Website: http://www.reporthost.com/gainey
Email: inspector132@comcast.net
Phone: (765) 759-2266 · (765) 744-3005
8605 W Butternut Rd, Muncie, Indiana 47304
Inspector: Jeff Gainey

Summary Page

Home Inspection Report by Gainey Home Services Inc.
Client(s): Curious George Homebuyer
Property address: 2301 Anywhere Ct
East Central Indiana
Inspection date: Tuesday February 30th, 2009

This summary page published on 1/5/2007 11:41:54 AM EST

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SafetyImmediate Safety Concern. Poses a risk of injury or death if not corrected. 
Major defectCorrection likely involves a significant expense by a specialist. This may affect livability unless corrected soon. 
Repair/ReplaceRecommend repairing or replacing as needed. This may affect livability unless corrected soon and may require repair by a specialist. 
Repair/MaintainRecommend repair and/or maintenance. This is considered normal aging and can be done in the future. This could also be a Grandfathered item that standards have improved since the home was built and is now required for increased safety. Grandfathered issue 
Minor defectCorrection likely involves only a minor expense. 
MaintainRecommend ongoing maintenance. Preventative maintenance can reduce costly repairs in the future. 
EvaluateI was unable to determine extent of hidden damage or status of condition today. Recommend evaluation by a specialist qualified in this area. This repair may need specialized tools or training. Always get 2-3 estimates. 
MonitorRecommend monitoring in the future. No problem associated with this item today but requires periodic checks and repairs when necessary. 
CommentFor your information ----OR-----Current standards will require this in new construction in many jurisdictions and is suggested for increased safety or convenience. The term "Grandfathered" is used and is not usually asked of the seller to improve. 

5) Exterior: - Trip hazards were found in the driveway due to cracks, settlement and/or heaving. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.

6) Exterior: - Exterior disconnect switches have exposed wiring or components when the cover is opened or removed. This is a safety hazard due to the risk of shock, especially for children. A qualified electrician should evaluate and repair as necessary so the risk of shock is eliminated. Note that a lock should not be installed on the cover(s) because the disconnect device(s) will be made inaccessible in the event of an emergency.

7) Exterior: - Outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079

8) Exterior: - Minor cracks were found in sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.

12) Roof: - One or more composition shingles have raised, most likely due to nails that have loosened. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails.

14) Garage: - No infared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html

18) Attic: - Furnace flue is required to have 2 inch clearance from combustibles
including insulation. This is a vent pipe mfg requirement to allow heat loss at all areas of the b vent pipe and reduce the damage to the pipe of smothered in insulation. Remove the insulation away from pipe as required.

19) Attic: - Most of the wiring and connections are concealed with insulation today and could not be visually inspected. Storage boxes/items which restrict a visual inspection may also have damaged wire sheathing. Once objects have been moved, a careful look at wiring condition is recommended in this area used for storage. Improve as needed for safety.

21) Electric service: - One or more loose conductors in the main service panel have bare ends and are not connected to an overcurrent protection device (circuit breakers or fuses). This is a safety hazard due to the risk of fire if the bare conductors come into contact with other components in the panel. A qualified electrician should evaluate and repair as necessary. For example, removing wires that aren't terminated or installing wire nuts.

22) Electric service: - Ground fault circuit interrupter (GFCI) breakers in the main service panel would not trip when tested. It sounds as if it is tripping internally but the lever does not move. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs and/or replace circuit breakers as necessary.

23) Electric service: - Since the main disconnect is located under the meter outside, this distribution panel is considered a sub panel. Neutral and equipment ground conductors are combined at the sub-panel. This should only occur at the main disconnect, and is a safety hazard due to the risk of shock. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel, while grounding conductors should be attached to a separate grounding bar bonded to the sub panel. A qualified electrician should evaluate and repair as necessary.

24) Electric service: - The main disconnect for the homes electric power is located outside next to the meter. This panel enclosure is not secured and there is no inside safety cover as required to reduce contact with high voltage lines. Recommend correction by a licensed electrician.

26) Plumbing: - The clothes dryer exhaust duct is too long, or has too many bends. This may reduce the air flow through the duct, resulting in overheating, reduced efficiency and/or difficulty in cleaning the duct. Standard building practices limit clothes dryer exhaust ducts to 25 feet, and less when bends are present (2.5 feet for each 45-degree bend and 5 feet for each 90-degree bend). A qualified contractor should evaluate and modify the exhaust duct as per standard building practices.

27) Plumbing: - The gas line is missing the required isolation valve to allow other appliances to be operable while service is being done to the dryer. Repair by a licensed plumber or HVAC tachnician is required.

28) Plumbing: - The washing machine is installed over a finished living space and has no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.

