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Home Inspection Springfield

Website: http://www.homeinspectionspringfield.com
Email: marc@homeinspectionspringfield.com
Phone: (417) 880-8280
4651 S, Mary Ann Ave. Springfield, MO 65810
Inspector: Marc Ekhause

  

Property Inspection Report

Client(s):  John Doe
Property address:  12345 Main Street Springfield, MO
Inspection date:  Tuesday, April 03, 2012

This report published on Saturday, April 29, 2017 1:42:15 PM CDT

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.
Table of Contents
General information
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Crawl space
Kitchen
Bathrooms
Interior rooms
WDO Findings: 1201 S. Lakeside Dr. Republic MO

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General information
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Report number: 717
Inspector: Marc Ekhause
Structures inspected: Single family residence
Age of building: 1997
Time started: 2:00pm
Time finished: 6:15pm
Inspection Fee: 350.00
Payment method: Check
Present during inspection: Client(s)
Occupied: No
Weather conditions: Clear
Temperature: Hot
Front of structure faces: East
Main entrance faces: East
Foundation type: Crawlspace

Exterior
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Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Vinyl
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core fiberglass

1) Safety, Repair/Replace, Comment - The concrete patio sections appear to have settled or heaved over time. A trip hazard was noted. Recommend having a qualified masonry contrator evaluat and make necessary repairs such as replacing the heaved section or at least filling the crack between the two sections with urethane caulk to prevent moisture from entering and causing further deterioration, especially during freeze/thaw cycles in winter.
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2) Safety, Repair/Replace - There is no waterproof cover installed over one electric receptacle at the front entry to the house. This is a safety hazard due to the risk of shock. Missing covers should be replaced where necessary.
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3) Repair/Replace, Conducive conditions - All the downspouts have no extensions. This can result in water accumulating around the structure's foundation and migrating into the crawl space. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle over time. Repairs should be made as necessary, such as installing tie-ins to underground drain lines or just extending the downspouts to run along the ground if possible, so rain water is carried at least four feet away from the foundation to soil that slopes down and away from the structure.
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4) Repair/Replace, Conducive conditions - The vinyl siding is damaged in one area.Recommend making repairs and/or replace siding as necessary to prevent water and vermin intrusion.
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5) Repair/Maintain, Comment - One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
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6) Minor defect, Evaluate - One of the two security coach lights at the front of the garage was inoperable at the time of the inspection. It is controlled by a photoelectric light sensor. Recommend asking the current homeowners how it works or testing the unit after dark and/or changing the bulb. If the fixture is still inoperable, recommend a qualified electrical contractor evaluate and make necessary repairs or replacement.
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7) Maintain, Comment - Minor cracks were found in the driveway. However they don't appear to be a structural concern and they are not trip hazards. No immediate action is recommended, but the client(s) may wish to have repairs made such as filling the cracks with urethane caulk to prevent moisture intrusion during freeze/thaw cycles in winter.
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8) Serviceable, Comment - The metal soffit/fascia installed on the eaves and gables of the house are in good condition, with no apparent loose panels or separations visible and an adequate ventilation supply to the attic. The ceiling panels on the front porch were also in good condition.
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9) Serviceable, Comment - The back yard fencing appear to be in serviceable condition. Some fence board repairs will need to be made.
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Evaluate!
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Nail have backed out of the boards. Refasten
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Roof
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Roof inspection method: Traversed
Roof type: Gable, Hipped
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 5 to 7 yrs.
Gutter & downspout material: Aluminum
Roof ventilation: Adequate

