This report published on Thursday, October 22, 2020 4:07:31 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.
Pictures used in this report are for clarification purposes and do not necessarily show all cases of the same defect. Arrows and circles used to highlight pictures are colored so as to make them visible in the picture. The colors used do not signify different levels of severity of a defect.
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:
Safety
Poses a risk of injury or death
Repair/Replace
Recommend repairing or replacing
Repair/Maintain
Recommend repair and/or maintenance
Minor Defect
Correction likely involves only a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Monitor
Recommend monitoring in the future
Comment
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: No
Weather conditions during inspection: Rain
Temperature during inspection: Warm, 71 degrees
Ground condition: Wet
Recent weather: Dry (no rain)
Overnight temperature: Cool
Type of building: Single family
Buildings inspected: One house, One detached garage
Age of main building: Built in 1994
Source for main building age: Property owner
Occupied: Yes, Furniture or stored items were present
1) Many areas and items at this property were obscured by furniture, stored items and/or debris. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
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.
Condition of retaining walls: Required repair, replacement and/or evaluation (see comments below)
Retaining wall material: Wood
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Gravel
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
2) Handrails at deck 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.
Photo 2-1 Photo 2-2
3) Handrails at deck 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.
Photo 3-1
4) Perimeter bench seating was installed at one or more decks 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.
Photo 4-1 Photo 4-2
5) Significant rot, deterioration, leaning and/or bowing were found in one or more timber retaining walls. Recommend that a qualified contractor evaluate and repair or replace sections as necessary.
Photo 5-1 Photo 5-2
Photo 5-3
6) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. Cracks exceeding ¼ inch should be patched with an appropriate sealant to avoid continued damage to the walkway surface from freezing moisture.
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Vinyl
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concrete
7) One or more section(s) of siding and/or trim were warped.
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.
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
Location of crawl space access point #A: Building exterior
Condition of floor substructure above: Required repairs, replacement and/or evaluation (see comments below)
Pier or support post material: Steel
Beam material: Built-up wood
Floor structure above: Solid wood joists
Condition of insulation: Appeared serviceable
Insulation material: Rigid foam board - 1 inch
Condition of vapor barrier: Not applicable, none installed
Vapor barrier present: None visible
Condition of crawl space ventilation: Required repairs, replacement and/or evaluation (see comments below)
Ventilation type: with vents
8) Fungal rot was found at one or more rim joist areas, however no elevated moisture readings were found at these areas at the time of the inspection. Recommend that a qualified contractor evaluate and repair as necessary. In some cases it may be possible to repair with an epoxy penetrant and filler which can be found at most hardware stores. For more information visit: http://www.oldhousefix.com/fixing-decayed-rotted-wood/
Photo 8-1 Photo 8-2
Photo 8-3 Photo 8-4
Photo 8-5 Photo 8-6
Photo 8-7
9) Minor amounts of standing water as well as evidence of substantial prior water intrusion (stains on foam board, rust on support posts, etc) was found at one or more locations in the crawl space. Some minor seasonal water accumulation can be normal. However significant amounts of water may evaporate and enter the structure above causing high levels of moisture in the structure. This can be a conducive condition for wood-destroying organisms. Rain runoff is the most common cause of wet crawl spaces but water can come from other sources such as groundwater or underground springs. Recommend monitoring the crawl space in the future, especially after heavy and/or prolonged periods of rain. Correct any issues related to outside perimeter grading and/or roof drainage (see any other comments about this in this report). Also, review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space.
If standing water persists or increases in amount, recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typically such repairs include:
Repairing, installing or improving underground footing and/or curtain drains
Applying waterproof coatings to foundation walls
Digging trenches in the crawl space to collect or divert water
Crawl space encapsulation
Installing sump pumps
Photo 9-1 Photo 9-2
Photo 9-3 Photo 9-4
Photo 9-5
10) 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.
Photo 10-1 Photo 10-2 Condensation on water lines due to humid conditions
11) One or more crawl space vents were intentionally blocked (e.g. removable panels, rigid foam). This restricts ventilation in the crawl space and can result in increased levels of moisture inside. This is a conducive condition for wood-destroying organisms. Such vents should be left open at all times except during severe freezing weather. Recommend removing materials or items blocking vents as necessary.
