This report published on Wednesday, October 10, 2018 3:16:44 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
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
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
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.
The following items are excluded from this inspection: Outbuildings
Condition of fences and gates: Appeared serviceable
Fence and gate material: Wire
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Gravel
Condition of deck, patio and/or porch covers: Appeared serviceable
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: Wood
2) One or more guardrails were missing. This is a safety hazard. Standard building practices require that they:
Be installed where walking surfaces are more than 30 inches above the surrounding grade
Be securely and permanently attached
Be at least 36 inches in height
Not be climbable by children
Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter
A qualified contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.
Photo 2-1
3) One or more hornet, bee or wasp nests were found at the porch and under the structure. These can pose a safety hazard. A qualified person should remove nests or exterminate as necessary.
Photo 3-1
Photo 3-2
4) 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.
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, Wood fiber
Pier or support post material: Wood
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
5) Substandard construction was found in some areas of the floor substructure. For example, ties missing between posts and beams and/or joist hangers needed. A qualified contractor should evaluate and repair as necessary, and as per standard building practices.
Photo 5-1
Photo 5-2
6) 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.
Photo 6-1
7) Many crawl space vent screens were missing. Animals such as vermin or pets may enter the crawl space and nest, die and/or leave feces and urine. A qualified person should replace damaged or deteriorated screens where necessary using screen material such as "hardware cloth" with 1/4 inch minimum gaps.
8) Soil was in contact with or too close to wooden substructure components. This is a conducive condition for wood destroying organisms. Standard building practices require the following clearances to soil below:
12 inches below beams
18 inches below joists
6 inches below support post bases
Soil should be graded and/or removed to maintain these clearances if possible. Otherwise, installing products such as borate based Impel rods may help to prevent infestation and damage. For more information, visit: http://www.google.com/search?q=impel+rods
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): 3 years
Source for building age: Inspector's estimate
Roof inspection method: Traversed
Condition of metal and/or tile roof surface materials: Appeared serviceable
Metal, tile or panel roof surface material: Metal
Condition of attic: Appeared serviceable
Attic inspection method: Traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Fiberglass roll or batt
Ceiling insulation depth: 6 inches
Ceiling insulation rating: 19
Roof ventilation: Not determined
9) 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.
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): 200
Primary service overload protection type: Circuit breakers
Condition of main service panel: Appeared serviceable
Branch circuit wiring type: Non-metallic sheathed
Condition of branch circuit wiring: Serviceable
10) Smoke detectors were missing from bedrooms and/or from hallways leading to bedrooms. Additional smoke detectors should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, in each bedroom, and one each level of the building. For more information, visit: http://www.cpsc.gov/cpscpub/pubs/5077.html
Photo 10-1
11) Extension cords were being used as permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.
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: Private
Condition of supply lines: Appeared serviceable
Supply pipe material: CPVC
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
13) One or more plumbing vent pipes terminated less than three feet above a window or door that opens. This is a safety hazard due to the risk of sewer gases entering the structure. A qualified contractor should make repairs as necessary so vent pipes terminate at least three feet above openings to living spaces, but preferably above the roof surface.
Photo 13-1
14) One or more plumbing vent pipes terminated less than six inches above the roof surface below. Debris or snow may block openings, and may result in sewer gases entering living spaces. A qualified contractor should evaluate and make repairs as necessary so vent pipes terminate at least six inches above roof surfaces.
15) Bathroom vent should be ducted to exterior gable.
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.
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.
16) This unit is heated and cooled using window units and space heaters.
Window units are not considered efficient means of cooling a structure. The client should consider installing a central heating and cooling system.
Space heaters can be considered an open source of combustion. Use with caution.
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
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.
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
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: Metal
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Aluminum
Condition of windows: Appeared serviceable
Wall type or covering: Drywall, Paneling
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Wood
17) One or more guardrails were missing. This is a safety hazard. Standard building practices require that they:
Be installed where walking surfaces are more than 30 inches above the surrounding grade
Be securely and permanently attached
Be at least 36 inches in height
Not be climbable by children
Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter
A qualified contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.
at loft entry
18) 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.
at loft ladder
Photo 18-1
19) Water stains or evidence of leaking were found at some windows. A qualified person should evaluate and repair as necessary.
Photo 19-1
20) Finish flooring should be installed at interior.
Photo 20-1
21) Some interior door hardware, including locksets were missing. A qualified person should repair or replace as necessary.
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.
Please contact Jason Brown if you have any questions regarding this report.