10) Serviceable, Comment - There was some signs of the roof being exposed to hail storms with the vent caps showing 'ping' marks, but no evidence of any damage to the composition roofing was apparent.
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11) Serviceable, Comment - All the gutters were clean with the exception of mineral sand that flaked off the roofing into the gutters. The down spouts were free of any debris.
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12) Serviceable, Comment - The inspector noted that the roofing appears to be fairly new and in good condition. All the plumbing and attic vents have new flashings that are properly installed.There is adequate roof ventilation provided by soffit vents, gable end vent and roof ventilators. There were no apparent signs of any hail damage. There were no 'nail pops' visible.
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Garage
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13) Safety, Repair/Maintain - A cover plate is missing from one electric box, such as for receptacles. The cover plate is intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
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14) Serviceable, Comment - The garage door is in good condition and operates properly. The photoelectric movement sensors and the mechanical auto reverse are properly adjusted. The weather stripping and the seal at the bottom of the door is also in good condition.
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Working properly at the time of the inspection
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15) Serviceable, Comment - The general appearance of the garage interior is good. No water stains or cracks were found on the ceiling. The sheet rock walls are in good condition. The concrete floor is undamaged and has few stains. The entry door to the kitchen is fire rated.
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Attic
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Inspection method: Traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Insulation material: Fiberglass loose fill
Insulation depth: 12"
Insulation estimated R value: R-40

16) Serviceable, Comment - The roof frame is well built with adequate ridge bracing, purlins and purlin brace legs installed. There is adequate ridge ventilation installed. There are no apparent signs of 'new' staining on the underside of the roof deck which would indicate leaks. The attic space appears to be well insulated. The plywood roof deck was properly installed with spacers to allow expansion and contraction and the manufacturer's stamps are clearly visible on the underside as they should be.
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Clips installed between deck sheathing for expansion/contraction
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Storage area near pull-down stairs has 3/4" plywood installed
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Wood truss built to span a large ceiling below and provide stiffening to the ceiling joists

17) Comment - Some attic areas were inaccessible due to lack of permanently installed walkways, and the possibility of damage to insulation. These areas are excluded from this inspection.

Electric service
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Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: In the master bed room closet
Location of main disconnect: Breaker at bottom of main service panel
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil, Copper
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed, Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: No

18) Serviceable, Comment - The inspector found the panel box wiring to be in proper working condition with no double taps present at the breakers and the grounds and neutrals were separated and securely fastened. There were no signs of arcing burns present. All the wiring was accurately sized. The panel box is properly grounded with a heavy solid copper wire that connects it to a copper ground rod installed outside at the meter location. The 'ledgand' appeared to be complete. There is room at the top of the panel for future additional circuits.
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All bushings and gromets installed to contain the spread of fire
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Heavy copper ground wire terminates at a copper ground rod at the meter location.
 

Water heater
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Estimated age: Dec. 1996
Type: Tank
Energy source: Electricity
Capacity (in gallons): 40
Manufacturer: State
Model: PV-40 ZORT 960-0
Water temperature (degrees Fahrenheit): 121 degrees

19) Evaluate, Serviceable, Comment - At the time of inspection, the electric water heater was in good working order. There is no supply shut off valve installed on this unit. Shut off valves are useful so the whole hose water system doesn't have to be shut down incase repairs need to be made to the water heater. There were some dry water stains on the floor at the bottom of the unit under the drain spigot. The pressure relief valve and drain are properly installed with the emergency drain pipe termination under the floor in the crawl space. At the time of the inspection the water temperature was correctly set. There is a temperature control on the front of the unit. The wiring was properly installed to a grounded pad with a protective bushing attached. Recommend evaluating over time to see if any leaks occur at spigot. At the next water heater installation, have a shut-off valve installed on the cold water intake pipe.
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Dry staining under drain spigot. Evaluate over time for leaks.
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Termination of emergency pressure relief drain
 

Heating and cooling
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Estimated age: Furnace:Dec.1996/Condenser:Feb.2004
Primary heating system energy source: Electric
Primary heat system type: Forced air, Up draft
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts, Flexible ducts
Manufacturer: Goodman
Model: CPLJ 24-1A/A24-10
Filter location: Behind return air grill
Last service date: Unknown: ask current home owners

