This report published on Wednesday, April 17, 2019 4:23:41 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.
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:
Safety
Poses a risk of injury or death
Repair/Replace
Recommend repairing or replacing
Repair/Maintain
Recommend repair and/or maintenance
Minor Defect
Correction likely involves only a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Monitor
Recommend monitoring in the future
Comment
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
Client present for discussion at end of inspection: Yes
Weather conditions: Partly cloudy
Temperature: Warm
Ground condition: Dry
Inspection fee: 275.00
Buildings inspected: Single Family Home
Age of building(s): 100 years
Source for building age: Inspector's estimate
Front of building faces: North
Occupied: No
1) Structures built prior to 1980 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 should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit: http://www.epa.gov http://www.cpsc.gov http://www.cdc.gov
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Condition of fences and gates: Appeared serviceable
Fence and gate material: Wood
Condition of retaining walls: Required repairs, replacement and/or evaluation (see comments below)
Retaining wall material: Block
Site profile: Minor slope
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Appeared serviceable
Exterior stair material: Masonry
2) Handrails at one or more flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:
Installed at stairs with four or more risers
Sized and shaped so your hand can encircle them
Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point
Continuous and extend for the entire flight of the stairs
Located between 30 and 38 inches above the leading edge of the stair treads
A qualified person should repair, replace or install as necessary and as per standard building practices.
Photo 2-1
3) Cracks, deterioration, leaning and/or bowing were found in one or more retaining walls. A qualified person should evaluate and repair or replace sections as necessary.
Photo 3-1
4) The driveway had significant cracks, settlement, heaving and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.
5) One or more decks, porches and/or balconies were deteriorated. A qualified person should evaluate and repair or replace as necessary.
Photo 5-1
6) Fences were damaged or deteriorated in some areas. A qualified person should repair or replace sections as necessary.
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood
Condition of floor substructure: Appeared serviceable
Pier or support post material: Masonry, Steel
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of crawl space: Appeared serviceable
Crawl space inspection method: Partially traversed
Insulation material underneath floor above: None visible
Ventilation: Appears serviceable
Vapor barrier present: No
7) Rot or water damage was found at one or more sections of siding and/or trim. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
Photo 7-1 Photo 7-2
Photo 7-3
8) Rot or water damage was found at one or more joists. A qualified contractor should evaluate and repair as necessary. All rotten wood should be replaced.
ie near bathroom
Photo 8-1
9) 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 into the building from the soil. A qualified person should install a vapor barrier as per standard building practices.
10) Some screw jacks at sub structure are deteriorated, leaning, and not properly installed. Any areas in need of additional support should have additional cement pad, masonry, and beams installed.
Photo 10-1 Photo 10-2
Photo 10-3
11) Evaluate loose joist near front porch in central area of sub structure. Repair/replace as needed.
13) The exterior finish in some areas was failing, incomplete and/or substandard. A qualified contractor should prep and paint or stain areas as needed and as per standard building practices.
Photo 13-1
14) Some crawl space sections were not evaluated due to lack of access because the height under 18 inches and/or ducts or pipes were blocking.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Gable
Age of roof surface(s): 14 years
Source for building age: Inspector's estimate
Roof inspection method: Traversed
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Condition of attic: Appeared serviceable
Attic inspection method: Traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: None
15) One or more chimney flashings were deteriorated. Leaks may occur as a result. A qualified contractor should replace flashings where necessary.
Photo 15-1
16) No ceiling insulation was installed in the attic. A qualified contractor should install insulation for better energy efficiency and as per standard building practices with an R rating recommended for this area. For more information, visit: http://www.eere.energy.gov/consumer/tips/insulation.html
Photo 16-1 Photo 16-2
17) One or more chimneys were wider than two feet and no cricket was 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 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.
19) Most sections of the composition shingle roof surface appeared to be near the end of their service life and will likely need replacing in the near future, even with repairs. The client 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".
Photo 19-1
20) Debris had 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 building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
Photo 20-1
21) Trees were overhanging roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying 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.
Photo 21-1
22) Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner about past leaks. The client should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified contractor should evaluate and repair as necessary.
Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Service voltage (volts): 120
Service amperage (amps): 100
Primary service overload protection type: Circuit breakers
Condition of main service panel: Appeared serviceable
Condition of sub: Appeared serviceable
Branch circuit wiring type: Non-metallic sheathed
Condition of branch circuit wiring: Serviceable
Condition of smoke detectors: Required repair, replacement and/or evaluation (see comments below)
23) This property had "knob and tube" wiring, which was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards. Over time, the wire's insulation may become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.
The inspector did not find any energized knob and tube wiring during the inspection. However this is no indication that all the knob and tube wiring has been abandoned. It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob and tube type, or to determine what percentage of the knob and tube wiring is energized vs. abandoned. A qualified electrician should evaluate this wiring and make repairs or replace wiring as necessary.