31) Plumbing: - The polybutylene pipe material has been widely used in the 80's and early 90's, and has been primarily used in the modular and mobile home industry, but has had some history of leakage failure. Polybutylene lines are susceptible to leakage along with sudden splitting and have been involved in litigation and class action lawsuits. These materials deteriorate from the inside out. Polybutylene systems with metal(usually aluminum or copper) fittings do not fail as often as systems with plastic fittings. No signs of problems were seen in the visible areas today. I recommend shutting off the water at the main service if you are going to be gone for an extended period of time for peace of mind while you are away. More info can be found at www.pbpipe.com

34) Water heater: - Substandard wiring was found next to the water heater. This wire was not live but should be treated as if it were and eliminated for safety reasons.

36) Heating and Cooling: - The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to have exceeded this age and may need replacing at any time. Recommend budgeting for a replacement and provide seasonal servicing to prolong useful life.

37) Heating and Cooling: - The electronic air filter did not respond when its controls were operated. This system was not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating and cooling contractor evaluate and make repairs if necessary.

38) Heating and Cooling: - Insulation is missing on one or more heating/cooling ducts in unconditioned spaces. Also the efficiency of the HVAC system would be improved by having a qualified HVAC company or contractor seal all connections and insulate the ducts in the crawl space. Some deterioration seen to the plenum in the crawl space today that should also be evaluated and corrected. A qualified contractor should evaluate and install insulation as necessary and as per standard building practices.

42) Fireplaces, woodstoves and chimneys: - Fireplaces equipped with a gas burner has a damper that can be closed. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. A qualified chimney service contractor should make repairs as necessary so the damper is made permanently where it is prevented from full closure. Typically a bracket or bolt is installed for this purpose.

43) Crawl space: - Sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. Some of this abandoned wiring may still be live while others are disconnected or switch controlled. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box. (See Photo)

44) Crawl space: - Ventilation of crawl space would be improved by opening vents in the winter and closing vents in the summer. Moisture/condensation travels from hot to cold. Keep vents closed during the winter only where plumbing is close to lines. Current studies have determined that foundation vents are not needed as much if the moisture is controlled at the downspouts and with a moisture barrier to control water vapor travel. These vents could be closed all year long without any problems occurring as long as improvement to the downspout extensions are extended, moisture barrier is properly installed, and there are no issues with ground table water entry into the crawl. The signs seen today indicate the high moisture levels could be from high humidity and not water entry.

49) Kitchen: - Receptacles that serve countertop surfaces have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. This is required by current standards and may not have been required at the time this home was built and is a recommended upgrade. Any previous upgrades or remodels should have introduced this feature when it was done. Recommend adding these for increased safety..

50) Kitchen: - Live wires and open splices seen today. This should be eliminated for safety reasons or at least encapsulated inside a junction box to reduce shock hazard.

51) Kitchen: - Current standards require a dedicated outlet for any counter surface over 12 inches wide and outlets to be located no farther than 4 ft apart to service any counter surface without using extension cords. Recommend installing an outlet on the left and right side of cooktop for added convenience and increased safety.

52) Kitchen: - 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.

Also, no "air gap" is installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.

53) Kitchen: - The stove top's downdraft exhaust fan is inoperable. A qualified appliance technician should evaluate and repair as necessary. Also the duct tape is falling off the connection under cabinet and should be replaced with a heat approved duct tape.

54) Kitchen: - Sink drains has an active leak. For example, at pipe fittings and/or junctions between pipe and sink. A qualified plumber should evaluate and repair as necessary.

55) Kitchen: - Lower than normal pressure noticed at sink faucet today while the functional flow was being done. Recommend checking the screen filter in faucet or have a licensed plumber evaluate and correct.

57) Kitchen: - Center room fan fixture appear to be inoperable. Recommend further evaluation consulting with the property owner(s). Repairs or replacement of the fan fixture(s) by a qualified electrician may be necessary.

62) Bathroom Hall Master Bath: - Toilets is loose, and evidence of damage or possible damage to the floor structure below was found. For example, elevated levels of moisture and dark staining at carpeted flooring around the base of the toilet and next to west wall. A qualified contractor should remove toilet where necessary for further evaluation and repairs. The floor structure and flooring material did not appear to need repair or replacement. The source of moisture could also be from a plumbing vent stack in the adjacent wall and should be evaluated also. Adequate time should be allowed for enclosed, wet floor structures to dry out after repairs are made and before floor cavities are closed off to prevent mold growth.

63) Bathroom Hall Master Bath: - MInor regrouting or recaulking is needed to protect from water entry behind tiles in the shower of the master bathroom. I took mmoisture readings and were not elevated althouth the shower has not been used lately since it is vacant. Ideally the connections between planes at walls in cornser and between floor and wall connections should be caulked since these will move and grouting will not hold. Recommend improvement.

68) Interior rooms: - Current standards call for floor plugs to be covered for safety and a
waterproof design in interior rooms. Recommend upgrading to this safer style plug in the living room wher I noticed them.