This report published on Sunday, November 17, 2019 9:23:45 AM CST
This report is the exclusive property of FishDog Services 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:
LIMITATION ON INSPECTION
Specific limitation on the inspection
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
Item or component is in serviceable condition
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
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool, 40
Inspection fee: 250
Payment method: Check
Type of building: Single Family Dwelling
Buildings inspected: One house
Age of main building: 1960
Source for main building age: Client, Municipal records or property listing
Front of building faces: East
Main entrance faces: East
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit: http://www.reporthost.com/?EPA http://www.reporthost.com/?CPSC http://www.reporthost.com/?CDC
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Gravel
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood
2) Perimeter bench seating was installed at one or more decks, porches or balconies where walking surfaces were more than 30 inches above the surrounding grade. Bench seating is not a safe substitute for standard guardrails, and is a potential fall hazard. Gaps in such seating often allow small children to climb underneath and fall. People sitting or standing on benches may also fall. The clients should at least be aware of this hazard, especially if small children are present. Recommend having a qualified contractor repair as necessary to eliminate fall hazards around bench seating.
I measured deck height at between 30" and 31" placing it at the limits of railing requirements based on IBC height requirements. I recommend that the Client evaluate and determine action based on his personal preferences with the above information in mind.
3) Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or patios. Recommend that qualified contractor repair as necessary.
4) Wooden deck or porch surfaces and/or built-in seating were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit: http://www.reporthost.com/?PENOIL http://www.reporthost.com/?DKMAIN
5) There was no evidence of past accumulated water found in the yard or landscaped areas, but the site is nearly level with minimal runoff area.
The evidence found in the crawlspace indicated that there was possibly a large amount of water inside at one time.
In addition, the roof design is such that it has little or no overhang to assist in keeping water away from the foundation.
Therefore it is recommended that site drainage be monitored in the future - especially during periods of heavy rain. If water intrusion into the basement/crawlspace or standing water is seen, immediately document all areas affected as the conditions may not exist for very long.
Documentation of conditions that don't exist at the time of an evaluation by a qualified professional will be the only information available to assist with determining necessary repairs. Repairs may consist of installing one or more drains or grading soil.
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space, Unfinished basement
Foundation/stem wall material: Concrete block, Preserved wood foundation
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
6) The block foundation wall along the south side of the structure had dropped approximately 2" below the framing it was intended to support. Major cracks (more than 3/4-inch wide) and/or leaning was found in the foundation. These appear to be a structural concern and may indicate that settlement has occurred and may be is ongoing. (See photographs for visual description)
Recommend hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
Foundation repair contractors who may prescribe repairs, and will give cost estimates for such repairs
Masonry contractors who repair and/or replace brick veneer
Geotechnical engineers who attempt to determine if settlement is ongoing, and the cause of the settlement
Structural engineers who determine if repairs are necessary, and prescribe those repairs
Repairs should be made by a qualified contractor.
7) One or more isolated footings or sections of footings or foundations were settled and in one case dropped approximately 2" from the floor framing above. The soil was either improperly compacted during installation; or it has eroded out from underneath; or has been excavated too close to these areas. Standard building practices typically require undisturbed soil to extend at least a foot horizontally out from the edge of footings and then slope down no more steeply than 45 degrees. Otherwise soil can collapse from beneath the footing(s). Recommend that a qualified contractor or engineer evaluate and determine what repairs if any should be made. If repairs are needed, a qualified contractor should make them. (See attached photographs)
8) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
9) One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
Specifically, there is a gap in the top row of siding located on the west side of the structure. (Refer to included photograph.)
10) Fungal rot was found at one or more exterior door frames and brick moulding. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.
In this case, there really is no "fix" for the bottom portion of exterior door frames from rotting. (Refer to included photographs) The doors were properly installed and allow water to drain away from them. I would suggest that the best course of action is to replace existing rotten wood followed by diligent semi-annual maintenance program to ensure the protective coating for the wood remains effective - particularly on the south facing side of the structure.
During the summer months, the nearly all-day 100% sun exposure combined with heat radiated by the attached deck will accelerate this concern.
