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Inspector's email: scout5inspector@gmail.com
19922 Scarth Ln 
Mokena IL 60448-1741
Inspector: Clifford Wilson

 

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Client(s):  John Doe
Property address:  179 Cooper Ln, Mokena, Il, 60448
Inspection date:  Wednesday, March 18, 2015

This report published on Monday, April 20, 2015 7:13:00 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.
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:
Concern typeSafetyPoses a safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeServiceableItem or component is in servicable condition
Concern typeCommentFor 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 http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior and Foundation
Basement
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Attachments
InternationalStandardsOfPractice.pdf


General Information
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Report number: 101
Time started: 9:00 am
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Windy
Temperature during inspection: Cool, 45 degrees
Inspection fee: $325.00
Payment method: Check
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 27
Front of building faces: East
Main entrance faces: East
Occupied: Yes, Furniture or stored items were present
Report number: 100
Time finished: 12:00PM
Source for main building age: Property owner
1) Many areas and items at this property were obscured by furniture and/or stored items. 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.
Grounds
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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.
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck: Required repairs and in many areas replacement
Condition of decks, porches and/or balconies: Near, at or beyond service life
Deck, material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
2) Rear deck unstable due to weak or substandard bracing, or lack of solid supporting. This is a safety hazard since severe movement may cause the decks or porches to collapse. A qualified contractor should repair as necessary.
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Photo 2-1
leaning post under deck on poor footing
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Photo 2-2
wood and ground contact
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Photo 2-3
loose ballasters
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Photo 2-4
trip hazard on deck
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Photo 2-5
one of many broken footings under deck
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Photo 2-6
railroad tie retaining wall

3) Handrails at one or more flights of stairs were loose, wobbly, damaged and/or deteriorated. This is a safety hazard. Recommend that a qualified person repair as necessary.
4) Patio at rear of house has gap between patio and house, this should be filled in to avoid water seeping back towards house and possibly entering basement.
Photo
Photo 4-1
broken concrete by patio door
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Photo 4-2
under patio door step needs sealing between patio and house to prevent water from possibly entering basement

5) One or more decking boards were loose. In some cases this may pose a trip hazard. Recommend that a qualified person repair as necessary.
Photo
Photo 5-1
trip hazard on deck
 

Exterior and Foundation
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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 with binoculars and from ladder
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below), Wood siding on second level is in contact with lower roof asphalt shingles, because there is no downspout extension to be seen and no (kick out flashing) at the end of wall the water has rolled down behind wood sidewall and caused problem rotting.
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Wall covering: OSB (oriented strand board) and Brick veneer
6) This property was clad with composition wood-fiber siding. Various manufacturers (e.g. Louisiana Pacific, Weyerhaeuser and Masonite) have produced this type of siding, which is made from oriented strand board (OSB) or "hardboard." It is prone to deteriorate and/or fail prematurely due to moisture penetration, especially when the paint coating is substandard or has not been maintained. Failure is typically visible in the form of swelling, cracking, buckling, wafer pops, delamination and fungal growth.

Some areas of siding on this structure showed symptoms described above and need replacement and/or maintenance. Some manufacturers (e.g. Louisiana Pacific) recommend a repair process for this siding where affected areas are sealed with Permanizer Plus, a flexible primer made by Pittsburgh Paint, followed by two coats of 100% acrylic latex paint. This sealant must be applied to the bottom edges using a brush. The face of the siding can be sprayed. The Permanizer Plus sealer isn't required for edges that aren't swollen, cracked or deteriorated, but the acrylic latex should still be brushed on these edges.

Recommend that a qualified contractor evaluate and replace siding as necessary, and/or seal and repaint as necessary. Repairs should be made per the siding and/or sealant manufacturer's installation instructions, and per standard building practices.

For more information, visit:
http://www.reporthost.com/?PERMPLUS
http://www.reporthost.com/?COMPSDNG
Photo
Photo 6-1
Siding in need of caulk, paint and in some places replacing.
 