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.
Roof inspection method: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
12) The starter strip at the garage roof was deteriorated at some eave areas. This can lead to rot at sheathing edges. Recommend that a qualified contractor repair as necessary.
13) Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
Photo 13-1 Photo 13-2
Photo 13-3
14) Moss was growing on the roof in some areas. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit: http://www.reporthost.com/?MOSS
Photo 14-1 Photo 14-2
Photo 14-3 Photo 14-4
Photo 14-5
15) Vent pipe flashing installation was substandard. Flashing manufacturers as well as shingle manufacturers specify that shingles should be installed at least to the midpoint of the flashing (typically a minimum of two shingle courses). Even though sealant may be applied under the flashing, the sealant will deteriorate over time. At a minimum, recommend that a qualified person apply additional sealant under edges as needed to prevent leaks. Note that if sealant is used it will need to be monitored in the future and reapplied as necessary.
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
16) 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 inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Detached, Garage
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of garage vehicle door(s): Required repair, replacement and/or evaluation (see comments below)
Number of vehicle doors: 2
Condition of automatic opener(s): Required repair, replacement and/or evaluation (see comments below)
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): No
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Condition of detached garage or carport structure: Appeared serviceable
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
17) The auto-reverse mechanism on both of the automatic openers for the garage vehicle doors was inoperable. This is a potential safety hazard. The auto reverse is a back-up safety feature (it operates independently from the sensors on the door rails) that raises the door if it comes in contact with an object. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: http://www.reporthost.com/?NRGD
18) Rusted areas were seen at both of the garage vehicle doors. Recommend repair or replacement. The rusted areas can sometimes be repaired by applying an auto-body putty filler, sanding and painting with a rust inhibitive paint. For information go to: https://homeguides.sfgate.com/restore-rusted-metal-door-46121.html
Photo 18-1 Photo 18-2
19) Vegetation was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
Photo 19-1
20) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found at the time of the inspection. The stain appears to be be due to past roof leaks. Monitor the stained area in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
Photo 20-1 Area below garage heater vent
21) One or more exterior entry doors were obscured by stored items. The inspector was unable to operate or fully evaluate the door(s) as a result.
Photo 21-1
22) Many areas were obscured by stored items and couldn't be fully evaluated.
Photo 22-1 Photo 22-2
23) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
24) The attic access hatch in the garage was blocked by stored items. The inspector was unable to enter, view or traverse the attic space over the garage. This area is excluded from this inspection.
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: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 200
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Garage
Location of main disconnect: Breaker at bottom of main service panel
Carbon monoxide alarms installed: No, recommend install
25) One or more electric receptacles at the garage, exterior and shed had no ground fault circuit interrupter (GFCI) protection. 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)
Photo 25-1 Photo 25-2 Unknown how many at garage interior due to stored items
Photo 25-3 Photo 25-4
Photo 25-5 Photo 25-6
Photo 25-7 3 at larger shed Photo 25-8 Bathroom area at larger shed
26) Bare wire ends, or wires with a substandard termination, were found at one or more locations. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.
Larger shed
Photo 26-1
27) One or more electric receptacles had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit: http://www.reporthost.com/?RPR
Photo 27-1 Photo 27-2
Photo 27-3 Photo 27-4 Large shed
28) One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit: http://www.reporthost.com/?SMKALRM
Photo 28-1
29) One or more cover plates for switches, receptacles or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
Photo 29-1 Crawlspace Photo 29-2 Crawlspace
Photo 29-3 Crawlspace Photo 29-4 Large shed
30) One or more covers for light fixtures were missing. Recommend replacing as necessary to avoid exposed bulbs.
Photo 30-1 Photo 30-2
31) One garage light fixture was loose. Recommend that a qualified electrician repair as necessary.