In the winter months, promptly remove the snow from door ways promptly and do not allow it to build up. The south facing deck will again contribute to this concern as the deck will hold the snow at door level and snow tends to drift on the south side of structures due to the prevalent NW winter winds.
11) Caulk was deteriorated in some areas. For example, around windows and/or around doors. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit: http://www.reporthost.com/?CAULK
12) A small portion of the interior face of the exterior sheeting of the wood foundation was viewable under the stair platform. There were indications that the foundation had been exposed to water at some time. From the area that was visible, the extent of the exposure appeared very minor.
Regardless, I suggest that you continue to monitor this area and possibly consult with a qualified contractor or engineer to discuss the potential for damage as well as receive any guidance on the maintenance of wood foundations.
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing and any reference to these topics are simply opinion. Only a qualified contractor or engineer is capable to evaluate and determine what repairs if any should be made. If repairs are needed, a qualified contractor should make them.
The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.
The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Condition of floor substructure above: Required repairs, replacement and/or evaluation (see comments below)
Pier or support post material: Concrete block
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Condition of vapor barrier: Not applicable, none installed
Vapor barrier present: None visible
Ventilation type: Unconditioned space, Conditioned (heated) space, without vents
13) One or more beams had less than 1 1/2 inches of their end(s) resting on the post, sill or foundation below. At least 1 1/2 inches of each beam end should rest on support surfaces below when the nearest mid-span support (post) is more than 16 inches away. Such beam ends may collapse or settle. Recommend that a qualified contractor evaluate and repair per standard building practices.
The main support beam located in the crawlspace was improperly installed and supported during installation. As the included photographs detail, the beam was too short for the application and does not provide sufficient support for the west 1/2 of the structure.
Consult with a qualified contractor or engineer to discuss options for installing sufficient support per standard building practices.
14) Evidence of prior water intrusion or accumulation was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the crawl space. Recommend that the client review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space 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 crawl spaces 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 crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.
15) No vapor barrier was installed in the crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified contractor install a vapor barrier per standard building practices.
16) No under-floor insulation was installed in the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
17) One or more exhaust ducts (e.g. bathroom fan, clothes dryer) in the crawl space have come apart, were loose or have fallen down. This can result in increased moisture levels inside the structure and is a conducive condition for wood-destroying organisms. Recommend that a qualified person make permanent repairs as necessary.
In particular the dryer vent was purposely venting into the crawlspace. (See photographs)
18) Cellulose material such as scrap wood, form wood and/or cardboard or paper was found in the crawl space. This is a conducive condition for wood-destroying organisms. Recommend removing all cellulose-based debris or stored items.
19) Ventilation for the crawl space was substandard. There were no vents visible. This can result in high levels of moisture in the crawl space and is a conducive condition for wood-destroying organisms. One square foot of vent area should be installed for 150 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. Recommend that a qualified contractor install or improve venting per standard building practices.
There was no vapor barrier or insulation in the crawl space and apparently had sufficient air movement due to it not being sealed. As components are installed that prevent the current level of air movement (e.g. floor joist insulation, sealing between basement and crawlspace, etc) ventilation may become a concern.
In addition, as the crawlspace becomes sealed and insulated the exposed plumbing will need to be addressed to prevent freezing.
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Steel
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Insulation material underneath floor above: None visible
20) The risers for basement stairs varied in height and pose a fall or trip hazard. Risers within the same flight of stairs should vary by no more than 3/8 inch. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.
21) Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
22) The only entrance/exit to the basement appeared to be the basement stairs. While this is common in older homes, modern standards require a secondary escape for use in the event of fire or an emergency. Such entrances/exits should allow entry by emergency personnel and their equipment. It is beyond the scope of this inspection to verify compliance with the current codes, and codes are generally not retroactive. Consult with a window/door contractor and/or the local municipal building officials regarding egress guidelines.
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; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Because of the finished 1/2 story there was no access to any attic spaces which limits the evaluation of the roofing structure.