7) Some sections of siding and/or trim were deteriorated. Recommend that a qualified person repair, replace or install siding or trim as necessary.
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Photo 7-1
need gutter extension installed (after wall above and below roof are repaired).
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Photo 7-2
siding rot on left side of patio door due to overhead water getting between siding and sheathing (needs to be removed for further evaluation) before installing new siding.

8) Fungal rot was found at one or more sections of siding or trim, window sills and/or window frames. Conducive conditions for rot should be corrected. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
Photo
Photo 8-1
window rot
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Photo 8-2
window rot
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Photo 8-3
rot
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Photo 8-4
rot

9) The masonry (brick or stone) veneer has hairline crack above overhead garage door. Where cracks or openings are exposed, water can enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.
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Photo 9-1
small hairline crack NE garage entrance
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Photo 9-2
hairline crack above overhead garage door

10) Fungal rot was found at one or more sections of siding or trim, window sills and/or window frames. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
Photo
Photo 10-1
siding rot on left side of patio door due to overhead water getting between siding and sheathing (needs to be removed for further evaluation) before installing new siding.
 

11) Flashing at one or more locations was or not found on back of house above patio door where the second level wall meets the roof. Water has now worked its way between siding and sheathing causing extensive rot.. Leaks can occur as a result. Recommend that a qualified person repair, replace or install flashing as necessary, and per standard building practices.
Photo
Photo 11-1
need gutter extension installed (after wall above and below roof are repaired).
Photo
Photo 11-2

12) One or more minor cracks (1/8 inch or less) were found in the foundation floor. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
13) The paint or stain finish over much of the entire structure was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the entire building exterior per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
14) Caulk was deteriorated in some areas. For example, around windows and/or around doors. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK
15) Trees were in contact with or were close to the building at one or more locations. Damage to the building can occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
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Photo 15-1
one of two trees rubbing against house
 

16) Caulk was missing and/or deteriorated in some areas. For example, around windows. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK
Basement
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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 also excluded from this inspection. Note that 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 basement in the future. Access to the basement 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 does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.

Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Finished basement walls and ceiling prevented thorough inspection of floor joist, wall studs, gas, electric and water piping.:
Exterior door material: Wood
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Steel
Beam material: Steel
Floor structure above: Solid wood joists
17) Handrails at basement flight of 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.
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Photo 17-1
Photo
Photo 17-2

18) Evidence of prior water intrusion was found in one or more sections of the basement. Owner states that in the spring of 2013 power in the neighborhood was out for 6/7 hours, the last half hour 6" of water enter basement, it recended immediately. He removed carpet two days later, he claims it was the first and last time it happened. For example, water stains or rust at support post bases, efflorescence on the foundation, etc. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the basement. Recommend reviewing any disclosure statements available and ask the property owner about past accumulation of water in the basement. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in basements include:Ideally, water should not enter basements, but if water must be controlled after it enters the basement, then typical repairs include installing a sump pump.
Photo
Photo 18-1
Where old basement floor carpet met stairs but was removed.
 

Roof
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Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable, Hipped
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below), Not determined (inaccessible or obscured), Wood siding on second level is in contact with asphalt shingles on lower roof, cannot determine if flashing was installed and there is no sign of kick out at bottom of wall. This is bad practice. Water and snow has now shown signs of rotting between wall and sheathing.
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
Apparent number of layers of roof surface material: One
19) Water damage and/or evidence of past leaks was found at one or more skylights. Consult with the property owner to determine if leaks have occurred, or if repairs have been made. Recommend that a qualified contractor evaluate and repair as necessary.
Photo
Photo 19-1
older skylights still serving there purpose, but did show signs of small previous leaks
 

20) Some composition shingles were damaged. 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.

