement family room, mechanical room and garage. However, no elevated levels of moisture were found. The stains appear to be due to past plumbing leaks. Recommend asking the property owner about this, and monitoring the stained areas in the future. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary. The damaged area in family room should be evaluated and repaired by a qualified contractor.
It is very important that if you do not understand how to read this report or do not understand any of the conditions found that you please contact me for a consultation before proceeding with any sales transaction. It is important that you read and understand the full report. Reports "expire" automatically 120 days after they're published but remain archived on a server indefinitely. Reports can be restored by contacting A Closer Look Home Inspection and once restored become viewable again for 120 more days. It is recommended that the client download a copy for future reference.