This report published on Monday, November 5, 2018 7:34:14 AM MDT
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:
Poses a safety hazard
Correction likely involves a significant expense
Recommend repairing or replacing
Recommend repair and/or maintenance
Recommend ongoing maintenance
Recommend evaluation by a specialist
Recommend monitoring in the future
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
Occupied: No, but furnishings and stored items are present
Weather conditions: Rain
Ground condition: Wet
Front of structure faces: North
Main entrance faces: North
Foundation type: Unfinished basement
The following items are excluded from this inspection: Irrigation system
1) This property has one or more fuel burning appliances, and no or too few properly installed carbon monoxide alarms are visible. Carbon monoxide is a heavy gas and detectors should be mounted near floor level on each level of the home. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
2) Structures built prior to 1978 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(s) should consult with specialists as necessary, such as industrial hygenists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:
3) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. These areas couldn't be evaluated. Furniture and/or stored items may conceal defects within the home that are not included in this report.
4) Note: To file a claim or receive the Watchdogs Home Inspector guarantee the client must follow the following procedure as outlined on line 6 of the service agreement attached at to bottom of the inspection report to wit "In the event of a claim against INSPECTOR, CLIENT agrees to supply INSPECTOR with the following: (1) Written notification of adverse conditions within 14 days of discovery, and (2) Access to the premises. Failure to comply with the above conditions will release INSPECTOR and its agents from any and all obligations or liability of any kind."
Exterior door material: Solid core wood, Solid core steel
5) Sidewalks and/or patios have significant cracks and/or deterioration in one or more areas. Evaluate and repair or replace sidewalk and/or patio sections as necessary.
6) Siding is damaged, loose and/or deteriorated in one or more areas. Make repairs and/or replace siding as necessary to prevent water and vermin intrusion.
7) Water supply pipes are routed outside and are subject to freezing. The client(s) should ask the property owner(s) if inside shut-off valves exist for these supply pipes. If unable to determine if shut-off valve(s) exist, or if none do, then a qualified plumber should evaluate and install interior shut-off valves as necessary to prevent pipes from freezing and bursting.
8) One or more downspouts have no extensions, or have extensions that are ineffective. 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.
9) One or more gutters are missing. 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. Gutters and downspouts should be installed where missing. Also, extensions such as splashblocks or tie-ins to underground drain lines should be installed as necessary to carry rain water away from the house.
10) One or more downspouts are loose or detached. 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 so downspouts are securely anchored and functional.
11) One or more deck, patio and/or porch covers were substandard. Recommend that a qualified person repair or replace as necessary, and per standard building practices.
12) Vegetation was overgrown around equipment for one or more utilities such as gas or electric meters. Vegetation should be pruned or removed as necessary to allow unobstructed access.
15) One or more open ground, three-pronged electric receptacles were found.
Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:
Kitchen food waste disposers
Information technology equipment
Electrical aquarium equipment
Hand-held motor-operated tools
Stationary and fixed motor-operated tools
Light industrial motor-operated tools
This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.
16) Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
Water heater operational at time of inspection: Yes
Capacity (in gallons): 40
Manufacturer: General Electric
Water temperature (degrees Fahrenheit): 112
17) The exhaust flue is deteriorated, undersized, loose, disconnected, or installed in a substandard manner. This is a safety hazard because exhaust gasses may enter the home. Recommend a qualified contractor make repairs as needed or replace the flue.
18) Corrosion was found on fittings and/or water supply lines for the water heater. Leaks were not observed at time of inspection however, recommend monitoring in the future. If leaks are found a qualified plumbing contractor should repair as necessary.
19) A water heater is installed over finished living spaces and has no catch pan installed. Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces below if/when the water heater develops a leak or is drained.
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 or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
Estimated age: 2015
Furnace operational at time of inspection: Yes
Air Conditioner Operational at Time of Inspection: N/A
Primary heating system energy source: Natural gas
Primary heat system type: Forced air, Up draft, High efficiency
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts
Filter location: At the base of the furnace
Last service date: 2015
20) What appears to be asbestos is visible on some ductwork. However, it appears to be intact and not significantly deteriorated. The client may wish to have this material tested at a qualified lab. For information on asbestos hazards in the home, visit http://www.cpsc.gov/CPSCPUB/PUBS/453.html
21) 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. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, green sticker if needed, 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.
22) Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
23) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. This inspector did not operate the air conditioning system because if you operate the system in cooler weather you are operating them outside the normal design parameters. We as a company do not operate and air conditioning units below 65 F outdoor and a minimum of 75 F indoor because you need the indoor heat loads. Many air conditioners are equipped with factory installed low ambient controls to prevent operation in low temperatures while with others it is an advisable option. Testing the unit in cooler temperatures is pointless because if the system does not turn on we cannot determine if the low ambient control is stopping it or if the unit is inoperable. If the unit does come on we still cannot determine if it is working properly because cool air in the home may be just from the outside air cooling the unit. Because of this, the inspector was unable to operate and fully evaluate the cooling system. Recommend evaluation by a qualified contractor.