Roof inspection method: Viewed from ground
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Not determined (inaccessible or obscured)
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
23) One or more gutters were loose. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
24) Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
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. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Not inspected because no access was found
Condition of roof structure: Not determined (inaccessible or obscured)
Roof structure type: Not determined (inaccessible or obscured)
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Not determined (inaccessible or obscured)
Ceiling insulation material: Not determined (inaccessible or obscured)
Approximate attic insulation R value (may vary in areas): Not determined (inaccessible or obscured)
Vapor retarder: Not determined (inaccessible or obscured)
Roof ventilation type: Ridge vent(s), Gable end vents
25) Gable end and ridge vents were observed on the structure which indicates that at least a portion of the attic area is probably ventilated. Due to the finished 1/2 story there is no attic access to further evaluate the ventilation.
26) Unable to determine the presence, condition, material, or R-rating of insulation due to no attic access.
Recommend that you monitor and evaluate the homes efficiency to determine how well the structure is sealed.
27) No vapor retarder was seen due to no attic access. Lack of a vapor barrier can lead to mold growth, structural component rot, and reduces the lifespan of the shingles.
It is recommended that you monitor, document and evaluate the conditions on the interior side of the walls to possibly gain an insight as to the existence and effectiveness of a vapor barrier
28) No attic access severely limits the inspection and reporting of the roof structure and indication of leakage, either current or previous.
There was some very minor sagging notices on the west slope of the roof, but nothing beyond what would be expected on a structure of this age.
The shingles appear to be fairly new - leading a person to assume that any structural issues with the roof were addressed at the time of shingle installation.
While making assumptions is not a best practice way of reporting, it's all that's available when everything is hidden. This assumption is based on decades of construction experience but still remains an opinion only.
29) No accessible attic spaces were found or inspected at this property. The inspector attempts to locate attic access points and evaluate attic spaces where possible. When a home is occupied, such access points may be obscured by stored items or furnishings. Home inspection standards of practice do not require inspectors to move stored items, furnishings or personal belongings. If such access points are found in the future and/or made accessible, a qualified person should fully evaluate those attic spaces and roof structures.
Limitations: The following items are not included in this inspection: generator systems, transfer switches, 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, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 2
Service voltage (volts): 120-240
Primary service overload protection type: Circuit breakers, Fuses
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 60, Not determined
System ground: Not determined, not readily apparent
Condition of main service panel: Near, at or beyond service life
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Basement
Location of sub-panel #C: Basement
Location of sub-panel #D: Basement
Location of main disconnect: Top bank of breakers in main service panel (split bus)
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: No, recommend install
Carbon monoxide alarms installed: No, recommend install
30) No permanently installed smoke alarms were found. This is a potential safety hazard. A qualified electrician should install smoke alarms per standard building practices (e.g. in hallways leading to bedrooms, in each bedroom, on each floor and in attached garages). For more information, visit: http://www.reporthost.com/?SMKALRM
31) No permanently installed carbon monoxide alarms were found. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit: http://www.reporthost.com/?COALRM
32) The inspector was unable to open and evaluate panel(s) #A, C and D because panel or equipment was energized. These panel(s) are excluded from this inspection. Recommend that repairs, modifications and/or cleanup should be made as necessary so panels can be opened and fully evaluated.
33) The main service panel appeared to be rated for less amperage than other service components (e.g. meter base, service conductor wires and main disconnect). This can result in the main service panel being overloaded. This is a potential fire hazard. Recommend that a qualified electrician evaluate and repair if necessary.
34) Panel(s) #A and C used screw-in fuses for the over-current protection devices. Fuses are prone to tampering and over-fusing, which can damage wiring and cause fire hazards. Insurance companies may deny coverage for homes with fused panels. Modern panels use circuit breakers for over-current protection devices, which can be reset easily after tripping rather than needing to replace fuses. Modern panels also offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls). Consult with a qualified electrician about replacement options for fused panels, and about other system upgrades as necessary.