20) Repair/Replace - Insulation for the outside condensing unit's refrigerant suction line set is deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. Replace insulation as necessary.
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21) Repair/Maintain, Evaluate, Serviceable - The electric furnace was in working order at the time of the inspection. The Inspector cycled the furnace from the thermostat controls and the unit responded appropriately. All the supply vents were tested and there was even distribution throughout the house and consistent temperatures when tested with a laser thermometer. The AC condensation pipe was not properly installed. The pipe terminates beneath the subfloor in the crawl space. The ground beneath is very wet. Recommend having a qualified HVAC installer run this pipe to the outside of the house and at least two feet from the foundation wall. Also, the inspector noted water stains at the base of the air handler unit(base of the furnace). There may be a clog in the condensate removal system or the base of the unit may have a leak. Recommend having a qualified HVAC installer inspect the air handler catch basin inside the cabinet for any obstructions or leaks.
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Condensate pipe terminates in the crawl space and drips water onto the gravel floor
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Water stains at the base of the air handler

22) Maintain, Comment - The last service date of this system appears to be more than two years ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future to prolong the serviceable life of the system.

23) Serviceable, Comment - The inspector cycled the air conditioning system. The outside condensing unit responded to the thermostat controls and operated quietly without out any noticeable vibrations. The cooling temperatures at the floor registers were sufficiently low and consistent throughout the house.
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Water stains at the base of the air handler unit.
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Filter is behind the cold air return grill
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Plumbing and laundry
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Water pressure (psi): 40psi
Location of main water shut-off valve: Furnace closet
Location of main water meter: Front yard at the side walk
Water service: Public
Service pipe material: Pvc
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic

24) Safety, Repair/Replace - The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
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25) Safety, Repair/Maintain, Comment - The water softener discharge was cycled and appeared to be in serviceable condition at the time of the inspection. The discharge drain pipe is properly connected to the washing machine drain stand pipe above a trap in the crawl space and has a sufficient air gap to prevent back suction into potable water. Note that the inspector didn't find any electric receptacles installed in the furnace room, where the water softener is located. It is currently plugged into a receptacle in the garage using a makeshift extension wire. Recommend having a qualified electrician install a receptacle in the furnace room for the water softener.
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Water softner connected to a extension cord in another room
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Water softener drain pipe connected to the plumbing drain
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26) Comment - 40 psi
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27) Comment - Water meter
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28) Comment - House sewer clean-out
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29) Comment - Whole house shut-off valve in furnace room.
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30) Comment - This is the house water supply pipe that terminates in the furnace room.
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Crawl space
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Inspection method: Traversed
Insulation material underneath floor above: None visible
Pier or support post material: Concrete
Beam material: Built up wood
Floor structure above: Solid wood joists
Vapor barrier present: No

31) Repair/Replace, Evaluate, Conducive conditions - The inspector noted a hose leaking in the crawl space that supplies water to the water purifying system located under the kitchen sink. A qualified plumbing contractor should evaluate and make necessary repairs. ASAP
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32) Repair/Maintain, Serviceable, Conducive conditions - The pier, girder, and joist system of the house, appears to be well built and in good condition. No sagging of girders or the joists were visible. The under side of the sub flooring was dry and showed no signs of mold. The HVAC, supply pipes, trunk lines and plumbing drains were supported at sufficient intervals, with little sagging. There were some apparent signs of dry leak stains at the drain pipes where they penetrate the subfloor, but no current leaks were found. There were no signs of WDI. (wood destroying insects) The walls, joists and girders were free of termite mud tubing. No previous termite damage was found. Recommend keeping the crawl space vents open to promote air circulation. Also, the installation of a vapor barrier will isolate the ground moisture from the structure above. As previously noted, the air handler condensate pipe is dumping water onto the crawl space floor. This pipe needs to be run to the outside of the house to keep moisture out of the crawl space before the installation of a vapor barrier.
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Under the water heater
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The inspector ran water and flushed the toilet above. There were no signs of current leaks at the time of the inspection
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33) Repair/Maintain, Conducive conditions - The Inspector dug beneath the surface gravel and concluded that no vapor barrier was installed. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should install a vapor barrier. Standard building practices require the following:
  • The soil below the vapor barrier should be smooth and free from sharp objects.
  • Seams should overlap a minimum of 12 inches.
  • The vapor barrier should lap up onto the foundation side walls.

