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Watch Dogs Home Inspectors Utah

https://getaninspection.com
danastanford111@gmail.com
(801) 645-6070
Inspector: Matthew Hammond
Inspector's email: betterlivingconstruction25@gmail.com
NACHI Certified

Summary

Client(s):  Jane Doe
Property address:  2345 South Blank Street
Salt Lake City, Utah
Inspection date:  Tuesday, October 23, 2018

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.

Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information


General information
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:

Exterior
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.

Garage
13) One or more exterior entrance doors, casings or trim are damaged and/or deteriorated and should be repaired or replaced as necessary.

Electric service
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:
  • 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. 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
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.

Heating and cooling
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

Plumbing and laundry
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
  • Leaking faucets
  • "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.

Basement
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.

Kitchen
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.

Interior rooms
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.

Bathrooms
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.

Fireplaces, woodstoves and chimneys
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/