35) One or more electric receptacles at the kitchen, bathroom(s), laundry area, utility sink, exterior and/or basement had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
Outdoors (since 1973)
Bathrooms (since 1975)
Garages (since 1978)
Kitchens (since 1987)
Crawl spaces and unfinished basements (since 1990)
36) Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
37) One or more electric receptacles were incorrectly wired with "false grounds" where the receptacle's ground screw is connected to the neutral or white wire in the circuit. Such receptacles may appear to be grounded when they aren't. This is a shock hazard, and can damage equipment plugged into such receptacles. Recommend that a qualified electrician repair as necessary. For more information, visit: http://www.reporthost.com/?FLSGRND
38) One or more cover plates installed outside were not rated for exterior use. This is a potential shock and fire hazard. Recommend that a qualified electrician repair per standard building practices.
39) One or more electrical components including switches and/or receptacles appeared to be older than their intended service life. Such old components may pose a fire or shock hazard. Recommend consulting with a qualified electrician to determine which components should be replaced with newer, modern components.
40) The electric service was configured so that too many hand movements were necessary to turn off all power for the service. Six or fewer circuit breakers should be required to turn off all power to a residence. This is a potential safety hazard during an emergency when the power needs to be turned off quickly. Recommend that a qualified electrician repair per standard building practices.
41) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.
It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.
42) 2-slot receptacles rather than 3-slot, grounded receptacles were installed in one or more areas. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits.
43) Non-metallic sheathed wiring was installed at one or more locations, and was subject to damage such as on easily accessible wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it, resulting in exposed, energized wires. Also, copper conductors can break after being repeatedly moved or bent. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing protective conduit or re-routing wires through walls or ceilings.
44) One or more electric receptacles at the bedroom(s), kitchen, family room, dining room, living room, hallway(s) and/or laundry area had no visible arc fault circuit interrupter (AFCI) protection, or the inspector was unable to determine if AFCI protection was present. This is a potential safety hazard. Recommend that a qualified electrician evaluate and install AFCI protection if necessary and per standard building practices. General guidelines for AFCI-protected receptacles include the following locations:
Bedrooms (since 1999)
Kitchens, laundry areas, family rooms, dining rooms, living rooms, parlors, libraries, dens and recreation rooms, sunrooms, closets and hallways (since 2014)
45) A "split bus" panel was installed as a main service panel. On such panels there is no single main disconnect switch to turn the power off. Instead, all breakers labeled "main" or "sub-main" (usually those on the upper half of the panel) must be turned off to turn all power off. These panels are common, but are no longer installed. The client should familiarize themselves with the operation of this panel and the procedure for turning all the power off in the event of an emergency. Consult with an electrician if necessary. Please see any other comments in this report related to the panel's legend.
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression 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 determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water shut-off: Basement
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic, Copper
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Galvanized steel, Copper, Lead
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic, Cast iron
Sump pump installed: Yes
Condition of sump pump: Appeared serviceable
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At building exterior
46) Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which is a known health hazard especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include:
Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours
Install appropriate filters at points of use
Use only cold water for cooking and drinking, as hot water dissolves lead more quickly than cold water
Use bottled or distilled water
Treat well water to make it less corrosive
Have a qualified plumber replace supply pipes and/or plumbing components as necessary
47) One or more waste pipes had a substandard slope. Clogging or leaks can occur as a result. Drain and waste pipes should be sloped 1/4 inch per foot of length if less than 3 inches in diameter, or 1/8 inch per foot of length for larger diameters. Recommend that a qualified plumber repair per standard building practices.
48) No battery backup system was found for the sump pump. If the power goes out during heavy rains, the sump pump won't be able to eliminate accumulated water. Consider installing a battery backup system for the sump pump.
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. 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 or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Energy source: Natural gas
Estimated age: 11/2002
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement
Hot water temperature tested: No
Condition of venting system: Required repair, replacement and/or evaluation (see comments below)
49) The drain line assembly for the water heater's temperature-pressure relief valve appeared to be made from PVC plastic components. This material is not rated for high temperature and pressure and poses a safety hazard. A qualified plumber should repair per standard building practices. For example, by replacing the PVC components with copper or CPVC plastic components.