  • Better building practices require that:
  • Seams and protrusions should be sealed with a pressure sensitive tape.
  • The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.
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Kitchen
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34) Repair/Replace, Evaluate, Comment - At the time of the inspection, all the appliances were operational. The dishwasher was briefly run and drained and operated quietly. The garbage disposal was working quietly. The range/oven was operational with the bake and broil elements and the range burners all quickly getting cherry red. The microwave was also operational but was missing its carousel tray. There are shut-off valves installed for the dishwasher, hot and cold water supplies. The inspector noted that the purified water spigot was not operational. Water to the unit was shut off at its valve under the sink. When the valve was turned on by the inspector, a leak developed at a pressure fitting connected to the system. As previously noted in this report, another active leak in the system supply hose was found in the crawl space. Recommend that a qualified plumbing contractor evaluate and make any necessary repairs.
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Bathrooms
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35) Evaluate - The enamel coating on one bathtub is damaged and/or deteriorated. For example, chipped or cracked. However, no leaks were found due to the deterioration. The client(s) could evaluate to determine if the bathtub should be refinished for aesthetic reasons.
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36) Serviceable, Comment - All sinks and toilets had shut-off valves installed. This will prevent having to shut off the water to the whole house in the event of a leak. At the time of the inspection there were no active water leaks under the vanity sinks or at the connections between the shut-off valves and the toilets. Some staining was noted at the bottom shelves of the vanities, but they appear to be from soap or cosmetic spills.
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37) Serviceable, Comment - At the time of the inspection all vanity faucets were operational with no leaks at the bases or the handles. The stopper mechanisms were operational, holding water in the sinks when they were shut. There were no leaks noted under the vanity sinks. The diverter valves for the tub/showers were in working order.
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Interior rooms
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38) Safety, Repair/Replace - 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
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Install smoke alarm here
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Install smoke alarm here
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Install smoke alarm here
 

39) Safety, Repair/Replace - Lamp holders or light fixtures with fully exposed bulbs are installed in one or more closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Recommend replacing closet lights with fluorescent lighting or replace missing fixture globes to protect the exposed bulbs.
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40) Repair/Maintain - The bifold closet door at the laundry room is missing hardware and isn't operational.
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41) Repair/Maintain - One upper cabinet door doesn't completely close. Recommend adjusting the hinges.
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42) Minor defect, Comment - A minor crack(tape bubble) was found in the ceiling of the hall where it transitions to the living room. It does not appear to be a structural concern, but the client(s) may wish to make repairs for aesthetic reasons.
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43) Serviceable, Comment - The inspector noted that all floor and wall finishes throughout the house were in good condition.
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44) Serviceable, Comment - The inspector operated the two speed 'whole house fan' and noted that it was operational and appeared in good condition.
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45) Serviceable, Comment - The inspector tested all the receptacles and found them in proper working order, with no open grounds or hot/neutral reversals.

46) Serviceable, Comment - At the time of the inspection, the inspector operated all the windows in the house for ease of opening and latching, and found them to be in good condition.

WDO Findings: 1201 S. Lakeside Dr. Republic MO
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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 Two water leaks in the crawl space and no vapor barrier installed

47) Repair/Maintain, Serviceable, Comment, Conducive conditions - There were no apparent signs of wood destroying insects in the crawl space of the house. Recommend the client ask for any known records of pest control for this property. If none exists, or the property hasn't been treated in the past five years then I recommend that a qualified, licensed pest control company evaluate and possibly do a one time treatment of the perimeter of the house for 'peace of mind'. Recommend that all the crawl space vents be open for better cross ventilation of the crawl space and to dissipate any ambient moisture in the air. Recommend that gutter downspouts have extensions installed to move stormwater away from the foundation footings of the house. Recommend that a vapor barrier be installed on the crawl space floor to prevent ambient ground moisture from entering the crawl space. Recommend that the AC condensate pipe be run to the outside of the crawl space and have the leak repaired in the water purifier supply pipe.

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