Drain pipe material: Plastic, Galvanized steel, Cast iron
Waste pipe material: Not visible
24) Some, most, or all of the water supply pipes and drain lines in this structure are made of galvanized steel or cast iron pipes. Based on the age of this structure, these pipes may be nearing or may have exceeded their estimated useful life of 40 to 60 years. Internal corrosion and rust can reduce the inside diameter of these pipes over time, resulting in reduced flow and eventually, leaks. The inspector performed a "functional flow test" during the inspection where multiple fixtures were run simultaneously, and found the flow to be adequate. For example, the shower flow didn't decrease substantially when the toilet was flushed. Despite this, and because of their apparent age, these pipes may need replacing at any time.
25) Pin holes and/or corrosion were visible on one or more areas of water supply pipes. Small leaks may be present. Monitor these areas in the future. If leaks due occur then a qualified plumber should make repairs as needed.
26) 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
"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.
27) Based on the age of the home the sewer line is likely over 50 years old. Sewer lines can clog, break or collapse over time depending on the materials used, soil composition or tree roots. This inspector ran approximately 200 gallons of water through the sewer line and had adequate drainage at time of inspection. Despite this, issues with the drain line may still be present. Recommend having the drain line scoped by a professional contractor to determine if any repairs are necessary.
28) Significant corrosion or rust was found at one or more water supply valves. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber repair as necessary. For example, by replacing valves or fittings.
29) Plumbing supply lines appear to be made of Polybutylene. Polybutylene is a plastic material used extensively during the 1980s and 1990s that has proven to be more prone to leakage than other types of supply piping systems like copper. A home inspection cannot determine if polybutylene pipes are about to leak simply by looking at the outside of them. Pipes deteriorate from the inside and can split under pressure. They can leak anytime without warning destroying furniture, family heirlooms, and even causing structural damage. Leaks can go unnoticed and lead to mold. Recommend reviewing any disclosure statements if available for comments on leaks in the water supply system.
A class action lawsuit has been filed regarding this material that requires the manufacturers to cover piping systems installed between Jan. 1, 1978 through July 31, 1995. For more information on the class action lawsuit, visit http://www.pbpipe.com/index1.htm , or call the Plumbing Claims Group at (800) 356-3496 for more information.
30) Stains were found in one or more sections of drain and/or waste pipes. Recommend monitoring these areas in the future, and if leaks are found, have a qualified plumber evaluate and repair as necessary. Alternatively, the client(s) may wish to have a qualified plumber evaluate now and repair if necessary.
Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Concrete
Floor structure above: Solid wood joists
31) Evidence of prior water intrusion was found in one or more sections of the basement. For example, water stains or rust at support post bases, efflorescence on the foundation, etc. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. Recommend reviewing any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:
Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
Improving perimeter grading
Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.
32) Substandard wiring was found for the under-sink food disposal. For example, unprotected solid-strand, non-metallic sheathed (Romex) wiring is used, open junction boxes, wire splices not in boxes etc. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
33) The dishwasher drain line is not configured with a "high loop" or "air gap". 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.
34) The refrigerator ice maker is in the "off" position. The inspector was unable to evaluate this component.
35) All of the appliances in the kitchen were operated during the inspection and were found to be in working order unless noted above. The client should be aware that appliances are mechanical in nature and are prone to failure. This inspection is not a guarantee that the appliances will still be operable after taking occupancy.
36) 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 http://www.cpsc.gov/cpscpub/pubs/5077.html
37) One or more flights of stairs with more than three risers have no handrail installed. This is a safety hazard. Install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.
38) One or more exterior entrance doors, casings or trim are damaged and/or deteriorated and should be repaired or replaced as necessary.
Bathtub(s) and shower(s) operational at time of inspection: Yes
Sinks and faucets operational at time of inspection: Yes
Toilet(s) operational at time of inspection: Yes
Jetted tub operational at time of inspection: None
39) Tile and/or grout around one or more bathtubs is damaged or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. Evaluate and repair tile and/or grout as necessary.
40) One or more sink or tub stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
41) One or more bathtub drains are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
Fireplace operational at time of inspection: Not Tested
Chimney type: Masonry
42) One or more wood-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at: http://www.csia.org/
43) Some attic areas were inaccessible due to stored items, lack of permanently installed walkways, the possibility of damage to loose fill insulation, and/or low height. These areas are excluded from this inspection.