50) The sections of flue for the water heater had the improper type of tape used to seal the connections. Replace with proper tape that is labelled for use on gas exhaust vent piping to prevent exhaust gases from leaking.
51) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be near this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
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).
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: unknown
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 09/1999
Location of forced air furnace: Basement
Forced air system capacity in BTUs or kilowatts: est 50,000
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared serviceable
Type of combustion air supply: Intake duct, Vent(s) to exterior
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Location of heat pump or air conditioning unit: north
Type: Split system
Condition of controls: Appeared serviceable
52) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be near 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.
53) Because of the age and/or condition of the forced air furnace, recommend that a qualified HVAC contractor inspect the heat exchanger and perform a carbon monoxide test when it's serviced. Note that these tests are beyond the scope of a standard home inspection.
54) Recommend that home buyers replace or clean 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 cleaning them as necessary. How frequently they need replacing or cleaning 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).
55) 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.
56) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be near 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.
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; 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. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: Operation Not Inspected.
Condition of range, cooktop or oven: Required repair, replacement and/or evaluation (see comments below)
Range, cooktop or oven type: Natural gas
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Not inspected for operation as it was unplugged.
Condition of built-in microwave oven: N/A (none installed)
57) The exhaust fan over the range recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles not being installed, or problems with duct work. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.
58) 2 cooktop burner(s) were inoperable. Recommend that a qualified person repair as necessary.
While beyond the scope of this inspection, the cooktop was checked for operation and 2 of the burners did not light. Recommend a qualified gas appliance service person inspect and repair as necessary.
59) The doors on the cabinet under the sink did not close properly. Recommend that a qualified person repair or replace as necessary.
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; 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: Full bath, first floor
Location #B: 3/4 bath, Laundry room/area, first floor
Location #C: Full bath, second floor
Location #D: 3/4 bath, basement
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: 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 shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: None visible
60) Washing machine power supply is not grounded. Recommend that a qualified electrician replace the outlet to allow for proper grounding.
61) The bathroom with a shower or bathtub at location(s) #A, B, C and D didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.
62) The clothes dryer exhaust duct terminated in the crawl space. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person install, repair or replace the duct as necessary so it terminates outdoors, and per standard building practices. For more information, visit: http://www.reporthost.com/?DRYER
63) The sink faucet at location(s) #A was dripping. Recommend that a qualified person repair as necessary.
The faucet appeared to have no means of stopping the rotation of the valves. It did appear to shut off with no leaks, provided the valve was in the proper position.
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues 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, drawer, cabinet door or closet door 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 and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood, Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Wood, Single-hung, Double-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall or plaster
Ceiling type or covering: Drywall or plaster
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
64) Handrails at one or more flights of stairs were not graspable and posed a fall hazard. Handrails should be 1 1/4 - 2 inches in diameter if round, or 2 5/8 inches or less in width if flat. Recommend that a qualified person install graspable handrails or modify existing handrails per standard building practices.
65) Guardrails at one or more locations with drop-offs higher than 30 inches were loose, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.
66) Fungal rot was found at one or more exterior door jambs. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
67) One or more walls and/or ceilings were cracked. Recommend that a qualified person repair as necessary.
68) Wood flooring in one or more areas was significantly worn, deteriorated or damaged. Recommend that a qualified contractor refinish wood flooring as necessary.
69) Floors in one or more areas were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams. Significant repairs may be needed to make floors level. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.
70) The floor covering in the immediate area around the shower in the laundry room bathroom was replaced for unknown reasons. No evidence of water damage was found, but I would suggest you inquire with previous owners to determine reasons.
71) The floor covering in the dining room has a section that has been replaced for an unknown reason. I would suggest you inquire with previous owners to determine reasons.
72) Stains were found in one or more ceiling areas. The inspector was unable to determine if an active leak exists (e.g. recent dry weather, inaccessible height). Recommend asking the property owner about this, monitoring the stains in the future, and/or having a qualified contractor evaluate and repair if necessary.
Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.
Visible evidence of active wood-destroying insects: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood-destroying insects: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood-destroying insects: No
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood-destroying organisms: Yes