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: Private well
Location of main water shut-off: Laundry room
Service pipe material: Plastic
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: Yes
Condition of sump pump: Required repairs, replacement and/or evaluation (see comments below)
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground, propane tank
Location of main fuel shut-off valve: At propane tank
32) Sand was found at the bottom of the pit liner for the sump pump. This can be an indication of failing drain tile and can clog and damage the pump. Recommend cleaning liner and drain tile ends and monitoring in the future.
Photo 32-1
33) The hose bib leaked when tested. When hose bibs leak while turned off, it's often caused by a worn valve seat or a loose bonnet. When hose bibs leak while turned on, it may be due to worn "packing" around the stem or a defective backflow prevention device. Recommend that a qualified plumber repair as necessary.
Limitations: Private well water supplies are specialty systems and are beyond the scope of the standards of practice for home inspections. Comments in this report related to a private well are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified well specialist. The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible components are evaluated.
Condition of private water supply: Appeared serviceable
Type of well: Drilled
Condition of pump: Appeared serviceable
Type of pump: Submersible
Condition of well equipment: Appeared serviceable
Location of well equipment: Crawl space
Condition of pressure tank: Appeared serviceable
34) Because this is a specialty system, recommend the following:
That a qualified well contractor fully evaluate the well, including a pump/flow test
That the well water be tested per the client's concerns (e.g. coliforms, pH, contaminants) by a qualified lab
That the client research the well's history (e.g. how/when constructed, how/when maintained or repaired, past performance, past health issues)
That that the client document the current well capacity and water quality for future reference
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
Type: Tank
Energy source: Propane
Capacity (in gallons): 40
Manufacturer: Bradford White
Model number: RG240S6X
Serial number: MM37056508
Date of manufacture: 12/2015
Location of water heater: Laundry room
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
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): Radiant
General heating distribution type(s): Pipes and convectors
Condition of hydronic or steam heat system: Appeared serviceable
Type of hydronic or steam heat: Hydronic (hot water), Circulating pump
Hydronic or steam heat fuel type: Propane
Boiler Manufacturer: Slant/Fin
Boiler model #: S-90-EDP
Boiler serial number: S00012519
Date of manufacture: Not listed in reference manuals - manufactured early to mid 1990's
Location: Laundry
Boiler capacity in BTUs: 90,000 btu
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of controls: Appeared serviceable
35) Corrosion or rust was found in the fitting for the circulating pump. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified heating contractor or plumber evaluate and repair as necessary.
Photo 35-1 Photo 35-2
36) An automatic air bleed valve had leaked and the cap was screwed completely down to prevent further leakage. Automatic air bleeders, to work, require that their screw cap (it looks like a tire valve stem cap) be left loose so that the float inside the automatic air purger/bleeder can release air when needed. This valve is defective and should be repaired or replaced.
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplaces, stoves: Appeared serviceable
Wood-burning fireplace type: Metal pre-fab
Condition of chimneys and flues: Appeared serviceable
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.
Permanently installed kitchen appliances present during inspection: Range, Refrigerator
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: N/A (none installed)
Condition of range, cooktop or oven: Appeared serviceable
Manufacturer: Maytag
Range, cooktop or oven type: Electric
Model #: CRE9400BCM
Serial #: 11783282KW
Date of manufacture: 10/1994
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Manufacturer: Maytag
Model #: RTF1900CAL
Serial #: 10522591KH
Date of manufacture: 04/1994
Condition of built-in microwave oven: N/A (none installed)
37) The digital display on the range was unreadable. Recommend that a qualified person repair as necessary.
Photo 37-1
38) Water was leaking at the sink faucet base. Recommend that a qualified plumber repair 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: Master bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
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: Appeared serviceable
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
Condition of Washer: Appeared serviceable
Manufacturer: Maytag
Model #: LAT9704AAL
Serial #: A0208013KU
Date of manufacture: 09/1994
Condition of Dryer: Appeared serviceable
Manufacturer: Maytag
Model #: LDE9304ACL
Serial #: A1647586KQ
Date of manufacture: 07/1994
39) The sink faucet at location #A was dripping when off. Recommend that a qualified person repair as necessary.
