Sample Property Inspection Report The following report show examples of defects from several properties that Mt Olympus has preformed an inspection.
123 Main Street, USA
Tuesday, January 8, 2019
This report published on Saturday, January 19, 2019 11:01:48 AM MST
It was my pleasure working with you and inspecting your property. After carefully reviewing the following report you can now make an informed decision regarding this property. The following is a narrative report of the conditions that need to be addressed at the above referenced property. At any point in this report where the inspector has recommended repairs, replacement or evaluation of any nature, it is our strong recommendation that the client secure three estimates for these repairs or replacement and have evaluations done before proceeding with any type of sales transaction. In many cases the true extent of a defect cannot be fully indentified until the components have been dismantled, this type of invasive investigation is beyond the scope of this inspection. 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.
This inspection was conducted by guidelines set forth by "The International Standards of Practice for Performing a General Home Inspection". These standards may be viewed at: http://www.nachi.org/sop.htm
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:
Poses a safety hazard
Correction likely involves a significant expense
Recommend repairing or replacing
Recommend repair and/or maintenance
Correction likely involves only a minor expense
Recommend ongoing maintenance
Recommend evaluation by a specialist
Summary page item
Item will appear in summary
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
The following items are excluded from this inspection: Security system, Water softener system
1) Safety, Comment - Radon is a cancer-causing radioactive gas. The U.S. Surgeon General has warned that radon is the second leading cause of lung cancer in the United States, next to smoking. Radon is estimated to cause thousands of deaths in the U.S. each year. The Inspector strongly recommends that the client have the home tested for radon levels. The only way to know if you have high levels of radon in your home is to test. The test can be performed by a Home Inspector with a CRM (Continuous Radon Monitor) and results are known in 48 hours or you can order a Short Term Radon Test Kit (2-4 days) or Long Term Radon Test Kit (91-365 days) online at: http://drhomeair.com/utah/ (price includes lab analysis fee). For more information on radon visit the following site: http://www.radon.utah.gov/ Watch the following radon video: https://youtu.be/TOcFmv58v04
2) Repair/Replace, Evaluate - Thermal imaging indicated excessively high moisture levels in ceiling materials in the kitchen (confirmed with a moisture meter) . Conditions indicate that roof leakage may be the source of moisture. The inspector recommends that before the expiration of your Inspection Objection Deadline an inspection be performed by a qualified roofing contractor to confirm and correct the source of moisture.
These are 2 different cathedral ceilings that where leaking. Both from improperly installed plumbing vents.
3) Repair/Replace, Evaluate - Thermal imaging indicated excessively high moisture levels in ceiling materials in the garage (confirmed with a moisture meter) . The area was directly below the up stairs bathroom . The inspector recommends that before the expiration of your Inspection Objection Deadline an inspection be performed by a qualified contractor to identify and correct the source of moisture.
The client later informed me that the wax ring under the toilet was leaking.
4) Repair/Replace, Evaluate - Thermal imaging indicated that insulation is substandard in some areas. Recommend installing additional insulation as per standard building practices at these areas for better energy efficiency.
5) Comment - Most hydronic heat registers were thermal tested for functionality.
Roof covering: Asphalt or fiberglass composition shingles
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
6) Repair/Replace, Evaluate - Headwall counter-flashing was installed incorrectly at one or more areas of the roof and may allow moisture intrusion resulting in damage to home contents or materials. The Inspector recommends that before the expiration of your Inspection Objection Deadline, you consult with a qualified roofing contractor to discuss options and costs for correction. Head wall flashing Diagram
7) Repair/Replace, Evaluate - A wall section at the of the home had no kick-out flashing installed where a wall extended past a roof edge. This condition may allow moisture intrusion of the exterior wall covering. Moisture intrusion of the wall structure can damage home materials and encourage the growth of mold. Long term moisture intrusion can cause structural damage from wood decay. The Inspector recommends correction by a qualified contractor. Kick out Flashing Diagram
8) Repair/Maintain - One or more plumbing vent pipes terminate less than six inches above the roof surface below. Debris or snow may block openings, and may result in sewer gases entering living spaces. A qualified contractor should evaluate and make repairs as necessary so vent pipes terminate at least six inches above roof surfaces.