One shingle on front ridge of garage was damaged.
Photo
Photo 20-1
very small damaged roof tile by front of garage on ridge
 

21) Extensions such as splash blocks or drain pipes for one or more downspouts were missing or damaged. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
Photo
Photo 21-1
old damaged splash block SE corner by garage
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Photo 21-2

Attic and Roof Structure
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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: Partially traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Missing self-closesure
Type of door between garage and house: Wood, Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Required repair or evaluation (see comments below), Ceiling by attic pull down door needs drywall installed for fire/safety protection. Also a piece of drwall need to be resecured as it has become loose.
22) The door between the garage and the house did not appear to be fire resistant, or the inspector was unable to verify that it was via a label. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices. For more information, visit:
http://www.reporthost.com/?AGFR
Photo
Photo 22-1
garage drywall needs reanchoring
Photo
Photo 22-2
hole next to garage pull down door needs to be closed up, fire hazard
Photo
Photo 22-3
garage to house has no self closure
 

23) The pull-down attic stairs installed in the attached garage ceiling had no visible fire-resistance rating. Current standard building practices call for wooden-framed ceilings that divide the house and garage to have a fire-resistance rating. Installing pull-down attic stairs intended for interior spaces compromises the ceiling's fire resistance. Recommend that a qualified person repair as necessary to restore the ceiling's fire resistance. For example, by modifying, replacing or removing the stairs. Note that commercially made, fire resistance-rated stairs are available. For more information, visit:
http://www.reporthost.com/?FIREATTSTR
24) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
Electric
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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
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 100
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable, but it would be wise to have all breakers labeled according to each room and or fixture / appliance
Location of main service panel #A: Basement, North center wall
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Copper
Ground fault circuit interrupter (GFCI) protection present: Yes
Smoke alarms installed: Yes, but not tested
25) Front outside outlet was broken. This is a potential shock or fire hazard. Recommend that a qualified electrician replace such receptacles as necessary. The front outside GFCI breaker shows open ground.
Photo
Photo 25-1
front GFCI shows open ground, should have repaired by qualified electrician
 

26) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.reporthost.com/?COALRM
Plumbing / Fuel Systems
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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: Public
Water pressure (psi): 55 / 8
Location of main water shut-off: Basement, In mechanical room
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: Appeared serviceable
Sewage ejector pump installed: Yes
Condition of sewage ejector pump: Appeared serviceable
27) The copper water service pipe was embedded in concrete or masonry where it was routed through the foundation, and no protection from damage due to thermal expansion was visible. Copper pipes embedded in concrete or masonry should be wrapped with an approved tape or installed through a sleeve for abrasion protection. Recommend that a qualified contractor repair per standard building practices.
28) The sump pump was noisy, This may be a sign that the pump is near, at or beyond its service life. It may also be due to the way it's installed or because it is a poor quality pump. Noisy pumps can be an annoyance. The client should at least be aware of this. Recommend that a qualified contractor evaluate and repair or replace if necessary or if the client desires a quieter operation.
29) Front water spigot does not appear to be frost proof, rear one is frost proof.
Photo
Photo 29-1
front water spigot is not frost proof.
Photo
Photo 29-2
rear spigot is frost proof.

30) The inspector was able to determine the output location for the two sump pump's discharge pipes ( one in SW corner basement goes outside to the towns rainwater drain located in SE corner of the back yard ), the other is in the basement mechcanical room and discharges lower bathroom sink , shower , washing machine and laundryroom tub grey water to city sewer drain.
31) The water supply pressure was 55 pounds per square inch (PSI). Pressures above 80 PSI may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are likely to burst with higher pressures. 40-80 PSI is considered the normal range for water pressure in a home, and most plumbers recommend 50-60 PSI . Typically, the pressure cannot be regulated at the water meter. Recommend that a qualified plumber evaluate and make modifications to reduce the pressure to below 80 PSI . Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted, repaired or replaced as necessary to maintain lower pressures. Note that installing a pressure reducing valve creates a "closed system," which may require installing an expansion tank at the water heater if one is not already installed.
Photo
Photo 31-1
55 PSI is good.
 