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: Metal, Sliding glass
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Wood, Multi-pane, Casement, Fixed, Hopper
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Tile
40) One or more screen doors were difficult to open or close. Recommend that a qualified person evaluate and repair or replace as necessary.
Sliding screen door
Photo 40-1
41) Condensation or staining was visible between multi-pane glass in one or more windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.
Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.
Photo 41-1
42) Carpeting in one or more areas was damaged. Recommend that a qualified contractor replace as necessary.
Photo 42-1
43) One or more bifold doors were off their track(s) or difficult to operate. Recommend that a qualified person repair as necessary.
Photo 43-1
44) The floor sweep at the front door was damaged. Recommend that a qualified person repair or replace as necessary.
Photo 44-1
45) One or more skylight wells (the inside structure around skylights) was damaged, possibly by past condensation or water leaks. Recommend that a qualified person repair as necessary.
Photo 45-1 Photo 45-2
Photo 45-3 Photo 45-4
46) Tile, stone and/or grout in the flooring in one or more areas was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. If in a wet area, water can damage the sub-floor. Recommend that a qualified contractor repair as necessary.
Photo 46-1 Photo 46-2
Photo 46-3
47) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product: http://www.reporthost.com/?ECC
Photo 47-1 Photo 47-2
Photo 47-3 Photo 47-4
48) Carpeting in one or more areas was significantly stained or soiled. Recommend having carpeting professionally cleaned as necessary.
Photo 48-1 Photo 48-2
49) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were foundat the time of the inspection. The stain(s) may be due to past roof leas. Monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
Photo 49-1 Photo 49-2 Area above
50) Some interior areas could not be fully evaluated due to stored items.
51) Some composition shingles were damaged or missing. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
Photo 51-1
52) Fungal rot was found at one or more sections of siding or trim. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified contractor repair as necessary. Rotten wood should be replaced or repaired with an epoxy penetrant and filler which can be found at most hardware stores. For more information visit: http://www.oldhousefix.com/fixing-decayed-rotted-wood/
Photo 52-1 Photo 52-2
Photo 52-3
53) The roof structure over the bathroom area on the large shed was damaged or deteriorated. Recommend a qualified contractor repair as necessary.
Photo 53-1
54) Moss was growing on shed roofs. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit: http://www.reporthost.com/?MOSS
Photo 54-1 Photo 54-2
55) Vegetation was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
Photo 56-1 Main gas shut-off Photo 56-2 Main electric disconnect
Photo 56-3 Main water shut-off Photo 56-4 Gas shut-off for water heater
Photo 56-5 Gas shut-off for boiler
Thank you for choosing Keller Home Inspection. I’ve made every effort to provide you with a thorough, high quality inspection, and hope that the information in this report proves to be valuable in your consideration of this property. If for any reason you are unsatisfied with this report, or have any questions after reviewing it, please don’t hesitate to contact me. If you are satisfied, please tell your friends about me.
Please understand that all homes, regardless of their age, have some number of defects or issues to address or monitor. Home inspection reports by nature focus on defects and thus may seem negative in tone. Many or even most features of this property may be in excellent condition and of high quality and may have been deemed "adequate or acceptable" for purposes of this report. Therefore, many of the 545 plus items from the inspectors field notes list that were inspected/viewed or considered and were deemed adequate or acceptable, may not be specifically commented on in the written report. This is not meant to downplay this property's assets, but rather to focus attention on alerting you to the potentially important issues. These are those specific areas that need attention, evaluation, maintenance, or those items which may create safety concerns or possible major or costly repair and replacement expense.
This report will also contain items to alert or advise you of common things which a homeowner may want or need to know. These may include information on specific location of meters, shut-off switches, turn-off valves and other data which will help the owner better understand the items, systems or mechanics of the home.
This inspection complies with the National Association of Certified Home Inspectors' (NACHI) "Standards of Practice" and "Codes of Ethics" and in most cases meets or exceeds most other American and National standards of practice. This report is intended to identify major defects within a structure that significantly affect its habitability or that cost in excess of $500.00 to repair, although minor defects may be noted in the report. Cosmetic items such as molding, trim, doors, cabinets, interior paint or carpet are generally excluded from this report.
