This report published on Friday, July 12, 2019 10:42:46 AM EDT
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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:
Poses a risk of injury or death
Correction likely involves a significant expense
Recommend repairing or replacing
Recommend repair and/or maintenance
Recommend ongoing maintenance
Recommend evaluation by a specialist
For your information
Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)
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
Present during inspection: Client(s), Realtor(s), Seller's Agent: Patricia Lennon, Buyer's Agent: Jason Shim
Weather conditions: Clear
Ground condition: Dry
Front of structure faces: S. West
Main entrance faces: S. West
Foundation type: Finished Bi-level
The following items are excluded from this inspection: Low voltage outdoor lighting
Termite Inspection: *No visible evidence or damaged areas of Wood Destroying Insects was observed at the time of inspection.
1) Some wall and floor surfaces were obscured by furniture and/or stored items. Some areas couldn't be fully evaluated.
2) Style of the house: Bi-level, Raised ranch Lot size: 0.4 Acre (17,424 sq/ft) Floor size: 2,080 sq/ft Renovated in 1999
1st Floor: Bed room, Family room w/ fireplace and door to Patio, 1/2 Bath, Utility/washing room, Mini Bar, Door to garage 2nd floor: Living room, Eat in kitchen w/ Skylight, Sliding door to porch, dining room, H. Bath, M. BR w/ M. Bath & Skylight, 1st BR, 2nd BR Garage: 2 Car, Attached Attic: Pull stairs
3) Heating: Gas, 2 zone control, Hot water & Baseboards Cooling system: Central air Water and sewer: Municipal Central Vacuum
4) One or more outdoor electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A licensed electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker as needed.
5) The front corner side of the slope appears to be a potential safety hazard due to a risk of falling for especially children. It is recommended a qualified contractor should install adequate guardrail or barrier to eliminate a potential fall hazard.
6) The dryer vent must be cleaned out to avoid a fire hazard. (Photo 6-1)
7) Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Wood siding and/or trim is rotten in some areas as a result. A qualified contractor should evaluate and repair as necessary, replacing all rotten wood. Also, the soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below. (See, ex. photos 6-2 & 8-1)
8) The outside front faucet leaks. For example, from the valve stem when turned off or from the spigot when turned on. A qualified plumber should evaluate and repair or replace as necessary. It is strongly recommended replace with anti-siphon sillcock frost free outdoor faucet. (See, Garage section No. 22)
9) One or more downspouts have no extensions. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.
10) *DRIVEWAY: One or more cracks and deterioration were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. It is still recommended that the cracks should be repaired as necessary. Maintaining driveway is recommended every few years. (Ex.; Applying driveway filler and sealer is recommended.)
11) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
12) Gutters must be cleaned out and refinish water damaged areas in the fascia boards. (See, Section No. 15)
13) One or more cracks were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
14) One or more chimney bricks are falling off and deteriorated, need to be repaired professionally.
15) Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
Roof inspection method: Viewed from ground with binoculars
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: One year old (2018)
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
16) Debris such as leaves needles, seeds, etc. may have 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 structure's exterior or make water accumulate around the foundation. Debris should be cleaned now and as necessary in the future.
17) Because height of the roof and/or the configuration of the roof, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.
19) The auto-reverse mechanism on the left vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
20) The garage-house door isn't equipped with an automatic closing device such as sprung hinges. This door should close and latch automatically to prevent vehicle fumes from entering living spaces and/or to slow the spread of fire from the garage to living spaces. A qualified contractor should install automatic closing device(s) as necessary, and as per standard building practices, so this door closes and latches automatically.
21) No infrared "photo eye" devices are installed for the right vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
22) Evidence of prior water intrusion was found in one or more sections of the foundation wall. For example, water stains and/or *efflorescence on the foundation or floor. It is strongly recommended that leaking outside hose cock should be replaced with *'Anti-Siphon Sillcock Frost Free Outdoor Faucet' and applying water proof paint on the foundation wall in.
23) Concrete floor surface is too much damaged and/or deteriorated. It is poor condition and recommended a qualified contractor should repair the floor and apply epoxy paint to protect from oil or water damaged in the future.
Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Service voltage (volts): 120
Location of main service switch: Main 100 A breaker in the garage
Location of sub panels: Next to the main panel
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Aluminum
System ground: Cold water supply pipes
Main disconnect rating (amps): 100
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
25) The electric service to this property appears to be rated at substantially less than 150 or 200 amps, and may be inadequate for the client(s) needs. It is recommended consulting with a licensed electrician about upgrading to a 200 amp service.
Primary heat system type: Baseboard, Hot water, Circulating pump, Medium efficiency, 2 zone heating
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Flexible ducts
Manufacturer: Carrier, Serial No.; 1514E 234387
Model: Model No.; 24ANB636A300
Filter location: In return air duct below furnace
Last service date: N/A
Boiler: Mfg Date: 11/10/1999, Model No.; AFB-105EID, Serial No.; CROWNB000231151
27) The last service date of this system appears to be more than two years ago, or the inspector was unable to determine the last service date. Even though it works fine now, a licensed heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future, or as per the contractor's recommendations.
28) Air filter is missing. It is strongly recommended that air filter should be installed. Location: Up-stair hallway ceiling
Air filter should be checked every month and replace when necessary.
29) Cooling system: Good working condition Heating system: Good working condition
Location of main water shut-off valve: By the water meter
Location of main water meter: 1st floor
Location of main fuel shut-off: By the gas meter outside
Visible fuel storage systems: N/A
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Cast iron
Waste pipe material: Plastic
30) Copper tubing is used for gas distribution of the dryer. Copper is never allowed by code in the U.S. for natural gas distribution. It is strongly recommended a licensed plumber should evaluate and repair/replace the gas lines as necessary. Ex., Steel pipe is allowed in residential or commercial construction inside of buildings.
31) The clothes washer and dryer were operated or evaluated. They are working condition.
Inspector found a bird nest and crying baby birds in the chimney. The bird nest should be removed and screen should be installed by a qualified chimney service contractor where missing. Screens should have holes 1/4 inch or larger.
33) The chimney flues does not have a rainproof cover installed. This prevents the following:
Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
Rainwater entering flues and causing damage to terracotta flue tiles from freeze-thaw cycles
Rainproof cover and screen should be installed where missing.
34) 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 high loop should be installed as per standard building practices.
35) The under-sink food disposal appears to be inoperable. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
36) The range hood fan vents into the kitchen rather than outdoors. Ventilation may be inadequate and moisture may accumulate indoors. Modifications as necessary as per standard building practices is recommended so the range hood fan vents outdoors.
37) Bar: The electric receptacle(s) that serve counter-top surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A licensed electrician should repair/replace the receptacles that serve countertop surface within six feet of sink have GFCI protection. For example, install GFCI receptacle or circuit breaker as needed.
38) The Jacuzzi did not work when evaluated and tried on. A licensed contractor should evaluate and repair as necessary.
39) Hallway Bath & Master Bath: Sink faucets leak by handle or at their base when turned on. Hallway bath: One of the sink faucets (left) has low water pressure. Shut off valve handles for both hot and cold under the sink cabinet do not turn on nor off, appears to be defective. A licensed plumber should evaluate and repair/replace as necessary.