9) Safety, Repair/Replace - One or more deck ledger boards are nailed to the structure rather than being attached by adequate fasteners. This poses a significant safety hazard since the ledger board may separate from the structure, causing the deck to collapse. A qualified contractor should install lag screws or bolts as per standard building practices to securely attach the ledger board(s) to the structure. ledger board Diagram
Framing members at this deck were missing joist hangers and were poorly connected. This condition could result in structural failure, expensive damage, injury, or death. The Inspector recommends that before the expiration of your Inspection Objection Deadline you consult with a qualified contractor to gain an idea of options and costs for correction joist hangers Diagram
10) Safety, Repair/Maintain - Required egress stairways, decks, balconies, and similar means of egress should be anchored to the primary structure to resist both vertical and lateral forces. The use of toenails or nails subject to withdrawal is not permitted. A qualified contractor should repair or replace as necessary.
11) Repair/Replace, Evaluate - Major cracks or areas of deterioration were found in one or more sections of brick/stone veneer. These are likely caused by significant movement of the foundation and/or walls. The client(s) are strongly advised to hire qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
Foundation repair contractors who may prescribe repairs, and will give cost estimates for prescribed repairs
Masonry contractors who repair and/or replace brick/stone veneer
Geotechnical engineers who attempt to determine if settlement is ongoing, and what the cause of the settlement is
Structural engineers who determine if repairs are necessary, and prescribe those repairs
12) Repair/Replace - There is a uninterruptible power supply (UPS) system installed at your main service disconnect (main electrical panel). These systems provide a battery back up in case of a power outage, surges and power spikes. The inspector performs a visual inspection of these systems but does not test them for operation. These systems are not in the scope of a normal home inspection and therefore are excluded. The UPS system uses a lead acid battery. The battery appears to be leaking and needs to be replaced.
13) Safety, Major Defect, Evaluate - The wall used as permanent structural support in the garage appeared to be a type designed for temporary support. The Inspector recommends evaluation by a structural engineer.This temporary wall which is not anchored to the concrete floor, appears to be added after the master bedroom and bath were added above the garage. As in some cases the span and dimensions of the garage ceiling joist is not intended for carrying a live load without adding additional support.
14) Repair/Replace - Garage walls exhibited evidence of moisture intrusion. The moisture meter showed no elevated levels of moisture in the wall materials at the time of the inspection, indicating that intrusion has not been recent. The lack of elevated moisture content may be weather-related or may be an indication that the source of moisture has been corrected. You should ask the seller about this condition. Preventing moisture intrusion is important in order to avoid damage to the home structure and materials and the development of conditions which may encourage the growth of microbes such as mold. The garage window sills mortar is deteriorating and allowing moisture to travel behind the brick veneer and damage the garage wall materials.
15) Repair/Replace - One or more exhaust fan ducts terminate in the attic. Although this is commonly seen and is often done this way, building standards currently recommend extending these to the exterior for reasons such as: helping to lower humidity levels in the building; move condensation outside; reduce the likelihood of mold; etc. Better building practices call for exhaust air to be vented to exterior. A qualified contractor should repair as necessary and as per standard building practices, so all exhaust air is vented outside. condensate in the attic diagram
16) Repair/Replace - There is evidence in the Attic that the abandoned combustion vents flashing are leaking. Recommend removal of the abandoned combustion vents or have them resealed to prevent further leaking. All work should be done by a qualified Roofing contractor.
Location of main service panel: East side of house
Location of main disconnect: Breaker at main service panel (see below)
Service entrance conductor material: Aluminum
System ground: Concrete encased electrode
Main disconnect rating (amps): 125
Branch circuit wiring type: Non-metallic sheathed
Solid strand (120 V) aluminum branch circuit wiring present: No
Smoke detectors present: Yes (see "Interior rooms" section)
17) Safety, Major Defect, Repair/Replace, Evaluate, Summary page item - The conduit at main service panel is separated due to settlement and the service wires are exposed. This is a safety hazard. A qualified electrician should evaluate and replace the conduit and/or make repairs as necessary. Conduit diagram
18) Safety, Repair/Replace - One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary. Double tapped Diagram
19) Safety, Repair/Maintain, Summary page item - Branch conductors were tapped into the service entrance conductors on the line side of the main disconnect at the main service panel. Appliances and devices on the circuit supplied by these branch conductors are not protected by an over-current device (circuit breaker) and represent a shock, electrocution and fire hazard. This improper condition should be corrected immediately by a qualified electrical contractor.
