|Home Inspection Report|
|Property address:||Your prospective home
|Inspection date:||Tuesday, June 13, 2006|
Concerns are shown and sorted according to these types:
|Safety||Poses a risk of injury or death|
|Major Defect||Correction likely involves a significant expense|
|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|
1) - Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygenists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:
2) - Evidence of a possible abandoned underground oil tank was found (vent pipe, metal supply lines, etc.). The client should determine if an underground oil tank exsists on this property, and if the tank has been removed or legally decommissioned.
If the tank hasn't been decommissioned or removed, then the client may be liable for decommission and/or cleanup of contaminated soil in the future. Recommend the following:
4) - One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.
5) - The exterior finish on parts of the wooden trim (window frames, cornices, and fascia boards) is failing. A qualified painting contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint these areas as per standard building practices.
6) - Siding is damaged and/or deteriorated in one or more areas. For example: the house corners by the driveway. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.
7) - Roof soffit boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.
8) - The fence gate leading to the rear yard is difficult to open, close and latch. Repairs should be made as necessary by a qualified contractor, so gates operate easily.
9) - The perimeter grading slopes towards the structure in one or more areas, particularly by the downspout on south wall next to porch. This can result in water accumulating around the structure's foundation, or in basement. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.
10) - 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:
11) - There is a relatively new deck in the rear, in excellent condition. One wooden deck support post , however, is in contact with soil. This is a conducive condition for wood destroying insects and organisms. However no damage from wood destroying insects or organisms was found. Standard building practices require that there be at least 6" of space between any wood and the soil below, even if the wood is treated. If possible, soil should be removed or graded so a 6" clearance is maintained. Otherwise recommend installing borate based Impel rods to prevent rot.
14) - Owner says the roof is 3-years old. It is 30-year-tupe achitectural shingles over new plywood decking and appears to be well installed. Theflashing at the base of the chimney is substandard.Tar has been used to patch counterflashing-not the best practice. Leaks may occur as a result. A qualified roofing contractor should evaluate and repair as necessary.
16) - The electric receptacle appears to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.
17) - The garage vehicle door is damaged or deteriorated. A qualified contractor should evaluate and repair or replace the door as necessary.
18) - Garage is of fire-resistant concrete block, but the fire-retardant sheetrock is missing from the ceiling framing, exposing the wooden roof framing to burning in case of fire.
20) - The header beam for the rafters of the shed dormer on the North side over the third floor stairwell and bathroom is undersized/insufficiently supported. This beam has developed a pronounced curve in the many years since it was installed. Recommend evaluation by a qualified structural engineer for repair or reinforcement.
22) - One or more knockouts have been removed inside the main service panel where no wires and bushings are installed, and no cover has been installed to seal the hole. This is a safety hazard due to the risk of fire. A qualified electrician should install knockout covers where missing. Other than that the sevice panel is relatively new and installed in a workmanlike manner.
23) - 100 amp services are common in this area, and would seem to be adequate for this house, but major upgrades such as central a/c may require a larger service.
24) - The legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
26) - Temperature-pressure relief valve drain line is too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should extend the drain line to 6 inches from the floor, or route it so as to drain outside.
27) - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Plumbing and laundry
30) - The water service pipe appears to be made of lead, which is a known health hazard, especially to children. Lead service pipes should be replaced to eliminate this hazard. A qualified plumber should evaluate and replace the service pipe and fittings as necessary to eliminate the lead hazard.
31) - A waste pipe cleanout in sump area has no cap installed. This is a safety hazard because sewer gases may vent into the structure. A qualified plumber should install a caps where missing..
32) - Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead 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 about 50 percent lead. The client should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. 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 such as these may be advised:
For more information visit: http://www.cpsc.gov/CPSCPUB/PUBS/5056.html and http://www.epa.gov/safewater/lead/index.html
34) - A joist is damaged in the NW corner of the basement ceiling where the roof leader enters the house. . Standard building practices specify the following limitations for notching and boring joists:
A qualified contractor should evaluate and repair as necessary.
35) - Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are 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.
36) - Owner states the kitchen is 2 years old. There are a GE refigerator, microwave, dishwasher and 6-burner Viking stove-all in Stainless steel.There are granite counters, tile floors, and maple cabinets-all in good condition. However, the range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html
38) - 2nd Fl. bedroom closets -light fixtures appear to be very old and may have brittle and/or deteriorated insulation. This is a safety hazard due to the risk of shock and/or fire. A qualified electrician should evaluate and replace old fixtures as necessary.
39) - The rear entry door has a deadbolt installed with no handle, and requires a key to open it from both sides. This can be a safety hazard in the event of a fire when the key is not available. The door cannot be used as an exit then, causing entrapment. Key-only deadbolts should be replaced with deadbolts that have a handle on the inside on entry doors in rooms with no other adequate egress nearby.
40) - Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
41) - This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint.
What You Should Know About Lead Based Paint in Your Home: Safety Alert - CPSC Document #5054
CPSC Warns About Hazards of "Do lt Yourself" Removal of Lead Based Paint: Safety Alert - CPSC Document #5055
42) - One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close.Particularly the 1st floor coat closet and the doors between the master bedroom and the office. A qualified contractor should evaluate and repair as necessary..
43) - Squeaking or creaking noises occur when walking on one or more sections of flooring. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering, and the access to the underside of the subfloor. Recommend having a qualified contractor evaluate and repair as necessary.
45) - Stains were found in one or more ceiling areas Particularly around the steam riser by the front door. However, no elevated levels of moisture were found. The stain is probably due to plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area in the future.If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.