This report published on Wednesday, February 8, 2023 5:41:02 PM CST
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
Potential safety hazard
Major Defect
Correction likely involves a significant expense
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 licensed technician
Monitor
Recommend monitoring in the future
Serviceable
Item or component is in serviceable condition
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: Fences and gates
Condition of fences and gates: Appeared serviceable
Fence and gate material: Chain link
Site profile: Minor slope
Condition of driveway: Appeared serviceable
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, Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Concrete
Condition of exterior stairs: Appeared serviceable
Condition of handrails: Appeared serviceable
Exterior stair material: Concrete
1) 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 three 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.
Back porch appeared to be at a height that would benefit from the safety of a railing installed. Cost estimate: $500.00
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: Brick veneer, Metal
Condition of foundation and footings: Appeared serviceable
Foundation type: Crawlspace
Foundation material: Poured in place concrete, Concrete block
Footing material: Poured in place concrete, Masonry
Condition of floor substructure: Appeared serviceable
Pier or support post material: Bearing wall, Concrete, Masonry
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of crawl space: Appeared serviceable
Crawl space inspection method: Traversed
Insulation material underneath floor above: None visible
Ventilation: Appears serviceable
Vapor barrier present: No
2) Minor cracks or deterioration were found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future. Cracks under wallpaper maybe consistent with the exterior settling cracks that were found. Cost estimate: $350.00
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3) It appears the northwest corner of the garage exterior may have improper drainage. The yard sloped towards the house and garage. The client should monitor after a heavy rain to see if water ponds around the garage. If so a French drain may need to be installed.
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4) Trees, bushes and vines should be removed from the exterior to prevent root growth damage to the foundation. Cost estimate: $240.00
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): 10 years +
Source for building age: Inspector's estimate
Roof inspection method: Traversed
Condition of shingle and/or shake roof surface materials: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of attic: Appeared serviceable
Attic inspection method: Traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Fiberglass loose fill
Roof ventilation: Appears serviceable
5) Most sections of the composition shingle roof surfaces were at the end of or beyond their service life and need replacing now. The client should consult with a qualified roofing contractor to determine replacement options and costs. Cost estimate: $8,000.00
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6) Roof repairs were needed because many composition shingles had the following conditions: granules worn away, nail pops, curling, defective shingles and/or damage. Leaks may occur as a result. 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
Number of service conductors: 2
Service voltage (volts): 120
Service amperage (amps): 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Copper
Main disconnect rating (amps): 100
System ground: Ground rod(s) in soil, Copper
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Building exterior
Location of main disconnect: Breaker at top of main service panel
8) Two-pronged electric receptacles rather than three-pronged, grounded receptacles were installed in many areas. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:
Computer hardware
Refrigerators
Freezers
Air conditioners
Clothes washers
Clothes dryers
Dishwashers
Kitchen food waste disposers
Information technology equipment
Sump pumps
Electrical aquarium equipment
Hand-held motor-operated tools
Stationary and fixed motor-operated tools
Light industrial motor-operated tools
Hedge clippers
Lawn mowers
This list is not exhaustive. A qualified electrician should evaluate and install grounded receptacles as per the client's needs and standard building practices. Cost estimate: $750.00
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9) One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen and/or bathroom(s). This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit: http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf Cost estimate: $380.00
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10) A licensed electrician should evaluate the exterior street light attached to the back of the house. The light make a loud noise and may need replaced or terminated. Cost estimate: $380.00
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11) An old electrical mast and meter box is still present on the exterior. All wires have been terminated but equipment is exposed. Suggest the client think about removing such items.
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
Location of main water meter: Front Yard
Location of main water shut: Front Yard
Water service: Public
Water pressure (psi): 60 psi
Service pipe material: Not determined
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, , PEX
Condition of waste lines: Appeared serviceable
Waste pipe material: Galvanized steel, Cast iron
Condition of fuel system: Appeared serviceable
Location of main fuel shut: Back yard
Visible fuel storage systems: Gas and Electric
12) The client should be aware that Orangeburg pipe was used back in the 50's for waste line along with cast iron. Orangeburg becomes brittle over years and would need replaced. A licensed plumber should evaluate for repairs if needed. The visible waste lines appear to be cast iron to the inspector.
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
Energy source: Natural gas
Manufacturer: A.O. Smith
Location of water heater: Gargae
Location of water heater: Garage
Water temperature (degrees Fahrenheit): 134 degrees
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
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: Garage
Heating type: Forced air
Fuel type: Natural gas
Approximate BTUs: 66,000
Manufacturer: Lennox
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
Condition of controls: Appeared serviceable
Condition of air filters: Appeared serviceable
Location of air filters: Behind return air grill
13) 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. Cost estimate: $250.00
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
Location: Garage/Exterior Condenser
Type: Split system
Approximate tonnage: 2 Ton
Manufacturer: Lennox
Condition of distribution system: Appeared serviceable
Condition of controls: Appeared serviceable
14) 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. Cost estimate: $250.00
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: Natural gas
15) Surface mold was found under the kitchen sink on the drywall. This area should be properly cleaned and treated with a primer paint. Cost estimate: $150.00
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16) The appliances that were present are not new and should be recognized as such. The client may wish to replace.
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: Hall bathroom
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 laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes
17) The bathtub at location #A drained slowly. A qualified person should evaluate and repair as necessary. Cost estimate: $180.00
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, Metal
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Wood, Single pane, Single hung
Condition of windows: Required repair, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall, Wallpaper
Condition of walls: Required repairs, replacement and/or evaluation (see comments below)
Ceiling type or covering: Drywall, Acoustic spray
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Laminate
Condition of flooring: Appeared serviceable
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
18) Many windows that were built to open were difficult to open and close. A qualified person should evaluate and repair as necessary.
For egress purposes all bedroom windows should open easily.
Exterior window shutters for the east bedrooms should be operable or removed. Cost estimate: $1,500.00
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19) Many interior doors were difficult to open or close, wouldn't latch and/or were misaligned. A qualified person should evaluate and repair as necessary. Cost estimate: $240.00
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20) Some exterior door hardware, including locksets were loose. A qualified person should repair or replace as necessary.
Front door hardware. Cost estimate: $180.00
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21) Bedroom ceiling fan and light fixture did not function with the operation of the switch. Recommend a licensed electrician evaluate and repair if necessary. Cost estimate: $245.00
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22) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary. Some minor stains were visible on walls that are indicative of a leak at the ceiling.
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23) Kitchen window exterior wood paint is failing and needs repaired. Cost estimate: $240.00
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24) Minor cracks and/or holes were found in walls 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.
The cracks were felt under the wallpaper but not visually seen. If wallpaper is removed the client should be aware that multiple cracks may exist. Mainly above headers at windows and doors.
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25) Some flooring did not feel level when walked on in the hallways leading to bedrooms. The crawlspace showed no signs of sagging floors. This could be a result of worn down walking areas.
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26) Stains were found on the walls of the bedroom closet. No moisture was present and the area should be monitored. The client should be aware that other things could be discovered during updates or remodel. The inspector is unable to see hidden items. The house was covered with wall paper which may be hiding cracks, holes or other stains.
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27) Bedroom obstructed by personal belongings.
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28) Switch on the dining room wall should be traced by a licensed electrician to determine what it functions.
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