20) Comment - Inspected. The dead fronts on both the main and sub panel were removed and the electrical panels were inspected. No visible defects were detected and the time of the inspection. Electrical diagram
21) Safety, Minor Defect - The water heater thermostat should be adjusted so the water temperature doesn't exceed 120 degrees to prevent scalding. Visit the following site: http://www.safetypolicy.org/pm/scald.htm
22) Major Defect, Evaluate, Summary page item - Corrosion was found in one or more areas on the water heater. The water heater may be failing. A qualified plumbing contractor should evaluate and replace or repair water heater if necessary.
23) Repair/Replace, Evaluate, Summary page item - The temperature-pressure relief valve is leaking. In normal operation of the water heater and T&P valve, no water should be discharged from the valve. A T&P valve that discharges is an indication of an abnormal condition in the system and by discharging, the T&P valve is meeting its designed safety purpose. The causes of discharge can be thermal expansion, excess system pressure, low temperature relief, too high a setting on the water heater, or something in the water heater causing excess temperatures in the heater. A qualified plumbing contractor should replace this valve.
These valves are set to open at 210 degrees and/or 150 psi.
Filter location: In return air duct at side of furnace
24) Safety, Repair/Replace, Evaluate - The furnace flue pipe is separated. Exhaust gases may enter living spaces. This is a safety hazard. A qualified HVAC contractor should evaluate and repair as necessary.
25) Safety, Repair/Replace - There is outside air brought into the furnace area. This is called combustion air and it is brought in so the furnace and water heater flames have an adequate supply of oxygen. In the winter this will bring in very cold unconditioned air. Recommend installing insulation in basement ceiling or framing in and insulating furnace area to prevent cold air from combustion air duct entering living spaces. This is not mandatory but an energy efficiency tip.
Blocking of this combustion air vent ( as seen in the photo ) may cause the furnace or boiler may not have an adequate supply of combustion and/or dilution air. This may cause Carbon Monoxide to accumulate and is a safety hazard.
26) Safety - Vent-free gas appliances are legal in some municipalities, however their use is banned in many states and municipalities. The client should be aware that exhaust gases from these appliances are vented directly into the living space where they are located. Exhaust gases may contain very high levels of moisture (up to 25%), which can be detrimental to a house over time. Additionally, some unpleasant odors may be emitted. It is recommended that unvented combustion appliances should not be installed within the conditioned space of the home. These gas-burning appliances have no vent, so they draw combustion air from the room they are in and release toxic combustion byproducts back into the space in which they are located. InterNACHI recommends that the homeowner install a CO detector in the room near the ventless appliance and in the same room if the appliance is not removed.
28) - The maintenance platform was of inadequate size for good service access. Generally-accepted modern safety standards require that a level service space at least 30 inches (762 mm) deep and 30 inches (762 mm) wide be present along all sides of the appliance where access is required. The Inspector recommends that the platform be extended to comply with safety standards by a qualified contractor.
Location of main water shut-off valve: Basement storage room
Location of main water meter: Parking strip
Water service: Public
Service pipe material where visible: Copper
Supply pipe material where visible: Polybutylene
Vent pipe material where visible: Plastic
Drain pipe material where visible: Plastic
Waste pipe material where visible: Plastic
29) Safety, Repair/Maintain - The clothes dryer exhaust duct appears to need cleaning. Significant amounts of lint build up was found. This is a safety hazard due to the risk of fire from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. Visit the following link: https://www.cpsc.gov//PageFiles/118931/5022.pdf
30) Major Defect, Repair/Replace, Evaluate, Summary page item - Some, all or most of the plumbing supply lines at this property appear to be made of Polybutylene. Polybutylene is a plastic material used extensively from 1978 until 1995 that has proven to be more prone to leakage than other types of supply piping systems like copper. Recommend reviewing any disclosure statements if available for comments on leaks in the water supply system. A qualified plumber should evaluate and repair or replace all polybutylene piping as necessary. It is not within the scope of this inspection to determine what percentage of the plumbing water supply system is polybutylene. *For more information on polybutylene piping visit: https://www.nachi.org/pb.htm *If the clients decide not to have the polybutylene water supply pipes replaced it it is strongly recommended that An Emergency Water Shut Off Valve be installed on the main water line. Visit the following link for an example of this type of device: http://www.flologic.com/Automatic-Water-Shutoff-System.html
31) Repair/Maintain, Comment - The glass on one or more gas fireplaces and/or stoves has a hazy film. This is typically a mineral residue left from water vapor as the gas burns. It may be possible to clean this fogging by removing the glass from the fireplace and using a gas appliance ceramic glass cleaner, available through gas fireplace and stove distributors and installers. Ammonia-based products, such as common glass cleaners should not be used since they may cause damage or etching to the glass, or make the haze permanent.
