The cooling fins at the heat pump or air conditioning condensing unit were significantly damaged. Energy efficiency can be reduced as a result. Recommend that a qualified person repair fins as necessary.
Photo 33-1 condensing unit
Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
The last service date of the gas-fired forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. 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 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
Photo 35-1 furnace
The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
Possible asbestos wrap was found on some ducts for the heating system. However, it appeared to be intact and not significantly deteriorated. Asbestos may pose a health hazard when airborne. If this is asbestos, in some cases, no action is needed except to leave this material undisturbed. The client may wish to have this material tested by a qualified specialist to determine if it is asbestos, and if it should be removed or encapsulated. For information on asbestos hazards in the home, visit:http://www.cpsc.gov/CPSCPUB/PUBS/453.html
Note that evaluating for the presence of asbestos is beyond the scope of this inspection. Any mention in this report of these materials is made as a courtesy only, and is meant to refer the client to a specialist.
Photo 37-1 apparent asbestos wrap
Photo 37-2 apparent asbestos wrap
The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
Kitchen appliances present during inspection: Range, Dishwasher, Refrigerator, Under-sink food disposal, Microwave oven
The dishwasher interior was obscured by dishes and couldn't be fully evaluated.
Bathrooms, Laundry and Sinks
Bathroom fixtures were in good working condition at the time of inspection.
Interior, Doors and Windows
This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described by the Consumer Products Safety Commission.
Additional recommendations & information
This Inspection is like a "snapshot" of the property's condition on a specific date and time. Those conditions will change, so you need to keep inspecting your property during the time you own it:
- Verify that any air conditioning condensate water is draining properly to the exterior after operation on a hot day.
- Verify that the dryer vent is exhausting properly.
- Verify that the gutters and downspouts are performing during a hard rain.
- Verify that no water is ponding on the property after a hard rain.
- Verify that no dimming or flickering of lights occurs.
- Verify that no repeated resetting of any circuit breakers is necessary.
- Verify that the quantity of the hot water supply is adequate.
- Verify that the performance of the HVAC systems are adequate.
- Verify that no leaking is present in the attic area during a hard rain.
And inspect any of the other concerns that were mentioned in this Report.
For more information on maintaining your home:
This house meets the following requirements as required in HUD Handbooks 4905.1 and 4150.2: The house can be used and maintained individually without trespass on adjoining properties. It has independent utilities. It has safe and potable water. It has sanitary facilities with a safe method of sewage disposal. The heating is adequate for healthful and comfortable living conditions. The house has domestic hot water. It has electricity for lighting and for equipment used in the living unit. The property has vehicular or pedestrian access from a public or private street. Access to the house is provided without passing through any other living unit. There is no evidence of continuing settlement, leakage, termites, excessive dampness, decay, or other conditions impairing safety or sanitation of the dwelling.
We expect homes to be built according to the standard practices and building codes, if any, that were in use at the date of construction. Older homes often have areas or systems that do not comply with current building codes. While this Inspection makes every effort to point out safety concerns, it does not inspect for building code compliance.
It is common for homes of any age to have had repairs done, and some repairs may appear less than standard. This Inspection looks for items that are not functioning as intended. It does not grade the quality of the repairs.
In older homes, the Inspector reviewed the structure from the standpoint of how it has fared through the years with the materials that were used. You can expect problems to become apparent as time passes. The Inspector will not be able to find all deficiencies in and around a property, especially concerning construction techniques of the past.
Copyright © 2018 Westinspect. This Standard Home Inspection Report is the exclusive Intellectual Property (IP) of Westinspect. The client named above has purchased the right to use this Report as part of their due diligence in a real estate transaction. Use of this Report by any unauthorized persons is prohibited.
This Report has been prepared according to the Standards of Practice of the International Association of Certified Home Inspectors. The inspection is comprehensive but not exhaustive. In the inspection report, the emphasis is on visible structural conditions. Decor choices, decorative fixtures, furniture and personal items are not included in a standard home inspection. Limitations apply to this Report. See the standard home inspection agreement.
Have you read the complete report? It provides safety and maintenance information, as well as common concerns and ways to solve those concerns. If you have any questions about the report, please call or e-mail me.
Your opinion matters to me. It helps me to be a better inspector when you tell me your questions and comments. Let me hear from you!
EXPIRATION DATE: This Inspection Report describes the property's condition on the day of the Inspection. Conditions can change daily due to ongoing use, deferred maintenance, and environmental circumstances. Your inspection follow-up service expires 60 days after the inspection date. If you do not purchase this property, then this Report expires on the date that the purchase contract expires or is canceled. If you like, you may allow others to read this Report as a part of your informed decision-making. You are not authorized to pass this Report on to other potential buyers, or to other real estate agents.
If you’re reading this report but did not hire me, James Eubank, to perform the original inspection for you, please note that the home's condition has probably changed, even if the report is fairly recent. Just as you cannot rely on an outdated weather report, you should not rely on an outdated inspection report. Minor problems noted may have become worse, recent events may have created new issues, and other items may have been corrected and improved. Don’t rely on old information about one of the biggest purchases you’ll ever make. Remember that the cost of a home inspection is insignificant compared to the value of the home. Protect your family and your investment, and please call me directly at 719-568-5854 so that we can arrange for an updated inspection of the property. Thank you!