Water Heater
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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: Natural gas
Estimated age: 4 months
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Location of water heater: Mechanical room, Basement
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 140 degrees
Condition of burners: Appeared serviceable
Location of water heater: Mechanical room, Basement
Condition of venting system: Appeared serviceable
32) The temperature-pressure relief valve drain line was too short it was 7" above floor.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. Recommend that a qualified plumber repair per standard building practices. For example, by extending the drain line to within 6 inches of the floor, or routing it to drain outside. For more information, visit:
http://www.reporthost.com/?TPRVALVE
Photo
Photo 32-1
Hot water heater
Photo
Photo 32-2
7" above floor

33) The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
http://www.reporthost.com/?SCALD
Heating, Ventilation and Air Condition (HVAC)
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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): Forced air gas furnace, Gas stove, Wood-burning and gas fireplace
General heating distribution type(s): Ducts and registers
Source for last service date of primary heat source: Property owner
Condition of forced air heating/(cooling) system: Appeared serviceable, and evaluation (see comments below), In the future it would be wise to install new humidifier on the cold air return and not the supply plenum
Forced air heating system fuel type: Natural gas
Location of forced air furnace: Mechanical room, Basement
Condition of forced air heating/(cooling) system: Near, at or beyond service life
Estimated age of forced air furnace: 27
Location of forced air furnace: Mechanical room
Forced air system capacity in BTUs or kilowatts: 140,000.
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Appeared serviceable
34) Because of the age and/or condition of the forced air furnace, recommend that a qualified HVAC contractor inspect the heat exchanger and perform a carbon monoxide test when it's serviced. Note that these tests are beyond the scope of a standard home inspection.
35) One or more heating or cooling ducts were damaged. This can result in reduced energy efficiency. Recommend that qualified HVAC contractor repair or replace ducts or components as necessary.

Duct coming out of supply side of furnace in mechcanical room had been open up to what appears to be a louver adjustment, this should be repaired correctly.
36) The last service date of the forced air heating/cooling system appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.
37) humidifier should have been installed in cold air return and not in supply plenum
Photo
Photo 37-1
humidifier installed on supply plenum above heat exchanger
Photo
Photo 37-2
problem with installing humidifier on supply plenum
Photo
Photo 37-3
trickle humidifier
Photo
Photo 37-4
Lennox furnace
Photo
Photo 37-5
137,000 BTU Furnace
 

38) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
Fireplaces, Stoves, Chimneys and Flues
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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.
39)  
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separation between chimney tiles should be looked at by qualified chimney contractor.
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no rain cap found
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chimney cap needs repointing, along with installing new metal chimney rain cap.

Kitchen
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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.
Bathrooms, Laundry and Sinks
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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.
Interior, Doors and Windows
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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.
40)   All of the windows with the exception of the bay window are in need of repair or replacement

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nail pops
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All windows should be repaired or replaced except for front bay window.
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Nice work
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chimney cap needs repointing
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Gas meter
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nice work
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Trim needs paint
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front bay window ledge needs repointing
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rusty fence
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older 3 & 1/2 ton 42,000 BTU luxaire still working when tested

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Outdoor AC
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splintered railroad ties throughout
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dirty outside ac condenser fins need cleaning
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100 Amp electric meter
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broken downspout strap needs reanchoring SW corner
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Garage trim needs paint both sides
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missing outside dryer vent cover
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torn garage south window screen
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missing ballasters
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deteriorating railroad ties on retaining wall by pool, need to have qualified contractor to further examine
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leaning fence post needs straighning
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leaning fence post
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backyard step unsafe
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old damaged shed
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chimney liner needs to be looked at by qualified chimney contractor
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master bedroom NE ceiling shows previous water damage.
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master bedroom tiles around toilet base are broken, toilet should be pulled and reinstalled with new wax ring after tiles are replaced.
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electric garage door reversing eyes are installed 7" from floor.
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old water stain in skylight, does not appear recent
 

When In Doubt , Call A Scout .