Photo 23-1
24) One or more exterior electric receptacles were being used for appliances or systems that are constantly in use, and were not equipped with a "while in use" receptacle covers for wet locations[/url]. This is a safety hazard due to the risk of shock and fire. "While in use" covers should be installed where necessary. For more information, visit: http://www.google.com/search?q=while+in+use+receptacle+cover
Photo 24-1
25) This property had one or more fuel burning appliances and/or an attached garage, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Condition of supply lines: Appeared serviceable
Supply pipe material: CPVC
Condition of drain pipes: Required repair, replacement and/or evaluation (see comments below)
Drain pipe material: Plastic, cast iron
26) One or more drain line were deteriorated in one or more areas. A qualified plumber should evaluate and repair as necessary.
This line was video scoped and found to have damage and root invasion.
27) Insulation on one or more water supply pipes in the crawl space was missing. A qualified person should replace or install insulation as per standard building practices for better energy efficiency and to prevent water pipes from freezing.
Photo 27-1
28) One or more sections of drain pipes had a substandard slope. Clogging or leaks may occur as a result. Standard building practices typically require a slope of 1/4 inch per foot of length for piping less than three inches in diameter and 1/8 inch per foot of length for larger piping. A qualified plumber should evaluate and repair as necessary, and as per standard building practices.
kitchen drain. The grinder pump has been installed to force this drainage through the line.
Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.
Condition of water heater: Appeared serviceable
Type: Tank
Estimated age: 7 years
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: Rheem
Condition of burners: Appeared serviceable
29) Flue pipe sections or connections were substandard. This is a safety hazard due to the risk of carbon monoxide poisoning. A qualified contractor should evaluate and repair as necessary.
This chimney is sealed. This may allow for C0 gas to enter the structure. Proper flue material and penetration at roof are needed.
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Closet
Heating type: Forced air
Fuel type: Natural gas
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
30) One or more sections of flue pipe were reverse-sloped or had a substandard rise. The material for this flue is substandard and not rated for high heat. This is a safety hazard due to the risk of leaking exhaust gases. A qualified contractor should evaluate and repair as necessary.
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Appeared serviceable
Type: Split system
Estimated age: 13 years
Approximate tonnage: 5 tons
Manufacturer: Carrier
Condition of distribution system: Appeared serviceable
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
31) The system's air handler was installed in an interior space, and no auxiliary condensate drain line or water sensor were installed. Primary condensate drain lines often clog. When they do, water can overflow into finished living spaces below and cause damage. Recommend having a qualified contractor evaluate and install an auxiliary drain line and/or water sensor as per standard building practices.
Photo 31-1
32) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should 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 one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
33) One or more air filters were dirty and/or incorrectly sized. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit.
34) The gas log unit at location #den was not fully evaluated because no gas was detected at the supply when operated. As per the Standards of Practice for both the http://www.nachi.orgNational Association of Certified Home Inspectors (NACHI) and the http://www.ashi.orgAmerican Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections.
Photo 34-1
35) All fireplaces have been capped and are set up for normal use.
Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
36) No exhaust hood or fan was installed over the cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors.
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Master
Location #B: Hall
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Condition of laundry facilities: Appeared serviceable
37) The clothes dryer exhaust duct terminated in the crawl space. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A qualified person should install, repair or replace as necessary so the duct terminates outdoors, as per standard building practices. For more information, visit: http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
Exterior door material: Wood, Glass
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Wood, Single pane
Condition of windows: Appeared serviceable
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Wood, Tile
Condition of flooring: Appeared serviceable
38) Handrails at one or more flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:
Installed at stairs with four or more risers
Sized and shaped so your hand can encircle them
Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point
Continuous and extend for the entire flight of the stairs
Located between 30 and 38 inches above the leading edge of the stair treads
A qualified person should repair, replace or install as necessary and as per standard building practices.
Photo 38-1 Photo 38-2 Install ballisters at guardrail
39) Many windows that were built to open wouldn't open. A qualified person should evaluate and repair as necessary.
40) Glass in one or more windows was cracked, broken and/or missing. A qualified contractor should replace glass where necessary.
Photo 40-1
41) Minor cracks and/or holes were found in wall/ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
Photo 41-1 Photo 41-2
Photo 41-3 Photo 41-4
42) Many windows used single-pane glass. Single-pane windows are one of the largest sources of heat loss in winter and heat gain in the summer due to their low insulating ability and high air leakage rates. They're estimated to be responsible for 25 to 50 percent of the energy used to heat and cool homes. The client should consider replacing single-pane windows with new, multi-pane windows.
Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than five feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, reinfest or become active at anytime. No warranty is provided as part of this inspection.
43) Evaluate pest activity at spacers near sub structure perimeter. Treat and repair as needed.
Photo 43-1 Photo 43-2
Please contact Jason Brown if you have any questions regarding this report.