It may be possible for a homeowner to remove the glass for cleaning, depending on if the instructions or manual for the fireplace are available, and if the homeowner is experienced in such repairs. Recommend consulting with a gas fireplace installation contractor for more information, or to have them do the cleaning. For more information on DIY cleaning visit the following site: http://www.ehow.com/how_5485333_clean-gas-fireplace-glass-doors.html
34) Safety, Repair/Replace, Maintain, Evaluate - No ground fault circuit interrupter (GFCI) protection device is visible for the electric supply to the jetted tub. If no GFCI protection exists, then this is a safety hazard due to the risk of shock. A qualified electrician should evaluate and install GFCI protection if none is installed.
Caulk is missing or deteriorated above one or more bathtubs, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.
35) Repair/Replace, Evaluate, Summary page item - One or more sink drains have an active leak. For example, at pipe fittings and/or junctions between pipe and sink. A qualified plumber should evaluate and repair as necessary.
36) Repair/Replace - One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
37) Repair/Replace - The half bathroom exhaust fan duct terminates in the attic. Building standards require these be extended to the exterior for reasons such as: helping to lower humidity levels in the building; move condensation outside; reduce the likelihood of mold; etc. A qualified contractor should repair as necessary and as per standard building practices, so all exhaust air is vented outside.
38) Repair/Replace - One or more tub/sink stopper mechanisms are missing, or need adjustment or repair. A qualified plumber should repair or replace the stopper as necessary.
39) Repair/Replace - One or more sink drains are missing a trap (a u-shaped bend in the drain pipe). Traps hold water in the drain pipe to prevent sewer gases from venting into the structure. A qualified plumber should evaluate and install vented p-traps where necessary. P Trap Diagram
40) Safety, Repair/Replace, Evaluate - One or more electric receptacles have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate all receptacles and make repairs as necessary. Visit the following link for an explanation of outlets with reversed polarity: http://www.startribune.com/what-s-the-big-deal-about-reversed-polarity/137342763/
41) Safety, Minor Defect - 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.
42) Safety, Maintain - 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.
Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Steel
Beam material: Solid wood
Floor structure above: Solid wood joists
43) Safety, Repair/Replace, Evaluate - Paper facing on batt insulation is oriented towards open spaces in one or more areas in basement, rather than against interior space surfaces. The paper facing is flammable. Newer insulation usually has a warning label indicating this on the facing. A qualified contractor should evaluate and make repairs as necessary, and as per standard building practices and the insulation manufacturer's recommendations to eliminate the fire hazard. One solution is to remove the paper facing and leave insulation installed. Visit the following sites: http://www.cpsc.gov/en/Newsroom/News-Releases/1978/CPSC-Issues-Warning-About-Flammability-Of-Insulation-Paper-Vapor-Barriers/
44) Repair/Replace, Evaluate - Steele support posts are not securely fastened to beams above. This is a safety hazard since they can separate during a seismic event. A qualified contractor should evaluate and make repairs as necessary, such as installing metal ties, bracing with lumber and/or plywood gussets as per standard building practices.
45) Repair/Replace, Evaluate - The pressure tank appears to be waterlogged. If the tank has a bladder it may be defective. The tank may need replacing or recharging. This system should be evaluated by a qualified plumber or well contractor and repaired as necessary.To view a diagram of a well system click here. Well pump
Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists
Vapor barrier present: Yes
46) Repair/Replace, Evaluate - Wooden support posts are not securely fastened to beams above. This is a safety hazard since they can separate during a seismic event. A qualified contractor should evaluate and make repairs as necessary, such as installing metal ties, bracing with lumber and/or plywood gussets as per standard building practices.
It is very important that if you do not understand how to read this report or do not understand any of the conditions found that you please contact me for a consultation before proceeding with any sales transaction. It is important that you read and understand the full report. Reports "expire" automatically 120 days after they're published but remain archived on a server indefinitely. Reports can be restored by contacting Mt Olympus Home Inspection and once restored become viewable again for 120 more days. It is recommended that the client download a copy for future reference.